By Jules · May 2026
If you've owned a home in the tropics for more than one rainy season, you already know: things here don't wear out, they get eaten. Salt air finds your hinges, humidity finds your closets, ants find everything, and the jungle would happily take back your driveway in about six months.
I look after homes in Uvita, Ojochal and the rest of Costa Ballena, and the owners who spend the least on repairs are the ones who stay ahead of it. Here's the checklist I actually use.
Every month
- Run everything. Taps, showers, toilets, AC, appliances, the generator if you have one. Things that sit unused fail first.
- Check for water. Stains on ceilings, damp around windows, pooling near the foundation, pressure changes.
- Look for pests. Termite trails on wood, ant lines, droppings, wasp nests under the eaves.
- Pool and water systems. Chemistry, pump, filters, water tank levels and any pressure pump.
- Airflow. Open up closed rooms, run dehumidifiers, check closets and cupboards for mold.
Every three to four months
- Clean AC filters and have units serviced — they work hard here.
- Check exterior wood for sealing and rot, and metal for rust.
- Test GFCI outlets and look at the electrical panel for corrosion.
- Inspect screens and door seals.
- Trim vegetation away from the roof, walls and power lines.
Before the heavy rains (August–September)
This is the big one.
- Clear gutters, downspouts and every drain on the property.
- Check the roof, flashing and any skylights.
- Look at retaining walls and slopes for cracks or movement.
- Make sure driveway drainage is doing its job, especially on steep lots.
- Secure loose items outside.
- Check surge protection — storms and power cuts go together.
After the rains (December)
- Walk the property for erosion and washouts.
- Look for any new leaks that showed up during the worst weeks.
- Treat any mold early, before it spreads.
- Repaint or reseal anything the season stripped.
Things owners often forget
- Water tanks and filters need cleaning, not just refilling.
- Septic systems need attention long before there's a smell.
- Lockboxes, gate motors and padlocks rust and seize — test them.
- Appliances in coastal homes live shorter lives. Budget for it.
- Utility accounts — ICE and water bills still arrive whether or not you're here, and late payments can mean disconnection.
When maintenance turns into a project
Sometimes the answer isn't a repair, it's a bigger job: a new roof, a deck rebuild, a kitchen, an addition. That's when you need someone managing the project, not just calling a contractor — getting proper quotes, checking the work, keeping it on schedule and making sure you're paying for what was actually done. More on that in project management.
Let someone else carry the list
If you don't live here full time, this list is a lot to manage from a distance. I do regular visits with photos and written reports, and anything that needs attention becomes a maintenance request you can approve before work starts. See home maintenance or book a call and tell me about your home.