The Costs of Maintaining Your Home: Exterior Edition
Buying a home is a thrilling milestone. Between the open houses, the paperwork, and finally getting the keys—it’s easy to overlook what comes next: home maintenance.
Yes, your home is your sanctuary, but it’s also a system of interconnected parts that require ongoing care. Let’s take a deep dive into the costs of maintaining the exterior of your home—a critical piece of keeping your investment strong and your space comfortable.
💧 The Triple Threat: Water, Water, and… Water
As you read, you will see that water is the single most destructive force your home faces. From your roof to your foundation, your home’s exterior systems are designed to keep water out and channel it away.
Unchecked water intrusion can lead to rot, mold, and costly repairs. In Seattle's rainy climate, staying on top of exterior maintenance is your best defense.
🏠 Start from the Top: Your Roof
Your roof is your home’s first line of defense against the Pacific Northwest’s famously wet weather. But before you think about dragging a pressure washer up there—don’t. Pressure washing is one of the quickest ways to ruin your roof’s integrity.
Instead, remove moss, leaves, and other organic debris with safe, manual methods—or better yet, hire a professional. The cost of professional roof cleaning varies, but typically ranges between $300 to $800 depending on your roof’s size and slope.
Roof Replacement Costs
In the Seattle area, roofs typically last 20 to 25 years. Most homes feature composition shingle roofing, and replacing one will run anywhere from $10,000 to $30,000, depending on the complexity of your roof.
Flat roofs? Those require more expensive materials—expect to pay 15% to 20% more than a typical shingle roof.
Pro tip: Avoid the temptation to install a new roof directly over the old one. It may seem like a shortcut, but it shortens the life of your new roof. Always do a full tear-off and replacement.
🌧️ Gutters & Downspouts: Unsung Heroes
Gutters are the unsung heroes of your exterior maintenance system. They work with your roof to redirect rainwater and prevent flooding or water intrusion.
Have them cleaned at least once a year—ideally in fall, after the leaves drop. Prices vary, but cleaning typically costs between $400 and $1,000 annually, depending on your home's size and roof height.
Make sure downspouts extend at least six feet from your home’s foundation to keep water away.
🎨 Siding: More Than Just Curb Appeal
Siding does more than make your home look good—it protects your structure from weather and pests. In our region, siding is often a wood or synthetic product protected by paint or stain.
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Paint or stain your home’s siding every 7–10 years.
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Trim, especially around windows and fascia, typically needs repainting every 3 years, since it’s made from less durable wood.
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Don’t forget to inspect and touch up exterior caulking during trim work to prevent moisture intrusion.
Professional painting can cost anywhere from $10,000 to $30,000+, depending on home size and complexity.
🪵 Decking & Fencing: Care Today, Savings Tomorrow
If your deck or fence is made of wood, keeping it painted or stained is crucial. Once water gets into unprotected wood, rot isn’t far behind.
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Wood fencing replacement can cost upwards of $4,000 to $10,000, depending on materials and size.
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Synthetic decking (like Trex)? You’re in luck—maintenance is easier, but be sure to follow the manufacturer’s cleaning guidelines to avoid voiding warranties (and definitely avoid pressure washing unless approved!).
🚽 Sewer Line Maintenance: Out of Sight, Not Out of Mind
If you bought a home recently, you likely had a sewer inspection done—and if not, it's worth scheduling one every 5 to 7 years, or after any seismic activity.
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Sewer inspection: Around $300
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Jetting/cleaning the line: Typically starts at $500+
Following through on recommended sewer maintenance can save you from nightmarish (and expensive) backups or line replacements later.
In Summary
The systems on the outside of your home work hard to keep the inside safe, dry, and livable. While the upfront costs of maintenance may seem high, they pale in comparison to the damage caused by neglect—especially in our wet and wild Pacific Northwest climate.
Stay tuned for the Interior Edition of this home maintenance series, where we’ll talk HVAC systems, plumbing, appliances, and more.
If you have questions or need a trusted guide through your next real estate move, I’m always here to help.
Rocky Flowers
Coldwell Banker Bain
In my business, you come first.
