A home maintenance checklist, season by season

How should you organize a home maintenance checklist?

The University of Georgia Cooperative Extension builds its home maintenance checklist around two main inspections a year, one in spring and one in fall, with a few monthly items and some that come up only every few years. It notes that the right frequency depends on your local climate and on each appliance maker's recommendations, so treat the seasons here as a starting framework that you adjust for your region and your home.

ENERGY STAR suggests tying the heating and cooling check-ups to the clock changes in spring and fall, which gives you two fixed dates on the calendar. A practical way to use this guide is to copy the tasks that apply to your house into a notebook or calendar, add the model numbers of your furnace, water heater, and appliances, and record the date each job was done. Renters can use the same list to spot problems early and report them to the landlord, and the lease spells out which repairs fall to the tenant and which to the owner.

What should you check every month?

A few safety checks work best on a monthly rhythm. The Oregon State Fire Marshal recommends testing smoke alarms every month to make sure they work, and it advises having smoke alarms outside each bedroom and on every level of the home. UGA Extension lists a monthly check that your fire extinguisher is fully charged, with a recharge or replacement as needed.

ENERGY STAR recommends inspecting, cleaning, or changing the air filters in your central air conditioner, furnace, or heat pump once a month, because a dirty filter can raise energy costs and damage the equipment. In practice, the monthly step is a look at the filter, followed by cleaning or replacement when it is dirty, as the filter or equipment maker's instructions describe. The National Fire Protection Association adds a laundry habit to the routine: clean the dryer's lint filter before or after each load, and remove lint that collects around the drum. The same attention helps the washer, and our guide on how to clean a washing machine covers its monthly cleaning cycle.

Spring home maintenance checklist

ENERGY STAR recommends a professional check of the cooling system in spring, before contractors get busy in summer. UGA Extension's spring list covers the outside of the house and the systems that took the brunt of winter.

• Clean gutters and downspouts, and make sure they discharge water 2 to 3 feet away from the house.
• Inspect the roof surface, shingles, eaves, and soffits, and check flashing around the chimney, vents, and skylights.
• Check weather-stripping and caulking around windows and doors, and inspect the foundation and masonry for cracks.
• Check toilets, faucets, tubs, and showers for leaks, and inspect the water heater for leaks and corrosion.
• Test the water heater's temperature and pressure relief valve for proper operation, or have a plumber do it.
• Trip the circuit breakers and test ground fault circuit interrupters.
• Run ceiling fans counterclockwise for spring and summer.

The EPA's WaterSense program adds that an in-ground irrigation system should be checked each spring before use for damage from frost or freezing, since a leak 1/32 of an inch across can waste about 6,300 gallons a month.

Summer home maintenance tasks

UGA Extension's checklist has no separate summer column, so long dry days are a good time to finish the exterior work from the spring list. Inspect the fence and deck for problems that can lead to wood rot, and clean, repair, reseal, or repaint them as needed. Check exterior siding and trim for loose pieces and peeling paint, trim tree branches that overhang the roof, and check the garage door safety shut-off. For garden hoses, the EPA suggests checking the connection to the spigot and replacing the hose washer if it leaks while the water runs.

Summer also suits a job that NFPA recommends once a year: cleaning lint out of the dryer vent pipe, or having a dryer lint removal service do it. NFPA says to do this more often if clothes take longer than normal to dry, and to make sure the outdoor vent flap opens when the dryer runs. UGA Extension also lists cleaning bath and kitchen exhaust fan screens and cleaning the coils and replacing the filter of a dehumidifier, two jobs that fit easily into the same afternoon.

Fall home maintenance checklist

ENERGY STAR recommends having the heating system checked in fall, including gas or oil connections, burner combustion, and the heat exchanger. UGA Extension's fall list prepares the house for cold weather.

• Drain all outdoor faucets and hoses, and store the hoses for winter.
• Clean gutters and downspouts again after the leaves fall.
• Check the fireplace damper and have the chimney cleaned.
• Cover or remove window air conditioners and seal the openings.
• Switch ceiling fans to run clockwise for fall and winter.
• Change the batteries in smoke and carbon monoxide alarms.

The Oregon State Fire Marshal advises changing smoke and carbon monoxide alarm batteries at least once a year, or whenever an alarm chirps to signal a low battery, so the fall list is a convenient time to do it if you do not change them in spring as well. For alarms with sealed long-life batteries, follow the manufacturer's instructions for testing and replacement.

Winter home maintenance tasks

Winter is a good season for indoor checks and for keeping outdoor vents clear. NFPA reminds owners to make sure the dryer's outdoor vent flap is not covered by snow. Walk the basement or crawl space for signs of moisture, mold, water damage, or pests, and check that the sump pump and floor drain work, both of which appear on UGA Extension's checklist.

Winter is also the season the EPA points to for a whole-house leak check. The agency suggests reviewing your water use during a colder month such as January or February, and it notes that a family of four using more than 12,000 gallons a month could have serious leaks. You can also read the water meter before and after a two-hour period when no water is used, since any change points to a leak. A toilet is a frequent source, and our guide to fixing a running toilet walks through the dye test and the repair.

Which home maintenance tasks happen once a year or less often?

For the jobs on a longer calendar, the Oregon State Fire Marshal says to replace smoke alarms every 10 years, or according to the manufacturer, even if they seem to work. NYC's Department of Environmental Protection recommends testing each toilet for leaks once a year. UGA Extension recommends testing your home for radon every 2 years, hiring a professional to pump a septic tank every 3 to 7 years, and having the main sewer line cleaned annually, especially where mature trees grow in the yard. If your drinking water comes from a private well, UGA Extension advises having it tested as well.

Appliance manuals add their own intervals, and those take priority over any general list because they reflect the specific model in your home. Keep the manuals together, write the purchase or installation date on each one, and note when a part such as a filter, hose, or battery was last replaced. For ways to lower heating and cooling costs once the equipment is in good shape, see the home energy section.