This site is a practical guide to home repair and maintenance: a seasonal checklist, how to budget and keep records for upkeep, which repairs are reasonable to do yourself, how to hire and vet contractors, and when small problems are warning signs of bigger ones. The articles below go into specific projects. This page is the overview.

Most expensive home repairs start as small ones: a slow drip, a cracked seal, a filter that wasn’t changed. Regular maintenance is less about big projects than about catching those early.

A seasonal maintenance checklist

Spring

• Service the air conditioner or evaporative cooler before hot weather.
• Clean gutters, roof drains and downspouts.
• Check the roof from the ground for damage after winter.
• Inspect caulk and weatherstripping around windows and doors.
• Test smoke and carbon monoxide detectors.

Summer

• Change HVAC filters often, especially in dusty or hot climates.
• Check irrigation systems for leaks and overspray.
• Watch for signs of roof leaks after storms.
• Clean the dryer vent duct.

Fall

• Service the heating system.
• Inspect the roof and attic for storm damage.
• Seal gaps where pests could get in as weather cools.
• Drain and store hoses if freezes are possible.

Winter

• Check for drafts and add insulation where needed.
• Plan bigger projects for spring.
• Flush the water heater to remove sediment.

See a year-round seasonal maintenance plan and preventing future issues through maintenance.

Budgeting and record-keeping

A common rule of thumb is to set aside a percentage of your home’s value each year for maintenance and repairs, more for older homes. Keep a simple home file with:

• Installation dates and warranties for the roof, water heater, HVAC and appliances.
• Receipts and invoices for repairs.
• Contractor contact information.
• Dated photos of problems and repairs.

Hard water is common in many areas, and water softeners, filters and water heaters all need periodic attention. See budgeting, record-keeping and water softener basics.

DIY or hire a pro?

Usually reasonable to do yourself: replacing filters, caulking, weatherstripping, minor drywall patches, painting, replacing cabinet hardware, cleaning gutters on a single-story home, and resetting tripped breakers.

Better left to professionals: electrical wiring, gas lines, structural work, roofing, garage door springs, major plumbing, and anything that needs a permit. See drywall repair and installation and flooring installation and repair for projects where the line can go either way.

Hiring and vetting contractors

1. Verify the contractor’s license with your state. In Arizona, use the Arizona Registrar of Contractors.
2. Ask for proof of insurance.
3. Get at least two written estimates that describe the same scope of work.
4. Ask who pulls permits, if any are needed.
5. Get a written contract with the price, payment schedule, timeline and warranty.
6. Avoid large up-front payments and pressure to sign quickly.

See vetting contractors for home repair. The U.S. Department of Housing and Urban Development has consumer information on home improvements.

Know your shutoffs

Before an emergency happens, find and label:

• The main water shutoff, and the individual shutoff valves under sinks and behind toilets.
• The electrical panel, with labeled breakers.
• The gas shutoff at the meter, and the tool needed to turn it.
• The water heater’s water and gas or power controls.

Knowing where these are can turn a flood or leak from a disaster into an inconvenience.

Small problems that signal bigger ones

• Water stains on ceilings or walls: roof, plumbing or HVAC leaks. Musty smells can mean mold; the EPA has guidance on dealing with it.
• Cracks in walls or doors that start sticking: possible settling or foundation movement.
• Rising utility bills: leaks, failing equipment or poor insulation.
• Flickering lights or warm outlets: electrical problems that need prompt attention.
• Slow drains throughout the house: a main line issue.

Energy efficiency

Many maintenance tasks also cut energy bills: sealing air leaks, adding insulation, servicing HVAC equipment and replacing old appliances with efficient models. The Department of Energy’s Energy Saver site has practical guides.

Materials matter

Cheap materials can make a repair fail sooner. For anything exposed to sun, water or heavy use, such as roofing, exterior paint, caulk and flooring, quality products usually pay for themselves. See quality materials for durable repairs.

Related guides cover roofing, garage door repair, appliance repair and home security. For the basics in one place, see the complete guide to home repair and maintenance. The newest articles on this site are listed below.