Most homeowners think about insurance after something goes wrong: a burst hose, a roof leak after a storm, or water under the house. But many of the most expensive problems start small and grow slowly, and those are exactly the kinds of damage many policies don’t cover. A simple maintenance routine protects your home and your insurance. Here’s a practical checklist built for Middle Tennessee’s hot summers, spring storms, and occasional hard freezes.
Quick takeaway
- Homeowners policies generally cover sudden and accidental damage, but they often exclude wear and tear, neglect, gradual leaks, long-term moisture and mold, and pests. Policies vary, so read yours.
- Regular checks of hoses, the crawl space, the attic, the roof, and gutters can catch small problems before they become big ones.
- Roof age and condition can affect whether a home is insurable and what it costs.
- Keep receipts and dated photos of maintenance. They can help if you ever file a claim.
Why maintenance matters for your insurance
Homeowners insurance is generally designed for damage that is sudden and accidental, like a pipe that bursts or a tree that falls on the roof in a storm. Many policies exclude or limit damage from:
- Wear and tear, deterioration, and lack of maintenance
- Leaks or seepage that happen slowly over weeks or months
- Mold, rot, or fungus from long-term moisture
- Termites, rodents, and other pests
Policies vary, so read yours or ask your agent. The point is simple: regular inspections help you catch the slow problems before they cause damage your policy may not pay for. They also make it easier to show that sudden damage really was sudden.
Water supply hoses and appliances
Water damage often starts at a hose or fitting. Check these at least a few times a year:
- Washing machine hoses: look for bulges, cracks, rust at the fittings, or dampness. Many homeowners switch from rubber hoses to braided stainless steel hoses. Follow the manufacturer’s guidance on when to replace them, and write the install date on a piece of tape on the hose.
- Ice maker and refrigerator lines: pull the fridge out and check for drips and kinks.
- Dishwasher supply line: check under the sink and around the base for moisture.
- Toilet and sink supply lines: look for corrosion, drips, and soft spots on the floor.
- Water heater: look for rust, puddles, or moisture around the base and fittings. Follow the manufacturer’s maintenance instructions, and have a pro look at it if it’s older or leaking.
Know your shutoff valve
Make sure everyone in the house knows where the main water shutoff is and how to use it. A quick shutoff can be the difference between a wet floor and a major claim.
Consider leak sensors
Inexpensive water leak sensors can alert your phone when they detect water. Some systems can shut off the water automatically. Some insurers offer discounts for certain water-leak devices, so ask your agent.
Under the house: the crawl space
Many Middle Tennessee homes sit over a crawl space, and problems there can go unnoticed for years. Check it in spring and fall, using a flashlight and protective gear, or hire a pro:
- Standing water or wet soil: a sign that drainage needs attention.
- Vapor barrier: the plastic sheeting over the soil should be intact and cover the ground.
- Sagging floor joists or soft wood: may point to moisture problems.
- Termites: look for mud tubes on foundation walls and piers. UT Extension describes subterranean termites as the most destructive wood-feeding insects in Tennessee and recommends professional treatment.
- Pipe insulation: wrap exposed pipes before cold weather.
- Vents: follow your contractor’s advice on crawl space vents for your home’s design.
- Sump pump: if you have one, test it before the rainy season.
Up top: the attic
Check the attic at least twice a year, and after a big storm:
- Stains or wet spots on the underside of the roof deck or on insulation can point to a roof leak.
- Insulation should be even, dry, and not compressed.
- Ventilation: vents shouldn’t be blocked. Poor ventilation can lead to condensation and moisture.
- Signs of pests: droppings, chewed wires, nests, or daylight shining through gaps.
The roof
Inspect your roof twice a year, and after major hail or wind storms. Spring storm season in Middle Tennessee can bring hail and high winds.
- From the ground: use binoculars to look for missing, cracked, or curling shingles, dents from hail, and granules collecting in gutters.
- Flashing: check around chimneys, vents, and skylights.
- Don’t climb if it isn’t safe. A licensed roofer can inspect it for you.
Roof age and your insurance
Roof age and condition can affect whether an insurer will write a policy and what it costs. Some policies also handle older roofs differently at claim time. Keep records of when your roof was installed or replaced. Some insurers offer credits for newer roofs, so ask your agent.
Beware storm-chasing contractors
After a big storm, door-to-door roofers often appear. Before you sign:
- Check licenses at verify.tn.gov. The Tennessee Department of Commerce and Insurance says a contractor’s license is required for projects of $25,000 or more.
- Under Tennessee Code § 62-6-603, a residential roofing services provider working on an insurance-paid job must give you certain information in writing before you sign, including license or registration numbers and a description of the damage. The law also gives you a right to cancel within three business days after your insurer tells you in writing that all or part of the claim isn’t covered.
- Get more than one estimate, and don’t pay in full upfront.
Our storm damage claim guide covers what to do after a storm.
Gutters and downspouts
- Clean gutters in spring and again in late fall after the leaves drop.
- Make sure downspouts empty several feet away from the foundation, using extensions if needed.
- Consider gutter guards if you have lots of trees.
- Watch for overflowing gutters during heavy rain.
Other items to add to your list
- Dryer vent: clean the lint trap every load and the vent duct regularly. Lint buildup is a fire risk.
- Smoke and carbon monoxide detectors: test them monthly and replace batteries as needed.
- HVAC: change filters regularly and schedule seasonal service.
- Trees: trim branches that hang over the roof.
- Grading: soil should slope away from the house so water drains away from the foundation.
A seasonal schedule
Monthly
- Test smoke and CO detectors
- Check under sinks and around appliances for leaks
- Change or check HVAC filters
Quarterly
- Inspect washing machine, fridge, and dishwasher hoses
- Check the water heater
- Clean the dryer vent if needed
Spring
- Roof and attic inspection after storm season
- Clean gutters and check downspouts
- Crawl space check for water and termites
- Test the sump pump
Fall
- Clean gutters after the leaves drop
- Insulate exposed pipes and disconnect garden hoses before freezing weather
- Crawl space and attic check
- Trim trees near the roof
Printable checklist
- Washing machine hoses inspected (date installed: ____)
- Fridge, dishwasher, toilet, and sink lines checked
- Water heater inspected
- Main water shutoff located and labeled
- Leak sensors tested
- Crawl space: no standing water, vapor barrier intact, no mud tubes
- Exposed pipes insulated
- Attic: no stains, insulation dry, vents clear, no pests
- Roof checked from the ground (date: ____)
- Gutters cleaned (spring ____ / fall ____)
- Downspouts draining away from the house
- Dryer vent cleaned
- Smoke and CO detectors tested
- HVAC filter changed
- Overhanging branches trimmed
Keep records
Take dated photos when you finish maintenance and keep receipts for repairs, a new roof, or new hoses. If you ever file a claim, records can help show the home was cared for and when work was done.
A hypothetical example
Imagine a family in Hendersonville that checks its laundry hoses each fall. One October, they notice a small bulge near a fitting and replace the hose for a few dollars. Without that check, the hose might have burst while they were at work, flooding the laundry room and the floor below. Many policies would likely cover a sudden burst, subject to the deductible, but the family would still face cleanup, disruption, and possibly a claim on their record. A five-minute inspection avoided all of it.
Water from outside is different
Remember that flood damage from rising water is generally excluded from homeowners policies. Our flood insurance guide explains how NFIP coverage works.
Frequently asked questions
Does homeowners insurance cover a slow leak?
Many policies exclude damage from leaks that happen slowly over time. Sudden and accidental leaks are more likely to be covered. Policies vary, so check yours.
Does homeowners insurance cover termite damage?
Generally not. Many policies exclude damage from termites and other pests. Regular inspections and professional treatment are the best protection.
How often should I replace my washing machine hoses?
Follow the manufacturer’s guidance, and inspect them a few times a year. Replace any hose that’s cracked, bulging, or leaking.
Can a new roof or leak sensors lower my premium?
Some insurers offer discounts for newer roofs or certain water-leak devices. Ask your agent what’s available.
Next step
Regular maintenance and the right coverage go hand in hand. Learn more about homeowners insurance with Eric Henry, Insurance Agent, and ask Eric to review your policy’s water damage and roof terms.
Coverage descriptions are general information only; your policy documents determine actual coverage. Availability varies by carrier.
