Rain, moss and mild winters wear on West Coast homes in specific ways. Use these 16 seasonal checks, each with step-by-step pictures, to find small problems before they become expensive ones.
Inspect the crawl space and foundation for moisture
Spring is the best time to catch water that came in over winter. Moisture leads to mould, rot and pests.
Check for standing water, damp insulation and musty smells
Confirm downspouts drain at least 6 feet from the foundation
Look for new cracks and photograph them to track changes
Test your sump pump and clear yard drains
Spring runoff is when a failed pump or blocked drain does the most damage. Test before the heavy rain, not during it.
Pour a bucket of water into the pit and confirm the pump starts and empties it
Clear leaves and debris from catch basins and yard drains
Check that the discharge pipe is not frozen, kinked or clogged
Check window and door seals for leaks
Failed caulking and worn weatherstripping let rain in and heat out. Spring is the time to find them.
Look for cracked caulk, stains or soft wood around frames
Close a sheet of paper in the door; it should hold firm
Re-caulk gaps with exterior-grade sealant on a dry day
Summer home maintenance
Reseal your deck and fence
Dry summer weather is the window to clean and seal outdoor wood before the rain returns.
Wait for 2–3 dry days, then clean and let the wood dry fully
Replace loose screws and rotted boards first
Apply a quality sealant in thin, even coats
Service your heat pump or A/C and replace filters
Heat waves are now more common in the Lower Mainland. A clean system works better and costs less to run.
Replace or wash filters every 1–3 months
Clear leaves and debris around the outdoor unit
Book a yearly service before the first hot spell
Inspect attic ventilation and insulation
A hot, damp or poorly vented attic shortens roof life and raises cooling costs.
Check for daylight, wet insulation or dark stains on the wood
Make sure soffit and roof vents are not blocked by insulation
Add insulation where it is thin or uneven
Trim trees and shrubs back from the house
Branches that touch the roof drop debris and give moss and pests an easy path. Dry weather is the right time to cut.
Keep branches at least 6 feet from the roof and walls
Remove dead or hanging limbs, and hire an arborist for large trees
Check bylaws and permits before cutting protected trees
Fall home maintenance
Clean your gutters and downspouts before the rains
Blocked gutters overflow, and that water ends up in your siding, foundation and basement.
Clear leaves and needles after most leaves have dropped
Flush downspouts with a hose to confirm they flow
Use a sturdy ladder with a spotter, or hire a pro
Shut off outdoor taps and drain hoses
A frozen hose bib can crack a pipe inside the wall. It’s a ten-minute job that prevents a costly repair.
Disconnect and store hoses
Shut off the interior valve to the outdoor tap
Open the outdoor tap to drain remaining water
Service your furnace and replace the filter
Heating season is long on the coast. A clean, serviced furnace is safer and cheaper to run.
Replace the filter every 1–3 months during heating season
Book a yearly service before the first cold snap
Keep vents and returns clear of furniture and rugs
Inspect the chimney and fireplace
Creosote buildup and cracked flues cause chimney fires. Check before the first fire of the year.
Look for soot buildup, cracks in the liner and loose bricks
Book a certified chimney sweep for yearly cleaning
Use only dry, seasoned wood
Winter home maintenance
Test smoke and carbon monoxide alarms
Furnaces and fireplaces run more in winter, so working alarms matter most now.
Press the test button on every alarm monthly
Replace batteries yearly and units that are past their expiry date
Make sure there is an alarm on every level and near bedrooms
Watch for condensation and mould on windows
Wet, mild winters can trap moisture indoors. Left alone, it grows mould on window frames and walls.
Run bathroom and kitchen fans during and after use
Wipe condensation off windows and sills each morning
Keep furniture slightly away from exterior walls for airflow
Check the water heater for leaks and sediment
Most tanks last 10–15 years. Catching a slow leak early prevents a flooded basement.
Look for rust, puddles or damp spots around the base
Flush a few litres from the drain valve once a year to remove sediment
Note the age on the label and plan a replacement near 10–12 years
Get ready for storms and power outages
Windstorms and heavy rain can knock out power for days. A few supplies make it easier and safer.
Keep flashlights, batteries, water and a battery radio in one place
Know where your main water shut-off and electrical panel are
Charge devices and park vehicles away from large trees before a storm
When to call a professional
Do the simple checks yourself, but hire a licensed, insured contractor for:
Roof repairs and anything that needs a ladder on a steep or wet roof
Electrical, gas and furnace work
Large tree removal near the house
Suspected mould, foundation cracks that keep growing or recurring leaks
Common questions
How often should I clean gutters in Metro Vancouver?
At least twice a year: late fall after most leaves drop, and in spring. Homes under tall evergreens may need it more often.
When is the best time to seal a deck in Metro Vancouver?
Mid to late summer, after 2–3 dry days and when the wood is fully dry.
How do I stop moss on my roof?
Remove it gently with a soft brush or hire a roofing pro. Avoid pressure washing, and trim overhanging branches to improve sun and airflow.
How can I prevent mould in a damp climate?
Use ventilation fans, wipe condensation, keep gutters clear and fix leaks quickly.
How do I know when to call a professional instead of doing it myself?
Call a pro for anything involving roofs, electrical work, gas appliances, large trees, or suspected mould or structural damage. Choose licensed, insured contractors.
What is the most common cause of water damage in BC homes?
Blocked gutters and drains, failed caulking and slow plumbing leaks. Regular seasonal checks catch most of them.
Thinking about selling or buying? A well-kept home sells better. Talk to Kevin Lee about what buyers in your area look for.
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.
The data relating to real estate on this website comes in part from the MLS® Reciprocity program of either the Greater Vancouver REALTORS® (GVR), the Fraser Valley Real Estate Board (FVREB) or the Chilliwack and District Real Estate Board (CADREB). Real estate listings held by participating real estate firms are marked with the MLS® logo and detailed information about the listing includes the name of the listing agent. This representation is based in whole or part on data generated by either the GVR, the FVREB or the CADREB which assumes no responsibility for its accuracy. The materials contained on this page may not be reproduced without the express written consent of either the GVR, the FVREB or the CADREB.