Staying ahead of home maintenance in Los Angeles isn’t just about preserving property value — it’s about avoiding the costly emergency repairs that come from deferred attention. LA’s climate is generally mild, but each season brings its own demands. This checklist breaks down what to do, and when.
Spring Maintenance (March–May)
- Plumbing: Check under sinks and around toilets for slow leaks that developed during winter. Test the water heater pressure relief valve. Flush sediment from the water heater by draining 2–3 gallons.
- Irrigation: Inspect all sprinkler heads after winter. Replace any broken heads. Adjust controller for spring watering schedule per local restrictions.
- Roof: Walk the perimeter and visually inspect for lifted or missing tiles. Trim back any tree branches within 6 feet of the roof.
- HVAC: Replace air filter. Schedule AC tune-up before summer demand hits.
- Exterior: Check caulking around windows and doors. Repaint or seal wood surfaces showing wear.
Summer Maintenance (June–September)
- Plumbing: Summer heat stresses water heaters and can accelerate pipe wear. Monitor water bills — an unexpected spike often signals a hidden leak. Check outdoor hose bibs for drips.
- Cooling: Clean AC condenser coils and ensure at least 2 feet of clearance around outdoor units. Test thermostat accuracy.
- Water conservation: Adjust irrigation to early morning watering only (before 9am) to minimize evaporation. Consider installing a smart irrigation controller if you haven’t already.
- Fire safety: Clear dead vegetation within 100 feet of structures in fire-risk zones. Store firewood away from the house. Review your homeowner’s insurance for fire coverage.
Fall Maintenance (October–December)
- Plumbing: Insulate exposed pipes in unheated spaces (garage, crawl space). Check for dripping outdoor faucets and fix before the first cold snap.
- Gutters: Clear fallen leaves and debris before rainy season begins.
- Furnace: Replace filter. Test heating system before first cold night — HVAC companies get extremely busy once cold weather arrives.
- Drainage: Confirm all downspouts are directing water away from the foundation. Test sump pump if you have one.
Winter Maintenance (January–February)
- Plumbing: Even in mild LA winters, cold snaps can freeze exposed pipes. Know where your main water shut-off is in case of a pipe burst. Check water heater is set to 120°F.
- Roof: Inspect after significant rain events. Look in attic for water intrusion.
- Foundation: Monitor for new cracks or changes following winter rains, which can saturate hillside soils.
Annual Tasks (Any Season)
- Test smoke and carbon monoxide detectors — replace batteries
- Inspect electrical panel for signs of corrosion or tripped breakers
- Check water heater age — units over 10 years old should be evaluated for replacement
- Review homeowner’s insurance policy and coverage limits
For plumbing-specific guidance on LA homes, our Home Plumbing Guide for LA Residents covers common issues and maintenance tips in detail. And if a maintenance issue becomes a true emergency, see our guide on Emergency Home Services in LA for who to call.