The Preventive Home Maintenance Calendar (Season by Season)

Almost every catastrophic home repair started life as a cheap maintenance task nobody did. This is the calendar Lena, our maintenance expert, would put on your fridge — an hour or two per season that protects your most expensive asset.

Spring

• Walk the roof line with binoculars: lifted shingles, damaged flashing, moss.
• Clean gutters and confirm downspouts push water 4–6 feet from the foundation.
• Service the AC before the first heat wave: clear the condenser, replace filters.
• Check exterior caulk and paint — water gets in through the small gaps first.

Summer

• Inspect and reseal decks and fences as needed.
• Flush the water heater to clear sediment (extends its life meaningfully).
• Check washing machine hoses, under-sink connections, and the sump pump — water damage is the #1 claim.

Fall

• Service the furnace and replace filters before the first cold night.
• Clean gutters again after leaf drop.
• Disconnect hoses, drain exterior spigots, and insulate exposed pipes.
• Test smoke and CO detectors and replace batteries (do it when clocks change).

Winter

• Watch for ice dams at the roof edge — they signal attic insulation and ventilation problems.
• Keep the house above 55°F when away; know where your main water shutoff is before you need it.
• Check the attic after storms for daylight or damp spots.

What to budget

Skip the flat '1% of home value' rule — it breaks at both ends of the price range. Budget in two buckets instead. Bucket one is routine maintenance: filters, caulk, servicing, small repairs. Bucket two is a capital reserve for the systems that die on a schedule — roofs, HVAC, water heaters — sized from their age and replacement cost (the FAQ below has the lifespans). Quiet years bank the surplus for the loud ones.