Annual Home Maintenance Schedule for LA Homes

Preventive maintenance is the cheapest form of home repair. A $150 HVAC tune-up prevents a $5,000 compressor failure. A $20 tube of caulk prevents $10,000 in water damage. This schedule gives you a season-by-season system tailored to the LA climate.

Every Month (Year-Round)

• Test smoke and carbon monoxide detectors — Press the test button on each unit. Replace batteries once a year.
• Check under sinks for leaks — Open every cabinet under a sink and look for drips, moisture, or stains.
• Replace or clean HVAC filters — Dirty filters increase energy bills and shorten system life. Standard filters: monthly. Pleated filters: every 3 months.
• Run water in unused fixtures — 30 seconds in guest bathrooms keeps P-traps filled and prevents sewer gas from entering the home.

Spring (March – May)

• Schedule an AC tune-up — Have a professional service your air conditioning before summer. Costs $75 – $150 and includes coil cleaning, refrigerant check, and electrical inspection.
• Clean gutters and downspouts — Remove debris from the rainy season. Ensure downspouts direct water at least 3 feet from the foundation.
• Inspect the roof — Look for missing, cracked, or curling shingles from the ground using binoculars. Check the attic for leak signs. LA sun degrades roofing faster than most climates.
• Check sprinkler systems — Turn on each zone and walk the yard. Look for broken heads, misaligned spray, and leaks.
• Inspect exterior caulking and paint — UV damage is aggressive in LA. Re-caulk gaps around windows and doors. Touch up peeling paint.
• Test the water heater T&P valve — Lift the lever briefly. You should hear water release into the drain tube.
• Clean kitchen exhaust and dryer vent — Grease buildup and lint buildup are fire risks.

Summer (June – August)

• Check weatherstripping — Replace cracked or compressed seals on doors and windows to keep cool air in.
• Maintain wildfire defensible space — Clear dead vegetation within 30 feet of the home. Trim branches 10 feet from the roof. Remove dead leaves from yard and roof.
• Inspect deck and patio — Power wash, check for loose boards or cracked concrete, re-seal wood if water no longer beads.
• Check for termite activity — LA's mild climate keeps termites active year-round. Look for mud tubes, hollow wood, or sawdust piles near wood structures.
• Service the garbage disposal — Grind ice cubes and kosher salt to clean, then flush with cold water and citrus peels.
• Check toilet components — Inspect flappers, fill valves, and floats. A running toilet wastes hundreds of gallons daily.

Fall (September – November)

• Service the heating system — Have your furnace or heat pump checked before the first cold night. Test it for 15 minutes.
• Clean gutters again — Critical before the rainy season. Clogged gutters cause fascia damage and foundation problems.
• Check window and door seals — Ensure everything closes tightly before rain arrives. Re-caulk exterior window frames if needed.
• Flush the water heater — Drain 2 to 3 gallons to remove sediment. LA's hard water causes heavy buildup.
• Inspect chimney and fireplace — Check the damper, inspect the firebox for cracks, and schedule a sweep if you burn wood.
• Trim trees away from the house — Remove branches overhanging the roof or touching the house.
• Test GFCI outlets — Press the test button on kitchen, bathroom, garage, and exterior outlets. Replace any that do not trip.

Winter (December – February)

• Monitor for leaks during rain — After the first big storm, check the attic, windows, and garage for water intrusion.
• Insulate exposed pipes — LA cold snaps in the Valley and foothills can occasionally freeze unprotected pipes.
• Check grading and drainage — Ground around the foundation should slope away from the house. Fix pooling water.
• Replace smoke detector batteries — Annual replacement. Replace the detectors themselves every 10 years.
• Test garage door safety — Place a 2x4 under the door; it should auto-reverse on contact. Lubricate tracks and rollers.
• Review earthquake preparedness — Verify water heater is strapped (California law). Secure tall furniture to studs. Check emergency kit supplies.

Let GoldKey Handle the Hard Stuff

Many of these tasks are DIY-friendly, but HVAC service, water heater maintenance, roof inspection, and plumbing checks are faster and safer with a pro. Bundle multiple tasks into one visit to save. $150 for the first hour, $85 for each additional hour. Call (323) 630-9115.