Howdy y’all! I bet this appears to be a daunting checklist but here is the thing, I am making a google spreadsheet for y’all so when you email me “Home repair Spreadsheet” Ill send you a link and you can start your annual check list for your home.  It will be in order of Month and I’m even going to estimate how much time it will take to do each repair so you can estimate how much time to set aside each month for home maintenance.  So fun!  Just a little bit a time set aside each month to keep the house maintenance up and ward off those expensive repairs.  

This is INVALUABLE because it will also help you keep track of your receipts!  This comes in handy when it comes time to sell and can be added towards your deductions against your net profit to avoid paying capital gains tax.  Yay you!

 

What is in this checklist:

1. HVAC

2. Water Heater

3. Roof

4. Foundation

5. Landscaping

6. Pest Control

7. Appliances

8. General Cleanliness

9. Windows and Doors

10. Fence

 

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HVAC | Maintaining Peak Performance: Essential HVAC Care Tips

Keeping your home comfortable year-round relies heavily on a well-functioning HVAC system. While professional servicing is crucial, there are several steps you can take yourself to ensure optimal performance and longevity.

1. Optimize Airflow for Efficiency:

• Unobstructed Vents: Ensure all vents and registers within your home are open and free from obstructions like furniture, drapes, or rugs. Blocking airflow disrupts the system's balance, forcing it to work harder and potentially causing damage. Contrary to older advice, closing vents in unused rooms isn't beneficial; it actually creates pressure imbalances that negatively impact efficiency and can strain the system's components.

• Clear the Area Around Units: Both indoor and outdoor HVAC units need adequate space to operate efficiently. Remove any debris like leaves, branches, or overgrown plants from around outdoor units, ensuring at least two feet of clearance. Indoors, keep the area around furnaces and air handlers clear of stored items, especially flammable materials.

2. The Importance of Clean Air Filters:

Regularly replacing or cleaning air filters is one of the simplest yet most effective ways to maintain your HVAC system. Filters trap dust, allergens, and other particles, preventing them from circulating throughout your home and clogging your system. A dirty filter restricts airflow, making your HVAC unit work harder and less efficiently. For disposable filters, aim for replacement every one to three months, while reusable filters should be cleaned according to the manufacturer's instructions.

3. Maintaining Condensate Drains:

Your air conditioner, heat pump, and condensing furnace generate condensation that needs to be properly drained. The condensate drain line can become clogged with algae, mold, or debris, leading to water damage. Here’s how to maintain it:

• Safety First: Always turn off your HVAC system before performing any maintenance.

• Locate the Components: Find the drip pan (usually beneath the unit's coils) and the condensate drain line (typically a PVC pipe connected to the unit).

• Visual Inspection: Check for visible blockages in the drip pan and line. Remove any visible debris with a small brush or vacuum.

• Vacuum the Line: Use a wet/dry vacuum to suction out any accumulated sludge or debris from the condensate line, ensuring a tight seal.

4. Smart Thermostat Use:

Programming your thermostat can significantly improve energy efficiency. Set it to adjust temperatures automatically when you're away or asleep—lower in winter and higher in summer. This reduces energy consumption and lowers utility bills while maintaining comfort.

5. Controlling Heat Transfer:

Reducing heat gain in summer and heat loss in winter lightens the load on your HVAC system. Consider these strategies:

• Window Treatments: Use reflective window film, blackout curtains, or shades to block sunlight and reduce heat entering your home during hot weather. These also provide insulation in colder months.

• Seal Air Leaks: Seal any gaps or cracks around doors and windows to minimize air leakage and improve insulation.

6. The Role of Ceiling Fans:

Ceiling fans can complement your HVAC system. In summer, set them to rotate counterclockwise to create a cooling breeze, allowing you to raise the thermostat a few degrees. In winter, reverse the fan's direction to circulate warm air trapped near the ceiling.

7. Professional HVAC Servicing:

While these DIY tips are helpful, regular professional maintenance is essential. A qualified HVAC technician can perform thorough inspections, identify potential problems early, and ensure your system is running at peak efficiency. This not only extends the life of your HVAC equipment but also saves you money on energy costs in the long run.

 

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Water Heater | Seasonal Maintenance Checklist

To maintain the safety, efficiency, and longevity of your water heater, it is highly recommended that you schedule an annual inspection with a licensed plumber. This is particularly important in Texas, where weather variations can impact water heater performance. 

Annual service checklist that the licensed plumber should perform:

• Inspection for leaks at the base of the water heater, connections, and pressure relief valve.

• Testing of the Temperature-Pressure Relief (TPR) valve for proper operation.

• Inspection of the anode rod (if accessible) for corrosion.

• For gas water heaters: Check of gas lines and connections for leaks.

• For electric water heaters: Inspection of electrical connections for damage or loose wiring.

• Assessment of hot water pipe insulation.

• Flushing of the water heater tank to remove sediment buildup.

Cold Weather Water Heater Safety Protocol (Texas)

In addition to the annual inspection, it's crucial to take precautions to protect your water heater during periods of freezing temperatures, especially in North and West Texas. While the annual inspection ensures the system is in good working order, the following steps are recommended to prevent freeze damage:

• Ensure adequate insulation of the water heater tank and all exposed water pipes. A licensed plumber can advise on appropriate insulation levels for your specific area.

• For water heaters located outdoors, ensure they are adequately protected from the elements. A licensed plumber can assess and recommend appropriate protective measures.

• During extended periods of freezing temperatures, consult with a licensed plumber regarding preventative measures such as dripping faucets.

• If you plan to be away from your property for an extended period during freezing weather, consult with a licensed plumber about the best course of action, which may include draining the water heater.

Important Notes:

• Consult your water heater's owner's manual for specific product information.

• It is strongly recommended that all water heater maintenance, repairs, and cold weather preparations be performed by a licensed plumber. Improper maintenance can result in property damage, personal injury, or voiding of warranties.

 

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Annual Roof Inspection Checklist for Homeowners To Discuss with Your Roofing Professional

This checklist outlines key areas a qualified roofing professional should inspect during an annual roof inspection. Use this as a guide to discuss potential issues and necessary maintenance with your roofer.

I. General Roof Condition:

• Overall Assessment: A general overview of the roof's condition, noting any visible signs of aging, wear and tear, or damage.

• Debris Removal: Removal of any accumulated debris such as leaves, branches, pine needles, and other organic matter. This prevents moisture buildup and potential damage.

II. Roofing Materials:

• Shingles/Tiles/Other Roofing Material:

• Check for missing, cracked, broken, curled, or buckled shingles/tiles.

• Inspect for granule loss (especially on asphalt shingles), which indicates weathering and reduced lifespan.

• Assess the condition of the underlayment (if visible).

• Flashing:

• Inspect flashing around chimneys, vents, skylights, and valleys for damage, corrosion, or improper sealing. This is a critical area for preventing leaks.

• Gutters and Downspouts:

• Check for clogs, damage, or improper slope.

• Ensure gutters are securely attached to the fascia.

• Verify downspouts are directing water away from the foundation.

III. Roof Structure and Ventilation:

• Roof Decking: Check for signs of sagging, rot, or water damage.

• Attic Ventilation:

• Ensure proper ventilation in the attic to prevent moisture buildup and regulate temperature. This includes checking soffit vents, ridge vents, and other ventilation systems.

• Look for signs of moisture or mold in the attic.

IV. Potential Problem Areas:

• Chimneys:

• Inspect chimney brickwork for cracks or deterioration.

• Check the chimney cap for damage or proper installation.

• Vents and Skylights:

• Inspect for proper sealing and any signs of leaks.

• Check for damage to vent pipes or skylight domes.

• Valleys: Inspect valleys (where two roof slopes meet) for proper flashing and any signs of water damage.

V. Environmental Factors:

• Tree Overhang: Note any overhanging tree branches that could rub against the roof, causing damage, or deposit debris. The roofer should advise on necessary trimming.

• Hail Damage: Inspect for signs of hail damage, including dents, bruising, or granule loss on shingles, as well as damage to gutters and other roof components.

• Moss or Algae Growth: Note any moss or algae growth, which can trap moisture and damage roofing materials.

VI. Rodent and Pest Intrusion:

• Entry Points: Inspect for potential rodent entry points, including:

• Gaps or cracks in the roofline, especially near eaves, valleys, and vents.

• Damaged or improperly sealed siding near the roof.

• Compromised or missing screens on gable vents, soffit vents, and other roof vents.

• Signs of gnawing or chewing on roofing materials, fascia boards, or soffits.

• Evidence of Infestation: Look for evidence of rodent activity, such as:

• Droppings or nesting materials in the attic or around the roof area.

• Grease marks or rub marks along walls or entry points.

VII. Communication with the Roofer:

• Detailed Report: Request a written report outlining the inspection findings, including photos of any problem areas.

• Recommendations: Discuss any necessary repairs, maintenance, or preventative measures with the roofer, including recommendations for rodent exclusion if evidence of intrusion or potential entry points are found.

• Estimates: Obtain written estimates for any recommended work.

Important Note: This checklist is intended as a guide for discussion with a qualified roofing professional. It is strongly recommended that all roof inspections, repairs, and maintenance, including rodent exclusion work, be performed by a licensed and insured roofing contractor or a qualified pest control professional. Attempting to inspect or repair your roof yourself can be dangerous.

 

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Foundation Inspection Checklist 

This checklist outlines key areas a qualified foundation specialist should inspect during an annual foundation inspection in Texas. Use this as a guide to discuss potential issues and necessary maintenance with your foundation professional. Given the prevalent soil conditions in Texas (primarily expansive clay), specific attention is paid to issues related to soil movement and moisture control.

I. Exterior Inspection:

• Visual Inspection of Foundation Walls (Slab or Pier & Beam): Check for:

• Cracks (vertical, horizontal, diagonal, or stair-step). Note their size, location, and direction. Pay close attention to cracks wider than 1/4 inch or those that are actively growing.

• Bulging or bowing walls (more common in raised foundations).

• Shifting or settling of the foundation. Look for unevenness in the foundation line.

• Exposed rebar or other structural elements.

• Grading and Drainage:

• Assess the slope of the ground around the foundation. Ensure water flows away from the house, with a recommended slope of at least 6 inches over the first 10 feet. This is crucial in Texas due to expansive clay soils.

• Check for proper functioning of gutters and downspouts, ensuring they extend at least 4-6 feet away from the foundation.

• Look for signs of water pooling or erosion near the foundation. Note any areas where water collects after rain.

• Landscaping:

• Note any trees or large shrubs planted too close to the foundation (within the drip line). Their roots can extract moisture from the soil, causing it to shrink and potentially leading to foundation movement. This is a significant concern in Texas.

• Check for excessive moisture from overwatering landscaping. Texas soils expand when wet, so consistent overwatering can lead to heaving.

• Siding and Trim:

• Inspect for gaps or cracks in siding or trim near the foundation, which can allow water intrusion.

II. Interior Inspection:

• Walls and Ceilings: Check for:

• Cracks in walls or ceilings (especially around door frames and windows). Pay attention to cracks that are widening or appearing in a stair-step pattern.

• Doors or windows that are sticking or difficult to open/close.

• Uneven floors or sloping floors. Use a level to check for significant slopes.

• Floors (Slab or Pier & Beam): Check for:

• Visible cracks in concrete slabs (if applicable).

• Bouncing or sagging floors (more common in pier & beam foundations).

III. Crawl Space Inspection (If Applicable - Pier & Beam Foundations):

• Moisture and Ventilation:

• Check for standing water, excessive moisture, or condensation. Proper ventilation is essential in Texas to prevent moisture buildup in crawl spaces.

• Ensure proper ventilation of the crawl space. Check vents for obstructions.

• Structural Elements:

• Inspect floor joists, beams, and piers for damage, rot, or settling.

• Check for proper support and spacing of piers.

• Pest Infestation: Look for signs of:

• Termites, wood-boring insects, or other pests.

• Rodent or animal activity.

IV. Water Management and Soil Moisture Control (Critical in Texas):

• Drip Hose System: Discuss the use of a drip hose system around the foundation to maintain consistent soil moisture levels. This helps prevent excessive expansion and contraction of expansive clay soils. The specialist should advise on proper placement, watering schedules, and the importance of avoiding oversaturation.

• Rain Barrels: While rain barrels can be beneficial for water conservation, discuss their placement and how overflow is managed to ensure water is directed away from the foundation. Improper placement can exacerbate foundation problems.

• Gutters and Downspouts (Reinforced): Emphasize the importance of clean, functional gutters and downspouts that direct water at least 4-6 feet away from the foundation. Extensions or splash blocks may be necessary.

• Prohibition of Adding Soil Against the Foundation: Absolutely never add soil or fill against the foundation. This traps moisture and creates hydrostatic pressure, which can cause significant foundation damage. This is a crucial point for Texas homeowners.

V. Documentation and Communication with the Foundation Specialist:

• Detailed Report: Request a written report outlining the inspection findings, including photos of any problem areas.

• Recommendations: Discuss any necessary repairs, maintenance, or preventative measures with the foundation specialist. Pay close attention to recommendations regarding drainage, moisture control, and the use of a drip hose system.

• Estimates: Obtain written estimates for any recommended work.

• Soil Conditions: Discuss soil type and its potential impact on the foundation (expansive clay soils are a primary concern in Texas). Ask about recommendations for watering practices and drainage improvements.

VI. Addressing Specific Concerns:

• Previous Repairs: Inform the specialist of any previous foundation repairs or problems.

• Recent Changes: Note any recent changes to the property, such as landscaping changes, additions, or nearby construction, which could affect the foundation.

Important Note: This checklist is tailored for Texas homes and the common issues associated with expansive clay soils. It is strongly recommended that all foundation inspections, repairs, and maintenance be performed by a licensed and insured foundation contractor familiar with Texas soil conditions. Attempting to inspect or repair your foundation yourself can be dangerous and may exacerbate existing problems.

 

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Landscaping & Yard Maintenance:

(Perform seasonally, with more frequent checks during periods of heavy growth or extreme weather)

• Tree & Shrub Care:

• Trim tree branches back at least 5 feet from the roofline to prevent damage from rubbing, falling debris, and pest access.

• Prune shrubs and bushes to maintain shape, promote healthy growth, and prevent overgrowth against the house.

• Inspect trees for signs of disease, pests, or structural weakness. Consult an arborist if necessary.

• Drainage & Grading:

• Ensure proper drainage around the foundation. The ground should slope away from the house at least 6 inches over the first 10 feet.

• Clean gutters and downspouts regularly to prevent clogs and ensure proper water flow away from the foundation. Extend downspouts at least 4-6 feet from the house.

• Check for areas where water pools near the foundation and address drainage issues as needed.

• Soil & Ground Cover:

• Maintain proper soil levels. Soil should be at least 6 inches below the house siding to prevent moisture damage and pest intrusion. Never add soil directly against the foundation.

• Maintain healthy grass, ground cover, and flower beds. This includes regular mowing, fertilizing, and weeding.

• Water flowers and landscaping as needed, being mindful of overwatering, especially near the foundation. Consider using a drip hose system for efficient watering and moisture control around the foundation.

• Overall Yard Beautification:

• Maintain flower beds and landscaping.

• Clean patios, decks, and walkways.

• Remove debris and clutter from the yard.

 

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Pest Control:

(Regular preventative measures are highly recommended)

• Professional Pest Control:

• Consider hiring a reputable pest control company for regular (e.g., monthly or quarterly) inspections and preventative treatments. This is especially important for termite prevention and control.

• DIY Pest Prevention:

• Seal any cracks or openings in the foundation, siding, and around windows and doors to prevent pest entry.

• Keep food and garbage stored properly in sealed containers.

• Remove standing water around the property, as it can attract pests like mosquitoes.

• Regularly inspect for signs of pest activity (droppings, nests, gnaw marks).

 

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Appliance Maintenance:

Perform seasonally or as recommended by the manufacturer and don’t forget to register new appliances to receive their warranty.

• Refrigerator:

• Replace the refrigerator water filter according to the manufacturer's instructions (typically every 6 months).

• Clean the refrigerator coils (located on the back or bottom) to improve efficiency.

• Clean the interior of the refrigerator, removing any spoiled food or spills.

• Dishwasher:

• Clean the dishwasher drain filter regularly to prevent clogs.

• Run a dishwasher cleaning cycle with a commercial cleaner to remove buildup and odors.

• Oven & Microwave:

• Clean the oven interior to remove baked-on food and grease.

• Clean the microwave interior regularly.

• Other Appliances:

• Inspect and clean other appliances (washing machine, dryer, etc.) according to the manufacturer's instructions.

 

 

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General Cleanliness & Preventative Measures:

(Regular cleaning and maintenance can prevent larger problems)

• Interior Cleaning:

• Regularly clean all areas of the house, including floors, surfaces, and bathrooms to keep from dust collecting and building up residue inside your HVAC ducts.

• Declutter and organize to prevent pest harborage and improve air circulation.

• Exterior Cleaning:

• Clean siding and exterior surfaces to remove dirt, grime, and mildew.

• Inspect and clean windows and screens.

• Preventative Checks:

• Regularly check for leaks around plumbing fixtures and address them promptly.

• Inspect caulking around windows and doors and re-caulk as needed.

• Check smoke detectors and carbon monoxide detectors to ensure they are functioning properly.

Important Note: This checklist is a general guide. Consult manufacturer's instructions for specific appliances and consult with qualified professionals (e.g., arborists, pest control specialists, plumbers) for specialized services. Regular maintenance is key to preventing costly repairs and maintaining the value of your home.

 

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Home Door and Window Maintenance Checklist (For Longevity)

This checklist outlines essential maintenance tasks to prolong the life and functionality of your home's doors and windows. Performing these tasks regularly, ideally a couple of times a year (or more frequently depending on your climate and the age/type of your doors and windows), will help prevent costly repairs and improve energy efficiency.

I. Window Maintenance:

• Cleaning:

• Clean window glass inside and out with a mild soap and water solution or a commercial window cleaner. Avoid abrasive cleaners that can scratch the glass.

• Clean window frames (wood, vinyl, aluminum) with a damp cloth and mild detergent.

• Remove any debris or dirt from window tracks and weep holes (small drainage holes at the bottom of the frame).

• Hardware Inspection & Lubrication:

• Check window hardware (locks, handles, cranks, hinges) for tightness and proper operation.

• Lubricate moving parts with a silicone-based lubricant. Avoid oil-based lubricants, which can attract dust and grime.

• Weatherstripping & Caulking:

• Inspect weatherstripping around the window frame for wear, cracks, or gaps. Replace damaged weatherstripping to prevent drafts and improve energy efficiency.

• Check caulking around the window frame where it meets the wall. Re-caulk any areas where the caulk is cracked, peeling, or missing. Use a high-quality, paintable caulk suitable for exterior use.

• Window Treatments:

• Consider using window treatments (blinds, curtains, shades) to protect windows from harsh sun exposure, especially in hot climates like Texas. This can help prevent fading and damage to window frames and seals.

• Screen Maintenance:

• Inspect window screens for holes, tears, or damage. Repair or replace damaged screens to keep insects out.

• Clean screens with a brush or mild soapy water.

II. Door Maintenance:

• Cleaning:

• Clean door surfaces (interior and exterior) with a damp cloth and mild detergent.

• Clean door hardware (knobs, handles, hinges, locks) with a damp cloth.

• Hardware Inspection & Lubrication:

• Check door hardware for tightness and proper operation.

• Lubricate hinges with a silicone-based lubricant to prevent squeaking.

• Check door handles and locks for secure attachment and smooth operation.

• Weatherstripping & Thresholds:

• Inspect weatherstripping around the door frame for wear, cracks, or gaps. Replace damaged weatherstripping to prevent drafts and improve energy efficiency.

• Check the threshold (the strip at the bottom of the door) for damage or wear. Adjust or replace the threshold if necessary to ensure a tight seal.

• Door Alignment & Swing:

• Check that the door hangs straight and swings smoothly. If the door is sagging or rubbing against the frame, tighten hinge screws or adjust the hinges as needed.

• Painting/Staining:

• Periodically repaint or restain wood doors to protect them from the elements and maintain their appearance.

• Touch up any scratches or chips in the paint or stain.

III. Additional Considerations for Texas Climate:

• Sun Exposure: Due to intense sun in Texas, pay extra attention to protecting windows and doors from UV damage. Use high-quality exterior paint or stain with UV protection and consider window film or awnings.

• Extreme Temperatures: Extreme temperature fluctuations can cause expansion and contraction of materials. Regularly inspect for cracks, gaps, or warping, especially in wood doors and windows.

• Humidity: High humidity can contribute to wood rot and mildew growth. Ensure proper ventilation around doors and windows and address any moisture issues promptly.

Important Note: Regularly performing these maintenance tasks will help extend the life of your doors and windows, improve energy efficiency, and enhance the overall appearance of your home. If you are not comfortable performing any of these tasks, consult with a qualified professional.

Almost there!

 

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Annual Fence Care Checklist for Texas Homes

• Inspect for Damage:

• Check for loose boards, broken posts, or damaged gates.

• Look for signs of rot, insect infestation, or warping.

• Examine for leaning or sagging sections.

• Clean Thoroughly:

• Remove dirt, debris, and cobwebs.

• Wash with a mild detergent solution to remove mildew and mold.

• Rinse thoroughly with clean water.

• Repair and Replace:

• Tighten loose screws, nails, and hinges.

• Replace broken or damaged boards, posts, and gates.

• Address any signs of rot or insect infestation.

• Reseal and Stain (Wood Fences) every 2-3 years:

• Reapply sealant or stain to protect wood from sun damage, moisture, and insects.

• Choose a high-quality product specifically designed for outdoor wood.

• Trim Overhanging Branches:

• Remove any branches that touch or overhang the fence.

• This prevents damage from wind, ice, or falling limbs.

• Maintain Clear Space:

• Keep shrubs and plants trimmed back from the fence.

• This allows for proper airflow and reduces moisture buildup.

• Check for Rust (Metal Fences):

• Inspect for rust and apply a rust converter or paint if necessary.

• Lubricate Hinges and Latches:

• Keep hinges and latches lubricated to prevent squeaking and ensure smooth operation.

• Secure Loose Hardware:

• Tighten any loose bolts, nuts, or screws.

Additional Considerations for Texas:

• Extreme Temperatures:

• Monitor the fence for signs of expansion or contraction due to temperature fluctuations.

• Consider using heat-resistant materials or coatings.

• Strong Winds:

• Reinforce the fence if it's located in an area prone to strong winds.

• Add extra support to posts and gates.

• Heavy Rainfall:

• Ensure proper drainage around the fence to prevent water damage.

• Check for pooling water, which can lead to rot.

By following this checklist, you can help maintain your fence and extend its lifespan in the challenging Texas climate!

 

I know this checklist may seem daunting!  If you want my google spreadsheet organizing these tasks according to time of month and roughly calculating how much it will cost and how much time, just send me an email requesting for the Home Checklist Google Sheet and Ill share it to your email:)!