A Lowcountry Homeowner's Seasonal Maintenance Guide

Our climate is beautiful and hard on homes. Humidity, salt air, termites and summer storms all take their toll. A little attention each season protects your biggest investment, and makes a real difference when it's time to sell.

Spring (March to May)

• Service the A/C before the first hot week, when every HVAC company is booked. Replace filters and clear the condensate line.
• Termite check. Spring swarms are common here. Keep your bond or service agreement current and watch for mud tubes along the foundation.
• Wash the exterior. Soft-wash siding, the roof and walkways to remove mildew and pollen.
• Refresh pine straw or mulch, keeping it a few inches away from siding and the foundation.
• Check irrigation heads and timers before summer.

Summer (June to August)

• Hurricane prep. Review insurance, test the generator, check shutters and clear gutters. See my hurricane prep guide.
• Manage humidity. Aim for indoor humidity around 50%. Run bath fans, and keep an eye on closets and crawl spaces for musty smells.
• Check the crawl space or under-house area for standing water, sagging insulation or pests.
• Inspect decks and docks for loose boards, popped nails and corroded fasteners.

Fall (September to November)

• Service the heat, whether it's a heat pump or gas furnace. Test smoke and carbon monoxide detectors.
• Clean gutters after the leaves drop, and again if you have pines.
• Clean the dryer vent all the way to the exterior. Lint buildup is a fire risk.
• Seal and caulk around windows, doors and exterior penetrations before the cooler, wetter months.
• Walk the roof line from the ground after storm season for missing shingles or lifted flashing.

Winter (December to February)

• Protect pipes on hard-freeze nights. Freezes are rare here, which is exactly why homes aren't ready. Insulate exposed pipes and know where your main shutoff is.
• Flush the water heater to clear sediment, especially with hard water.
• Trim trees while they're dormant, keeping limbs well clear of the roof.
• Plan projects for spring and book contractors early.

Every month

• Change or check HVAC filters.
• Run water in unused bathrooms to keep traps full.
• Test GFCI outlets in kitchens, baths and outdoors.

What the Lowcountry does to a house

A few things wear on homes here faster than anywhere else I've lived. Knowing them tells you where to spend your attention.

• Moisture under the house. Many Charleston-area homes sit on crawl spaces. Warm, humid air under the floor leads to mold, sagging insulation and soft wood. Check that vents and the vapor barrier are doing their job, and ask a professional about a dehumidifier or encapsulation if it stays damp.
• Termites. The Lowcountry has both native subterranean termites and the more aggressive Formosan kind. A termite bond with yearly inspections is standard here, and letting one lapse is an expensive saving.
• Salt air. Near the beaches and marsh, salt shortens the life of outdoor A/C units, door hardware, light fixtures and fasteners. Rinsing the outdoor unit with fresh water a few times a year helps it last.
• Live oaks and pines. Live oaks drop their leaves in spring, not fall, and pines shed needles all year, so gutters need more than one cleaning.
• Tidal flooding. The highest tides of the year arrive in fall. If your street or yard takes on water, keep drains and ditches clear and note how high it comes.

The five things buyers' inspectors look at first

When you sell, these are what come up most in inspection reports here, and what buyers ask sellers to fix or credit.

1. Roof age and condition. Insurers care as much as buyers do.
2. HVAC age and service history. Units work hard here and wear out sooner than the national averages suggest.
3. Crawl space moisture. High readings in the wood under the house are one of the most common repair requests.
4. The wood infestation report (CL-100). Lenders and buyers expect a clear one.
5. Windows, doors and siding. Failed seals, wood rot at the trim and missing caulk.

Staying ahead of these year by year costs far less than fixing them all at once under a contract deadline.

Common questions

How often should I service my A/C in Charleston?

Twice a year, in spring before the heat and in fall before you switch to heat. Change filters every one to three months, more often with pets or during pollen season.

Do I really need a termite bond?

In this climate, yes. It's inexpensive next to the cost of repairs, and a current bond that can transfer to the buyer is a selling point.

What should I do first if I've just moved here?

Find your main water shutoff, service the HVAC, confirm the termite bond is in your name and get ready for storm season before June.

Need a recommendation? My clients get access to my vetted list of local handymen, HVAC techs, pest control companies and more. Just ask.

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