Preparing Your Home for Texas Summer: Essential Maintenance Checklist

Texas summers are brutal, with temperatures routinely exceeding 100°F from June through September. The Dallas metro area averages 20-30 days above 100°F annually, putting extreme stress on homes. Proper preparation protects your investment, prevents emergency repairs, and keeps cooling costs manageable. Here's your complete Dallas-area summer maintenance checklist, developed from years of service calls across Richardson, Plano, Frisco, and McKinney.

HVAC System Service

Your air conditioning system is your most critical summer asset. Schedule professional AC service in April or early May, before peak demand when HVAC companies are slammed with emergency calls and wait times stretch to days or weeks.

**Pre-summer service includes:** Refrigerant level check, electrical connection inspection, thermostat calibration, drain line cleaning, condenser coil cleaning, and blower motor service.

**Monthly maintenance:** Change filters every 30 days during summer. Dirty filters reduce efficiency by 15-20% and cause systems to run continuously, dramatically increasing electricity bills. Dallas dust and construction debris clog filters faster than moderate climates.

**Thermostat upgrades:** Programmable or smart thermostats save 10-15% on cooling costs. Set to 78°F when home, 85°F when away. Each degree below 78°F increases cooling costs by 3-5%.

**Warning signs:** If your AC runs continuously, makes unusual noises, or fails to cool below 80°F, call immediately. Waiting until failure means expensive emergency service rates and multiple days without AC during peak heat.

Inspect and Seal Air Leaks

Air sealing is the single most cost-effective energy improvement for Texas homes. Even small gaps around doors, windows, and penetrations waste hundreds of dollars annually.

**Check these areas:** Door weatherstripping, window seals, exterior wall penetrations (cable/phone lines, outdoor faucets, dryer vents), attic access panels, garage door seals.

**Weatherstripping:** Replace worn or compressed weatherstripping around entry doors. Quality weatherstripping is affordable and installs in 30 minutes. Poor seals let hot air and humidity in, making AC work harder.

**Caulking:** Inspect exterior caulk around window and door frames. Texas heat and UV radiation deteriorate caulk faster than moderate climates. Remove old, cracked caulk completely before applying new—layering causes failures.

**Foam sealing:** Use spray foam for larger gaps around pipes and wires entering walls. Foam is inexpensive and prevents significant energy loss.

**DIY or Pro?** Most air sealing is DIY-friendly. However, attic air sealing requires entering hot attics and identifying all penetrations—many Richardson and Plano homeowners prefer professional service during moderate spring weather.

Clean Gutters and Downspouts

Spring storms leave debris that blocks gutters and downspouts. Clean gutters prevent multiple summer problems: water damage, fascia rot, foundation issues, and mosquito breeding.

**Timing:** Clean gutters in late April or early May, after spring pollination but before summer storms.

**Why it matters:** Dallas experiences intense summer thunderstorms with high rainfall rates. Clogged gutters overflow, sending water directly against foundations and into attics through soffit vents.

**Inspection checklist:** Remove leaves and debris, flush downspouts with hose, check for loose or separated sections, ensure proper slope (1/4 inch per 10 feet toward downspouts), verify downspouts direct water at least 6 feet from foundation.

**Gutter guards:** Worth considering if you have large trees. Quality guards eliminate annual cleaning though cheap mesh guards clog quickly with Dallas oak pollen and pine needles.

Check Attic Ventilation and Insulation

Attic temperatures in unventilated Texas homes reach 140-160°F during summer. Proper ventilation and insulation prevent heat transfer into living spaces, reducing AC load by 20-30%.

**Ventilation requirements:** 1 square foot of ventilation per 150 square feet of attic space, balanced between soffit and ridge/gable vents. Check that insulation doesn't block soffit vents—this is the most common ventilation problem we find.

**Insulation standards:** Current code requires R-38 (13-14 inches) in Dallas attics. Many older homes in Richardson and Plano have R-19 or less. Adding insulation pays for itself in 2-4 years through energy savings.

**DIY inspection:** On a hot day (95°F+), check your ceiling with your hand. If it feels warm, your attic insulation is insufficient. Also check for dark spots on ceilings—these indicate insulation voids.

**Professional assessment:** Most insulation companies offer free attic inspections and energy assessments. Take advantage before investing in improvements.

Service Ceiling Fans

Ceiling fans make rooms feel 4-6°F cooler, allowing you to set thermostats higher and save significantly on AC costs. However, improper use wastes energy.

**Summer direction:** Counterclockwise (when viewed from below) creates downdraft that cools occupants. Many homeowners forget to switch from winter direction (clockwise for gentle updraft).

**Maintenance tasks:** Dust blades (dust causes wobbling and noise), tighten mounting hardware (vibration loosens screws over time), check blade balance, lubricate motors if required (older fans), verify switch functionality.

**Efficiency tip:** Turn fans off when leaving rooms—they cool people, not rooms. Running fans in empty rooms wastes electricity.

**Upgrade consideration:** Modern DC motor fans use 70% less energy than old AC motor fans and run quieter. If your fans are 15+ years old, replacement often pays for itself in 3-5 years.

Inspect Sprinkler Systems

Water waste costs money, and Dallas frequently implements watering restrictions during hot, dry summers. Efficient irrigation systems save hundreds annually while keeping landscapes healthy.

**Spring inspection:** Test all zones, check for broken or clogged heads, adjust spray patterns away from hardscapes, verify controller programming, check for leaks at valves and connections.

**Common problems:** Broken sprinkler heads (lawnmower damage), misaligned heads spraying driveways/sidewalks, leaking valves, incorrect controller schedules.

**Efficiency improvements:** Replace old spray heads with rotating nozzles (save 20-30% water), add rain sensors (prevents watering during/after rain), adjust schedules for Dallas watering days (varies by address).

**Dallas watering restrictions:** Most addresses can water twice weekly on assigned days. Verify your schedule at dallaswatering.org. Violations result in fines.

**Professional service:** Spring tune-ups prevent larger problems. Many issues aren't visible until you test the system.

Exterior Paint Touch-ups

Texas sun and heat accelerate paint deterioration. UV radiation breaks down paint binders, causing chalking, fading, and peeling. South and west-facing walls take the worst damage.

**Problem areas:** Window trim, door frames, fascia boards, columns, south/west walls. Look for chalking (white powder), cracking, peeling, or exposed wood.

**Why touch-ups matter:** Small areas of failed paint expose wood to moisture and UV, causing rot. Addressing small problems prevents expensive replacement.

**Best timing:** Touch up paint in spring (March-April) or fall (October-November). Summer heat causes paint to dry too fast, preventing proper adhesion. Never paint in direct sunlight or when temperatures exceed 90°F.

**Paint selection:** Use high-quality exterior paint with UV inhibitors. Cheap paint fails in 2-3 years on Texas homes; quality paint lasts 7-10 years.

**Professional vs DIY:** Touch-ups are DIY-friendly if you have matching paint and a steady hand. Larger areas benefit from professional work—improper technique shows clearly.

Window Treatments and Solar Screens

Windows, especially west-facing ones, are massive heat gain sources. Proper treatments reduce cooling costs by 15-25% and protect furniture from UV damage.

**Solar screens:** The most effective option for Dallas homes. Exterior-mounted screens block 70-90% of heat before it enters the home. Interior shades/blinds trap heat between glass and shade, providing minimal benefit.

**Energy savings:** Professional solar screens typically pay for themselves in 3-5 years through energy savings in Dallas heat.

**Interior treatments:** If solar screens aren't an option, use cellular shades, honeycomb blinds, or blackout curtains on west and south windows. Keep closed during peak sun hours (2-7pm in summer).

**Window film:** Adhesive UV-blocking film provides moderate benefits at lower cost than screens. Professional installation recommended—DIY bubbles and wrinkles are common.

**Maintenance:** Clean solar screens annually. Dallas dust reduces effectiveness by 10-15%. Inspect interior shades for cord/mechanism damage.

Fence and Deck Inspection

Wood fences and decks take tremendous punishment from Texas sun, heat, and periodic heavy rain. Annual inspection and maintenance extends life by 5-10 years.

**Fence inspection:** Check for loose pickets, leaning posts, rotted bottom rails, split or warped boards, rusted hardware, failed paint/stain.

**Deck inspection:** Check for loose boards, protruding nail/screws, rotted posts/joists, failed sealer/stain, loose railings, weak stairs.

**Maintenance requirements:** Most wood fences and decks need sealing/staining every 2-3 years. Untreated wood deteriorates rapidly in Texas climate—expect 30-50% shorter life without proper sealing.

**Best timing:** Seal/stain in fall or early spring. Summer heat causes sealers to cure too quickly, reducing penetration and effectiveness.

**Cedar vs pine:** Cedar lasts longer (20-25 years with maintenance vs 10-15 for pine) but costs 40-50% more. Both require regular sealing in Texas climate.

**HOA compliance:** Many Frisco, McKinney, and Plano neighborhoods have strict fence regulations covering height, style, color, and condition. Check rules before repairs to avoid violation notices and forced rework.

Outdoor Living Space Prep

Make outdoor spaces comfortable and functional for summer entertaining. Dallas summers are hot, but mornings and evenings are perfect for outdoor enjoyment.

**Patio furniture:** Inspect for rust, loose screws, torn fabric, wobbly legs. Replace or repair before the season starts. Touch up rust spots with rust converter and spray paint.

**Cushions and umbrellas:** Clean cushions with mild soap and water. Check umbrella mechanisms and replace torn fabric. Store cushions during the day to prevent sun damage.

**Grill service:** Clean grill grates, check propane/gas connections for leaks (soapy water test), replace worn igniters, clean burner tubes.

**Shade structures:** Inspect pergolas, arbors, and pavilions for loose boards, failed stain, or structural issues. These take tremendous wind load during storms.

**Lighting:** Test all outdoor lighting, replace dead bulbs, clean fixtures, check timers/motion sensors. Consider LED bulbs—they use 80% less energy and last years longer.

**Mosquito control:** Remove standing water (buckets, plant saucers, clogged gutters), consider misting systems or professional treatment. Dallas mosquitoes peak in July-August.

Professional Summer Prep Services

Many Dallas metro homeowners choose professional pre-summer inspections and repairs. A handyman can complete this entire checklist in one visit, identifying problems before they cause emergency situations during peak heat.

**What we offer:** Complete exterior inspection, air sealing, minor repairs, gutter cleaning, sprinkler adjustments, fence repairs, and detailed recommendations for larger projects.

**Value:** Most homeowners recoup their investment in summer energy savings alone.

**Scheduling advantage:** Book in March or April for best availability. May-September is our peak season with longer wait times.

**Free estimates:** We offer free, detailed estimates throughout Dallas, Richardson, Plano, Frisco, McKinney, and surrounding areas. Schedule your free estimate and beat the heat with a properly prepared home.