Georgia homeowner guide

Main water shutoff

At the meter near the street or at the wall entry. Georgia's older housing stock (Atlanta's Beltline neighborhoods, Savannah's historic district) often has aging plumbing. Test the shutoff turns freely before you need it.

HVAC and crawl space

Most Georgia homes outside of Atlanta high-rises have crawl spaces. Crawl space moisture is the primary mold and pest source. Know where your crawl space access is and inspect it twice a year for standing water, pest activity, and deteriorated vapor barriers.

Termite pre-treatment status

Georgia has heavy subterranean termite pressure statewide. When you move in, determine if the home has an active termite bond. If not, schedule an inspection and treatment immediately.

Gutter maintenance

Georgia's trees (especially Georgia pines and oaks) drop needles and leaves continuously. Clean gutters quarterly minimum; clogged gutters cause foundation flooding in Georgia's red clay soils, which expand dramatically when wet.

HVAC filters and AC drain

Georgia's cooling season runs April to October. Replace HVAC filters monthly during peak season. Flush the condensate drain line with vinegar quarterly to prevent algae clogs, the most common summer service call in Georgia.

Tornado season preparation

Georgia experiences tornadoes throughout the year but peaks in spring. The 2023 Rolling Fork-type systems affect Georgia's western counties. Have a NOAA weather radio, know your shelter location, and keep shoes accessible near the bedroom.

Exterior inspection after winter

Check for caulk failure around windows, damaged flashing, and lifted shingles. Georgia's freeze-thaw cycles (even mild ones) cause caulk to crack and flashing to lift.

Hurricane preparedness (coast and statewide)

Georgia's coast (Savannah, Brunswick) faces direct hurricane exposure. Inland Georgia receives flooding and tornadoes from hurricane remnants. Know your evacuation zone (coastal) or shelter location (inland). Stock 7-day emergency supplies before September.

Heat and AC system protection

Georgia heat index reaches 100-108°F. Service HVAC in spring before the heat. If AC fails in Georgia summer, indoor temperatures become dangerous within hours for elderly and young household members.

Pro recommended: HVAC Technician

Metro Atlanta ice events

Atlanta's hilly terrain, limited road treatment infrastructure, and driver inexperience with ice make metro Atlanta uniquely vulnerable. The 2014 'Snowpocalypse' stranded thousands on I-285. Stock 5-7 days of supplies so you don't need to drive during ice events.

Pipe protection

Georgia pipes are minimally insulated. A hard freeze (below 28°F for more than 4 hours) can burst pipes in crawl spaces and exterior walls. Insulate exposed pipes before December, let faucets drip during freeze events, open cabinet doors.

Georgia red clay and foundation movement

Georgia's red clay soils are highly expansive. They swell when wet, shrink when dry, and move foundations both seasonally and during drought cycles. Grade soil away from the foundation, extend downspouts 4+ feet, and maintain consistent soil moisture with perimeter watering during droughts.

Crawl space encapsulation

Georgia's humidity makes open crawl spaces a mold factory. Consider encapsulating (sealing) the crawl space with a vapor barrier and mechanical dehumidification. Encapsulated crawl spaces dramatically reduce mold risk, pest entry, and energy loss.

Annual termite inspection

Georgia's warm, humid climate supports year-round termite activity. Maintain an annual inspection and active termite bond. Formosan termites are present in coastal Georgia and moving inland; they consume wood 3x faster than native species.

Pro recommended: Licensed Pest Control

Shelter location

Lowest floor, most interior room. Georgia's Piedmont homes typically have crawl spaces, not basements. Know your shelter room. Community tornado shelters exist in some municipalities. Know your nearest.

Night tornado awareness

Like Alabama, Georgia receives nocturnal tornadoes. Keep a NOAA weather radio with audible alarm near the bedroom. Don't rely solely on phone alerts.

Savannah and coastal evacuation

Georgia's barrier islands (Jekyll, Cumberland, Sea Island, St. Simons) require early evacuation; they have limited exit routes. Know your evacuation zone (A-D) and leave Zone A at the first mandatory order.

Shelter immediately

Interior room, lowest floor, no windows. Cover head with arms or a mattress. If a mobile home, go to a permanent structure or community shelter.

Shut off and drain

Shut off main water valve. Open all faucets. Call a plumber; Georgia plumbers are overwhelmed 24-48 hours after any statewide freeze. Photograph all damage for insurance.

Crawl space and basement flooding response

Do not enter if electrical equipment is submerged. Call Georgia Power (1-888-660-5890) or your cooperative to disconnect power at the meter. Pump water with a submersible pump, then dry immediately. Georgia's humidity means mold begins within 24-48 hours.

Georgia heat and ice outages

Summer: indoor temps reach dangerous levels within hours. Know your cooling shelter. Winter ice: outages can last days due to tree failures on lines. Georgia Power: 1-888-660-5890. Run generators outside only, 20 feet from openings.

Evacuate and call from outside

Rotten egg smell: get out. Leave door open. Call 911. Gas South: 1-866-762-6427. Southern Company Gas: 1-877-427-4321. Do not re-enter until cleared.

Two exits, meeting place, never re-enter

Walk every room. Know two ways out. Designate a specific outdoor meeting place. Crawl low under smoke. Call 911 from outside. Never re-enter for any reason.