Homeowner’s Checklist: August Maintenance Must-Dos | Lancaster PA Real Estate
August in Lancaster County is hot, humid, and thunderstorm-prone—exactly the combo that exposes small issues before they become expensive problems. Use this focused checklist to keep your home comfortable, efficient, and ready for fall. It’s written with Lancaster, PA real estate in mind, but it works for any South-Central PA homeowner.
Why August matters in Lancaster County
Peak A/C load drives up energy bills—perfect time to boost efficiency.
Pop-up storms and heavy downpours test gutters, grading, and sump pumps.
Late-summer growth means plants creep against siding/roofs, inviting pests and moisture.
Early fall arrives quickly—prep now for a smoother September.
15-minute wins (do these first)
Replace or clean HVAC filter (every 30–60 days in summer).
Vacuum/clear the A/C return grilles and supply vents.
Check condensate drain at the air handler; ensure it’s dripping freely (no overflow).
Test sump pump quickly by lifting the float; confirm discharge is clear.
Walk the exterior after a rain: note standing water near the foundation; mark low spots.
Hit GFCI outlets (kitchen, baths, garage) with the Test/Reset buttons.
Inspect attic hatch for hot air leakage; re-seat weatherstripping if loose.
Exterior and yard
Gutters and downspouts: Remove debris; flush with a hose. Ensure downspouts extend 4–6 feet from the foundation.
Grading: Add soil to low spots to slope away from the house (about 6 inches over 10 feet is a good rule of thumb).
Trim vegetation: Keep 12–18 inches between shrubs and siding; cut branches 6–10 feet away from the roof where possible.
Deck check: Tighten loose fasteners, tap down popped nails, and spot-seal exposed wood.
Driveway and walks: Fill hairline cracks before freeze-thaw season. Consider asphalt reseal if it’s been 2–3 years.
Paint touch-ups: Hit bare spots on trim/sills to block moisture before fall rains.
Pest check: Look for wasp nests under eaves/fences and evidence of carpenter ants/termites near damp wood. If you spot anything serious, schedule a professional inspection.
Lanternfly reminder: If you notice invasive spotted lanternflies on trees/vines, follow PA guidance for removal and disposal.
Water, moisture, and storm prep
Sump & backup: If you have a battery backup or water-powered pump, test the alarm and battery indicator.
Dehumidifier: Keep basements/crawlspaces at ~50–55% RH. Empty/clean the bucket and check the drain hose.
Foundation scan: After a heavy rain, look for damp foundation walls or efflorescence lines—early signs of seepage.
Hose bibs & hoses: Inspect for leaks; replace rubber washers. Coil hoses to prevent trip hazards.
Storm kit refresh: Flashlights, fresh batteries, first aid, and a phone power bank. Note where your main water shutoff and electrical panel are located.
Cooling and indoor air
A/C performance: If some rooms run hot, close a couple vents in over-cooled areas to increase airflow where needed (don’t close more than 20% of vents).
Ceiling fans: Keep them counterclockwise for a cooling breeze; dust the blades.
Insulation peek: Pop into the attic for a quick scan—look for matted insulation or dark streaks indicating air leaks.
Drafts: Run your hand around door/weatherstripping. Replace flattening seals now so you’re ready for fall.
Range hood & bath fans: Clean grilles to improve ventilation and reduce indoor humidity.
Kitchen, laundry, and safety
Refrigerator coils: Vacuum dust from coils (rear or underneath) to improve efficiency.
Ice maker line: Inspect for kinks or seepage on the supply line.
Dishwasher filter & gasket: Remove debris so it drains cleanly; wipe the door gasket to prevent mildew.
Dryer vent: Check for lint at the exterior hood; consider a pro cleaning if it’s been >12 months.
Smoke/CO detectors: Press-and-hold test; change batteries if older than a year.
Fire extinguisher: Ensure the gauge is in the green and it’s accessible (not tucked behind stuff).
Lawn and garden (late-summer care)
Mower tune: Sharpen blade for a clean cut that prevents disease.
Water smart: Deep, infrequent watering early morning; adjust irrigation to avoid overspray on siding/foundation.
Fertilizer plan: Note that early fall is typically the best time to fertilize cool-season grasses here—prep now and schedule for September.
Mulch check: Maintain 2–3 inches, pulled back a few inches from siding and tree trunks.
Tree/limb safety: Identify branches over roofs/cars—snapshots now make it easy to get quotes from arborists.
Pool and patio (if applicable)
Water chemistry: Keep pH, alkalinity, and sanitizer in range during August heat to avoid algae blooms.
Skimmer and pump baskets: Clear debris to protect your pump.
Safety gear: Confirm self-closing gates work and pool alarms/safety hooks are accessible.
Grill safety: Clean grease tray and check gas hose for cracks.
Investor/landlord corner (Lancaster-focused)
Filter calendar: Deliver fresh filters to tenants or set up a filter-subscription to reduce HVAC calls.
Smoke/CO compliance: Verify devices in each unit; log test dates.
Moisture checks: Walk basements after a storm. Document with photos.
Entry doors/windows: Sticky in humidity? Quick strike-plate or hinge adjustment prevents costly lockouts.
Turnover prep: If you anticipate a fall vacancy, book painters/cleaners now; August calendars fill fast.
What to DIY vs. call a pro (typical ranges)
Local pricing varies; these ballparks help you plan.
DIY-friendly: filter swaps (free–$25), gutter clean (DIY or $100–$250 pro, single-story), weatherstripping ($10–$30/door), GFCI test (free), dehumidifier cleaning (free).
Call a pro: dryer vent clean ($125–$250), full gutter guard install ($8–$15/linear ft), A/C tune-up ($100–$200), sump pump replacement ($400–$900 installed), large tree limb removal (site-specific; get 2–3 quotes).
Energy and savings moves before fall
Install a smart thermostat and set cooling setbacks when you’re away.
Air seal: foam/caulk obvious gaps at pipe penetrations and rim joists.
Attic hatch: add an insulated cover if you see temperature swings near it.
Window/door plan: price out weatherstripping and any failed window seals now—lead times improve in late summer.
Copy-paste August checklist
Replace HVAC filter; clear A/C return grilles and vents
Verify A/C condensate drain and pan; test sump pump
Clean gutters/downspouts; extend 4–6 ft from foundation
Regrade low spots; check for standing water after rain
Trim shrubs/branches away from siding and roof
Spot-seal exterior wood; fill hairline driveway cracks
Inspect for pests (wasps, carpenter ants, termites)
Dehumidifier to ~50–55% RH; clean bucket/hose
Test GFCIs; test smoke/CO detectors; check extinguisher
Vacuum refrigerator coils; inspect ice maker line
Clear dryer vent hood; consider pro clean if >12 months
Set ceiling fans counterclockwise; dust blades
Check weatherstripping; plan early-fall lawn care
Pool: balance chemistry; confirm safety gear
Document trees/limbs that threaten structures
Landlords: deliver filters; log detector tests; post-storm moisture checks
Planning ahead for September
Schedule an HVAC fall tune-up now to beat the rush.
Block a weekend for attic/basement air sealing.
Book any tree work before leaf season.
Want a local, high-ROI “punch list” for resale?
Small, well-timed fixes can boost buyer confidence and net you more in today’s Lancaster PA housing market. I can walk your property, prioritize repairs, and connect you with reliable local pros.
Book a quick consult:
Schedule a time on my calendar
If you’re planning a move and want tailored advice for Lancaster PA real estate, reach out—happy to help you prep, price, and position your home for maximum visibility and value.
Copy-paste August checklist
Replace HVAC filter; clear A/C return grilles and vents
Verify A/C condensate drain and pan; test sump pump
Clean gutters/downspouts; extend 4–6 ft from foundation
Regrade low spots; check for standing water after rain
Trim shrubs/branches away from siding and roof
Spot-seal exterior wood; fill hairline driveway cracks
Inspect for pests (wasps, carpenter ants, termites)
Dehumidifier to ~50–55% RH; clean bucket/hose
Test GFCIs; test smoke/CO detectors; check extinguisher
Vacuum refrigerator coils; inspect ice maker line
Clear dryer vent hood; consider pro clean if >12 months
Set ceiling fans counterclockwise; dust blades
Check weatherstripping; plan early-fall lawn care
Pool: balance chemistry; confirm safety gear
Document trees/limbs that threaten structures
Landlords: deliver filters; log detector tests; post-storm moisture checks
