Winter Maintenance Check-In: Here's What I'm Keeping an Eye On
It's been two months since December's record flooding, and the transition from saturated ground to drier conditions has revealed exactly what I expected: small issues that are worth addressing now before they become expensive problems.
Here's what I've been keeping an eye on in my home and our rental properties—and what you should check before spring really kicks in.
This winter didn't give us the usual freeze warnings or snow prep panic. Instead, we got record rainfall and flooding in December—the kind that tests your drainage systems and saturates everything. The Snohomish River peaked at 34.15 feet, breaking the 1990 record, and all major rivers in the county hit flood stages. Now as we shift from all that wet weather into what's shaping up to be a dry spring and summer, there are a few things worth watching.
This isn't about predicting doom. It's just what I do every year: walk the properties, check the systems, and catch small problems before they turn into expensive ones.
Foundation & Crawlspace Checks
What I'm looking for: Any new cracks in the foundation that weren't there before December, signs of moisture or standing water in crawlspaces, and musty smells that indicate moisture issues that never fully dried out.
Why it matters: Soil that got completely saturated can shift as it dries. I'm not expecting major settling, but small cracks can turn into bigger problems if water gets in during next winter's rain. The wet-to-dry transition we've had over the past two months is when these issues show up.
What I'm doing: Walking the perimeter of each property with a flashlight, checking foundation walls and corners. In crawlspaces, I'm looking for any pooling water or damp spots that didn't dry out properly. I'm also checking for that telltale musty smell that means moisture is still trapped somewhere.
Drainage Systems
What I'm looking for: Gutters that may have pulled away from fascia during heavy December rains, downspouts that aren't directing water far enough from the foundation, any soil erosion around the foundation or landscaping, and french drains or yard drains that might be clogged with debris.
Why it matters: December's record rainfall was a real-world stress test for drainage systems. If something failed or started failing, the evidence is visible now—erosion patterns, pooling water, or damage to the foundation perimeter.
What I'm doing: Running water through gutters to check for leaks or overflow points. Walking the yard after recent rain to see where water pools or how it flows. Checking that downspout extensions are still in place and directing water at least 6 feet away from the foundation. Looking for any washout areas or erosion near foundation corners.
Wood & Exterior Elements
What I'm looking for: Deck boards that absorbed moisture and might warp as they dry, fence posts that were sitting in saturated soil and may have shifted, siding or trim showing signs of moisture damage, and any peeling paint or soft spots in wood.
Why it matters: Wood that gets wet and then dries quickly can crack, warp, or develop rot. The transition from saturated winter to potentially hot, dry spring accelerates this process. What looks fine when wet can reveal problems as it dries.
What I'm doing: Walking decks and porches, pressing on boards to check for soft spots or excessive give. Checking fence posts for wobble—if they're loose now after the ground dried out, they'll only get worse. Looking at siding and trim where water tends to collect: window sills, bottom edges, corners. Checking for any paint that's bubbling or peeling, which indicates moisture got underneath.
Mechanical Systems
What I'm looking for: HVAC systems that might have gotten moisture exposure during flooding, sump pumps to make sure they're still working properly, water heaters and furnaces for any signs of corrosion or moisture damage, and dehumidifiers in basements or crawlspaces.
Why it matters: We didn't get the usual cold snap that tests heating systems, but we did get moisture stress. Systems that were fine before the flooding might show problems now. And better to find out your AC doesn't work in February than in July when it's 90°F and contractors are booked solid.
What I'm doing: Testing the AC in each property even though it's still cool out—just running it for 15 minutes to make sure it fires up and cools. Checking that sump pumps cycle properly and the float switches work. Looking at mechanical rooms for any moisture stains, rust on equipment, or that distinctive smell of mildew. Checking furnace filters and making sure nothing got damp during the flooding.
Preparing for the Dry Season
What I'm looking for: Irrigation systems that need repair or adjustment before you actually need them, gutters that need debris cleared before fire season, landscaping that might need extra attention as things dry out, and brush or vegetation near structures that should be cleared for fire safety.
Why it matters: With low snowpack this winter (just 52% of normal) and predictions for a dry summer, it's worth being proactive. This isn't panic—it's just good timing to get ahead of maintenance before the contractor rush and before you're dealing with dead landscaping or fire risk.
What I'm doing: Testing sprinkler systems now to find broken heads, leaks, or zones that aren't working. It's much easier to fix these in February than in June when you realize half your yard is dying. Clearing gutters and rooflines of leaves and debris—not just for rain, but because fire season debris is a real issue in the Pacific Northwest. Trimming back vegetation near the house, both for fire safety and to prevent moisture issues when things start growing again.
The Transition Matters
The shift from saturated ground to dry conditions reveals problems that weren't obvious during the wet season. Soil contracts and shifts, wood dries and cracks, and systems that were fine in one extreme get tested by another.
My approach is simple: I'm not expecting disaster. I'm just checking things systematically, the same way I do every spring. A few hours now walking properties and making a list can save thousands later in emergency repairs or dealing with damage that's gotten worse.
If you had flooding or heavy rain this winter—and most of us in Snohomish County did—it's worth doing the same walkthrough. Look for changes: new cracks, shifted soil, moisture where it shouldn't be, systems that aren't working quite right.
What's Actually On My List
Here's what came out of my walkthroughs over the past few weeks:
One downspout extension that got knocked loose during the flooding (easy fix, already done)
Sinking spots in the gravel driveway from soil settling after all the saturation
(5/8" minus on order to fill and regrade)A few deck boards that absorbed water and are showing early signs of warping (replacing this spring before they get worse)
One sump pump that needs a new float switch (caught it during testing)
Irrigation system leak at one rental property (caught it early before we actually needed the system running)
Gutter section that pulled slightly away from fascia (re-secured before it became a bigger problem)
None of it's urgent or catastrophic. All of it's easier and cheaper to handle now than if I'd waited until something failed completely or caused secondary damage.
The Practical Takeaway
This is just good property maintenance, whether we get a hot summer or a mild one. The wet-to-dry transition is a natural time to check systems, look for changes, and catch small issues before they grow into expensive problems.
The list I made from walking my properties took maybe three hours total and probably saved me several thousand dollars in potential repairs down the line. More importantly, it gives me peace of mind heading into spring knowing that the systems are solid and any issues are already on the radar.
If you own property in the Snohomish area and you're not sure what to look for or where to start, feel free to reach out. I'm happy to point you in the right direction—or if you need a referral for specific work, I know folks who do solid, honest repairs.
And if you skipped your pre-winter maintenance last fall because the weather was mild, now's a good time to catch up. We might have dodged frozen pipes, but the flooding and wet-to-dry transition created its own set of challenges worth addressing.
Marc Bostian is a real estate broker with Windermere Snohomish, specializing in property management and helping homeowners navigate the practical realities of maintaining homes in the Pacific Northwest.
