HVAC System

☐  Replace air filters — every 30–60 days during heavy-use summer months

☐  Clean condensate drain line — pour a cup of diluted bleach to prevent algae clogs and overflow

☐  Check evaporator and condenser coils for dust buildup; dirty coils reduce efficiency and spike energy bills

☐  Test thermostat accuracy and verify the system is cooling to set temperature

☐  Listen for unusual noises — rattling, banging, or squealing all warrant a service call

☐  Schedule a professional A/C tune-up before peak season if not done in the last 12 months

Plumbing

☐  Check under sinks and around toilets for signs of slow leaks — staining, soft flooring, or musty odors

☐  Test water pressure — pressure above 80 psi accelerates wear on fixtures and connections

☐  Inspect washing machine hoses for cracks or bulging; replace if older than 5 years

☐  Check water heater for corrosion, mineral buildup, and proper temperature setting (120°F)

☐  Flush the water heater tank annually to remove sediment

Electrical

☐  Test all GFCI outlets — especially in bathrooms, kitchens, garages, and exterior areas

☐  Test smoke and carbon monoxide detectors; replace batteries

☐  Check electrical panel for signs of corrosion, heat discoloration, or tripped breakers that won’t reset

☐  Inspect outdoor outlets and lighting fixtures for moisture intrusion or cracked covers

Mold & Moisture

☐  Inspect bathrooms and laundry areas for early-stage mold around caulk lines and grout

☐  Check window seals and sliding glass door tracks for moisture infiltration or standing water

☐  Monitor indoor humidity — ideal is 45–55%; above 60% creates mold conditions quickly

☐  Check air handler closet and attic access panel for any signs of moisture or mold growth

☐  Re-caulk around tubs, showers, and sinks if existing caulk is cracked or separating

Roof & Gutters

☐  Inspect roof from the ground — look for missing, lifted, or cracked shingles; damaged ridge caps; or exposed flashing

☐  Check roof penetrations — vents, skylights, and stack boots are common entry points for water

☐  Clean gutters and downspouts — South Florida’s heavy rain quickly overloads clogged gutters

☐  Confirm downspouts discharge away from the foundation — at least 4–6 feet

☐  Look for standing water or soft spots on flat or low-slope roofs

Exterior & Foundation

☐  Walk the perimeter — look for cracks in stucco, foundation, or driveway that have grown or shifted

☐  Check grading around the home — soil should slope away from the foundation, not toward it

☐  Inspect exterior caulking around windows, doors, and utility penetrations; re-caulk as needed

☐  Check wood trim, fascia, and soffits for rot, pest damage, or paint failure

☐  Inspect fence posts and gate hardware for rust or shifting

Hurricane Preparedness

☐  Verify all hurricane shutters open and close properly — don’t find out they’re stuck when a storm is 48 hours out

☐  Test hurricane impact windows and doors for proper sealing and locking

☐  Know your wind mitigation status — roof or window upgrades may qualify you for a lower insurance premium

☐  Trim trees and large shrubs to reduce wind load and flying debris risk

☐  Secure or store patio furniture, grills, and decorations that become projectiles in high winds

☐  Test your generator — run it under load for 30 minutes and check fuel supply

☐  Verify your insurance policy is current — confirm coverage limits and deductibles before storm season

Pool & Outdoor Areas (if applicable)

☐  Test pool equipment — pump, filter, and auto-fill valve

☐  Inspect pool deck for cracks, lifting, or trip hazards

☐  Check pool screen enclosure for torn screens, damaged framing, or loose panels

☐  Inspect the pool fence gate — must be self-closing and self-latching per Florida code

Unit-Specific Maintenance

☐  Inspect your patio or balcony for concrete spalling, railing integrity, and drainage

☐  Check your individual A/C system — townhomes typically have their own unit even in an HOA community

☐  Confirm your dryer vent is clear — longer duct runs in townhomes collect lint more quickly

☐  Check the garage door — lubricate rollers and hinges; test auto-reverse safety feature

HOA & Shared Responsibilities

☐  Review your HOA’s maintenance responsibilities vs. your own — roofs and exteriors are often HOA-maintained, but interior water damage may fall on you

☐  Report any exterior damage to HOA in writing — document with photos and date

☐  Confirm HOA has addressed shared drainage issues near your unit before rainy season

☐  Review your HOA’s hurricane preparedness plan — know who handles shutters, common area prep, and debris removal

Inside Your Unit

☐  Inspect the A/C air handler — clean the evaporator coil and condensate drain pan; verify float switch is working

☐  Check all balcony door seals and sliding tracks for water infiltration during heavy rain

☐  Inspect behind the washer and under the dishwasher for slow leaks — water migrates to units below quickly

☐  Test all GFCI outlets in kitchen, bathrooms, and laundry

☐  Check your electrical panel — look for double-tapped breakers or signs of overheating in older buildings

☐  Inspect window seals — fogging between glass panes can indicate infiltration risk

Building & Association Awareness

☐  Review your condo association’s building maintenance schedule — confirm roof, HVAC, and common areas are on track

☐  Understand your insurance coverage vs. the master policy — “bare walls in” vs. “all in” makes a major difference after a loss

☐  Report any signs of water intrusion through exterior walls or windows to building management in writing

☐  Know your building’s SIRS status — Florida law now requires most condo associations to have a Structural Integrity Reserve Study completed and funded