Thanks! I’ll create a detailed home maintenance schedule for your 11-year-old, two-story Austin home. I’ll include appropriate task frequencies, estimated costs, and categorize which tasks are DIY-friendly versus those that typically require a professional. I’ll also prepare both a printable checklist and a calendar-style schedule.

I’ll get started and let you know when it’s ready to review.

Comprehensive Home Maintenance Schedule – Two-Story 3BR Home (Austin, TX, 11 Years Old) #

Maintaining your home proactively will preserve its value and prevent costly repairs. This tailored schedule is organized by frequency (monthly, quarterly, bi-annually, annually) and considers Austin’s climate (hot summers, occasional freezes) and local conditions (limestone-hard water, storm risks). It includes a summary table, a printable checklist, and a month-by-month calendar of tasks. Each task is listed with a description, recommended frequency, estimated cost (DIY vs. professional), and whether you can DIY or should hire a professional.

Maintenance Schedule Summary (By Cadence) #

Below is a summary table of maintenance tasks, organized by how often they should be done. This provides a quick reference for tasks, their frequency, cost estimates, and whether to DIY or hire a pro:

Note: DIY cost estimates include only materials/supplies, assuming you have basic tools. Professional costs are approximate for hiring a licensed or specialized service in Austin. Prices can vary, so consider getting quotes for professional work. When in doubt about a task, especially anything involving high ladders, electrical, gas, or complex systems, err on the side of safety and hire a qualified professional.

Maintenance Checklist by Frequency (Printable) #

Below is a printable checklist of tasks grouped by how often they should be done. You can use this as a quick-reference chore list. (For each task, a brief description is included. See the table above or calendar below for cost info and more details.)

Monthly Tasks (Every Month) #

• HVAC Air Filter – Replace or clean HVAC filters to ensure proper airflow and efficiency. (Especially important in dusty Austin summers when AC runs constantly.)
• Check for Leaks – Look under sinks, around toilets, and water fixtures for any leaks or moisture. Catch drips early to prevent water damage or high bills.
• Kitchen Vent Hood – Clean or replace the range hood filter. Soak it and degrease to remove oily buildup for fire safety and good ventilation.
• Smoke/CO Detectors – Test all smoke and carbon monoxide alarms by pressing the test button. Ensure they sound and are functional. (Also replace batteries every 6 months, even if chirping hasn’t started.)
• GFCI Outlets – Test GFCI outlets by pressing “Test” then “Reset” to ensure they trip properly. This keeps you safe from electrical shocks.
• Fire Extinguisher – Check the pressure gauge on any home fire extinguishers (should be in the green zone). Make sure pins are in place and the extinguisher is not expired.
• Garbage Disposal – Grind a cup of ice in the disposal and flush with hot water and baking soda. This sharpens blades and clears grease. (Keeps disposal fresh for heavy use – think summer cookouts and holiday meal prep.)
• Dishwasher – Empty the dishwasher filter/trap of food debris. Run an empty hot cycle with vinegar or dishwasher cleaner to combat hard-water scale and odors.
• Washing Machine – Run the washer’s self-clean cycle (or a hot cycle with vinegar/cleaner) to prevent soap buildup. Wipe the drum and lid. Check that hoses aren’t leaking at the connections.
• Dryer – Clean the lint trap every load; as a monthly extra, vacuum inside the lint trap housing and check the exterior vent flap is opening and not lint-clogged. (Clear lint keeps drying efficient and prevents fires.)
• Walk the Exterior – Take a slow walk around the house. Check the foundation for cracks or pooling water, look at siding and paint for damage, peek at the roof from the ground for any obvious issues, ensure gutters and downspouts are attached, and vents are clear.
• Yard Scan – Even with a xeriscaped yard, pull any weeds that have snuck up through gravel or mulch. Remove leaves or debris (Austin’s winds can blow trash or leaves from nearby trees). Verify that the ground cover (rocks/mulch) still adequately covers soil (to prevent erosion and evaporation).
• HVAC Condensate Drain – In hot months, pour a cup of white vinegar or diluted bleach into the A/C condensate drain line or trap. This prevents algae growth that could clog the line and cause water backups (especially important in our humid summer months).
• General Clean & Inspect – Use the monthly routine to notice anything unusual: e.g., signs of mold (caused by high humidity – run dehumidifiers or vent fans if needed), any pest droppings in the garage or attic, or odd noises from appliances. Addressing small issues promptly will save money in the long run.

Quarterly Tasks (Every 3 Months) #

• Clean Faucet Aerators – Unscrew faucet aerators (and showerheads quarterly or as needed) and soak them in vinegar to dissolve mineral deposits. Austin’s limestone-heavy water causes mineral buildup, so regular cleaning keeps water flowing and prevents sputtering.
• Vacuum Vents and Registers – Go through the house with a vacuum brush to dust off intake grilles and air vents. This improves indoor air quality and reduces dust circulation. Ensure no furniture or curtains block vents.
• Garage Door Maintenance – Lubricate the garage door’s moving parts (springs, hinges, rollers) with a silicone or garage-door lubricant. Then test the auto-reverse: block the sensor or place a piece of wood in the door’s path to ensure it reverses on contact or when the beam is broken. Adjust or call a technician if the safety reverse isn’t working.
• Dryer Vent Check – Detach the dryer vent hose and gently vacuum out lint from the hose and wall vent. (You’ll do a thorough deep clean annually, but a quarterly touch-up helps if you dry a lot of laundry.) Also, go outside and ensure the vent flap opens freely; clear any lint buildup from around it.
• Inspect Plumbing & Caulking – Do a quick check of all visible water lines and fixtures. Look at the supply lines for the toilets, sinks, washing machine, and dishwasher for any signs of drips or deterioration. Exercise the shut-off valves (turn off and back on) to prevent them from seizing up. Inspect caulking in bathrooms and kitchen; re-caulk or silicone any small gaps or cracks to keep water out of crevices.
• Check Appliances – Give your appliances a quarterly once-over: verify the refrigerator is cooling properly (no excessive ice buildup in freezer), dishwasher is not leaking under the sink, garbage disposal is snug with no leaks, and water heater shows no error codes or leaks.
• Pest Patrol – Scan for signs of pests each quarter. Look along baseboards and in cabinets for droppings (roaches or rodents), check the attic for nests or chewed wires, and walk the foundation perimeter for mud tubes (termites). If you see signs, address immediately (set traps, bait, or call pest control). Regular quarterly pest control treatments by a professional are common in Texas – consider this if pests are a frequent issue.
• Seasonal Yard Tasks – Even with low-maintenance xeriscaping, each season brings small tasks. In early spring, you might prune dead plant material off any perennials or ornamental grasses. In late spring, check any irrigation drip lines (if installed) or soaker hoses – run them to ensure emitters aren’t clogged and fix any leaks. In fall, rake or blow out any fallen leaves or oak pollen catkins that might have collected in corners or under gravel. And always ensure rainwater can flow away: clear any debris from French drains or drainage paths on your property.

Bi-Annual Tasks (Twice a Year) #

• HVAC Professional Service – Schedule HVAC tune-ups twice a year. In spring (Mar/Apr), have an A/C check before the brutal summer heat arrives; in fall (Oct), service the furnace before any cold snaps. The technician will check refrigerant levels, clean coils, test safety controls, and ensure efficient operation. Regular servicing keeps your central air and heat running efficiently and can extend its life. (Estimated cost: ~$100-$150 per visit; many Austin HVAC companies offer spring/fall maintenance plans.)

• Replace Fridge Water Filter – Install a new refrigerator water/ice filter every six months (per manufacturer). A good schedule is twice a year, say January and July, so you remember. This keeps your drinking water tasting clean and the ice maker flowing properly. (Cost: $30-60 for the filter; easy DIY.)

• Rotate/Flip Mattresses – (Optional but good practice) Rotate or flip mattresses to promote even wear every 6 months (if your mattress type allows). This isn’t a structural home issue, but it’s a good routine to tie into your schedule, often done when daylight savings time changes.

• Clean Refrigerator Coils – Pull out the fridge and vacuum the coils or the back side grille twice a year if you have pets that shed; otherwise, annually may suffice. Dust build-up makes the fridge work harder, raising energy use. A coil brush or vacuum attachment works well. (Unplug the fridge first for safety.)

• Test and Flush Water Heater – For tankless water heaters, a full flush is annual (see Annual section), but you can do a mid-year mini-check: run hot water at a tap and confirm the unit fires without error codes, and clean the inlet water filter (a small filter many tankless units have on the cold water line). For tank-style heaters (if it were tank, not in this home), one would drain a few gallons every 6 months to reduce sediment. In Austin, hard water sediment can accumulate quickly.

• Smoke/CO Alarm Batteries – Replace batteries in all smoke detectors and carbon monoxide alarms twice a year (for example, at each daylight savings time change in spring and fall). Even if your detectors are hardwired, they have backup batteries that need replacing. Pro Tip: Write the date on the new battery or on the alarm so you know when it was last changed.

• Gutters & Downspouts – Even without trees on your lot, check gutters and downspouts at least twice a year (end of spring and end of fall). Debris such as roof granules, pollen clusters, or leaves blown from neighbors can accumulate. Ensure gutters are securely attached and draining away from the foundation. If you see overflow during rains, they likely need cleaning. (DIY with a ladder and hose, or hire a gutter service ~$100-$150).

• Window and Door Seals – Inspect weatherstripping and seals two times a year (when seasons change). In spring, check that window seals survived the winter; in fall, ensure door sweeps and weatherstrips are intact to keep out cold drafts and pests. Replace any flattened or damaged strips to maintain energy efficiency.

• Deep Cleaning – Every six months, incorporate some deep cleaning tasks that also count as maintenance: shampoo or steam clean carpets (helps indoor air quality), reseal natural stone countertops or tile grout if it’s been a couple of years (to prevent staining), and clean out the garage or utility room (while checking for any issues in those storage areas).

Annual Tasks (Every Year) #

• Flush Tankless Water Heater – Once per year, flush the tankless water heater with a descaling solution or white vinegar to remove mineral build-up. This involves connecting a pump and hoses to the service ports. Given Austin’s very hard water, this is critical to keep the unit running efficiently – neglect can cause performance issues. (Homeowners can DIY with a tankless flush kit (~$30) if comfortable, otherwise hire a plumber ~$150. Turn off the heater’s power and follow manufacturer instructions.)
• Professional Whole-House Inspection – Consider hiring a professional for a thorough annual inspection (many offer an “Annual Home Physical”). While optional, a pro might catch issues you overlook – like subtle foundation movement or emerging roof problems. If not hiring an inspector, at least do your own comprehensive check of all systems annually.
• Dryer Vent Deep Clean – Perform a full clean of the dryer exhaust duct annually. This means disconnecting the duct and using a long brush or vacuum to remove lint all along the pipe, all the way to the exterior exit. This is vital in a two-story home where vents are often longer and may exit through the roof. Clogged dryer vents are a leading cause of house fires. (DIY if you have the tools and feel safe on a ladder; otherwise, hire a professional dryer vent cleaning service.)
• Roof and Attic Check – Do a detailed roof inspection once a year, ideally in the fall or early spring. Look for missing or cracked shingles, damaged flashing around vents, or any sagging. Austin hail storms or high winds can cause damage, so also inspect after any major storm. It’s wise to get a professional roofer’s inspection every couple of years, especially as the roof gets older (many offer free estimates). Meanwhile, go into the attic on a bright day – see if any sunlight peeks through (sign of a hole) or if you find signs of leaks (water stains, mold). Also, check that attic insulation is adequate and hasn’t been displaced – proper insulation helps tremendously in Austin’s heat.
• Termite Inspection – Do a perimeter check yearly for termites. Walk around the slab foundation and look for mud tubes or wood damage at the base of exterior walls. Subterranean termites are common in Central Texas. Many pest control companies offer free annual termite inspections – take advantage of that, especially around year 10+ of the house. Preventative treatments or bait stations might be warranted if termites are in the area.
• Exterior Maintenance – Once a year, devote a weekend to exterior upkeep: touch up any peeling paint on siding or trim (the Texas sun can blister paint over time), caulk any gaps around windows, doors, and where pipes or wires enter the house. Sealing these prevents water intrusion and pests, and keeps conditioned air from escaping. Check the condition of any exterior wood (fences, deck, porch) – you may need to reseal or stain a deck every 2-3 years, for example, or replace a rotting fence post.
• Clean Exterior Windows – Wash windows (at least main ones) and clean off dirt, cobwebs, and wasp nests from eaves and around lights. Clean window screens gently with soapy water and a hose, and let dry. This keeps your home looking nice and ensures maximum light (plus you might catch any failed double-pane seals if windows are fogging).
• HVAC System Check – Beyond the pro tune-ups, do your own annual check: listen for any odd noises when the AC and furnace run, make sure the AC cools to set temperature even on 100°F days, and the furnace heats properly on cold nights. If you have electric heat strips (common in heat pumps or as emergency heat), those should be tested too. Also, replace the thermostat batteries (if your thermostat has batteries) once a year to prevent it from dying.
• Plumbing Maintenance – Annually, test your water pressure at an outdoor faucet (ideal ~50-70 psi; higher might require a pressure regulator check). Drain exterior hose bibs before a freeze and cover them with insulated covers in late fall. If you have an in-ground irrigation system, winterize sprinklers by shutting off the valve and draining the lines/backflow device before the first hard freeze (usually November). Also consider flushing out your hot water taps to clear any sediment: turn on the hot water at a bathtub full blast for a few minutes – this can help flush the water heater and pipes of some sediment between major tankless flushes.
• Emergency Preparedness – Take time once a year to update your emergency kits and plans. Given recent extreme weather in Texas, ensure you have a plan for power outages (flashlights, batteries, maybe a backup power source), and for severe storms. Restock first aid kits and replace expired supplies. If you have a portable generator, test it and service it (change oil, etc.) before storm season. This also includes reviewing your homeowner’s insurance to make sure you have adequate coverage (e.g., flood insurance if in a flood-prone area, since flash floods can occur in Austin).
• Clean and Tune Appliances – Some annual appliance care includes: running a self-clean cycle on your oven (or manually cleaning it) to prevent smoke during holiday cooking, vacuuming refrigerator coils (if not done semi-annually), checking that the dishwasher spray arms aren’t clogged (clean out any debris in holes), and inspecting the water hoses on your washer for any bulges or cracks (replace washing machine hoses every ~5 years or upgrade to braided steel hoses to prevent bursting). These small steps keep appliances running longer.
• Review Home Systems Age – An annual review of your home’s big-ticket items helps you budget: The home is 11 years old, so things like smoke detectors should be replaced if not done already (they age out at 10 years). If the water heater was installed when the home was built (tankless units often last 15-20 years with maintenance; tank units about 8-12 years), plan ahead for eventual replacement. If the HVAC is original, it’s ~11 years old – budget for a new system around 15 years old (though good maintenance can stretch it a bit). By tracking ages, you won’t be caught off-guard by a failing appliance.

This checklist can be printed and used as a DIY to-do list. Check off tasks as you complete them. Many homeowners in Austin set calendar reminders (for example, on the first of each month for monthly tasks, or specific weekends for quarterly tasks) to stay on track. Regular upkeep is key – by following this schedule, you’ll address the unique challenges of Austin’s environment (from triple-digit heat to surprise freezes) and keep your 11-year-old home running like a dream for many years to come.

Month-by-Month Maintenance Calendar #

Below is a calendar-style breakdown of home maintenance tasks, indicating what to do each month. This incorporates the above tasks into a practical timeline. Each month’s list includes routine tasks (like monthly items) and specific seasonal or annual tasks appropriate for that time. Use this as a guide through the year:

January – New Year & Mid-Winter Checks #

• New Year’s Safety Check: Test all smoke and CO alarms to start the year off safe. Ensure batteries are fresh (replace now if you didn’t in fall). Verify fire extinguisher gauges are green.
• HVAC Filter & Vents: Replace the air filter (heating system has been running; a clean filter helps it and prepares for spring allergies). Vacuum dust from vents since the heater’s been circulating air.
• Refrigerator Care: Many fridges have a water filter indicator that comes up around this time if last changed in summer – go ahead and replace the fridge water filter in January if it’s been ~6 months. Also, vacuum the fridge coils if you haven’t in a year – the fridge worked hard over the holidays, and this improves efficiency.
• Kitchen Deep Clean: After heavy holiday cooking, degrease the range hood filter and interior (to eliminate grease buildup). Clean the oven (self-clean or manual) to prevent smoke next use.
• Garage Door: Lubricate the garage door springs and rollers now (cool weather is a good time to do this physical task). Test the auto-reverse to ensure winter cold hasn’t affected the sensors.
• Furnace Check: We’re mid-winter – do a quick furnace inspection: is it heating effectively? Any strange noises or smells? Check that the flue/exhaust vent from the furnace (or tankless water heater vent) is clear of obstructions (no bird nests or leaves). Also locate and test the furnace emergency shut-off switch so you’re prepared in case you need to turn it off. (If you have a gas furnace, you might briefly sniff near the unit for any gas smell – if detected, call a pro immediately.)
• Routine Monthly Items: Continue all monthly tasks (leak check, disposal, clean dishwasher, etc.) while focusing on the above.

February – Indoor Projects & Early Spring Prep #

• Interior Touch-ups: February is a good month for indoor maintenance. Inspect your bathroom caulking and grout in detail (cold, dry weather can cause caulk to shrink). Re-caulk any splits or mildewed areas now so that showers are well-sealed. This prevents leaks before spring humidity kicks in.
• Laundry Maintenance: Give your laundry appliances some TLC. Deep-clean the dryer vent duct now if you haven’t recently (lint buildup is easier to spot in the dry winter air). Pull out the washer and check behind for any slow hose leaks or kinks. Clean out the washer’s drain pump filter (if it has one) to remove lint or coins.
• Attic & Insulation: Austin winters are usually mild, but take a mid-winter peek in the attic on a cold day. Ensure you don’t feel drafts indicating gaps. If you see any places where attic insulation is thin, plan to add some (you can DIY blow-in insulation or lay batts, or hire a pro). This will help both in remaining cold snaps and the upcoming summer heat.
• Storm Prep (Pre-Spring): Spring in Central Texas can bring storms. Review your emergency kit now (flashlight, batteries, portable radio, etc.). Also check that sump pumps (if any) or French drains are clear, since spring rains are ahead. (Most slab homes in Austin don’t have sump pumps, but ensure any yard drains are clear of debris.)
• Plan HVAC Service: Early to mid-February, start calling to schedule your spring HVAC tune-up for next month. Companies get busy in spring; scheduling now for a March service ensures your A/C will be ready for the heat.
• Routine Monthly Items: Perform monthly checks (filters, detectors, etc.) as usual.

March – Spring Tune-Ups & Yard Prep #

• Air Conditioning Check: As temperatures begin to climb, test your A/C on a mild day. Turn it on and make sure it’s blowing cold and there are no weird noises. This is a pre-test before your professional servicing. Schedule/complete the professional A/C tune-up this month if you didn’t in late Feb. The HVAC tech will clean coils, check refrigerant, and ensure the system can handle the Texas heat ahead. (Estimated cost: ~$100-$150; worth it for efficiency and catching issues early.)
• Replace HVAC Filter: After the tune-up (or during), put in a fresh HVAC filter. Even if the old one isn’t too dirty, starting the cooling season with a new filter helps indoor air during allergy season (Austin’s spring pollen is high).
• Gutters & Roof: Clean gutters now (if you have any debris). Live oak leaves tend to drop in March in Austin; even if no trees in your yard, wind can deposit leaves. Clear out gutters and downspouts so spring rains flow freely. While up there (carefully), do a roof scan for any winter damage. If climbing isn’t safe, use binoculars from the ground to look for loose shingles or damage. Spring storms can exploit any weak spots, so fix or call a roofer as needed.
• Yard Refresh: Spring is the time to refresh the xeriscape. Pull weeds that sprouted with winter/spring rains. Add a fresh layer of mulch in areas that look thin (this helps retain moisture as we approach warmer months). If you have drought-tolerant plants, late March is good for a pruning or shaping before new growth (for example, prune sage or lantana now). Check any drip irrigation: flush the lines, check for leaks, and set the controller to spring watering schedule (remember Austin often has watering restrictions – follow city guidelines).
• Exterior Inspection: Do a thorough walkaround now that winter is ending. Look at the foundation for new cracks or signs of movement (notify a foundation specialist if you see significant changes). Check the exterior caulking and paint after the winter – you might find new gaps to seal as materials contract/expand. Better to seal them now before spring rains.
• Termite Time: Termites typically swarm in spring. Do an annual termite check this month. Look for mud tubes around your slab, and also check any wood-to-ground contact areas like fence posts or porch steps. If you haven’t had a pro termite inspection in a while, spring is a good time for one (some pest control companies offer free checks in hopes of selling treatment – it’s worth taking advantage of an inspection).
• Routine Monthly Items: Continue all monthly maintenance tasks (test alarms, clean disposal, etc.).

April – Peak Spring Cleaning & Outdoor Maintenance #

• Spring Cleaning: April is a great month for a full spring clean indoors. As part of maintenance, focus on things like cleaning window tracks, door sliders, and frames (remove dirt that can cause jams), dusting high ceilings or fans, and shampooing carpets. Clean behind appliances (move the fridge, clean coils if not done; vacuum behind washer/dryer). These tasks keep the home environment healthy and can reveal maintenance issues (like finding a water stain or critter nest you wouldn’t see otherwise).
• Window & Door Maintenance: With the beautiful spring weather, tackle window maintenance: wash windows inside and out. Check each window’s weatherstrip and caulk – replace any that are cracked or missing to keep out the hot air that’s coming in summer. Lubricate window tracks with a silicone spray so they open smoothly. Similarly, check exterior doors: on a breezy day, feel for air coming in around edges. Install new weatherstripping or a door sweep as needed.
• Yard & Exterior: If you have any exterior painting touch-ups to do, April’s mild conditions are ideal (paint adheres well in moderate temperatures). Touch up trim or siding where paint is peeling to protect the wood from the coming summer sun and occasional spring rain. Also, check any outdoor fixtures – for example, if you have landscape lighting or path lights, make sure they’re working; replace any burnt bulbs. Clean out the A/C condenser unit area: remove any leaves or debris around the outdoor unit and gently hose off the condenser coils to clear dust (shut off power first). This helps efficiency when the AC runs nonstop in summer.
• GFCI and Electrical: Many outdoor activities start now – test your outdoor GFCI outlets (trip/reset) since you’ll be plugging in things like electric lawn tools or lights. Also consider checking your electrical panel labeling – know which breakers do what, in case spring storms cause outages or you need to shut one off for a project. If any breakers have been tripping frequently, plan to address that (could indicate an overload or bad breaker).
• Pool/Hot Tub (if applicable): Not part of the original house description, but if you have one, now is the time to prep it (clean, treat water, etc.).
• Routine Monthly Items: Complete your monthly tasks as usual.

May – Pre-Summer Checks and Repairs #

• HVAC Performance: By May, temperatures are climbing. Pay attention to your HVAC performance. If the A/C struggles to reach the set temperature or runs nonstop, it might indicate an issue even after your tune-up. Change the filter again this month (especially if you see a lot of dust or have pets). This might be the second or third filter change of the year already – in Austin, that’s normal with heavy spring usage and pollen.
• Energy Efficiency: With hot weather on the horizon, do an energy-efficiency walkthrough. Ensure attic ventilation is unobstructed – soffit vents and ridge vents should be clear. You might crack the attic hatch on a hot day to ensure the attic fan (if you have one) kicks on. Consider sun-blocking curtains or shades for west-facing windows and make sure they’re in good shape (not maintenance per se, but a tip to keep home cooler). Check ceiling fans in each room – dust the blades (they can wobble if dirt accumulates) and tighten any loose screws. Switch the fan direction to counter-clockwise for summer (should blow air down).
• Plumbing Fixtures: Austin’s water rates go up in summer, so fix any dripping faucets or running toilets now to save water. A running toilet can often be fixed by replacing the flapper valve (a few dollars DIY). Check outdoor faucets again now that there’s no freeze risk – ensure none drip when turned off, and that any attached hoses are not leaking. If you have a sprinkler or drip system, test each zone thoroughly this month and adjust for summer schedule (if drip, ensure plants get enough water as days get hotter, within allowed watering times).
• Deck/Patio: If you have a patio or deck, power wash it to remove mildew or dirt. This is both aesthetic and preventive (algae can make surfaces slippery; dirt can hide wood decay). Inspect the deck for any loose boards or screws and repair as needed. Tighten any loose railings – safety first, especially if you entertain outside in summer.
• Roof & Gutters (pre-summer): Do another quick check of the gutters after seed pods or spring debris (like those fluffy cottonwood seeds or live oak catkins) – remove any clogs. Ensure downspouts direct water away from the foundation; you might add extenders now if you noticed water pooling near the slab during spring rains.
• Pest Control: Bugs thrive in the warming weather. It’s a good time for a preventative pest control treatment around the perimeter of the home. You can DIY by spraying insecticide around the foundation, door thresholds, and windows, or hire a quarterly pest service. Specifically, watch for fire ants mounds in the yard (treat them before they spread) and wasp nests under eaves (knock them down or spray at night when they’re inactive, or have a pro handle if you’re allergic or uncomfortable).
• Routine Monthly Items: Carry out all monthly checks.

June – Summer Begins (High Heat Focus) #

• HVAC and Cooling: June often brings the first 100°F days. Keep an eye on your HVAC system. This month, flush a cup of vinegar through the AC condensate drain line again (do this monthly through summer) to avoid clogs – the combination of Austin heat and humidity can grow algae fast in that pipe. Ensure the outdoor unit has at least 2 feet of clearance around it (trim back any encroaching bushes or weeds). If you didn’t hose off the condenser coils in spring, do it now on a cooler morning (turn off power, spray from inside out gently). This helps the AC release heat efficiently.
• Indoor Comfort: Check your ceiling fans are all working properly now that they’ll be on most of the time. If any are wobbling or noisy, balance the blades or tighten screws. A well-running ceiling fan makes a big difference in comfort and lets you ease up on the AC a bit.
• Hard Water Mitigation: Austin’s water will leave mineral deposits faster in hot weather (hot water usage, evaporation at fixtures). Inspect faucets and showerheads this month – if you see white crusty buildup, soak them or use a cleaner to remove it. This prevents clogging. If your showerhead is spraying every which way, it’s likely mineral buildup; fix that now for better showers.
• Outdoor Upkeep: With no lawn to mow, focus on what the heat may do elsewhere. The intense sun can start to dry out any exposed wood or surfaces. If you have a wood fence, walk the perimeter to check for warping or loose boards – it might be time to apply a protective stain if it’s been a few years. If you see gaps at the base of the house where soil may have pulled away due to drying, consider lightly watering the foundation. This is a Texas trick: keeping the soil moisture consistent around your foundation can prevent movement in clay soils. You can use a soaker hose around the perimeter for a few hours a week during peak drought, if needed, to avoid foundation cracks.
• Storm Prep: June is also the start of hurricane season. While hurricanes rarely hit Austin directly, remnants can bring heavy rain. Double-check that storm drains or culverts near your property are clear of debris. If you have an emergency generator, do a test run now (better to find out in a controlled setting if it needs maintenance). Ensure you have surge protectors on sensitive electronics – summer storms and peak usage can lead to power surges or outages.
• Routine Monthly Items: Do your monthly tasks diligently – the home is under more strain in summer (AC, fridge, etc., all working hard), so catching issues early (like an odd noise or a small leak) is crucial.

July – Mid-Summer Maintenance #

• HVAC Mid-Summer Check: July in Austin is extreme heat. Change your HVAC filter again this month (mid-summer change is usually necessary even if it’s only been 4-6 weeks, due to constant AC operation and dust). Walk by your condensate drain line outlet (usually on the side of the house by ground) a few times this month – you should see water dripping on humid days, which is normal. If it suddenly stops during AC use, the line might be clogged; flush it again. If you see water pooling inside or near the indoor unit, that’s a sign of a clog – turn off AC and address immediately to avoid overflow.
• Energy Audit: It’s a good time to identify any hot spots in the house. Feel the walls and windows on the sunny side in the afternoon – if one room is significantly hotter, you might need to add insulation above it or invest in sun-blocking window film or better curtains. These are improvements, but noting them now helps plan projects for fall.
• Appliance Check: The fridge and freezer are working overtime in summer. Make sure the refrigerator coils are clean (if you haven’t vacuumed them in the last 6-12 months, do it now). Check the freezer door seal for any gaps – a dollar bill shut in the door should have resistance pulling out. If it slides easily, the gasket may be weak – you can replace refrigerator door gaskets as needed to save energy. Also, if you have a standalone ice maker, consider cleaning it (scale can build up there too).
• Bathroom Maintenance: With the air conditioning on, indoor humidity is lower, which is good, but bathrooms can still get humid from showers. Take a moment to clean the bathroom exhaust fan grille (vacuum off dust). It’s easy to neglect, but a dusty fan doesn’t pull moisture out, and that can lead to mildew. Also, check under sinks again – in summer, cabinets can get warm which pests love; ensure no signs of roaches (put down traps if needed).
• Outdoor Quick Checks: July can bring occasional thunderstorms. After any storm, do a quick check around outside: ensure gutters are still clear (summer storms can knock down leaves from neighbors’ trees), and look at the roof for any new damage (hail is less common in July but not impossible). If you have window screens, mid-summer is a good time to hose them off – they catch a lot of dust. Also, peek at your foundation again; extremely dry soil can contract, so watering the foundation lightly (as mentioned in June) might be something you do periodically in July/August.
• Routine Monthly Items: Continue all monthly maintenance tasks (even when it’s hot – they’re important!).

August – Peak Heat & Early Fall Prep #

• Stay Cool Systems: By August, your AC has been running non-stop. It’s a good idea to give it a little break and do a quick AC health check: Turn it off and clear any debris from the outside unit’s fins (carefully straighten any bent fins with a fin comb if you notice them). Listen for any unusual sounds from the blower or compressor. If you’ve been changing filters and doing tune-ups, it should be okay. Also, consider having ducts inspected for leaks if you’re noticing uneven cooling – leaky ducts can waste a lot of cooled air (professionals can do a duct blaster test and sealing, though that’s more of an upgrade).
• Plan for Fall: It might seem early, but start thinking ahead. Make a list of any home improvement or repair projects you want done in cooler weather (painting a room, insulating the garage, etc.). Contractors’ schedules fill up in fall, so August can be a good time to line up any services you might need come October. For instance, if you suspect you’ll need a water heater flush by a pro or chimney cleaning (if you have a fireplace), start calling now to schedule for fall.
• Landscape: August may see some drought stress on any plants. Deep water any trees or shrubs you do have around (even xeric plants sometimes need a drink in extreme drought). Check the mulch layer – a good 2-3 inches of mulch helps retain moisture; add mulch if areas are thin (plus it will help heading into cooler months). If you have cactus or agaves, remove any pads or leaves that have died over the summer to tidy up and prevent pest harboring.
• Doors and Locks: The heat can cause door frames to swell. If any doors are sticking, take note – you might need to adjust hinges or plane the door when it’s cooler. Also, test all door locks and window locks – high heat can dry out lubricants. Spray a little graphite or silicone lube in sticky locks. This is especially important for your main entry and any doors you’ll be using more often when it cools down.
• Pest Watch: August can bring increased insect activity (ants seeking water inside, etc.). Continue monitoring and treating as needed. If you see roaches (water bugs) coming in, have a pro spray or put down gel bait in cabinets. Keep garage and door thresholds sealed – you might add a door sweep if light is visible under exterior doors, to keep pests out.
• Routine Monthly Items: Keep on top of monthly tasks (you’re almost through the worst of the heat).

September – Late Summer & Change of Season #

• HVAC Transition Prep: September might still be hot, but cooler days will come soon. Toward the end of the month, think about scheduling your fall HVAC/furnace tune-up. If you have a gas furnace, it’s critical to check it before the first cold front. Call now to book an appointment for October for your heating system service.
• Filter Change: Change the HVAC filter at the end of September. This wraps up the heavy-use summer season with a fresh filter so that when you switch to heat in a month or two, you’re not blowing dusty old summer debris through the system.
• Weatherproofing Check: Early fall is a great time to assess your home’s envelope. Check all windows and doors for drafts again, this time with winter in mind. You can do another incense stick test on a breezy day – if smoke wavers near a closed window, seal it. Re-caulk any window frame gaps now while it’s warm (caulk adheres better above 50°F, so do it before winter cold). Also take a look at exterior siding and trim for any new gaps or cracks that may have opened during summer expansion – seal those too.
• Clean & Inspect Gutters/Roof: Austin’s not known for heavy fall foliage, but some leaves may start dropping. Clean out small debris from gutters early in fall so you’re ready for any fall thunderstorms. Do a pre-winter roof check for loose shingles or wear, especially since summer sun can deteriorate roofing. If you plan any roofing repairs, cooler September weather is a good time (and roofers are often more available than in spring storm season).
• Fall Yard Prep: If you have any fall planting plans (like adding new xeriscape plants or replacing any that died in summer), now is a good time as temperatures ease up. Also, fertilize any plants that might benefit (even drought plants sometimes appreciate a slow-release fertilizer annually). Ensure your yard’s drainage is still good – sometimes summer dry spells can cause slight shifts; when it first rains, walk around to see that water isn’t pooling against the house. Adjust grading with some extra gravel or soil if needed to keep water moving away.
• Clean Outdoor Living Areas: Clean off your patio furniture, grill, and outdoor areas for the fall season (Austin falls are great for outdoor enjoyment!). Also check any exterior light fixtures – replace bulbs that are out, and clean the fixture glass so you have good lighting as days shorten. This is both for aesthetics and security.
• Routine Monthly Items: Do all monthly tasks as scheduled.

October – Fall Maintenance & Winter Readiness #

• Heating System Service: This is a top priority in October. Get your furnace or heat pump serviced by a professional if you haven’t already. They will inspect the heat exchanger (for cracks, which can cause CO leaks), clean burners, check safety sensors, and ensure the system is ready for cold nights. If you have a gas furnace, also test your carbon monoxide detector now when you start using the heat.
• Flush Water Heater: Plan to flush your tankless water heater this month (or have a plumber do it). After a year of use, and especially following the mineral-heavy summer water, a flush in fall ensures it’s running optimally for winter (when incoming water is colder and the heater works harder). If DIY, follow the manufacturer’s steps: turn off gas/power, attach hoses to service ports, circulate vinegar for about an hour with a pump, then rinse. If you prefer a pro, schedule it – many HVAC companies also service water heaters, or a plumbing company can do it (~$150). This will prolong the life of your unit significantly in Austin’s hard water conditions.
• Smoke/CO Alarm Batteries: Daylight Saving Time usually ends in early November, but do it a bit early – replace all smoke and CO alarm batteries now (or at least have them on hand). This ensures your safety devices are fully powered for the winter, when you’ll be closed up indoors and using heating appliances.
• Gutters & Drainage: Clean gutters in late October/early November after trees have shed their leaves (if any near you). This is your big annual gutter cleaning to prep for winter rains. Flush out downspouts with a hose. Ensure extensions direct water away from the foundation. Consider adding gutter guards if debris has been a recurring pain (especially if neighbors’ trees contribute).
• Exterior Faucets & Irrigation: Winterize outdoor faucets now, especially by late October. Disconnect garden hoses, drain them, and store them. Install insulated faucet covers on all outdoor spigots. If you have a sprinkler system, schedule the sprinkler blow-out or self-drain: turn off the sprinkler water supply and run the system to empty the lines. In Austin, many winters are mild, but after the big freeze, it’s better to be safe. Don’t forget any soaker hoses or drip systems – they should be drained or blown out too if there’s any risk of freezing.
• Attic and Pipes: Check that any exposed water pipes in the attic or crawlspace are insulated. Foam pipe insulation is cheap and easy to wrap on any copper or PVC pipes you can see. Most newer homes (11 years old is fairly new) have some insulation on pipes, but it doesn’t hurt to add where you can, to prevent freeze bursts. While in the attic, also verify attic vents aren’t blocked – you want good ventilation year-round. If your home has gable vents, make sure birds or critters haven’t nested and that the screens are intact.
• Fireplace (if applicable): The house description didn’t mention a fireplace, but if you have one and plan to use it in winter, October is the time for a chimney sweep to clean it and check for creosote and ensure the flue operates. Also stock up on suitable firewood and store it away from the house (to avoid termites).
• Safety & Storm Prep: Assemble or refresh your winter emergency kit for potential ice storms or power outages (recall the 2021 winter storm). Include bottled water, non-perishables, batteries, portable phone chargers, and a safe heat source if you have one (like a propane camp heater – but NEVER use it indoors without ventilation). Make sure you know how to shut off the main water valve of your home, in case of a burst pipe, and have a wrench handy for it – this can save your home from flooding in an emergency.
• Routine Monthly Items: Continue with all monthly maintenance tasks.

November – Fall Wrap-Up #

• Home Exterior Check: November in Austin is generally mild, a great time to finish any exterior projects. Walk around and look at the siding, trim, and foundation one more time before winter. With cooler weather, you might notice things you didn’t in summer (like slight wood rot on trim or a crack in a stucco patch). Address those now if possible (caulk, paint or hire help as needed) so the home is sealed up for winter.
• Leaves & Yard: If any leaves have accumulated in yard or gutters, clear them (post oak and cedar elm trees drop leaves in fall, so even if you have none, wind can carry some over). Leaves left on a xeriscape rock area can create mulch that encourages weeds, so rake or blow them off. Also, put down fresh mulch now if you didn’t in spring – a fall mulching can insulate plant roots against cold snaps and will look nice through winter.
• HVAC & Airflow: You might start using the heater more this month. When you first turn on the furnace, you might smell a slight burning dust smell – that’s normal for a first run if the heater elements have dust. It should clear in a day. If you have ceiling fans, reverse their direction to clockwise on low speed for winter (this pushes warm air down from the ceiling without creating a breeze).
• Holiday Prep: With holidays approaching, ensure your kitchen is ready: clean the oven if you didn’t in spring, check that the dishwasher is clean and draining well (to handle big meals), and maybe sanitize the disposal with baking soda and vinegar again if it’s been a while. This prevents clogs and smells during heavy use. Also, if you have guests coming and a guest bathroom that’s rarely used, run water in the sink and shower to flush out stagnant water and ensure traps are filled (to prevent sewer gas). Do this periodically to keep fixtures functional.
• Security Check: As it gets darker earlier, it’s a good time to check all outdoor lights and replace bulbs or repair fixtures for good illumination. Also test any security system or cameras if you have them. This is more about safety than maintenance, but it’s a relevant seasonal task.
• Routine Monthly Items: Keep up with monthly tasks (especially testing smoke alarms after any holiday decorating – ensure nothing obstructs them and they’re working despite new batteries last month).

December – Year-End & Winter #

• Heating & Energy: December can bring a real cold snap. Monitor your heating system – change the HVAC filter at the start of December to give the furnace maximum airflow (this might be the last filter of the year or first of next, depending on last change). If you have a heat pump system, make sure the outdoor unit is free of ice after any freeze (most will defrost themselves). If a severe freeze is forecast (like below 20°F), let faucets drip overnight and open cabinet doors under sinks on exterior walls to let warm air in.
• Plumbing Vigilance: During winter freezes, disconnect any hoses (if not done) and cover faucets. If you leave town, shut off the main water supply and drain pipes (open a faucet) to prevent damage if a freeze happens while you’re away – a lesson many learned in 2021. Also, water heater: ensure its exhaust vent cap is secure (critters sometimes try to nest to get warmth) and that the pipes around it are insulated.
• Celebrate Safely: If you hang holiday lights, use proper outdoor-rated cords and don’t overload circuits. This is not exactly maintenance, but check that your exterior GFCIs (which you tested earlier in the year) trip if there’s a short – critical when there are lots of lights and possibly wet weather. After the season, take lights down rather than leaving them (Texas sun can bake the wiring).
• Clean & Declutter: End of the year is a good time to declutter storage spaces (attic, garage) while checking their condition. Clean out the garage to eliminate hiding spots for pests and to spot any issues like water ingress or mold. In the attic, look for any new rodent droppings – critters often seek shelter in winter. Set traps or call pest control if needed.
• Review the Year: Look back on any notes you kept. Did any appliance act up or any area give you repeated trouble? Plan to address that in the coming year (e.g., if the water heater struggled, budget for a professional descaling; if the AC struggled, maybe it’s time to consider an upgrade or duct improvements). Write down major maintenance done (dates of HVAC service, water heater flush, etc.) in a log for future reference.
• Plan Budget: As the year ends, budget ~1-2% of your home’s value for next year’s maintenance. For an 11-year-old home, this fund is crucial as some components start to age out. Having money set aside means peace of mind when something needs fixing or replacing.
• Routine Monthly Items: End the year by doing all monthly tasks one more time. This includes testing alarms (after Christmas lights and space heaters, double-check safety devices), checking for plumbing leaks (holiday cooking and guests can strain systems), and general cleanup. Everything you handle now sets the stage for a smooth start in January again!

By following this comprehensive schedule, you’ll address the needs of your two-story, 3-bedroom Austin home through all seasons. Regular maintenance – from simple DIY tasks like filter changes to scheduled professional tune-ups – will help your 11-year-old home weather the Texas heat and occasional freeze. It ensures major systems run efficiently, utility bills stay in check, and your home remains safe and comfortable year-round. This plan is both a checklist for routine chores and a calendar for seasonal focus, so you can print it out and check items off with confidence. Remember, timely upkeep is the key to avoiding expensive repairs – and it keeps your home a healthy haven for you and your family. Happy home maintaining!