You bought a $900,000 home. Six months later, the furnace dies. $8,000 to replace. A year later, the roof leaks. $15,000 to repair. Two years later, the sewer line backs up. $12,000 to replace. You're $35,000 in the hole because you didn't maintain your home.
Home maintenance isn't optional. It's how you protect your investment and avoid expensive emergencies. A well-maintained home saves you thousands in repairs, maintains its value, and gives you peace of mind.
In this article, you'll learn:
- Complete home maintenance schedule (monthly, seasonal, annual)
- Seattle-specific maintenance needs
- Costs to budget for maintenance and repairs
- DIY vs professional maintenance
- How to find reliable contractors
- Emergency preparedness
This article is for you if: You're a new homeowner who wants to protect your investment and avoid costly repairs.
Table of Contents
- Why Home Maintenance Matters
- Monthly Maintenance Tasks
- Seasonal Maintenance Tasks
- Annual Maintenance Tasks
- Major System Lifespans
- DIY vs Professional Maintenance
- Finding Reliable Contractors
- Emergency Preparedness
- Maintenance Tracking
- Summary: Key Takeaways
- Next Steps
- Additional Resources
Why Home Maintenance Matters
Protect Your Investment
Your home is your largest asset:
- Average Seattle home: $900,000
- Proper maintenance preserves value
- Deferred maintenance reduces value
- Well-maintained homes sell faster and for more
Example:
- Home A: Well-maintained, $900,000 value
- Home B: Deferred maintenance, $850,000 value
- Difference: $50,000 (5–10% of value)
Avoid Expensive Emergencies
Small problems become big problems:
- Small roof leak: $500 to fix
- Ignored for 2 years: $15,000 roof replacement + $5,000 interior damage
- Total: $20,000 vs $500
Common expensive emergencies:
- Furnace failure: $5,000–$10,000
- Roof replacement: $15,000–$30,000
- Sewer line replacement: $10,000–$20,000
- Foundation repair: $10,000–$50,000
- Water damage: $5,000–$50,000
Prevention is cheaper:
- Annual HVAC service: $150 (prevents $8,000 furnace replacement)
- Gutter cleaning: $150 (prevents $20,000 water damage)
- Sewer scope: $300 (prevents $15,000 sewer line replacement)
Budget for Maintenance
Rule of thumb:
- Set aside 1–2% of home value annually for maintenance
- $900,000 home: $9,000–$18,000/year
- Includes routine maintenance and repairs
- Some years less, some years more
Reality:
- First few years: Lower costs (everything is newer)
- Years 5–10: Moderate costs (appliances start failing)
- Years 10–20: Higher costs (roof, HVAC, water heater)
- Years 20+: Major costs (windows, siding, foundation)
Monthly Maintenance Tasks
Every Month (15–30 minutes)
1. Test smoke and CO detectors:
- Press test button on each detector
- Should beep loudly
- Replace batteries if needed
- Replace detector if older than 10 years
- Cost: $0 (or $20 for batteries)
2. Check HVAC filter:
- Remove filter from furnace
- Hold up to light
- If dirty, replace
- Typically replace every 1–3 months
- Cost: $5–$20 per filter
3. Run water in unused drains:
- Guest bathroom, basement sink, etc.
- Run for 30 seconds
- Prevents trap from drying out
- Cost: $0
4. Check for leaks:
- Under sinks, around toilets
- Water heater, washing machine
- Look for water stains, drips, puddles
- Cost: $0 (or repair cost if found)
5. Test GFCI outlets:
- Press "test" button (should trip)
- Press "reset" button (should work)
- In bathrooms, kitchen, garage, outdoors
- Cost: $0
6. Clean garbage disposal:
- Run ice cubes through disposal
- Run lemon peels through disposal
- Cost: $0
Seattle-specific:
- Check for moisture in basement or crawl space (rainy season)
- Check gutters for debris (especially in fall)
Seasonal Maintenance Tasks
Spring (March–May)
1. HVAC service (annual):
- Hire professional
- Clean and inspect furnace and AC
- Check refrigerant levels
- Cost: $150–$250
- Why: Prevents $8,000 furnace replacement
2. Gutter cleaning:
- Remove leaves and debris
- Check for damage
- Ensure downspouts drain away from foundation
- Cost: $150–$300 (professional) or DIY
- Why: Prevents water damage
3. Exterior inspection:
- Check siding for damage
- Look for cracks in foundation
- Check caulking around windows/doors
- Cost: $0 (DIY inspection)
4. Roof inspection:
- Look for missing/damaged shingles
- Check flashing around chimneys/vents
- Look for moss growth (common in Seattle)
- Cost: $0 (DIY from ground) or $200–$400 (professional)
5. Pressure wash:
- Siding, deck, driveway, walkways
- Removes moss, mildew, dirt
- Cost: $300–$600 (professional) or $50–$100 (rent equipment)
Seattle-specific:
- Moss treatment on roof ($200–$400)
- Check for moisture damage from winter rains
Summer (June–August)
1. Deck/patio maintenance:
- Clean and inspect
- Reseal if needed (every 2–3 years)
- Check for rot or damage
- Cost: $200–$500 (materials for resealing)
2. Window cleaning:
- Inside and outside
- Check for damaged seals
- Cost: $150–$300 (professional) or DIY
3. Irrigation system check:
- Test all zones
- Adjust sprinkler heads
- Check for leaks
- Cost: $0 (DIY) or $100–$200 (professional)
4. Chimney inspection:
- Check for creosote buildup
- Look for damage
- Cost: $150–$300 (inspection and cleaning)
Seattle-specific:
- Prepare for dry season (check irrigation)
- Trim trees away from house
Fall (September–November)
1. Gutter cleaning (again):
- Remove fall leaves
- Critical before winter rains
- Cost: $150–$300
2. Furnace service:
- Before heating season
- Clean and inspect
- Cost: $150–$250
3. Weatherproofing:
- Check door/window seals
- Add weatherstripping if needed
- Caulk gaps
- Cost: $50–$200 (materials)
4. Outdoor faucet winterization:
- Drain and shut off outdoor faucets
- Prevents frozen pipes
- Cost: $0 (DIY)
5. Fireplace/wood stove prep:
- Clean chimney
- Stock firewood
- Check damper
- Cost: $150–$300 (chimney cleaning)
Seattle-specific:
- Prepare for rainy season
- Check drainage around foundation
- Moss treatment on roof/siding
Winter (December–February)
1. Monitor heating system:
- Check for unusual noises
- Ensure even heating
- Change filter monthly
- Cost: $5–$20/month (filters)
2. Check for ice dams:
- Look for icicles on roof edge
- Check attic insulation
- Cost: $0 (inspection)
3. Test sump pump:
- Pour water in pit
- Should activate automatically
- Cost: $0
4. Indoor air quality:
- Run humidifier if needed
- Check for condensation on windows
- Cost: $50–$200 (humidifier)
Seattle-specific:
- Monitor for moisture/mold (rainy season)
- Check gutters during heavy rain
- Ensure proper ventilation
Annual Maintenance Tasks
Every Year
1. Water heater flush:
- Drain sediment from tank
- Extends life of water heater
- Cost: $0 (DIY) or $100–$150 (professional)
2. Dryer vent cleaning:
- Remove lint buildup
- Prevents fire hazard
- Cost: $100–$200 (professional) or DIY
3. Septic system inspection:
- If you have septic
- Pump every 3–5 years
- Cost: $300–$500 (inspection), $300–$600 (pumping)
4. Sewer line maintenance:
- Especially for older homes
- Scope every 2–3 years
- Cost: $300–$500 (scope)
5. Pest inspection:
- Check for termites, rodents
- Especially in crawl space
- Cost: $100–$200
6. Smoke/CO detector replacement:
- Replace every 10 years
- Check manufacture date
- Cost: $20–$50 per detector
Major System Lifespans
When to Replace
HVAC system:
- Lifespan: 15–20 years
- Cost: $8,000–$15,000
- Signs: Frequent repairs, uneven heating/cooling, high bills
Roof:
- Lifespan: 20–30 years (composition shingles)
- Cost: $15,000–$30,000
- Signs: Missing shingles, leaks, moss growth
Water heater:
- Lifespan: 10–15 years
- Cost: $1,500–$3,000
- Signs: Rust, leaks, inconsistent temperature
Appliances:
- Lifespan: 10–15 years
- Cost: $500–$2,000 each
- Signs: Frequent repairs, poor performance
Windows:
- Lifespan: 20–30 years
- Cost: $500–$1,500 per window
- Signs: Drafts, condensation, difficult to open
Siding:
- Lifespan: 20–50 years (depends on material)
- Cost: $10,000–$30,000
- Signs: Rot, warping, fading
DIY vs Professional Maintenance
DIY Tasks
Safe for most homeowners:
- Changing HVAC filters
- Cleaning gutters (single-story)
- Testing detectors
- Caulking
- Painting
- Basic landscaping
- Cleaning dryer vents
Tools needed:
- Ladder
- Basic hand tools
- Caulk gun
- Pressure washer (rent or buy)
Cost savings: 50–75% vs professional
Professional Tasks
Hire professionals for:
- HVAC service
- Electrical work
- Plumbing repairs
- Roof work
- Foundation issues
- Sewer line work
- Tree removal
- Structural repairs
Why:
- Safety
- Expertise
- Proper tools
- Warranty/insurance
- Code compliance
Cost: Higher upfront, but prevents expensive mistakes
Finding Reliable Contractors
How to Find
Ask for referrals:
- Neighbors
- Friends
- Real estate agent
- Online reviews (Yelp, Google, Angi)
Check credentials:
- Licensed and bonded
- Insured
- Good reviews
- Years in business
Get multiple quotes:
- 3 quotes minimum
- Compare scope of work
- Check references
- Verify insurance
Red Flags
Avoid contractors who:
- Ask for full payment upfront
- Don't have insurance
- Won't provide references
- Pressure you to decide immediately
- Don't provide written estimates
- Don't pull permits when required
Emergency Preparedness
Know Your Shutoffs
Water main:
- Location: Usually near street or in basement
- When to use: Major leak, pipe burst
- How: Turn clockwise to close
Gas main:
- Location: Outside near meter
- When to use: Gas leak, earthquake
- How: Quarter turn with wrench
Electrical panel:
- Location: Garage, basement, or outside
- When to use: Electrical emergency
- How: Flip main breaker
Emergency Kit
Keep on hand:
- Flashlights and batteries
- First aid kit
- Fire extinguisher
- Emergency contact numbers
- Plumber's phone number
- Electrician's phone number
- HVAC technician's phone number
Emergency Fund
Budget for emergencies:
- 3–6 months expenses
- Plus home repair fund
- $10,000–$20,000 minimum for home repairs
Maintenance Tracking
Create a System
Options:
- Spreadsheet
- Home maintenance app
- Calendar reminders
- Physical binder
Track:
- Date of service
- Cost
- Contractor used
- Warranty information
- Next service due
Benefits:
- Never miss maintenance
- Track costs over time
- Helpful when selling
- Warranty tracking
Summary: Key Takeaways
- Budget 1–2% of home value annually for maintenance ($9,000–$18,000 for $900,000 home)
- Monthly tasks take 15–30 minutes (filters, detectors, leaks)
- Seasonal tasks are critical (gutter cleaning, HVAC service, weatherproofing)
- Seattle-specific needs include moss treatment, moisture control, gutter maintenance
- Prevention is cheaper than emergency repairs (10x–20x cost difference)
- Know your shutoffs (water, gas, electrical) for emergencies
- Track maintenance to stay organized and protect investment
- Hire professionals for complex/dangerous tasks
Next Steps
- Create maintenance calendar with monthly, seasonal, and annual tasks
- Set up automatic savings for maintenance fund ($750–$1,500/month)
- Find reliable contractors for HVAC, plumbing, electrical
- Learn your home - locate shutoffs, understand systems
- Start tracking - create system to record all maintenance
- Do first tasks - change filters, test detectors, check for leaks
Related articles:
- Home Records and Warranty
- Homeowners Insurance Basics WA
- Utilities Setup Seattle
- Property Tax Basics WA
Additional Resources
Maintenance apps:
- HomeZada
- BrightNest
- Centriq
Find contractors:
Seattle-specific:
- Seattle City Light (electrical utility)
- Seattle Public Utilities (water/sewer)
- Puget Sound Energy (gas)
Disclaimer: This article provides general maintenance guidance and should not be considered professional advice. Maintenance needs vary by home age, condition, and location. Consult with licensed professionals for specific maintenance and repair needs.