Seasonal maintenance for homeowners
This is a part of the Home & Garden 2025, a yearly supplement to the Sanpete Messenger. To view the rest of the articles, click this banner.
For homeowners in rural central Utah, caring for a property can feel like a never-ending list of repairs and inspections. Between harsh winters that bite at foundations, scorching summers that test water systems and everything in between, each season brings its own set of maintenance needs.
Ask Don Southworth for advice, though, and he will tell you it all starts with prevention.
Southworth, who owns and operates Quality Service and Repair, has spent 25 years working in the trades. He began his career framing houses in Mexico before transitioning into commercial construction and eventually plumbing, water purification and cabinet installation.
Today, he runs a modest but busy operation in Sanpete County with his sons and a couple of employees.
“Out here, so many of our homes have older features, especially the rock foundations,” Southworth said. “Keeping water and freezing weather away from that old stone is critical. If water seeps in, it can freeze and crack—then you’ve got major problems on your hands.”
Below, Southworth offers tips and insights for tackling home maintenance year-round in rural Utah. He stresses how simple preventive measures—such as sealing decks and swapping out a water heater’s anode rod—can mean the difference between manageable upkeep and a costly emergency.
Decks and rain gutters: Frontline defense
Maintaining a deck may seem like a cosmetic task, but it has structural implications. Many rural homes feature decks that rely on traditional wood subframes, which can rot if not properly sealed.
“Even if you have a composite top,” Southworth said, “the subframe is almost always wood. Sealing it every couple of years, checking for insect damage and replacing weak boards can prevent a much bigger repair in the future.”
He also urges homeowners to prioritize clean rain gutters. “Your gutter system keeps water away from the foundation,” he said. “If you let leaves and debris build up, you run the risk of overflow. When winter hits, all that water can freeze up under your roof edge, creating what’s called an ice dam. Eventually, that can destroy shingles, sub-roofing and lead to major leaks.”
His advice is to schedule gutter checks at least once a year—ideally twice. “If you’ve got trees over your house or yard, or your yard collects a lot of leaves, twice-a-year cleaning is smart,” Southworth said.
“Some folks can do it themselves, but for a lot of people, hiring a pro is worth avoiding the safety risks.”
Seasonal must-dos: From freeze-proofing to cooling off
While decking and gutter upkeep are perennial concerns, each season brings its own specific demands. In the fall, Southworth recommends prepping for winter:
-
Shut Down Swamp Coolers Properly
“Don’t just turn off the water,” he said. “Drain the system, remove the pads—because you’ll want new ones in spring—then cover the unit to stop cold drafts. I’ve seen people skip these steps and end up with cracked cooling lines or rust damage.” -
Furnace Servicing
Southworth’s company does not perform furnace inspections, but he insists it’s worth hiring a professional: “You want them to check for proper ignition, carbon monoxide leaks—stuff you can’t always catch on your own.” -
Prevent Frozen Pipes
“Frost-free spigots are a must,” he said, explaining that many area homes still use outdated hose connections that can easily burst during cold snaps. “They only work, though, if they’re installed right. Plus, insulating around your foundation and even around water meters can help. The cold here can really seep in.”
When spring arrives, Southworth advises reversing that process by rechecking everything exposed to winter stress. He suggests using the same rooftop visit you perform to prep or stow the swamp cooler for a thorough inspection of shingles, gutters and seals.
Water heaters and plumbing: Hidden risk areas
“Water heaters and plumbing are two of the biggest things people neglect,” Southworth said. Utah’s hard water can corrode water heater tanks faster than many realize. That is why a yearly flush is paramount to clear out sediment that accumulates at the bottom of the tank.
“People also forget about the anode rod,” he said. “It’s a sacrificial rod inside the water heater that the water ‘eats’ so it won’t eat the metal of the tank. If you skip swapping it out, you’re basically letting corrosion go directly to the tank walls.”
He recommends budgeting around $250 for annual water heater maintenance. The cost can climb if parts, such as the expansion tank, need replacing, but it is still less expensive than replacing a full water heater system after it has rusted out.
Budgets and the ‘Dave Ramsey Rule’
When asked about the typical price of annual maintenance, Southworth suggested that homeowners in rural central Utah plan on setting aside $1,000 to $1,500 each year. This covers everything from water heater flushes to gutter cleaning and small repairs that come up.
“It’s easy for people to wait until something breaks,” he said, “but that’s when costs get out of control. Maybe you’re looking at a $15,000 roof job because you never cleared the gutters.”
As for deciding whether to repair or replace older systems, he follows what he calls the Dave Ramsey rule: “If a fix costs more than 50 percent of the item’s value, just replace it,” he said. “It sounds simple, but I’ve seen folks dump money into patching old water heaters or rotted decks, and in the end, they spend as much as they would on a new system.”
Safety considerations: Natural gas and ice hazards
Neglected maintenance in rural areas can lead to more than just big repair bills—it can create real hazards. In the winter, ice buildup becomes a slip-and-fall risk.
“We’ve got a lot of seniors in the area,” Southworth said. “If you’re not clearing or preventing ice, you’re setting people up for potentially serious falls.”
He has also encountered gas leaks, particularly around water heaters and furnaces, which can be life-threatening. “A month ago, I replaced a water heater and noticed the smell of gas long after we disconnected everything,” he said. “It turned out the furnace line was leaking. A lot of folks don’t have gas sniffers or know the warning signs, so that’s where a professional check can make a huge difference.”
Finding the right contractor: Due diligence
For homeowners who do not want to climb ladders or tinker with gas lines, hiring a professional is often the safest route. Southworth advises people to treat the process like a job interview.
“Ask about insurance, check their license. Look at Google reviews,” he said. “Don’t be afraid to request references. That’s how you separate a side hustle from someone who really knows how to do the work right.”
He warned that plenty of contractors skip critical steps—like submerging deck posts into concrete footings below the frost line—especially when homeowners do not know to ask. “I’ve seen people just jam a post into the dirt, and a few winters later, it’s rotting. You’ve wasted thousands on a quick fix.”
Staying ahead of issues: a mindset shift
While modern technology and tools might make some repairs more convenient, Southworth stressed that taking a proactive approach is what truly prevents expensive disasters. He urged homeowners to cultivate a “once-over” mindset: If you are working on one portion of the house, always scan for other potential problems.
“If you’re up on the roof for your swamp cooler, poke around the gutters. Check for loose shingles,” he said. “It doesn’t cost anything extra to look. And often, that’s how you catch a small issue before it becomes a major headache.”
For do-it-yourselfers, he recommends building a basic toolkit of wrenches, channel locks, a multi-bit screwdriver, a sturdy utility knife and a tape measure. “I carry those five things out of my van on almost every job,” he said. “You’d be amazed what you can do with just those tools and a little knowledge.”
Community resources and final advice
Free online tutorials can help homeowners grasp the basics but, Southworth cautioned, they are only as good as the source. “YouTube is great if you know who to trust,” he said. “Some of it’s just hacks that lead to more problems down the road.
“If you’re unsure, call somebody. The upfront cost might feel high, but it’s nothing compared to a massive repair down the line.”
In an area where older homes, unpredictable weather and unique building styles converge, that measured approach is what keeps owners ahead of the game. Small inspections, regular cleaning and the occasional professional visit could mean years of healthy living spaces—and significantly fewer unwelcome surprises.
“Honestly,” Southworth said with a shrug, “it’s not the big, complicated things that usually break the bank. It’s the simple, little chores that people let slip. If you can keep up with a few seasonal tasks, you can save yourself a lot of time, money and stress.”