Fog, salt air, and steep hills make San Francisco homes and condos beautiful and challenging to maintain. If you have ever chased a leak during the first big storm or noticed hardware rusting faster than expected, you are not alone. A simple, seasonal plan can keep small issues from becoming big repairs and help protect your property’s value year after year. This guide gives you a clear quarterly checklist tailored to San Francisco, plus condo and HOA tips, red flags, and when to call a pro. Let’s dive in.
Why SF climate matters
San Francisco’s cool-summer Mediterranean climate brings frequent fog, cool mornings and evenings, and salty marine air, especially in western neighborhoods like the Outer Richmond and Sunset. These conditions increase surface moisture, which speeds up corrosion on metal and weakens exterior sealants and wood. Hills and older buildings add extra focus on drainage, retaining walls, and roof details.
To ground your plan in local conditions, review regional climate context from the National Oceanic and Atmospheric Administration. You can learn more about fog and precipitation patterns from NOAA’s climate resources.
Your quarterly maintenance calendar
Use this checklist to focus on what matters most in each season. You will see separate notes for single-family homes and for condos with HOA responsibilities.
Winter (Nov–Feb): Rainy season response
For single-family homes
- Inspect roof surfaces, flashings, chimneys, skylights, and roof-to-wall areas for missing material, lifted seams, or water stains inside. Check for soft spots or sagging.
- Clear gutters, downspouts, and scuppers. Confirm downspouts discharge away from foundations and slopes. On flat roofs, confirm scuppers and overflows are open.
- Check for interior leaks at ceilings, attic, closets, and top-floor walls. Look for new stains or damp insulation.
- Service the furnace or heat pump and replace filters. Ensure safe operation of any combustion appliances.
- Inspect and touch up exterior caulking around windows, doors, and penetrations.
- Test sump pumps and basement drains where present. Know the location of water and gas shutoffs.
For condos and HOAs
- Schedule a common roof and envelope inspection and clear common gutters and scuppers.
- Inspect shared drainage lines and retaining walls for movement, leaks, or ponding.
- Share simple interior leak reporting steps with owners so repairs happen quickly.
Why it matters: Rain and fog reveal envelope weaknesses. Catching leaks early prevents hidden rot, mold, and costly damage.
Spring (Mar–May): Repair, refresh, and pests
For single-family homes
- Spot-repair exterior paint and exposed wood. Address peeling, blistering, and soft trim. Repaint and reseal as needed.
- Inspect decks, balconies, and railings for rot, loose fasteners, or failing membranes at balcony transitions. Reseal where needed.
- Check windows and doors for smooth operation and intact weatherstripping. Replace double-pane units with failed glazing seals that show fogging.
- Look for termite or wood-destroying pests and other moisture-related issues. For identification and prevention best practices, see the University of California IPM Program.
- Clear terrace and area drains. Adjust irrigation so it does not saturate near foundations or slopes.
For condos and HOAs
- Review winter leak reports, confirm repairs, and prioritize painting or membrane projects.
- Review reserves and plan for major exterior work. Verify licensed, insured vendors.
Why it matters: Spring fixes set you up for the drier months when salt and fog still stress exterior materials.
Summer (Jun–Aug): Fog, salt, and ventilation
For single-family homes
- Inspect exterior metal and hardware for corrosion, including railings, fasteners, window tracks, and HVAC outdoor units. Clean and treat as needed and replace with corrosion-resistant materials where practical.
- Reseal wood decks and check any deck membrane over living spaces.
- Service your heat pump or air handler and clean or replace filters. Improve ventilation in cool, damp rooms if you see mold or mildew.
- Lubricate window tracks, adjust rollers, and replace failed seals in double-glazed windows.
For condos and HOAs
- Remove accessible salt deposits from common metal elements and flashings when safe and feasible.
- Inspect balcony and terrace waterproofing. Schedule repairs before fall rains.
Why it matters: Persistent fog and salt drive corrosion and keep exterior surfaces damp even in summer.
Fall (Sep–Oct): Storm prep and safety checks
For single-family homes
- Clean gutters and downspouts before the first heavy rains. Confirm extensions and splash blocks direct water away from the building and slopes.
- Recheck roof flashing, parapets, and chimneys. Confirm prior repairs are holding.
- Renew exterior caulking and reset door thresholds. Test slope and basement drains.
- Inspect your water heater for leaks and confirm bracing and straps for earthquake safety. For permit and retrofit guidance, visit the San Francisco Department of Building Inspection.
- Test smoke and carbon monoxide alarms. For placement and requirements in California, see the Office of the State Fire Marshal.
- Review your emergency kit and evacuation plan, especially on steep lots.
For condos and HOAs
- Clear common gutters and scuppers and plan rapid leak response for first storms.
- Communicate interior weatherproofing steps and leak reporting to residents.
Why it matters: Proactive fall prep reduces winter leaks and slope or drainage failures during heavy storms.
Special SF maintenance tips
Exterior and paint lifespan
Exterior paint on wood often needs touch-ups every 3 to 5 years and a full repaint every 5 to 10 years, depending on exposure. In foggy, salty areas, sealants may fail sooner. Watch for flaking paint, soft or spongy wood, hairline stucco cracks, recurring stains after rain, or warped siding.
Consider a professional building envelope review every 3 to 5 years on older or leak-prone buildings.
Roofs and flat roofs
Flat and low-slope roofs require extra attention at seams, flashings, and scuppers. Common failures include clogged drains, open seams, and corroded metal flashings. Do a visual check each quarter and schedule an annual roof inspection, or sooner after major storms.
Windows and doors
Fogged insulated glazing means a failed seal. Corrosion on window hardware is common near the coast. Maintain caulking, replace weatherstripping, and lubricate tracks. Consider corrosion-resistant hardware or materials during replacements.
Hillside drainage and retaining walls
On steep lots, watch for new or widening cracks, bulging walls, leaning fences or trees, persistent ponding, or saturated soils after rain. Keep French drains and storm drains clear. Avoid irrigating near retaining walls. For noticeable movement, consult a structural or geotechnical engineer.
Plumbing and sewer laterals
In San Francisco, property owners are responsible for the private sewer lateral that connects the building to the public sewer. Learn about responsibilities and certification at the SF Public Utilities Commission’s Private Sewer Lateral information. Signs of trouble include slow drains, gurgling, sewage odors, damp soil near sewer lines, or frequent sump activity without heavy rain.
Pests and wood-destroying organisms
Moisture invites termites and rot. Keep soil and mulch away from wood trim, ensure ventilation under porches, and fix leaks promptly. For science-based guidance on pests, visit the UC IPM Program.
Corrosion and salt air
Salt accelerates rust on fasteners, balcony connectors, HVAC condensers, and flashings. When you repair, use stainless steel or hot-dip galvanized fasteners near the coast. Inspect metal connections annually, or more often in high-exposure zones.
Seismic safety
Water heaters and gas appliances should be properly braced and strapped. For permits and code requirements related to retrofits or structural work, start with the San Francisco Department of Building Inspection. For condo responsibilities and common element rules, see California’s Davis-Stirling framework through California Legislative Information.
When to DIY and when to call a pro
DIY is fine for routine tasks like gutter cleaning when safe, caulk touch-ups, weatherstripping, filter changes, and basic cleaning. Hire licensed professionals for roof repairs, structural or retaining wall movement, major plumbing or private sewer lateral work, termite treatment, electrical upgrades, full exterior repainting, and any project that needs a permit. For mold or moisture concerns, review health and cleanup basics from the U.S. Environmental Protection Agency and consult qualified contractors as needed.
Red flags to act on now
- Active interior water stains, bulging ceilings, or visible mold. Stop use of the area, locate and shut off the water source if applicable, and arrange professional assessment.
- New or widening cracks in foundations or retaining walls, sagging terraces, or any slope movement. Evacuate unsafe areas and call a structural or geotechnical engineer.
- Persistent sewer backups or strong sewage odor. Stop using drains and contact a licensed plumber. If you suspect a public line issue, coordinate with the SFPUC and evaluate your private sewer lateral.
- Rusted or loose balcony connectors or railings. Avoid use until inspected and repaired.
- Gas smell or suspected gas leak. Evacuate and call 911 or the utility emergency line.
Condo and HOA clarity
In most associations, the HOA maintains roofs, exterior envelopes, common systems, and shared structure, while unit owners maintain interior finishes and often their windows and doors as defined in the CC&Rs. Always confirm your specific responsibilities in your governing documents. For a legal framework reference on California common interest developments, see Davis-Stirling resources.
Plan your year at a glance
- Winter: Inspect roofs and flashings, clear drains, and watch for leaks during storms.
- Spring: Repair exterior paint and membranes, check windows and doors, and schedule pest inspections.
- Summer: Clean and protect metals, reseal decks, service HVAC, and improve ventilation in damp areas.
- Fall: Clean gutters, recheck flashing, update caulking, test alarms, and confirm seismic bracing.
A little attention each quarter goes a long way in San Francisco’s fog and salt air. If you want help prioritizing projects before a sale, after a purchase, or for a rental you own, our team can share vetted local vendors and a timeline that fits your goals. Ready to protect your property’s value with a clear plan? Schedule a quick strategy call with Unknown Company.
FAQs
What routine maintenance should San Francisco condo owners expect the HOA to handle?
- Most HOAs maintain roofs, exterior walls, common waterproofing, and shared systems, while owners maintain interiors. Always verify responsibilities in your CC&Rs and the Davis-Stirling framework through California Legislative Information.
How often should I clean gutters in foggy west-side neighborhoods?
- Plan to clear gutters and downspouts at least in fall and mid-winter, and after major wind events. Flat roofs need frequent checks of scuppers and overflows during the rainy season.
Do I need a permit for roof or structural work in San Francisco?
- Many roofing, structural, plumbing, and electrical projects require permits and inspections. Always confirm with the San Francisco Department of Building Inspection before starting work.
What are signs my private sewer lateral needs attention in SF?
- Watch for slow drains, gurgling, sewage odors, damp soil near the line, or backups. Learn owner responsibilities and certification steps from the SFPUC’s sewer lateral information.
How can I prevent mold in San Francisco’s cool, damp climate?
- Improve ventilation, repair leaks quickly, and keep surfaces dry. For safe cleanup and health guidance, review resources from the U.S. Environmental Protection Agency.
