Las Vegas Homeowner Seasonal Maintenance Checklist (Month by Month)

Desert homes fail in predictable ways that national checklists miss. Intense UV breaks down caulk, paint and rubber seals. Daily temperature swings of 40 degrees loosen fasteners and open gaps. Dry air cracks wood and irrigation tubing, and wind-blown dust clogs filters and coils.

Newcomers often find weatherstripping brittle by October and caulk split by August. That is desert physics, not a defect, and it is why a fall pass with caulk and weatherstripping costs less than an overworked AC.

Spend about two hours once to create three records you will use every season.

• A maintenance log with service dates, vendors, model and serial numbers, filter sizes, paint codes and irrigation zones
• Shutoff locations: water, zone valves, gas, the breaker panel map, pool valves and the irrigation controller
• An exposure map: walls with afternoon sun, wind channels and the spots where water pooled

Photograph roof penetrations, the water heater and drip pan, the AC nameplates, the pool pad and the irrigation manifold. Close-ups of the seals on south and west openings make it easy to compare after summer.

• HVAC: check the filter, replacing it every 30 days at peak summer, and keep vents clear
• Water: look under sinks, at hose bibs, the water heater pan and irrigation valve boxes, because desert leaks hide until the bill jumps
• Safety: test smoke and CO alarms, GFCI outlets and the garage door's auto-reverse with a 2x4 laid flat
• Exterior: walk the perimeter for stucco cracks, split caulk and gaps in seals
• Pests: check door sweeps, garage seals and weep screed gaps, and keep cardboard off the garage floor

Pool owners should test weekly in summer and at least twice a month in winter, since heat increases chlorine demand and evaporation concentrates minerals.

Mild weather makes this the time for inspections and repairs, well before the June contractor backlog.

1. 01January: test alarms, check the extinguisher gauge and clean the dryer vent from end to end
2. 02February: replace hardened weatherstripping and re-caulk exterior joints with 100% silicone
3. 03March: book the AC tune-up before April demand and repair brittle drip tubing

Triple-digit heat usually arrives by late May. Clear 18 inches around the condenser, flush the condensate line, replace the filter and run a full cooling cycle while service waits are still short. In May, seal the attic hatch and raise irrigation without spraying stucco or the slab edge.

1. 01June: change filters more often during dust storms and vacuum the return grilles
2. 02July: inspect roof edges and flashing, trim branches within 10 feet of the roof or AC, and secure shade structures
3. 03August: watch pool pH, free chlorine and calcium scaling, and recheck south and west seals

September is the most productive month for inspections: the weather is comfortable, summer damage is visible and contractors have openings. Look for split caulk on south and west openings and check the garage door's bottom seal, a common way in for scorpions and roaches. In October, clear gutters and scuppers and fix grading that slopes toward the foundation.

Nights can drop below freezing. In November, run a full heating cycle and replace cracked outdoor outlet covers. In December, insulate exposed pipes and seal drafts at door bottoms, attic hatches and recessed lights.

• Waiting for the AC to fail: emergency service in peak heat costs two to three times a scheduled visit
• Ignoring seals and caulk, which let in dust, insects and monsoon moisture
• Overwatering, which saturates stucco bases and erodes soil
• Dosing pool chemicals by the label instead of testing first
• Skipping the two-hour fall walk-around that prevents the year's most expensive repairs