Seasonal home maintenance checklist

Most expensive home repairs start as small problems nobody noticed. This checklist focuses on the systems inside your home: heating, cooling, water heating, plumbing and safety devices. Adjust it to your climate. If you don't get freezing winters, skip the freeze steps; if you don't have a sump pump, skip those.

Every month

• Check the HVAC filter and replace it if needed (how often?).
• Press the test button on smoke and carbon monoxide alarms.
• Test GFCI outlets with the Test and Reset buttons (how).
• Look under sinks and around the water heater for drips or moisture.
• Run water in rarely used sinks and showers so drain traps don't dry out and let sewer gas in.

Spring

• Schedule an air conditioning tune-up before the first heat wave.
• Clear leaves and debris from around the outdoor AC unit; keep about 2 feet of clearance.
• Test the sump pump with a bucket of water, ahead of spring rains (step by step).
• Check the sump pump discharge line outside for damage or blockage.
• Pour water down the AC condensate drain to make sure it flows freely.
• Replace smoke alarm batteries if they aren't sealed 10-year units.

Summer

• Check the HVAC filter more often; the system runs hardest now.
• Watch for water around the indoor unit or a full condensate pump.
• Gently rinse the outdoor condenser coil if it's dusty, with the power off.
• Look at the insulation on the refrigerant line; replace it if it's crumbling.
• Clean the dryer vent duct and exterior flap. Lint buildup is a fire hazard.

Fall

• Schedule a heating tune-up, including the flame sensor and a combustion safety check.
• Flush the tank water heater (guide); every six months if you have hard water.
• Test the water heater temperature: about 120°F at the tap is a common target.
• Shut off and drain outdoor faucets from the inside valve, and disconnect hoses, before the first freeze.
• Insulate exposed pipes in garages, crawlspaces and exterior walls.
• Test the sump pump again before late-fall storms.
• Check that CO alarms are near sleeping areas and on every level.

Winter

• Keep furnace intake and exhaust pipes outside clear of snow and ice.
• Check the filter monthly during heavy heating.
• Know where the main water shutoff is, and make sure it turns.
• During hard freezes, open cabinet doors under sinks on exterior walls and let a faucet drip if pipes are at risk.
• Watch for short cycling or unusual furnace noises (what they mean).

Once a year (pick a date)

• Check the age of every major system and alarm against typical lifespans.
• Note model and serial numbers in one place, with installation dates.
• Clean the sump pit and pump intake.
• Have the water heater anode rod checked every few years.
• Review your homeowner's insurance for water damage and sump overflow coverage.

Make it stick

Put recurring reminders in your phone calendar for the first weekend of each month and the start of each season. Keep filters in the right size on hand so a change takes two minutes. And write dates on things: filter frames, the water heater label after a flush, the sump pump after a test. Future you will be grateful.