Summer home maintenance checklist

Summer asks less of the house than the other seasons, but what it asks is specific. The air conditioner runs every day and needs its filter and its drain line kept clear. The sun and the dry spells work on the driveway, the deck, the paint and, on clay soil, the foundation. And the long stretches of dry weather are the only time some outdoor jobs can be done at all. Do these in June, July and August.

Start with the cooling jobs, since those keep the house livable. The outdoor sealing and painting jobs want a run of dry days, so watch the forecast and take them as the weather allows.

The checklist

• Replace the HVAC filter: the system runs hardest now, so the filter loads fastest.
• Clean the AC condensate drain line: humid air means gallons of condensate a day, and a clog floods the closet.
• Clean and check the outdoor AC unit: a midsummer rinse if grass clippings or cottonwood have coated the fins.
• Water the foundation: on clay soil, the dry spell is when the soil shrinks from the slab.
• Inspect and adjust the sprinklers: a mid-season walk through each zone catches the heads the mower hit.
• Seal the driveway: sealer needs warm, dry days to cure, which is why this is a summer job.
• Repaint the exterior: if it's due, summer's dry weather is the window.
• Clean and reseal the deck: if spring was too wet to seal, a dry summer week does it.
• Treat the exterior for pests: the second perimeter treatment, when insects are most active.
• Pump the septic tank: if the spring inspection said it's due, dry ground makes the truck's job easier.
• Clean the refrigerator coils: the fridge works hardest in a hot kitchen, and clean coils help it.
• Clean the bathroom exhaust fans: humid months are when a weak fan lets mildew start.
• Clean the range hood filter: grilling season moves indoors on rainy nights.
• Test the garage door auto-reverse: children and bikes are in and out of the garage all summer.
• Test the water leak sensors: before the vacation, so a leak while you're away gets reported.

Tips

• Do the AC jobs first and early in the season. A filter and a clear drain line are what keep the system running through the heat.
• Watch the forecast for the sealing and painting jobs. They need dry days before, during and after, and a surprise storm ruins a fresh coat.
• Work outside in the morning. The surfaces are cooler, the sealer and paint behave better, and so do you.
• Set up the foundation soaker hoses on a timer at the start of the first dry spell, and forget about them until it rains.
• Before a trip, close the main water valve if it turns easily, test the leak sensors, and put a few lights on timers.

FAQ

What home maintenance should be done in summer?

The air conditioning jobs, the sealing and painting that need dry weather, the sprinklers, pest control, and on clay soil, watering the foundation.

Is summer a good time to seal a driveway?

Yes. Sealer needs warm, dry days to cure, and summer offers the most of them. Fill the cracks first and keep cars off until it's dry.

How do I keep the AC running all summer?

Change the filter on schedule, pour vinegar down the condensate line every month or so, and keep the outdoor unit's fins clear of debris.

Should I water my foundation in summer?

Only on clay soil, which shrinks away from the foundation in a drought. On other soils it does nothing useful.