Tips on Maintaining Beach Houses on the Texas Gulf Coast
Contributed by Brad Larkin
1. Regular Cleaning
Perform regular fresh water rinse and cleaning to remove sand, salt, and other debris. HVAC condenser equipment in particular will last longer if sprayed with fresh water at least once a week. Clean window exteriors, screens, and glass surfaces to prevent salt build-up.
2. Inspect and Maintain Exterior Surfaces
Regularly inspect the exterior for signs of corrosion, especially metal surfaces. Apply a protective coating or paint to prevent rust. Check the roof for loose or damaged shingles, and repair as needed to prevent leaks.
3. Protect Outdoor Furniture
Invest in outdoor furniture made of materials resistant to salt and moisture. The most durable and lowest exterior furniture material these days is polypropelene plastic. Cover or store outdoor furniture during the off-season or when storms approach to prevent damage. Note that severe windstorms can occur in Galveston any day of the year and are not limited just to tropical storms. Have you ever seen a lounge chair tear off a hose bib during a gale wind and create a huge water loss? We have. Secure outdoor furniture, trash cans, and other items that can be blown around with a cable or other strong restraint.
4. HVAC Maintenance
On top of spraying off external condensers, be sure to check and replace air filters regularly. During summer months with high humidity, air conditioners will often run for many hours per day, so filters can become dirty in a fairly short time. The dust integrity of your home also makes a difference. If your home & HVAC system are not well-sealed to the exterior (especially the beach side of the home), sand and grit get into the house and get sucked into the air ducts at a dangerous rate. That will be especially true if the leakage is coming directly into the return air ducting. In that case, you need to not only change the filter but also have someone find and close the leakages that are letting so much grit into your HVAC system.
5. Moisture Control
Use dehumidifiers to control indoor humidity levels, preventing mold and mildew growth. Repair any leaks promptly to prevent water damage.
6. Seal Wooden Surfaces
Seal wooden decks, fences, and other outdoor wooden structures to protect them from the effects of salt air.
7. Regular Inspections for Pests
Conduct regular inspections for pests like termites and ants, as coastal areas may be more prone to certain types of insects.
8. Hurricane Preparedness
Have a hurricane preparedness plan in place. Reinforce windows, doors, and any vulnerable areas. Secure outdoor items or bring them indoors before a storm.
9. Plumbing Maintenance
Check plumbing for any signs of corrosion or leaks. Salt can accelerate corrosion, so regular inspections are essential. Flush toilets and run water in unused bathrooms to prevent dry traps and sewer gases.
10. Proper Ventilation
Ensure proper ventilation in all areas of the house to reduce humidity and prevent mold growth. Use exhaust fans in bathrooms and kitchens.
11. Moisture and Salt-Resistant Paint
Use exterior paint that is specifically designed for high humidity environments like Sherman Williams Resillience line. Avoid relying on painters who come from Houston or other inland places where they use thick, latex paints (e.g. Duration line) which will only peal off within weaks due to the humidity and salt of the Galveston seaside environment. Also note that pressure washing must be done continually through the exterior painting job. While inland painters may think they are being efficient by cleaning once, then painting over time; in Galveston, one can get grit on a surface power washed only hours previously when the wind is blowing strong from the South.
12. Educate Renters or Guests
If your beach house is a rental property, provide guests with guidelines on maintaining the property and dealing with the coastal environment.