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You've made it. No, really, you've made it. You are a first time homeowner, and your net worth has just skyrocketed 40x (CNN.com). Congrats! Now you need to protect that investment.
I know, I know... the last thing you are thinking about right now is selling the house you literally just purchased, but trust me: it's always best to have a plan. You may say that you're never {ever} moving again in your entire life because you are so exhausted, but trust me; you probably will.
Here's why:
You don't know what the future will bring, or where it will bring you
Home values and demand may increase so much to the point where you would be crazy to turn down the price that a buyer is willing to pay (been there, done that)
Once you've lived in your home for one, three, seven, or ten years, you will probably be ready for, or outright need, a different type of house than the one you just moved into
For these reasons, the best advice I can give as a real estate agent and five-time (soon to be six-time) home buyer and seller myself, is to 1) know what you're doing as soon as you move in, 2) have a manageable plan to tackle regular maintenance tasks, and 3) anticipate larger expenses well in advance so you can plan for them. That way, you can spend more time on the FUN expenses, like redesigning the kitchen and picking out furniture.
NOTE: This blog contains the top things I see first time homeowners often missing. Please ALSO read this blog with many more details and a 12-month plan of what, specifically, you need to be doing each month to keep your home in order. I've consulted many sources and write from my own experience as a homeowner and realtor, but this is not meant to be an exhaustive list - I'm sure there are things I am overlooking!
For the First Time Homeowner Before We Start...
Rule #1 is know who to call BEFORE something urgent happens. This will save you big in the future.
In one of my last houses, our water just stopped working soon after we had moved in (we were on a private well) and we had no idea what to do or who to call, so we ended up making a rash decision and calling an emergency plumber which probably cost us twice as much in the end.
So do yourself a favor and compile a list of preferred providers ahead of time - ask neighbors, friends, and your real estate agent - so you don't make the same mistake I once did!
Here Are All the Things You Didn't Realize You Needed to Know:
INSIDE THE HOUSE
1. Change Your HVAC Filter Regularly (or it will get really disgusting)
Think of your HVAC filter like a sponge that soaks up all the dust, dirt, and allergens floating around your home. Over time, that sponge gets saturated, which can make it harder for your system to push out cool or warm air effectively.
When the filter gets clogged, your HVAC unit has to work extra hard, which can increase your energy bills and wear out your system faster. Plus, if you keep a dirty filter in there, you might start to notice more dust and allergens circulating in your home. Changing your filter regularly helps keep the air in your home clean, your system running smoothly, and your energy costs down. It’s a simple but super important part of maintaining your home comfort!
HOW OFTEN? Depending on your unit, climate, and type of filter, you may need to change your filter as often as every 30 days, or up to six months - always check with your HVAC technician for specific recommendations.
2. Change Your Water Filter(s) If You Want Them to Actually Work
You may have a filter in your fridge, under your kitchen sink, or elsewhere. Water filters work kind of like a team of tiny bouncers that kick out all the unwanted stuff in your tap water, like dirt, chlorine, and other impurities. Depending on the type of filter, they might use activated carbon, reverse osmosis, or UV light to clean up the water and make it safe and tasty to drink.
Now, over time, those bouncers get pretty full with all the junk they’ve filtered out. When that happens, the filter can either stop doing its job effectively or even start releasing some of that gunk back into the water. Changing your water filter regularly is important because it ensures you’re always drinking clean, fresh water, and it helps keep your filtering system running smoothly, saving you from bigger issues down the line!
HOW OFTEN? Your fridge water filter probably needs to be changed every six months, but most will have an indicator light, so keep an eye out for that. Reverse osmosis filters are typically about the same, but definitely check with your service provider for specifics.
3. Don't Neglect Your Appliances if You Want Them to Last
Luckily, your appliances don't need a ton of maintenance, but there are a few things you can do regularly to keep them running smoothly. Neglecting this maintenance can shorten the lifespan and cost you money.
Clear lint buildup from your dryer vent to reduce fire risk
4. You HAVE TO Dust Under & Behind Furniture, Ceiling Corners & Light Fixtures
When you ignore these spots, the dust just builds up and it can get really disgusting. Plus, that dust isn't just fluff—it can hold allergens, pet hair, and other gross particles that could affect your air quality or trigger allergies.
Make sure you have a long pole duster and an air purifier - this one is on sale for an amazing price right now and covers a ton of space. I have one in every bedroom and in my living room. It has 4.5 start with over 5,500 reviews on Amazon!
5. Know Where Your Main Water Shut-off Is (!!)
Usually, your home inspector will point this out, but if s/he doesn't - make sure you ask! This is important. Also know where your shut-off valves are under each sink.
6. Be Emergency-Prepared
Smoke & Carbon Monoxide Detectors: Again, ask your home inspector: ensure these are in working order. If your home doesn’t already have modern detectors with sealed 10-year batteries, consider upgrading them. That way you won't have to worry for a while.
Fire Extinguisher: Keep one in your kitchen and know how to use it in case of small kitchen fires.
Pro tip: ALWAYS move into your house first, live there for a while, and THEN determine how you want to reconfigure or make major renovations. I've found that the things you think you want to do before you move in will change once you've lived in the home and have used the space for a bit.
OUTSIDE THE HOUSE
1. It Actually Takes Effort for Your Lawn to Look Good
You will get weeds, bare spots, dead grass, etc. if you don't care for your lawn. There are two ways to handle this: DIY or hire a pro.
If you're a DIY-er, you will need the following:
Lawn mower
Weed whacker
Rake
Shovel
Gloves
Sprinkler
Hose
Wheelbarrow (I recommend one with two wheels like this)
Pruner
Leaf blower
If you want to hire a pro, ask your neighbors if they have any recommendations. Sometimes you will get a discounted price if you use the same company or individual as one or more of your neighbors.
Besides regular mowing and trimming, you will want to consider seeding, aerating, and spraying regularly/seasonally. There may be "green" options so you don't have to use tons of chemicals.
2. Gutters Need to be Cleaned!
Gutters MUST to be cleaned regularly, especially if you have trees or branches close to your house!!! Likely 2x/year. Clogged gutters can cause ALL KINDS OF PROBLEMS that you won't even realize. Lots of times, inside water leaks are caused by clogged gutters or improper drainage of gutters or downspouts. I've personally experienced this with several of my homes. So I've leaned my lesson.
Make sure all water is diverted AWAY from your house (by grading or mulching for example). Downspouts should dump out 4-6 feet away from your house - NOT directly into the foundation!! I see this so often during home inspections, and it's not good.
3. Think About Sunlight
Which direction does the house face?
If your deck/patio/porch faces west and you don't have many large trees, it will be HOT in the afternoon, especially in the summer (depending on your climate) and you wont' want to sit outside.
Also, if you have lots of windows or sliding glass doors in your kitchen or living spaces that face west, you will have the same problem. Also, sun faces hardwood flooring, so if you have an area rug covering [real] hardwood for a long period of time, when you take up the rug, the floor will be a different color.
The paint on your front door and shutters will fade if the front of your house gets direct daytime sun (faces east), which is not a big deal; you just need to plan to re-paint regularly.
This is more of a consideration before you buy a house, but if you've already moved in and this is the case, consider an awning or pergola for your outdoor space, and some light blocking shades or blinds on the windows that get the direct sunlight. You can also explore landscaping options that will block some of the direct light.
OTHER BIG STUFF
1. Roof
Quick tips:
Know the age of the roof before you make an offer on the home.
If it is an older roof, you can always pay for a roof inspection, or ask the seller to have the roof certified as part of the home inspection negotiations.
Maintain your roof because it is typically a HUGE cost to replace.
You may have to replace shingles and sheathing (the plywood that the shingles sit on), and you may have layers of shingles that need to be removed first.
A leaking roof can damage wood and insulation in the home's attic, and if left "untreated," can cause major black mold - I've seen it. I once had buyers who terminated their contract to purchase a home because the black mold in the attic from a roof leak was SO BAD...like scary.
2. Windows
Just a consideration when budgeting if you've purchased an older home:
Old, single-pane windows, although they can give a home character, are energy IN-efficient and can drive up your heating and cooling costs.
Upgrading to double, triple-pane, or low-e windows can save energy and boost home value, and you may also be eligible for a tax credit.
3. Well & Septic
Having a well means you'll want to be mindful of your water usage: running the dishwasher, doing laundry, and taking a shower at the same time can overwhelm your water supply and leave you high and dry... literally. The last thing you want is for your well to run dry. I've seen it, and it is one of the biggest headaches you could ever have as a homeowner.
Other issues that you will need to pay attention to if you have a well:
Sediment buildup in your water; if you have a sediment filter, you will need to change your filter(s) often.
Have a bacteriological water test annually (and before your purchase the house, as a part of your inspections). Possible issues are:
E-coli. If this is present, it usually means that your well cap has been compromised and as a result, your well will need to be chlorinated.
I've had to do this personally with one of my homes; it's a big pain, but relatively inexpensive in the grand scheme.
A high level of contaminants, or TDS (total dissolved solids) means you will want a reverse osmosis (RO) system for your drinking water at minimum. A whole house RO is also possible, although MUCH more costly.
If you have a water softener, you will need to add salt regularly
If you have a neutralizer, you will need to add calcite and test the pH regularly.
Septic: You will need to have your tank pumped every 3-5 years depending on how many people live in your house and be cautious about what goes down the drains and garbage disposal.
4. HVAC UNIT
Replacing an HVAC unit can be another big expense, so it's best to know what you are dealing with from the start.
Most HVAC units are comprised of two components: the outside unit, called the condenser, and the inside unit. If serviced regularly and taken care of, both components of your HVAC units can typically last anywhere from 10-20 years.
I've seen units barely make it to the ten year mark, while I've seen others surpass 20 years. In one of my houses, we had a 40 year-old oil furnace and every year we lived there, I purchased a home warranty (more on these in a minute), fully expecting it to stop working, BUT IT NEVER DID! So ultimately I ended up having to just replace it before we sold the house.
FINAL THOUGHTS
Meet Your Neighbors: They’ll be a valuable source of information and you'll definitely want someone to call in a pinch, especially if they are more experienced homeowners.
Thoughts on Home Warranties: A home warranty generally covers your indoor appliances and systems, indoor plumbing and electric. It can be good for peace of mind in your first year, and I would try to get the sellers to pay for it as a part of your initial offer or your home inspection negotiations (or from your agent as a closing gift), but don't expect it to be easy. Home warranty companies can be a pain to deal with, and you will be responsible for paying a deductible each time they come out.
Stay Organized: Create a home binder and download my free 12-month home management checklist. This will help you keep track of everything you do and spend on your new home, which will be a MAJOR ASSET when you sell... whenever that may be!
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