Summer Home Maintenance Checklist: Keep the House Cool and Dry
by the Berry team · Updated
In summer, keep cooling running by changing the filter, clearing space around the outdoor unit, and keeping the condensate line clear. Use the long days to handle outdoor jobs like deck care, the dryer vent, and pest sealing, and keep indoor humidity under control if you live somewhere muggy.
The summer checklist at a glance
Summer jobs are mostly about keeping the AC from failing in a heat wave and keeping water and bugs out. Most of it is cheap if you do it yourself.
| Task | What it prevents | DIY cost | Pro cost |
|---|---|---|---|
| Change the HVAC filter | Restricted airflow, a frozen coil, and an AC that runs constantly without keeping up. | DIY$5-$40 | ProUsually included in a service visit |
| Clear around the outdoor unit (if you have central AC or a heat pump) | An overheated condenser that cools poorly and wears out faster. | DIY$0 | ProCoil cleaning often part of an $80-$200 tune-up |
| Flush the condensate line (if you have central AC) | Water backing up and leaking into ceilings, closets, or the air handler. | DIY$0-$10 | Pro$75-$250 to clear a clogged line |
| Clean and seal a wood deck (if you have one) | Gray, splitting boards and rot that leads to replacing boards or framing. | DIY$50-$200 in cleaner and sealer | Pro$500-$1,500 depending on deck size |
| Clean the dryer vent | Lint buildup, longer dry times, and a real fire risk. | DIY$15-$40 for a brush kit | Pro$100-$200 |
| Seal gaps against pests | Ants, roaches, and rodents moving in through gaps around pipes, doors, and siding. | DIY$10-$50 | Pro$150-$400 for exclusion work |
| Keep indoor humidity under control | Mold, musty smells, and condensation in closets and crawl spaces. | DIY$10-$20 for a hygrometer | ProDehumidifier install varies widely |
Ranges are typical US prices and vary with your region, your home, and the season. A pro quote for your exact job beats any range.
Do these everywhere
These apply no matter where you live. Summer is when the AC works hardest, so most of the list is about keeping it healthy, plus the outdoor jobs that need warm, dry weather.
Check the HVAC filter monthly. If your system uses a filter, it loads up faster in summer when the system runs most. A clogged filter cuts airflow, which can make the indoor coil freeze and the AC blow warm air. The size is printed on the edge of the old filter.
Give the outdoor unit room. If you have central AC or a heat pump, keep about two feet clear around the outdoor unit. Trim shrubs, pull weeds, and clear grass clippings and leaves off the fins. With the power off at the disconnect, you can rinse the coil gently with a garden hose from the inside out. Do not use a pressure washer.
Keep the condensate line clear. If you have central AC, find the condensate drain line near the indoor unit and pour a cup of white vinegar into the access port once or twice during the summer. If you see water in the drain pan or around the unit, the line may already be clogged.
Care for the deck. If you have a wood deck, sprinkle some water on it. If the water soaks in quickly instead of beading, it is time to clean and seal. Pick a stretch of dry days so the wood can dry before and after. Check for loose boards, popped nails, and wobbly railings while you are at it.
Clean the dryer vent. Pull the dryer out, disconnect the duct, and brush it out from both ends. Check the outside vent flap opens freely and is not packed with lint or a bird nest.
Seal entry points for pests. Walk around the outside and caulk or foam gaps where pipes, cables, and vents go through the walls. Replace worn door sweeps. Trim shrubs and tree branches so they do not touch the house, since they act as bridges for ants and rodents.
Check the ceiling fans. Set fans to spin counterclockwise in summer so they push air down. A fan cools people, not rooms, so turn it off when you leave.
Look at exterior paint and caulk. Summer is the best time to touch up peeling paint and replace cracked caulk on trim, since most products need warm, dry weather to cure. Bare wood soaks up water and starts to rot.
Test smoke and CO alarms. Press the test button on each one. If you replaced batteries in spring, a quick test is enough. Replace any alarm older than about 10 years.
Climate section
If you get hard freezes
Summer is the easy season in cold climates, which makes it the best time to fix the things that fail in winter.
Fix what the freeze broke. If an outdoor faucet leaked or a pipe froze last winter, repair it now while it is warm and plumbers are less busy. A frost-free faucet is worth considering for spots that froze. See how to winterize outdoor faucets for how to protect them this fall.
Add insulation to cold spots. Pipes in crawl spaces, garages, and exterior walls are easier to insulate when it is not freezing out. Foam pipe sleeves cost a few dollars per section.
Plan the bigger winter jobs. If the attic needs more insulation or the roof needs work before winter, get quotes in summer. Contractors book up in fall.
Climate section
If you're in a humid climate
In the South and along the coasts, summer humidity is the main threat to the house. Water in the air ends up in crawl spaces, closets, and attics.
Watch indoor humidity. Aim to keep indoor humidity below about 60 percent. A cheap hygrometer ($10-$20) tells you where you stand. If the AC is running but the house still feels clammy, the system may be oversized or the airflow set wrong, and an HVAC pro can check.
Check the crawl space (if you have one). Summer is when crawl spaces sweat. Look for condensation on ducts and pipes, damp insulation hanging down, and a torn vapor barrier. If you have a vented crawl space, moisture problems in summer are common and worth a pro opinion.
Look for mold in closets and on exterior walls. Mildew on shoes, clothes, or the back of furniture against exterior walls means humidity is running high. Improve airflow and bring humidity down before it spreads.
Check attic ventilation. If you have an attic, it should be hot but not wet. Look for damp insulation, rusty nails, or dark spots on the roof decking, which point to a ventilation or leak problem.
Climate section
If you're in storm or tornado country
Summer brings thunderstorms almost everywhere and hurricanes along the Gulf and Atlantic coasts. See storm and tornado prep for the full list.
Trim limbs and secure outdoor items. Dead branches and patio furniture are what high winds turn into damage. Keep loose items easy to bring in when storms are forecast.
Protect electronics. Lightning surges can damage electronics and appliances. Point-of-use surge protectors are cheap. Whole-home surge protection is installed at the panel by an electrician.
Test the sump pump (if you have one). Summer downpours can dump a lot of water fast. Pour a bucket into the pit and confirm the pump runs.
Know your hurricane plan (if you are on the coast). Know your evacuation zone, keep window protection ready if you use it, and keep your insurance documents and home photos somewhere off your phone.
When to call a pro
- The AC runs but blows warm air, the outdoor fan is not spinning, or you see ice on the refrigerant lines or indoor coil.
- Water is leaking from the indoor unit or showing up on ceilings below it.
- You find soft or rotted deck framing, posts, or the ledger board where the deck attaches to the house.
- You see signs of termites, rodents in the attic or walls, or wasps nesting inside a wall.
- Indoor humidity stays high even with the AC running, or you find mold larger than a small patch.
What makes it worse if you wait
- A dirty filter or clogged coil can lead to a frozen coil or compressor strain, which is a much bigger bill than a filter.
- A clogged condensate line can overflow into ceilings and floors, and water damage repair costs far more than clearing the line.
- Unsealed deck boards absorb water every rain, and rot spreads from boards to the framing underneath.
- High humidity left alone for a whole summer can mean mold in the crawl space, closets, and ductwork.
Common questions
How often should I change my AC filter in summer?
Check it monthly in summer. Most 1-inch filters need changing every 1 to 3 months, and sooner if you have pets, allergies, or nearby construction. Thicker media filters last longer.
Can I clean my outdoor AC unit myself?
Yes, for basic cleaning. Turn the power off at the disconnect box, clear debris and plants away, and rinse the coil gently with a garden hose. Do not use a pressure washer or bend the fins, and leave refrigerant and electrical work to a pro.
Why is water leaking from my AC inside the house?
The most common cause is a clogged condensate drain line, which backs up and overflows the drain pan. A frozen coil from a dirty filter or low refrigerant can also cause leaking as it thaws. Clear the line first, and call a pro if it keeps happening.
What humidity should my house be in summer?
Below about 60 percent is a common target, and many people are comfortable between 40 and 50 percent. A $10-$20 hygrometer will tell you where your house actually sits.
Not sure that's your problem? Snap a photo and Berry will tell you what it is and what it should cost.
Keep reading
- Spring Home Maintenance Checklist: What to Check After WinterThe spring home maintenance jobs that matter after winter, what each costs DIY vs pro, and extra steps for freeze damage, humidity, and storm season.
- Fall Home Maintenance Checklist: What to Do Before WinterThe fall home maintenance jobs that actually matter, what each costs DIY vs pro, and extra steps if you get hard freezes, high humidity, or storms.
- How to Prepare Your House for a Tornado or Severe StormWhat to do before storm season, the day a watch is issued, and after the storm passes, with DIY vs pro costs for trees, tarps, generators, and sump backups.
- Seasonal Home Maintenance: What to Do Each Season and What It CostsThe full seasonal guide hub.