Southwest Kansas weather can turn in a hurry. One week it is shorts and open windows, and the next the wind shifts north and the overnight low drops into the 20s. A few hours of fall maintenance now can save you from a burst pipe, a cold house or a costly repair in January. Here is a practical checklist for Garden City, Holcomb and Finney County homeowners.
Why Now Is the Time
If you have not had a hard freeze yet, you are living on borrowed time. According to K-State Research and Extension, Garden City has seen its first 32° night by about October 14 in half of all years, and by late October in about 9 out of 10 years (K-State Agronomy eUpdate). The outdoor jobs on this list are much easier on a mild afternoon than in a north wind.
Outside the House
- Blow out your sprinkler system. Water left in underground lines, valves and the backflow preventer can freeze and crack. Shut off the water supply to the system and have the lines blown out with compressed air. If you are not comfortable doing it yourself, a local irrigation company can handle it in less than an hour.
- Disconnect garden hoses. A hose left attached traps water in the faucet, and even a frost-free faucet can split if the hose stays on. Drain hoses and store them in the garage or shed.
- Shut off and drain outdoor faucets. If your home has an interior shutoff valve for an outdoor spigot, close it and open the outside faucet to let it drain. Foam faucet covers are inexpensive extra insurance.
- Clean gutters and downspouts. Wait until most of the leaves are down, then clear them out. Clogged gutters can lead to ice dams and water running where it should not. Make sure downspouts carry water at least a few feet away from your foundation.
- Look over the roof. Between spring hail and our steady wind, roofs in this part of Kansas take a beating. From the ground, look for missing, lifted or damaged shingles and loose flashing. Any hail damage from this year is worth having inspected before winter.
- Trim trees and branches. Ice and wind can bring down limbs that hang over the roof, driveway or power lines. Fall is a good time to trim them back.
- Seal cracks and gaps. Check caulk around windows, doors and where pipes or wires enter the house. Small gaps let in cold air, dust and mice looking for a warm place to spend the winter.
- Check concrete. Water that gets into cracks in your driveway or sidewalk freezes and expands, making the cracks bigger. Sealing them now helps them last.
Inside the House
- Service the furnace. Have your heating system checked before you need it every night. At minimum, replace the filter, and plan to check it monthly during heating season.
- Test smoke and carbon monoxide detectors. With your furnace, water heater and maybe a fireplace running more, a working CO detector matters. Daylight saving time ends Sunday, November 1, which is an easy reminder to test detectors and swap batteries.
- Check weatherstripping. If you can see daylight around a closed door or feel a draft, replace the weatherstripping or add a door sweep. It is one of the cheapest ways to lower your heating bill.
- Protect exposed pipes. Pipes in crawl spaces, unheated garages and exterior walls are the most likely to freeze. Foam pipe insulation is inexpensive and easy to install.
- Know where your main water shutoff is. If a pipe does burst, finding the shutoff quickly can be the difference between a small mess and a major repair. Make sure everyone in the house knows where it is.
- Reverse ceiling fans. Set them to run clockwise on low to push warm air down from the ceiling.
- Flush the water heater. Draining a few gallons from the bottom of the tank clears out sediment and helps it run more efficiently.
- Clean the dryer vent. Lint buildup is a fire hazard and makes your dryer work harder. Clean the full vent line, not just the lint trap.
Get Ready for Winter Storms
A Southwest Kansas winter can bring blowing snow, ice and power outages. Before the first storm:
- Stock up on ice melt and have a snow shovel ready before the stores run out.
- Put together a simple kit with flashlights, batteries, blankets, water and any medications your family needs.
- If you have a generator, test it now, and never run it in a garage or near open windows.
- Keep the gas tank in your vehicle at least half full and add a winter kit to the car.
Thinking About Selling Next Year?
Fall maintenance pays off twice if you plan to sell. A well-cared-for furnace, a sound roof and dry gutters are some of the first things buyers and home inspectors look at. Keep receipts and service records for the work you do this fall. They show buyers the home has been looked after. Curious what your home is worth today? Try our instant home value tool.
Talk With a Local Agent
Whether you are settling in for the winter or getting ready to make a move, MBA Real Estate is here to help. Browse Garden City homes for sale, or contact MBA Real Estate. You can also call our office at 620-275-7440.
Buy. Sell. Local.