The Florida Home-Care Calendar, Season by Season

Florida homes ask for a little care at the right time of year. The owners who never seem to have surprise repairs aren't lucky. They follow a simple rhythm.

It sounds like you'd like that rhythm without a binder full of rules. Here it is, one season at a time.

Spring: what should I do before the heat arrives?

• Service the air conditioner. Have a technician check it before summer, and replace the filter.
• Clean the gutters and downspouts so summer rains run away from the house.
• Walk the roof line from the ground. Look for lifted shingles, cracked tiles or stains on ceilings inside.
• Check the irrigation for broken heads and set it to your area's watering days.

Early summer: how do I get ready for hurricane season?

Hurricane season runs from June 1 to November 30. A calm plan made in May is worth more than a rushed one made in September.

• Know your evacuation zone. Look it up at Know Your Zone.
• Test shutters or panels, and make sure the hardware is where you can find it.
• Review your insurance: your hurricane deductible, flood coverage, and your policy's renewal date.
• Photograph every room and keep the photos somewhere outside the house.
• Stock the basics: water, batteries, medicines, and copies of important papers.

Summer: what needs attention when it's hot and wet?

• Change the air conditioner filter monthly in the hottest months, and keep the condensate line clear.
• Watch for moisture: musty smells, condensation on vents, or water around the air handler.
• Trim trees and palms away from the roof before storm season peaks.

Fall: what should I check after the storms?

• Look the house over after any storm: the roof, the soffits, the screens and the fence.
• Flush the water heater to clear sediment.
• Clean the dryer vent all the way to the outside. Lint buildup is a fire risk.
• Check caulk and seals around windows and doors.

Winter: what belongs on the cooler-weather list?

• Service the heat before the first cold night, and test smoke and carbon monoxide alarms.
• Plan projects for the dry months: painting, roof work, and anything that needs a permit.
• Consider a wind mitigation inspection. It documents features such as roof attachment and shutters that insurers may credit. Ask your insurance agent whether it could help your policy.

Which repairs protect a home's value most?

The roof, the air conditioner, water heaters and anything that keeps water out. These are also the items buyers and insurers ask about first, so keeping records of when each was replaced pays off twice.

Keep a simple file: the date, the company, and the receipt for every major repair or replacement.

What if I'd rather not do it myself?

That's what local pros are for. Tampa Bay Home Maintenance coordinates repairs and seasonal upkeep with local tradespeople. It's a d/b/a of Inspired Nooks Realty, LLC, and you're always free to choose any provider.

Your next step

A small first step

Know your evacuation zone

Keep exploring

• Owning well: your home's value, checked yearly
• Flood zones in St. Pete, in plain words

When you're ready

Is there something about your home you'd like a second opinion on? You can ask us here, with no cost and no pressure.