Home maintenance checklist: every month, every season, every year

Short answer: test smoke and carbon monoxide alarms every month and check the heating or AC filter; clear the gutters in spring and autumn; re-seal cracked caulk, check the roof and paint the outside in dry, mild weather; and once a year service the boiler or furnace, flush the water heater and check the loft insulation depth. A common rule of thumb is to set aside 1–4 % of the home's value a year for upkeep and repairs.

Every month

• Test smoke and carbon monoxide alarms with the test button. Replace smoke alarms that are 10 years old.
• Check the heating or AC filter. A dirty filter makes the system work harder; many need changing every 1–3 months.
• Look under sinks and around the toilet, washing machine and water heater for drips or damp.
• Run water and flush toilets in rooms you don't use, so drain traps don't dry out and let in smells.
• Clean the kitchen hood filter and the dishwasher filter.

Spring

• Clear the gutters and downpipes after the leaves and winter storms, and check that water runs away from the walls. Replacing a run? The gutter calculator counts sections, downspouts and brackets.
• Walk round the roof from the ground (binoculars help): look for missing or cracked tiles or shingles, and lifted flashing round the chimney.
• Check outside caulk and sealant around windows, doors and where pipes go through the wall. Cut out cracked beads and re-seal — the caulk calculator gives the tubes for the length of joint.
• Service the AC before the first hot week, and clear leaves from the outdoor unit.
• Top up mulch on the beds: 5–8 cm (2–3 in) keeps the soil moist and the weeds down. The mulch calculator turns the bed area into bags or cubic yards.

Summer

• Paint and stain outside woodwork in dry, mild weather. Bare or flaking wood soaks up water and rots. The paint calculator gives the litres or gallons from the wall or trim area.
• Clean and re-seal the deck if water no longer beads on it, and replace loose or split boards — the decking calculator counts boards and screws for a repair or a new deck.
• Check for termites, ants and wasps around the base of the walls and under the eaves.
• Trim trees and bushes so they stay clear of the roof, gutters and walls.

Autumn

• Clear the gutters again once the leaves have fallen.
• Service the boiler or furnace before the cold weather (a yearly service by a registered engineer is often a warranty condition).
• Bleed radiators that are cold at the top.
• Check draughts around windows and doors and fit draught strips; seal gaps around pipes with expanding foam or caulk.
• Drain and shut off outside taps and hoses in places that freeze.
• Sweep the chimney if you burn wood.

Winter

• Keep the home above about 12 °C (55 °F) when you are away, so pipes don't freeze.
• Clear snow and ice from vents, the boiler flue and the outdoor heat pump unit.
• Look in the loft after cold nights for damp, frost on the underside of the roof or signs of animals.
• Know where the main water shut-off is, and check it turns.

Every year

• Flush the water heater tank to clear sediment, as its maker recommends, and test the pressure relief valve.
• Clean the dryer vent duct all the way to the outside — lint build-up is a fire risk.
• Check the loft or attic insulation depth. The UK recommends about 270 mm of mineral wool; ENERGY STAR recommends R-49 to R-60 in most US attics, about 16–20 in of fiberglass. The insulation calculator works out what to add on top of the old layer.
• Test the electrics: press the test button on RCDs or GFCI sockets.
• Check the grout and silicone round the bath and shower and replace any that has gone black or cracked.

How much to budget for upkeep

The rule of thumb most often quoted is 1–4 % of the home's value per year: closer to 1 % for a newer home in a mild climate, nearer 3–4 % for an older house or a harsh climate. Big items come round on long cycles — roofs, boilers, windows and outside paint — so a little set aside every month avoids a large bill all at once.

Frequently asked questions

What should be on a home maintenance checklist?

Monthly: alarms, filters and leaks. Spring and autumn: gutters, roof, caulk and the heating or AC service. Summer: painting, the deck and pests. Winter: frozen pipes and the loft. Yearly: the water heater, dryer vent, insulation depth, electrics and bathroom seals.

How often should gutters be cleaned?

At least twice a year, in late spring and after the leaves have fallen in autumn — more often under tall trees.

How much does home maintenance cost per year?

A common rule of thumb is 1–4 % of the home's value a year, depending on its age and the climate. Keep a separate amount for big items such as a new roof or boiler.

When should I re-caulk windows and doors?

When the bead is cracked, shrunk or coming away. Check it every spring; most exterior sealants last about 5–10 years.