Salt air, king tides, and surprise summer downpours can be tough on Charleston homes. If you feel like you are always cleaning, checking, and prepping, you are not alone. With a clear plan, you can protect your investment, avoid costly repairs, and feel ready when storms roll through. Below is a practical, Charleston-specific checklist that keeps your home in top shape all year. Let’s dive in.
Why coastal maintenance matters in Charleston
Charleston’s shoreline setting means more salt in the air, higher humidity, and real tidal flooding risk. City analyses show a local sea level rise of about 1.07 feet since the early 1900s, which has increased high tide flooding in recent years, according to the City of Charleston planning resources. Hurricane season runs from June 1 to November 30, with peak activity in late summer and early fall, per the National Hurricane Center climatology. Indoors, the EPA recommends keeping relative humidity below 60 percent to reduce mold risk, which is especially important in our climate, based on the EPA’s mold and moisture guide. Flood insurance operates separately from standard homeowners policies, and rates have changed under NFIP’s Risk Rating 2.0, so it pays to review your coverage with the South Carolina Department of Insurance.
Your year-round maintenance game plan
Spring pre-hurricane prep (March to May)
- Inspect the roof, flashing, and gutters. Schedule an annual roof check and clear all debris so water flows away from the house.
- Test or service storm protection. Make sure shutters, straps, and window seals are ready well before June.
- Trim trees and secure or store outdoor items. Reduce wind-borne debris risk before storms.
- Check sump pumps, battery backups, and backwater valves if your home is at lower elevation.
- Review flood documents and contacts. The City’s floodplain office can help with elevation certificates and mapping through Floodplain Management.
Summer humidity and HVAC focus (June to August)
- Service HVAC. Coastal systems benefit from tune-ups in spring and fall, plus frequent filter changes.
- Keep indoor humidity below 60 percent. Use AC and dehumidifiers and monitor with a simple hygrometer, following the EPA’s moisture guidance.
- Rinse salt from exterior finishes and hardware. Pay attention to metal fixtures and window tracks.
- Look for early signs of condensation, musty odors, or mold so you can act quickly.
Hurricane peak refresh (August to October)
- Re-check shutters, straps, and door seals. Secure loose trim and outdoor furniture.
- Clear gutters and confirm downspouts push water away from the foundation.
- Review your storm kit and generator plans ahead of peak season, guided by NHC seasonal trends.
Winter and off-season projects (November to February)
- Inspect the attic, crawlspace, and foundation for moisture and wood rot. Schedule needed repairs during cooler, drier months.
- Plan bigger projects like roof replacement, deck work, or seawall repairs when contractors are more available.
- If your home is in a historic district, learn what exterior work needs approval through the City’s BAR process using the Historic Preservation Master Plan.
After any storm or flood
- Put safety first. Enter only if the structure is sound and utilities are safe.
- Document damage with photos. Contact your insurer and mitigation pros promptly.
- Remove water and wet materials and dry within 24 to 48 hours to reduce mold, as advised by the EPA’s mold guide.
Exterior and structural priorities
Roofs, gutters, windows, and doors
- Look for loose or missing shingles after storms and repair flashing to prevent water entry.
- Clean and flush gutters at least twice a year and after major wind or rain events.
- Check weatherstripping and sill drainage on windows and doors. Consider impact-rated windows or well-fitted shutters for wind protection. For retrofit ideas that add value, review FEMA’s homeowner-focused packages in FEMA P-804.
Foundations, decks, and waterfront structures
- Inspect elevated foundations, piers, and decks for rot, corrosion at fasteners, and any movement. Replace deteriorated materials with coastal-rated components.
- If you have a bulkhead, seawall, dock, or boat lift, check for erosion, loose fasteners, and scour after high-water events. Many repairs require permits, so confirm requirements with local and state offices.
- For local flood mapping that can guide projects and insurance talks, use the City’s Floodplain Mapping and the state’s SCDNR flood maps.
Systems and interiors that need extra care
HVAC and electrical
- Schedule HVAC service twice a year. Salt can shorten the life of coils and outdoor units.
- Replace filters every 1 to 3 months during heavy use. Keep vegetation and debris away from condensers.
- Check exterior electrical panels and outlets for corrosion and ensure GFCIs work in wet areas.
Plumbing and backflow
- Heavy rain and high tides can stress sewer systems. Test sump pumps and confirm backwater valves operate properly if installed.
- Keep gutters and grading in good order so stormwater flows away from the home.
Mold and moisture control
- Keep indoor humidity below 60 percent using AC and dehumidifiers, consistent with EPA guidance.
- Clean condensate drains, and inspect crawlspaces and attics for dampness.
- If water intrusion occurs, remove wet materials and dry within 24 to 48 hours.
Termites and other pests
- Formosan and other subterranean termites are present in coastal Charleston County. Annual inspections and active treatment programs are common recommendations in our area, per Clemson University’s HGIC.
- Keep soil and mulch away from siding, remove wood debris, and maintain clearances to deter infestations.
- Save termite bonds and inspection records for resale.
Documentation, insurance, and historic rules
Flood insurance and elevation certificates
Wind and flood resilience upgrades
- High-impact upgrades often include strengthening roof-to-wall connections, protecting openings, and improving roof coverings. See practical retrofit packages in FEMA P-804.
- For flood risk, consider elevating utilities and adding backflow protections where appropriate.
Historic districts and BAR coordination
- Many Charleston homes sit in areas that require approvals for exterior work. Review thresholds and timelines in the City’s Historic Preservation Master Plan before you schedule contractors.
Buyer and seller quick checklist
- Ask for or provide the elevation certificate and any flood claims history.
- Share maintenance logs and receipts for roof, HVAC, and major systems.
- Provide termite inspection reports or bonds.
- Confirm wind and flood coverage details with your insurer. Use the City’s Floodplain Mapping as a conversation starter about site risk.
- Note any permits or approvals for docks, seawalls, or exterior changes.
Ready to tailor this checklist to your home and neighborhood goals? For local guidance from prep to closing, reach out to Nicole Lemieux for a concierge experience backed by deep Charleston expertise.
FAQs
Do Charleston homeowners need flood insurance outside FEMA high-risk zones?
When is hurricane season in Charleston, and when should I prep?
- Hurricane season runs June 1 to November 30. Complete your main prep by late spring and refresh before peak activity, per NHC climatology.
How often should I service my HVAC near the coast?
- Plan for twice-yearly professional service, plus frequent filter changes and salt-aware care to extend equipment life.
Are Formosan termites a real concern in Charleston?
- Yes. Clemson’s HGIC notes established Formosan colonies in parts of Charleston County. Schedule annual inspections and keep treatment plans current using HGIC guidance.
What wind retrofits offer the best value for coastal homes?
- Strengthening roof-to-wall connections, protecting openings, and improving roof coverings stand out. Homeowners can review practical packages in FEMA P-804.
