As the year closes and the rains arrive, property owners in Zambia have two jobs. One is to protect the building from the wet season. The other is to plan the 2027 budget so costs don't come as surprises. Doing both in November saves money later.
Maintenance Before the Rains
Rain tends to expose problems that were small in the dry season. Fixing them now is almost always cheaper than repairing the damage in January.
- Roof. Check for cracked or slipped tiles, rusted or loose sheets, and failing flashing. Repair leaks before the first heavy storm, not after.
- Gutters and drains. Clear leaves and debris from gutters, downpipes and storm drains. Blocked drainage causes damp, flooding around foundations and damaged walls.
- Walls and ceilings. Look for existing damp patches, peeling paint and cracks. Seal external cracks and repaint where the weatherproofing has worn.
- Electrics. Wet weather and faulty wiring are a dangerous mix. Have a qualified electrician check exposed wiring, DB boards and outdoor lighting, and test earth leakage protection.
- Compound and boundary. Trim overhanging trees, check that boundary walls and gates are sound, and make sure water drains away from the building rather than toward it.
- Plumbing and borehole or tank. Check taps, pipes, tanks and pumps so they cope with changing water and power conditions.
For landlords: Do a documented inspection of tenanted properties and give tenants proper notice before entering, as your lease provides. Keep a record of what was found and repaired. Ask tenants to report leaks promptly and make sure they know who to contact. Under a written lease, the responsibility for repairs should already be clear. If it isn't, fix that at the next renewal.
For owners abroad: Don't rely on a relative's casual check. Arrange a written inspection report with photos before the rains, and again after the first heavy downpours.
Budgeting for 2027
A simple annual budget helps you avoid cash shortfalls and make better decisions about rent, repairs and whether to hold or sell. Consider these categories:
- Council rates and utilities. Confirm your accounts are current and note the due dates for 2027. Arrears can delay a sale or lease.
- Insurance. Review your cover. If the property has been improved or building costs have risen, the sum insured may be too low.
- Maintenance reserve. Set aside a realistic amount each month for repairs, so a roof or plumbing problem doesn't force a hurried decision.
- Security and compound upkeep. Include guarding, fencing, gardening and cleaning where they apply.
- Property management and agent costs. If you use an agent, check the commission and any fees in your written mandate or engagement.
- Vacancy allowance. Even good rental properties can sit empty between tenants. Budget for a few weeks without income.
- Professional fees. Allow for legal & agent's fees on lease renewals, sale or purchase, and for a valuation report if you plan to sell, refinance or review your portfolio.
Review Your Rent and Lease Terms
Before you issue renewals for 2027, review the rental against the market and against your costs. Any increase must follow your lease and the Rent Act, with proper written notice. Leases may be quoted in US Dollars but clearly payable in Zambian Kwacha, in line with Bank of Zambia directives for domestic transactions. Rent and deposits should be paid as set out in the lease.
If you are thinking of selling in 2027, a current valuation report from a registered valuer is a sound starting point. Property Partners Zambia does not perform professional valuations. We use your valuation report together with our own comparative market analysis to help set a realistic asking price.
Start Now, Not in January
Repairs booked in November are easier to schedule and cheaper than emergency call-outs in the rains. A budget drawn up now lets you set 2027 rents and plans with confidence.
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Property Partners Zambia Limited is a licensed estate agency operating under the Zambia Institute of Estate Agents (ZIEA). We are registered as a Data Controller, and all enquiries submitted through our website are handled in line with Zambia's data protection framework. This article is general information and not professional advice.
