Every month
- Check the HVAC filter and replace it when it looks gray or clogged. Many homes need a new one every one to three months, more often with pets.
- Test smoke and carbon monoxide alarms with the test button.
- Look under sinks and around the water heater, toilets and dishwasher for drips or stains.
- Run water in rarely used sinks and showers so drain traps don't dry out and let sewer gas in.
- Clean the garbage disposal and the dishwasher filter.
Spring
- Have the air conditioner or heat pump serviced before the first hot week, when HVAC companies get busy.
- Clean gutters and downspouts, and make sure downspouts carry water away from the foundation.
- Walk the roof line from the ground (or with binoculars) for missing or lifted shingles and damaged flashing.
- Check the foundation, siding and caulking around windows and doors for cracks and gaps.
- Turn on outdoor faucets and irrigation, and look for leaks or broken sprinkler heads.
- Test the sump pump, if you have one, by pouring water into the pit.
- Clean window screens and check that windows open and lock.
Summer
- Keep two feet of clearance around the outdoor AC unit and rinse debris off its fins.
- Check that the AC condensate line is draining; a clogged line can flood a ceiling or closet.
- Inspect decks, fences and railings for loose boards, popped nails and rot.
- Trim trees and shrubs back from the roof, siding and AC unit.
- If you have a pool, check the pump, filter pressure and water chemistry on a regular schedule.
- Clean the dryer vent duct all the way to the outside, not just the lint screen. Lint buildup is a fire risk.
Fall
- Have the furnace or heat pump serviced before the first cold night.
- Clean gutters again after the leaves drop.
- Shut off and drain outdoor faucets and irrigation lines where pipes can freeze.
- Check weatherstripping and door sweeps, and seal drafts.
- Have the chimney inspected and swept if you burn wood.
- Flush a few gallons from the water heater drain to clear sediment (or follow the manufacturer's instructions).
- Replace smoke alarm batteries if they aren't sealed 10-year units.
Winter
- Keep the house heated to at least the mid-50s °F when you travel, so pipes don't freeze.
- Know where the main water shutoff is, and make sure it turns.
- Watch for ice dams and icicles along the roof edge; they point to heat loss or poor attic ventilation.
- Check the attic for frost, damp insulation or daylight around vents.
- Test GFCI outlets in kitchens, bathrooms, the garage and outdoors with the test and reset buttons.
Once a year
- Inspect the roof, or have a roofer do it if it's over 15 years old.
- Service the water heater, and note its age. Tank units usually last about 8 to 12 years (see how long home systems last).
- Have the garage door opener's auto-reverse tested and its springs looked at.
- Check every warranty you have and note when each one ends.
- Replace smoke alarms older than 10 years and carbon monoxide alarms past the manufacturer's date.
The hard part of a checklist isn't the list. It's remembering which filter size you bought, when the AC was last serviced, who did it, and whether that water heater is still under warranty. That's the part worth writing down.
Common questions
How often should a home have HVAC service?
Most manufacturers and HVAC companies recommend a professional service once a year for each system: cooling in spring and heating in fall. A heat pump that does both is often serviced twice a year.
How much should I budget for home maintenance?
A common rule of thumb is 1% to 4% of the home’s value per year, depending on its age and condition. Older homes and homes with original systems sit at the higher end.
What maintenance prevents the most expensive repairs?
Keeping water out and moving: clean gutters, working downspouts, a sound roof, caulked windows, a draining AC condensate line and a water heater that isn’t leaking. Water damage is one of the most common and costly problems in a house.