HOME CARE · PACIFIC NORTHWEST

How to Take Care of a Home in the Rainiest Corner of the Country

PNW homes live or die by water management. Every system, every season, every year. Maintenance here is not optional; it’s the difference between a home that holds its value and one that quietly accumulates expensive surprises. This guide covers what to do and when, broken down by season and by system.

General guidance for typical Portland-area homes. Your home’s systems, age, and site may differ. When in doubt, ask.

THE QUARTERLY RHYTHM

SPRING · MARCH–MAY

Assess the damage, treat the moss.

The rain is easing; now find out what it did. Walk the exterior: look for winter’s new siding stains, peeling paint, and gutter overflow marks. Clean gutters and downspouts (first of the year’s two minimum cleanings). Treat roof moss while it’s actively growing. Spring treatment works best.. Check the crawlspace for standing water or new moisture staining. Test the sump pump if you have one. Service the AC/heat pump before the first warm stretch. Re-screen and open foundation vents if they were closed. Wash the siding (garden hose and soft brush, not a pressure washer against the grain of siding or under laps).

The rain is easing; now find out what it did. Walk the exterior: look for winter’s new siding stains, peeling paint, and gutter overflow marks. Clean gutters and downspouts (first of the year’s two minimum cleanings). Treat roof moss while it’s actively growing: spring treatment works best. Check the crawlspace for standing water or new moisture staining. Test the sump pump if you have one. Service the AC/heat pump before the first warm stretch. Re-screen and open foundation vents if they were closed. Wash the siding (garden hose and soft brush, not a pressure washer against the grain of siding or under laps).

SUMMER · JUNE–AUGUST

The dry window: build, paint, fix.

This is the only season the PNW gives you for exterior projects. Use it. Exterior painting and caulking happen now (dry surfaces, warm nights). Roof repairs, replacement, and skylight work happen now. Deck washing, repairs, and sealing happen now. Fence and gate repairs. Window glazing and weatherstripping replacement. Schedule the sewer scope if one is due: dry season is easiest. Order firewood if you burn; schedule the chimney sweep for early fall before the rush.

FALL · SEPTEMBER–OCTOBER

The big one: everything before the rain returns.

The most important six weeks of the PNW maintenance year. Clean gutters AFTER leaf drop (under firs and cedars, plan on a second pass, as conifer needles fall all season). Confirm every downspout discharges well away from the foundation (extensions or drains, minimum several feet. Walk the roof line (from the ground or a licensed roofer from up top): lifted shingles, flashing gaps, moss regrowth: fall moss treatment is the second application. Service the furnace before first use; replace the filter. Sweep the chimney if wood-burning. Disconnect garden hoses and cover/insulate exterior hose bibs before the first freeze. Check weatherstripping and door sweeps. Test smoke and CO alarms when the clocks change; replace batteries. Close or screen crawlspace vents per your home’s setup.

WINTER · NOVEMBER–FEBRUARY

Monitor, and respect the freeze.

Watch and respond. After major storms, scan ceilings and window heads for new stains, and check the attic if access is easy. During freeze events: drip vulnerable faucets, open cabinet doors on exterior-wall plumbing, know where your main water shutoff is before you need it. Check gutter behavior during heavy rain: overflowing mid-storm means a clog or an undersized run. Watch for ice dams on complex rooflines during rare snow. Keep an eye on crawlspace and basement humidity. Plan next summer’s projects while contractors’ calendars are open.

BY SYSTEM

Roof, Gutters & Moss

Twice yearly minimum

Drainage & Crawlspaces

Spring + fall inspection

Plumbing & Water Heater

Flush yearly; plan ahead

Sewer Lines & Laterals

Scope at purchase; every 3–5 yrs

Heating, Cooling & Filters

Check filter monthly

Siding, Paint & Decks

Paint: 7–10 yrs; decks: 2–3 yrs

The Year at a Glance

Full checklist + PDF download

LIFESPAN TABLE: WHAT THINGS LAST HERE

COMPONENT

TYPICAL PNW SERVICE LIFE

Composition roof

20–30 years

Metal roof

40+ years

Exterior paint (wood siding)

7–10 years

Tank water heater

8–12 years

Tankless water heater

15–20 years

Furnace

15–20 years

Heat pump

12–15 years

Deck stain/seal

2–3 years

Galvanized supply pipes

At/past end of life in most homes

Ranges assume maintenance; shade, slope exposure, and installation quality move every number.

Nathan is not a licensed professional engineer; his observations are informational, drawn from his 23-year career in structural engineering.

Questions about a specific home’s systems or condition? That’s exactly what showings are for.

Buying with an engineering background