A Fall and Winter Home Maintenance Checklist for the Lower Mainland

Fall and winter bring atmospheric rivers, wind storms and the odd snowfall or cold snap to the Lower Mainland. This checklist is for owners of houses, townhouses and condos, grouped by part of the home, with the local rules that apply, notes for strata owners and what to do now if you plan to sell in spring.

The short version

Water and drainage

The province describes atmospheric rivers as narrow bands of heavy rain that are common in BC, most often in fall and winter, and asks homeowners to clear perimeter drains, eavestroughs and gutters ahead of them.

• Gutters and downspouts. The Insurance Bureau of Canada (IBC) suggests cleaning them at least once a year and making sure downspouts extend at least six feet, about 1.8 metres, from the foundation. The ground should slope away from the house.
• Perimeter drains. These pipes around the foundation carry groundwater away. Damp basement walls or water pooling against the house are reasons to have a drainage contractor check them.
• Sump pump and backwater valve. Test the pump and its discharge line before the rain. IBC suggests a battery backup, and a backwater valve where your municipality recommends one.
• Catch basins. Vancouver and New Westminster run Adopt a Catch Basin programs for street drains. Rake leaves off the grate rather than using your hands, never lift the grate, and wear something bright. If water still won't drain, report it to your city.

Your local government may be able to supply sandbags. If you live near the Fraser River or the coast, read Floodplains and Flood Insurance.

Roof, trees and storms

• Roof moss. Shingle maker IKO says never to pressure wash a roof: it can break the seal on asphalt shingles, strip their protective granules and may void the warranty. IKO also advises against walking on the roof, so ask a roofer.
• Trees. Check your city's bylaw before cutting. Vancouver requires a permit to remove any tree on private property 20 centimetres or more in diameter, measured 1.4 metres above the ground. Surrey's threshold is 30 centimetres, some species are protected at any size, and applications for hazardous trees are processed first.
• Power outages. Check BC Hydro's outage map, and report an outage at 1-800-224-9376, or *49376 from a mobile phone. Stay at least 10 metres back from a downed line and call 911.
• Emergency kit. PreparedBC suggests a three-day to one-week supply of food, four litres of water per person per day, a radio, flashlight, power bank and first-aid kit. Run generators and barbecues outdoors only, away from windows.

Heating, fireplaces and alarms

• Annual service. The province's carbon monoxide guidance says to have every fuel-burning heating appliance, including gas fireplaces and wood stoves, cleaned and inspected each year by a licensed contractor.
• Filters. CMHC's maintenance schedule suggests checking furnace filters monthly in the heating season. For a heat pump, BC Hydro suggests cleaning filters regularly, keeping the outdoor unit clear of leaves, snow and ice, and professional maintenance every one to two years.
• Wood burning. Inside Metro Vancouver's Urban Containment Boundary, a fireplace or wood stove must be registered before use, and since September 15, 2025, unregistered ones can't be used, with narrow exceptions. Burning is banned from May 15 to September 15 unless it is your only heat or during an emergency, such as a power outage of three hours or more.
• Smoke alarms. The province advises alarms inside every bedroom, outside each sleeping area and on every level, a test every month and new alarms every 10 years.
• Carbon monoxide alarms. BC's building code requires them in new homes with a fuel-burning appliance or attached garage, and Vancouver's fire bylaw extends that to existing homes. The province recommends one in any home with either, or with a fireplace. Technical Safety BC says to replace them on the manufacturer's schedule, typically about 10 years.
• Gas smell. FortisBC says to go outside and call its 24-hour emergency line, 1-800-663-9911, or 911.

Pipes and freezing

• Outdoor taps. Close the inside valve to each outdoor tap, drain the line, and drain and store hoses, as Surrey, Port Coquitlam and CMHC advise.
• Irrigation. Shut off the system's water supply and drain the lines. Rain Bird, an irrigation manufacturer, suggests hiring an irrigation specialist, and insulating an above-ground backflow preventer without covering its vents.
• Exposed pipes. Insulate pipes in crawl spaces, garages and along exterior walls, and know where your main shut-off valve is. If a pipe freezes, shut off the main valve and never thaw it with an open flame.
• Going away. Keep the heat on and have someone check the home every few days, Surrey suggests. IBC notes that when you are away in the heating season, many insurers require the plumbing to be drained, or the home checked regularly or daily to make sure the heat stays on.

Snow and ice

Clearing the public sidewalk next to your property is generally your job, and deadlines differ:

• Vancouver. By 10 a.m. every day, the full width in front and, on a corner lot, alongside. Fines start at $250.
• Burnaby. By 10 a.m. every day, including holidays, on all sidewalks around the property.
• Coquitlam. Within 10 hours after a snowfall.
• Port Moody. Within 24 hours, or by 10 a.m. on busy routes near SkyTrain stations, and the rule covers strata corporations too.

Keep snow clear of gas appliance and exhaust vents, and keep downspouts and catch basins open so meltwater can drain.

Inside the home

• Humidity and condensation. Health Canada recommends keeping indoor humidity between 30% and 50%. Run kitchen and bathroom fans while you cook or shower and for a few minutes after, make sure the dryer and fans vent outdoors, and check window sills for moisture stains.
• Mould. Health Canada says you can usually clean smaller areas yourself, but recommends professional help for any patch larger than 3 square metres, about 32 square feet. Mould that keeps coming back in a condo can point to a building envelope problem.
• Dryer vents. Clean the lint filter after every load; keep the duct and outside flap clear. Technical Safety BC warns that lint build-up can cause fires and, with a gas dryer, carbon monoxide leaks.
• Radon. Health Canada recommends a three-month test, ideally in fall or winter. I explain how in Radon in BC Homes.

Insurance and strata

IBC says a standard home policy typically covers sudden or accidental water damage from indoor plumbing, heating or air conditioning, but not the backup of sewers and drains, which needs optional coverage that most insurers offer. Overland flood coverage is optional too. Check what yours includes; I cover the basics in Home Insurance for Houses in BC.

In a condo or townhouse, BC's standard bylaws make the strata responsible for common property and for the building's structure, exterior, windows, doors and balconies, while you look after your own unit. Your strata's bylaws may differ, and bare land stratas work differently. Report a leak to your strata manager or council right away, and read who pays for strata repairs and how strata deductibles work.

If you plan to sell in spring

Heavy rain shows where water gets in, so note any leaks, damp spots or pooling now and have them fixed by licensed trades, with permits where needed. Keep a folder of invoices, service records and permits for the roof, heating and drainage so you can answer buyers' questions. My seller's checklist covers the rest.

Questions homeowners often ask me

Can I pressure wash moss off my roof?

It's safer not to. IKO, a shingle manufacturer, warns that a pressure washer can lift shingles, strip their granules and may void the roof warranty. A roofer can remove moss with a suitable cleaner, and a zinc or copper strip at the ridge can help keep it from coming back.

Do I need to register my wood-burning fireplace?

Yes, if your home is inside Metro Vancouver's Urban Containment Boundary and you want to use it. Only eligible appliances can be registered, such as one that meets the bylaw's emission standards, is your only heat or burns only manufactured firelogs. Registration is free, online or on paper, and must be renewed every three years.

Who has to clear the sidewalk in front of my home?

Usually the owner or occupant. Deadlines vary, from 10 a.m. in Vancouver and Burnaby to within 24 hours on most streets in Port Moody, and fines apply. In a strata, ask your council how clearing is arranged.

Does home insurance cover a sewer backup?

Usually only if you added it. IBC says backup of sewers and drains is typically not covered by a standard policy, though most insurers offer optional coverage. Ask your insurer or broker what yours includes, with its limits and deductible.

What should I do before leaving my home empty over the holidays?

Keep the heat on, shut off and drain outdoor taps, and arrange for someone to check the home. Many insurers set conditions for homes left empty in the heating season, such as draining the plumbing or regular checks, so read your policy or ask your insurer before you go.

More on caring for a home: read Buying an Older Home in BC, or if a storm damages a shared fence, Fences, Property Lines and Neighbours in BC.

This article is general information, not professional or insurance advice. The details come from the Province of BC and PreparedBC, Metro Vancouver, Health Canada, CMHC, the Insurance Bureau of Canada, BC Hydro, FortisBC, Technical Safety BC, local governments and manufacturers' guidance, and were current at the time of writing; bylaws and policies vary, so check your own city's rules and your policy wording. For the province's emergency kit list, see PreparedBC's emergency kit guide.