Free Resource, Portland Metro & SW Washington

The 2-Year Home
Maintenance Calendar

Built from 2,000+ inspections across the Portland metro and SW Washington. Every task, every season, in the right order, so small problems don't become expensive ones.

24-month task timeline
Portland & SW Washington seasonal context
Estimated costs for every task
DIY vs. call a pro guidance
How This Works

A maintenance calendar built for this climate

Generic maintenance advice ignores Portland's wet-dry cycle, clay soils, and 1920s–1990s housing stock. This calendar does not. Each task is timed around what actually happens in the Pacific Northwest.

Seasonal Structure

Tasks are grouped by season, not month, so they stay relevant whether you start in March or October. Year 1 builds the routine. Year 2 adds the biennial checks.

Cost Estimates

Every task includes a realistic cost range for the Portland area. DIY costs reflect materials only. Pro costs reflect what licensed contractors typically charge here.

DIY vs. Pro Guidance

Green means most homeowners can handle it with basic tools. Gold means a licensed professional is worth the call. Blue means either works depending on your comfort level.

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Year 1: The Core Routine

These tasks repeat every year. Build the habit in Year 1 and they become second nature.

🌧️
March · April · May

Spring: Post-Rain Assessment

Portland receives 36+ inches of rain annually, concentrated October through March. Spring is your first look at what winter did to your home. Work through these top-to-bottom: roof first, foundation last.
Key: DIY You can handle this with basic tools DIY/PRO Either works, your call PRO Licensed professional recommended
Task Timing Estimated Cost Who Does It
Roof and flashing visual inspection
Look for lifted shingles, damaged flashing at chimneys and valleys, and any obvious storm damage from winter
March
$0 DIY $150–$300 if hiring a roofer
DIY/PRO
Clean gutters and test downspouts
Flush downspouts with a hose to confirm they are clear. Extend any downspouts that terminate within 4 feet of the foundation.
March–April
$0 DIY $150–$250 if hired out
DIY
Crawlspace moisture inspection
Portland's wet season peaks January–March. Check for standing water, condensation on pipes, or visible mold on joists. Address any moisture before summer.
April
$0 Repairs: $500–$5,000+ depending on findings
DIY
Foundation grading and drainage check
Soil should slope away from the foundation at 1 inch per foot for the first 6 feet. Look for garden beds, mulch, or soil that has built up against the siding or foundation.
April
$0 Corrections: $50–$500 DIY fill/regrading
DIY
HVAC cooling tune-up (if central AC or heat pump)
Schedule in April before summer demand. Technicians are much harder to book in June and July when everyone needs the same service.
April
$80–$150 Per tune-up visit
PRO
Test smoke and CO detectors
Press the test button on every detector. Replace batteries. Oregon law requires a working CO detector on every floor with a sleeping area.
April
$0 Replacement batteries: $5–$10
DIY
Deck and exterior wood inspection
Check deck boards, ledger connection, posts, and railings for dry rot. Probe with a screwdriver, if it sinks more than 1/4 inch, the wood is failing.
April–May
$0 DIY Repairs vary widely
DIY
Inspect and re-caulk window and door frames
Winter freeze-thaw cycles crack caulk joints. Check all exterior window and door frames. Spring is the right time to prep, summer is when you actually apply it.
May
$10–$40 Caulk, backer rod, tools
DIY
Start irrigation system and check for winter damage
Turn on zone by zone and watch for broken heads, misaligned sprayers, or supply line damage from any freeze events over winter.
May
$0 Broken heads: $5–$15 each
DIY
Attic check for moisture, staining, or mold
Portland's winter roof condensation is common, especially in homes with inadequate attic ventilation. Look for staining on rafters, wet insulation, or visible mold growth at the sheathing.
April
$0 Mold remediation: $1,500–$8,000+
DIY
☀️
June · July · August

Summer: Your Dry-Season Window

Portland's dry season is roughly 10–12 weeks, from mid-June through late September. This is your only reliable window for exterior caulking, painting, deck sealing, and any work that requires consecutive dry days. Do not let it pass without action.
Task Timing Estimated Cost Who Does It
Exterior caulking and sealant work
Apply paintable caulk to all exterior penetrations, window frames, door frames, and trim joints. Caulk requires 24–48 hours of dry weather to cure properly, plan accordingly.
June
$20–$60 Materials; $300–$800 if hired
DIY
Clean dryer vent, exterior and interior
Lint buildup in dryer vents is a leading cause of home fires. Clear from both the interior duct and the exterior cap. If the duct run is long or has bends, hire a pro with a rotary brush.
June
$0 DIY $80–$120 if hired
DIY/PRO
Trim vegetation away from the structure
Maintain 12 inches of clearance between any vegetation and siding. Roots against the foundation, vines on the siding, and overhanging branches touching the roof all cause long-term damage.
July
$0 DIY $200–$600 if landscaper hired
DIY
Chimney inspection
Schedule before fall. A chimney inspector checks the firebox, damper, liner, and exterior masonry. Portland's brick chimneys are common seismic concerns, a qualified inspector will also note any mortar joint deterioration.
July–August
$150–$250 Sweep additional: $100–$200
PRO
Test all GFCI outlets
Press the test button on every GFCI outlet. These protect kitchens, bathrooms, garages, and exterior locations. A tripped GFCI that will not reset may indicate a wiring fault, call an electrician.
July
$0 Replacement: $15–$25 per outlet
DIY
Water heater maintenance (flush sediment)
Attach a hose to the drain valve and flush 3–5 gallons to clear sediment. Sediment buildup reduces efficiency and shortens tank life. Check the temperature setting (120°F is standard).
August
$0 DIY $75–$150 if a plumber does it
DIY/PRO
Check attic ventilation and temperatures
On a hot day, the attic should not exceed outdoor temperature by more than 10–20°F with adequate ventilation. Blocked soffit or ridge vents cause heat and moisture buildup that damage sheathing and shingles from below.
July
$0 Vent additions: $200–$800
DIY
Exterior paint inspection and touch-up
Check for peeling, cracking, or blistering paint, especially on north and west elevations. Touch up bare wood before fall rains arrive. Full repaint is typically needed every 7–10 years in Portland's climate.
June–August
$30–$100 DIY Full repaint: $4,000–$12,000
DIY/PRO
Crawlspace vent inspection
Confirm all foundation vents open freely and are unobstructed by debris or soil. In summer, vents should be open. Some encapsulated crawlspaces have permanently closed vents, confirm with whoever did the work whether yours should be open or sealed.
July
$0 Replacement vents: $10–$30 each
DIY
Deck sealing or staining (if applicable)
A pressure-treated or cedar deck should be sealed every 2–3 years in Portland's climate. Test by sprinkling water on the surface, if it soaks in rather than beading, the deck needs sealing. Summer is the only practical window.
July–August
$50–$150 DIY $400–$1,200 if hired
DIY/PRO
🍂
September · October · November

Fall: Rain Season Prep

Portland's rain season returns in mid-October with little warning. Fall is your last window to address anything before the ground saturates and six months of wet weather begins. Do not skip the gutter and drainage tasks, they matter more here than almost anywhere.
Task Timing Estimated Cost Who Does It
Pre-rain-season roof inspection
The single most important fall task. A roof leak discovered in November is a roof leak that has already been running through your structure for weeks. Inspect in September when weather is still cooperative.
September
$0 DIY $150–$300 pro inspection
DIY/PRO
Major fall gutter cleaning
The most important gutter cleaning of the year. Wait until leaf fall is nearly complete in your yard (late October to early November), cleaning too early means cleaning twice. Confirm downspouts are clear before the first heavy rain.
Late Oct–Nov
$0 DIY $150–$300 if hired
DIY
Furnace or heat pump heating tune-up
Schedule in September, not November. HVAC technicians are booked out 2–4 weeks once cold weather hits. Replace the filter at the same time. A dirty filter is the most common reason for reduced heat pump efficiency.
September
$80–$150 Tune-up; filter $15–$40 separately
PRO
Drain and winterize irrigation system
Portland typically gets its first freeze in late November or December, earlier in some years. Blow out or drain irrigation lines before then. A burst supply line under a concrete walk is a spring surprise no one wants.
October
$0 DIY $75–$125 if a landscaper blows it out
DIY/PRO
Check and replace door weatherstripping
Slide a piece of paper under each exterior door. If it pulls out easily, the weatherstripping is not sealing. Drafty doors are an energy waste and a moisture entry point. This is a 30-minute DIY job with materials under $40.
October
$10–$40 Per door, materials only
DIY
Chimney sweep (if using fireplace this winter)
Creosote buildup inside the flue is a fire hazard. If you burned wood last winter, sweep before this season begins. NFPA recommends annual inspection for used fireplaces.
September
$150–$250 Sweep; inspection sometimes bundled
PRO
Test sump pump before rain season
Pour water slowly into the sump pit until the float triggers. Confirm the pump runs and discharges to an appropriate location. A failed sump pump in January is a flooded basement.
October
$0 Replacement pump: $150–$400 installed
DIY
Insulate or cap exterior hose bibs
Portland freeze events are infrequent but happen. Foam faucet covers are $3–$5 each and take 5 minutes to install. Far easier than dealing with a burst pipe in the wall behind the faucet.
November
$3–$5 per bib Foam covers from any hardware store
DIY
Attic air sealing and insulation check
Air leaks from the living space into the attic carry warm moist air into the cold attic, causing condensation on the sheathing. This is the primary driver of attic mold in Portland homes. Sealing penetrations around light fixtures, top plates, and HVAC boots is high-value work before winter.
October
$20–$100 DIY $800–$3,000 if insulation contractor hired
DIY/PRO
Service backup generator (if applicable)
Change the oil, test the battery, run it under load for 30 minutes. Portland ice events occasionally cause extended outages. A generator that will not start in a power emergency has no value.
September
$30–$80 Oil and spark plug; service call $100–$200
DIY/PRO
🌧️
December · January · February

Winter: Monitor and Respond

Portland winters average 6 inches of rain per month. Most winter maintenance is monitoring, not repair work, watching for problems developing while conditions limit what you can do outside. Stay ahead of it.
Task Timing Estimated Cost Who Does It
Change furnace filter monthly
December, January, and February. A clogged filter forces the system to work harder, shortens equipment life, and reduces indoor air quality. Set a calendar reminder. This is the cheapest maintenance task with the highest return.
Monthly
$15–$40 Per filter; buy a 3-pack in the fall
DIY
Monitor crawlspace after heavy rains
After any storm dropping over an inch in 24 hours, check the crawlspace with a flashlight. Look for new standing water, condensation on vapor barrier, or moisture on the joists above. Early detection turns a drainage problem into a $200 fix instead of a $5,000 one.
As needed
$0 Repairs depend on findings
DIY
Check under sinks and around toilets
Slow leaks at supply stops and drain connections can go unnoticed for months under a cabinet. Open every sink cabinet once in December and once in February. Feel the inside of the cabinet floor, any moisture means a leak somewhere above.
December, Feb
$0 Replacement supply lines: $8–$20 each
DIY
Test smoke and CO detectors (mid-season)
You tested in spring. Test again in January. Fires and CO incidents spike during winter heating season. If any detector is over 10 years old, replace it regardless of whether it appears to be working.
January
$0 Replacement detector: $20–$50
DIY
Check bathroom exhaust fans
Hold a piece of tissue near the fan grille while it runs, it should draw clearly. A bathroom fan that is not venting properly pushes warm moist air into the attic or wall cavity. This is one of the more common attic moisture sources in Portland's 1970s–1990s housing stock.
January
$0 Fan replacement: $40–$80 + labor
DIY/PRO
Monitor any known water entry points
If you had any moisture findings at the last inspection, a basement corner, a crawlspace wall, a specific window, check those locations specifically after each major rain event during winter. Documenting what you find (and when) is valuable if you ever need to make a repair or insurance claim.
All winter
$0 Document findings with photos
DIY
Inspect attic after any sustained freeze event
Portland freeze events are rare but when they happen, watch for ice damming at the eaves and condensation on cold attic surfaces once temperatures rise. Wet insulation loses most of its R-value and should be dried or replaced.
After freeze
$0 Insulation replacement: $1,000–$4,000
DIY
Clear debris from downspouts after storms
Leaf debris and roof granules collect at downspout inlets during winter storms. After any significant wind event, verify downspouts are not backing up. An overflowing gutter in January can saturate soil against the foundation faster than any other single cause.
As needed
$0
DIY
Check garage door seal and opener safety features
Cold weather contracts rubber door seals, sometimes causing them to tear or separate. Test the auto-reverse by placing a 2x4 flat on the floor in the door's path, the door should reverse immediately. Lubricate hinges and rollers with garage door lubricant (not WD-40).
December
$5–$15 Lubricant, seal strip if needed
DIY

Year 2: Biennial Additions

Repeat everything from Year 1, plus these additional checks that should occur every two years.

Year 2, Additional Tasks

Some things only need attention every two years

In Year 2, run through every task in the Year 1 calendar, then add these. A few of these are also appropriate for any homeowner who has owned their property for more than 3–4 years and has not had a recent inspection.

🌧️ Spring, Year 2 Additions
Pest and dry rot inspection
Professional pest inspection for carpenter ants, termites, and wood-destroying organisms. Oregon requires a pest clearance for many home sales, proactive homeowners use it as a maintenance tool.
$150–$300
PRO
Radon test
The EPA recommends testing every two years, or following any major renovation that affects the foundation or lower level. Oregon and SW Washington have elevated radon zones. A short-term radon test takes 48 hours.
$150–$195
PRO
☀️ Summer, Year 2 Additions
Deck structural evaluation
Every two years, check ledger flashing, post bases, and joist hangers in addition to the surface. Ledger failures account for the majority of deck collapses. If there is no flashing visible at the ledger, have a contractor evaluate it.
$0 DIY
DIY
Whole-home moisture assessment
A mold air quality test or thermal imaging scan can identify moisture issues inside walls and in the crawlspace that are invisible without tools. Especially valuable in homes over 30 years old.
$195–$445
PRO
🍂 Fall, Year 2 Additions
Electrical panel inspection
Have a licensed electrician check the panel every 2–3 years, especially in homes with older panels or added circuits. Overloaded breakers, double-tapped breakers, and corroded bus bars are common findings that most homeowners do not discover until there is a problem.
$150–$300
PRO
Full home maintenance inspection
A professional home maintenance inspection from a Certified Master Inspector every 2–3 years gives you a full-system snapshot. Deferred maintenance compounds. Early identification is the difference between a $300 fix and a $3,000 repair.
$395–$545
PRO
🌧️ Winter, Year 2 Additions
Water supply pressure test
If the home has older supply plumbing (polybutylene, CPVC, galvanized), a pressure test by a plumber every 2–3 years identifies developing weaknesses before they fail. Ask your plumber to also check the PRV (pressure reducing valve) if installed.
$150–$250
PRO
Review home inventory and insurance coverage
Every two years, confirm your coverage limits still reflect replacement cost (not market value, which fluctuates). After any renovation, update your insurer. Underinsurance is surprisingly common and only becomes apparent after a loss.
$0
DIY
R
Russ Motyko, CMI®
Certified Master Inspector® · OR #1898 · WA #1856 · CCB #254518

This calendar is built from patterns I have seen across 2,000+ inspections in the Portland metro and SW Washington. The tasks and timing reflect what actually matters in this climate, not generic national advice. If your home is due for a professional look, I inspect 7 days a week and serve both Oregon and Washington.

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