An hour of fall prep now can save you thousands this winter. In Seattle, that mostly means one thing: keeping water out. Rain, moss, clogged gutters and the occasional hard freeze cause most of the winter repairs I see when homes come to market.
Most homeowners wait too long. A 2026 Nextdoor and Groundworks survey found 56% of homeowners did their last maintenance task only after they noticed a problem. Meanwhile, Thumbtack estimates the average single-family home cost $11,196 to maintain in 2026.
Use this checklist to get ahead of it. Start with the top five if you're short on time, then work through the rest over a few weekends.
What this winter may bring
A strong El Niño is likely this winter. NOAA's Climate Prediction Center puts the odds of a very strong event during fall and winter 2026–27 above 90%.
In the Pacific Northwest, El Niño winters often run milder and drier than usual. That's a tendency, not a promise. Windstorms, atmospheric rivers and cold snaps can still hit, so prepare for all three:
- Heavy rain: clear gutters and downspouts, check drainage, and test your sump pump if you have one.
- Wind: check the roof, trees, fences and anything that could come loose.
- A freeze: protect outdoor faucets and exposed pipes, and service your heat.
Short on time? Do these five first
These five protect your home from the most expensive winter damage: water, failed heat and fire.
- Clean gutters and downspouts. Seattle's #1 fall task. Make sure water drains well away from the foundation.
- Inspect the roof and treat moss. Moss holds water against shingles and lifts them over time.
- Service your furnace or heat pump. Book it now, before the first cold snap fills up technicians' calendars.
- Protect outdoor faucets and pipes. Disconnect hoses, shut off and drain spigots, and add faucet covers.
- Test smoke and carbon monoxide alarms. Heating season is when CO risk goes up.
The full fall checklist: 20 tasks
Roof, gutters and drainage
- Clean gutters and downspouts. Clear leaves and needles, look for sagging or leaking sections, and confirm downspouts empty at least a few feet from the house. Homes under big trees may need a second cleaning in December.
- Inspect the roof. From the ground or with binoculars, look for missing, cracked or curling shingles and damaged flashing around chimneys, vents and skylights. Leave climbing and repairs to a roofer.
- Treat moss. Gently brush off heavy moss and apply a moss treatment, or hire a roof cleaner. Avoid pressure-washing shingles, which strips the granules.
- Check for leaks inside. Look at ceilings and in the attic for water stains, damp insulation or a musty smell.
- Check grading and drainage. During a rainstorm, watch where water goes. Soil should slope away from the foundation, and water should never pool against it.
Outside the house
- Winterize outdoor faucets. Disconnect and drain hoses, shut off the spigot's interior valve if you have one, and add an insulated faucet cover.
- Blow out the sprinkler system. Drain the lines so a freeze doesn't crack pipes or heads.
- Inspect the deck, stairs and railings. Replace soft or cracked boards, tighten railings, and reseal wood every year or two. Wet decks get slick in our winters, so clear algae from walking surfaces.
- Trim trees and branches. Cut back dead limbs and anything hanging over the roof or power lines before windstorm season.
- Repair driveway and walkway cracks. Small cracks widen when water gets in and freezes.
- Put away outdoor furniture and tools. Store cushions inside, clean and service the mower, and cover the grill.
Inside the house
- Service your heating system. Book a furnace or heat pump tune-up and replace the filter. Keep vents and registers clear of furniture.
- Seal drafts. Replace worn weatherstripping and re-caulk gaps around windows and exterior doors.
- Insulate exposed pipes. Foam sleeves on pipes in the crawlspace, garage and attic are cheap protection against a freeze.
- Find your main water shutoff. Make sure everyone in the house knows where it is and that it turns.
- Check the crawlspace or basement. Look for standing water, damp insulation or a torn vapor barrier, a common Seattle problem.
- Flush the water heater. Draining sediment helps it run efficiently and last longer. Follow the manufacturer's steps or call a plumber.
- Clean the dryer vent. Lint buildup is a fire hazard. Clean the duct, not just the lint trap.
Safety and storm prep
- Test smoke and CO alarms. Replace batteries and replace any smoke alarm older than 10 years, per the U.S. Fire Administration. Have the chimney inspected and swept before your first fire.
- Stock a storm kit. Flashlights, batteries, a first aid kit, water and shelf-stable food for power outages, plus ice melt for the occasional freeze.
What it costs to hire it out
Most of these tasks are DIY-friendly, but here's what pros typically charge nationally. Seattle prices often run higher.
Task | Typical pro cost (2026) |
|---|---|
Gutter cleaning | $119–$234 per visit (avg. $168) |
HVAC inspection / tune-up | $200–$400 |
Chimney inspection | About $450 |
Tree branch trimming | About $460 |
Sprinkler winterization | $56–$131 |
Pipe insulation | $1.10–$11 per linear foot |
Window weatherproofing | $3–$20 per sq. ft. |
Roof repair (if needed) | $150–$8,000 (avg. $1,173) |
Compare that last line to a $168 gutter cleaning, and the case for fall maintenance makes itself.
Sources: Angi 2026 cost data for gutter cleaning, winterization and roof repair.
Get the free printable checklist
Want a one-page version for the fridge? Email me or text 206.335.2108 and I'll send you the printable checklist.
And if you're wondering how this winter's to-do list fits into your bigger plans, whether that's selling in the spring, upgrading, or just knowing what your home is worth today, I'm happy to help. Reach out anytime for a free home value report or a no-pressure conversation.
Emily Allen | Emily Allen Realty | Compass 206.335.2108 · [email protected] · emilyallenrealty.com
