Seasonal Home Maintenance Checklist

Deferred maintenance is a compounding problem — small tasks on a seasonal rhythm keep it from turning into expensive repairs.

Scott Gentry

eXp Realty · License# 365010

📞 (910) 477-7615✉️ scott@hamiltonrealtygroupnc.com

📅 Date Completed: ___________________🏠 Property Address: ___________________

🌱 PHASE 1 — SPRING: ASSESS WINTER'S WORK & PREP FOR HEAT
✓	TASK	NOTES / DATE
☐	Schedule HVAC service before cooling season An April appointment is easier to book and cheaper than an emergency call in June. The technician cleans coils, checks refrigerant, inspects drainage, and flags worn components. Change filters at service time.
☐	Clear and flush gutters after winter Clear debris and flush with a hose to confirm proper drainage. Check that downspout extensions direct water away from the foundation — misdirected gutters are a leading cause of basement and crawl space moisture.
☐	Do a visual roof inspection Look from the ground or hire someone to walk the roof. Check for missing, damaged, or curling shingles and flashing disturbed by ice or wind. Winter damage caught now is far cheaper to fix than damage left through another rainy season.
☐	Recaulk and check weatherstripping Probe caulking around windows, doors, and penetrations for cracks or separation. Recaulk where needed — one of the most cost-effective maintenance tasks there is. Check door weatherstripping for compression and seal.
☐	Test smoke and CO detectors ⚠️ Replace batteries in any unit without a sealed 10-year battery, and replace detectors over ten years old — the sensors degrade. Confirm CO detectors are placed correctly if you have gas appliances or an attached garage.

☀️ PHASE 2 — SUMMER: OUTDOOR SYSTEMS & STRUCTURAL HEALTH
✓	TASK	NOTES / DATE
☐	Inspect deck and patio structure Check boards, railings, and posts for rot and splitting, especially the ledger board connection to the house. Assess whether wood decking needs cleaning and sealing, and confirm railings are secure and meet height requirements.
☐	Schedule a pest inspection Have a licensed inspector assess the property, particularly for termite or carpenter ant pressure. Look yourself for mud tubes near the foundation, frass, or wood that feels soft or hollow. Early detection is dramatically cheaper than treating an established infestation.
☐	Check attic ventilation Confirm soffit and ridge vents are clear and unobstructed. Attic heat buildup accelerates shingle deterioration from below and creates moisture problems. Discuss ventilation improvements with a contractor if the attic runs consistently hot.
☐	Trim trees and manage vegetation Trim branches overhanging or approaching the roof — they deposit debris, hold moisture, and risk storm damage. Pull shrubs and dense vegetation back from the foundation to reduce moisture and pest entry points.

🍂 PHASE 3 — FALL: PREPARE THE ENVELOPE FOR WINTER
✓	TASK	NOTES / DATE
☐	Clear gutters a second time This pass matters as much as spring's. Leaf-clogged gutters trap ice heading into winter, adding weight and risking separation from the fascia, and block any winter thaw from draining properly.
☐	Schedule pre-winter HVAC service For a gas furnace, a technician checks the heat exchanger for cracks (a CO risk), verifies combustion, and cleans burners. Change filters. Service a heat pump on the same schedule, and have a fireplace or wood stove chimney inspected and swept before first use.
☐	Drain and shut off outdoor water lines ⚠️ Disconnect and drain hoses before the first hard freeze. Have an irrigation system professionally blown out, shut off supply to outdoor faucets, and drain remaining water — a hose bib left connected is one of the most predictable winter maintenance failures.
☐	Replace worn weatherstripping and check door seals Walk every exterior door — if you see light around a closed door, conditioned air is escaping. Replace before heating season starts, and check door sweeps at the bottom of doors.

❄️ PHASE 4 — WINTER: MONITOR, PROTECT & PLAN
✓	TASK	NOTES / DATE
☐	Watch for ice dams in cold climates Large icicles along the roofline signal ice dams may be forming. The root cause is usually inadequate attic insulation or air sealing — a roof raking gives short-term relief, but don't use rakes or de-icing cables without knowing what you're doing.
☐	Check for leaks after thaw events When temperatures swing above freezing, rapid snowmelt exposes gaps in the roof or exterior envelope. Check the attic, ceilings, and basement or crawl space for moisture after significant thaws — catching it early is far cheaper than a slow structural leak.
☐	Assess pipe freeze risk Check under sinks on exterior walls, the pipes most vulnerable to freezing. Keep cabinet doors open on cold nights. If traveling during a cold stretch, keep the heat at a minimum protective temperature and know where the main water shutoff is.
☐	Review insurance coverage before renewal Confirm coverage limits reflect current replacement costs, document any improvements made during the year, and flag emerging risks — an aging roof, for example — before the renewal conversation.

📋 PHASE 5 — YEAR-ROUND: DOCUMENTATION & CONTRACTOR RELATIONSHIPS
✓	TASK	NOTES / DATE
☐	Keep a home maintenance log Record what was done, when, and by whom. This documentation reassures buyers and their agents at sale time and helps you track when systems are due for service or replacement.
☐	Build a contractor bench before you need one Establish relationships with a plumber, HVAC technician, and roofer through routine maintenance work — you'll get faster, better service when something breaks unexpectedly.
☐	Budget a specific annual maintenance number Calibrate the amount to your home's age, condition, and climate, and protect it. Money earmarked for maintenance gets spent on maintenance; unearmarked money tends to go elsewhere until an emergency forces the issue.
☐	Walk the property after major weather events After a significant storm, high wind, or extreme temperature swing, do a quick walk-around of gutters, roof (from the ground), exterior walls, and utility penetrations. Five minutes now beats finding the damage six months later.
☐	File the invoice after every service visit ⚠️ Don't skip the documentation pass. Contractor invoices and dated log entries have real value for insurance conversations, planning future work, and the eventual sale of your home.