Arizona Fall & Winter Home Maintenance Checklist: What Homeowners Should Do Now

After months of triple-digit temperatures, fall in Arizona can feel like a reward. Cooler mornings, open windows and finally being able to enjoy the backyard again are some of the best parts of living in the Valley.

But the transition from summer into fall and winter is also an ideal time to give your home some attention.

Arizona homes face a unique combination of extreme heat, intense sun, monsoon storms, dust and surprisingly cold winter nights. Taking care of a few maintenance items now can help protect your home, improve energy efficiency and potentially prevent expensive repairs later.

Here are some of the most important items Arizona homeowners should consider addressing as we head into the cooler months.

1. Have Your HVAC System Serviced

Your air conditioner has probably been working overtime for the past several months. Once temperatures begin to drop, it's a great time to have your HVAC system inspected and serviced.

Replace your air filters, check thermostats and have the system inspected before you need to switch from cooling to heat. Arizona homeowners sometimes forget about their heating system because we use it so infrequently—but you don't want to discover a problem on the first cold night of the year.

This is also a good opportunity to have your air ducts and vents checked for excessive dust buildup.

2. Inspect Your Roof After Monsoon Season

Arizona's monsoon season can be hard on roofs. High winds, blowing debris and heavy rain can loosen tiles, damage flashing and expose areas where water may eventually enter the home.

Once monsoon season winds down, visually inspect your roof or have a qualified roofing professional take a look.

Pay particular attention to:

• Cracked, slipped or missing roof tiles
  
  
• Damaged flashing
  
  
• Signs of water intrusion
  
  
• Flat-roof coatings that may be deteriorating
  
  
• Debris collecting around drains or roof valleys
  
  

Catching a small roofing issue early is generally much less expensive than discovering it after water has made its way into the house.

3. Clean Gutters, Scuppers and Drainage Areas

Leaves may not fall quite as dramatically in Phoenix as they do in other parts of the country, but Arizona homes still accumulate plenty of debris.

Clean gutters, roof drains and scuppers so rainwater can properly drain away from the home.

While you're outside, check the grading around your property. Water should flow away from your home's foundation rather than pooling against it.

4. Check Windows and Exterior Doors

Months of intense Arizona heat can take a toll on weather stripping, caulking and seals around windows and doors.

Inspect exterior doors and windows for cracks or gaps and replace deteriorated weather stripping or caulking where necessary.

Sealing these areas can help keep warm air inside during colder winter nights—and help keep the heat outside when summer inevitably returns.

5. Inspect Exterior Paint, Stucco and Wood

Arizona's sun is relentless on exterior surfaces.

Walk around your home and look for peeling or faded paint, cracks in stucco, damaged wood and areas where exterior sealants may be deteriorating.

Small stucco cracks are common, but larger cracks or areas showing signs of moisture intrusion should be evaluated by a professional.

Fall is also one of the better times of year to tackle exterior painting and repairs because contractors aren't working in extreme summer temperatures.

6. Service Your Fireplace

Yes, we actually use fireplaces in Arizona!

If your home has a wood-burning fireplace, have the chimney and fireplace inspected and cleaned before using it for the season.

For gas fireplaces, check the ignition, pilot light and gas components and make sure everything is operating properly.

And while you're thinking about fire safety, replace the batteries in your smoke and carbon monoxide detectors and test each unit.

7. Adjust Your Irrigation System

Your landscaping doesn't need the same amount of water in December that it needs in July.

As temperatures cool, adjust irrigation schedules accordingly. Overwatering during cooler months wastes water and can contribute to plant problems, pooling and unnecessary water bills.

This is also a good time to inspect irrigation lines, emitters and valves for leaks that may have developed during the summer.

8. Give Your Pool Some Attention

Pool maintenance doesn't stop just because swimming season does.

As temperatures drop, your pool's chemical and filtration needs may change. Adjust pump run times as appropriate, continue monitoring water chemistry and inspect pool equipment for leaks or other issues.

If you have a pool heater and plan to use it during the cooler months, consider having it serviced before you need it.

9. Protect Outdoor Plumbing

Most Valley homeowners don't spend much time worrying about frozen pipes, but freezing temperatures can occur—particularly in outlying areas of Maricopa County.

Inspect exposed outdoor plumbing and consider insulating vulnerable pipes and backflow devices before freezing temperatures arrive.

It's a relatively inexpensive precaution that can prevent a very expensive surprise.

10. Check Your Water Heater

Cooler weather typically means your water heater has to work a little harder.

Inspect the unit for corrosion, leaks or unusual noises. Depending on the type and age of your water heater, periodic flushing can help remove sediment buildup.

If you're unsure about the condition of your water heater, have a licensed plumber inspect it.

11. Check Your Home's Safety Equipment

Fall is a perfect time for an annual home safety check.

Test smoke detectors and carbon monoxide detectors, replace batteries where needed, check fire extinguishers and make sure everyone in the household knows where your home's main water shutoff and gas shutoff are located.

These aren't glamorous home improvements, but they're some of the most important.

12. Take Advantage of Arizona's Best Home-Improvement Season

Finally, fall and winter are great times to tackle some of the projects you've been avoiding all summer.

Exterior painting, landscaping improvements, patio projects, window replacement, roof repairs and other exterior projects are much more manageable when it's 75 degrees outside instead of 115.

It's also a good time to walk through your home with fresh eyes and create a maintenance and improvement plan for the coming year.

A Little Maintenance Now Can Protect Your Investment

Your home is likely one of your largest financial assets, and routine maintenance is one of the simplest ways to protect its value.

As a real estate agent, I see firsthand how deferred maintenance can affect a home when it comes time to sell. Small issues that could have been addressed inexpensively over the years have a way of becoming much bigger—and more expensive—when they show up during a buyer's home inspection.

Whether you're planning to stay in your home for another 15 years or considering selling in the near future, keeping up with seasonal maintenance helps protect both your home and your investment.

If you're wondering which improvements or maintenance items could have the biggest impact on the value and marketability of your home, I'm always happy to be a resource.

Lisa Ramos
REALTOR®
Serving Phoenix, Scottsdale and the Greater Maricopa County area