St. Louis weather is hard on houses. Summers are hot and humid, winters bring repeated freeze-thaw cycles and the occasional ice storm, and spring arrives with heavy rain and severe storms. Many of the most expensive repairs, like frozen pipes, an HVAC system that fails on the first hot week or water in the basement, trace back to a task that was missed at the right time of year.
This checklist is timed to the our local climate. In the metro area, the first freeze usually arrives in late October or the first week of November, and the last spring frost is typically around mid-April. Outlying areas tend to freeze a little earlier, so build in some margin.
Fall is the most important season on the calendar. Most of the work is about getting water out of anything that can freeze and making sure heat is reliable before it's needed.
Task
Timing and notes
Furnace or boiler service
September or early October, before the first cold night. Technicians' schedules fill quickly once temperatures drop.
Irrigation shut-down and blowout
Mid-October to early November, before the first hard freeze.
Exterior faucets and exposed pipes
Disconnect hoses, shut off and drain exterior spigots, and insulate pipes in unheated areas before the first freeze.
Pool closing
Late September to October, depending on how long the pool stays in use.
Gutters and downspouts
Clean after most leaves have dropped, usually November. Homes with mature trees may need a second visit.
Roof and chimney
Inspect the roof, flashing and chimney. Have wood-burning fireplaces swept before the first fire.
Generator
Service and test before winter storm season.
Driveway and hardscape
Seal cracks before freeze-thaw cycles widen them.
Trees
Have an arborist remove deadwood and limbs over the roof, driveway or power lines ahead of ice and snow.
Smoke and CO detectors
Test and replace batteries, ideally when the clocks change in November.
Winter is mostly about watching for problems and planning ahead. It's also the best time to book spring and summer contractors before their calendars fill.
Task
Timing and notes
Freeze watch
During deep cold, check pipes in exterior walls, crawl spaces and garages. Keep heat on in a home that's unoccupied.
Ice dams and icicles
Watch the roof edge and gutters after snow. Large icicles can point to heat loss or blocked gutters.
HVAC filters
Change on schedule. Heating season is heavy use.
Dormant-season tree pruning
Many trees are best pruned while dormant. Plan larger tree work now.
Water shut-off
Confirm everyone knows where the main shut-off is and that it turns easily.
Plan the year's projects
Get bids for exterior painting, roofing, masonry and landscape projects and reserve dates.
Spring brings the heaviest rain and the start of severe storm season. Focus on water management and getting cooling and irrigation systems ready.
Task
Timing and notes
Sump pump and backup
Test the pump, float and battery backup in March, before spring storms.
Post-winter exterior inspection
Check the roof, gutters, masonry, caulking and paint for winter damage.
Drainage and grading
Make sure downspouts discharge away from the foundation and soil slopes away from the house.
Irrigation start-up
After the last frost, usually mid- to late April. Have vendor check heads and coverage and submit your backflow testing to the county.
Air conditioning service
April or May, before the first hot stretch.
Pest and termite inspection
Spring is when termites swarm and pests become active.
Pool opening
Typically April/May, with equipment checked before the season starts.
Windows and exterior cleaning
Clean windows and screens once pollen season eases.
Summer is about heat, humidity and storms. Cooling systems work hardest now, and dry stretches are the best time for exterior work.
Task
Timing and notes
HVAC filters and condensers
Change filters more often during heavy use and keep outdoor units clear of plants and debris.
Basement humidity
Check dehumidifiers and watch for musty smells or condensation.
Exterior painting and wood care
Paint, stain decks and seal wood during dry weather.
Storm checks
After severe storms, check the roof, gutters, trees and fences for damage.
Irrigation review
Adjust schedules for heat and check for broken heads or dry spots.
Windows and doors
Inspect caulk and weatherstripping and note repairs to complete before fall.
Task
How often
HVAC filters
Every one to three months, depending on the filter and household
Smoke and CO detectors
Test twice a year
Water heater flush
Once a year
Dryer vent cleaning
Once a year
Leak checks
Look under sinks and around water heaters, appliances and toilets regularly
Records
Keep service dates, warranties and vendor contacts in one place
A checklist is easy to write and hard to keep up with, especially in a larger home with several systems and a rotating list of vendors. For each client home, Mason Home Management builds a maintenance calendar like this one, schedules and oversees the work, and keeps a record of everything completed.
For a sense of what this upkeep costs, see What Does It Cost to Maintain a Home in Ladue?
To talk about your home, see membership options or schedule a consultation.
