Salt air is part of the Key Biscayne lifestyle, but it is tough on homes. Corrosion, fading, mildew and storm wear happen faster here than inland. With a simple plan, you can prevent small issues from turning into costly repairs and protect your property value year round.
Below is a practical maintenance calendar tailored to Key Biscayne’s climate and hurricane season, plus smart material choices and post‑storm steps. You will also see what matters for resale and insurance. Let’s dive in.
Why salt air demands a plan
Key Biscayne sits in warm, humid weather most of the year, with a distinct wet season. That mix of heat, moisture and salt spray speeds up corrosion and biological growth on exterior surfaces. See Key Biscayne’s local climate profile for context on temperatures and humidity throughout the year (source).
The Atlantic hurricane season runs June 1 to November 30, with the most activity usually mid‑August through mid‑October. Plan your big checks before the season and again afterward to stay ready and limit damage (NOAA outlook).
Your Key Biscayne maintenance calendar
Monthly tasks
- Rinse wind‑exposed metal and glass. Use a low‑pressure hose to remove salt from railings, exterior faucets, outdoor kitchens, and windows. Avoid high pressure on delicate finishes and coils.
- Walk the perimeter. Clear leaves from gutters and drains where safe, and keep debris away from the roofline and door thresholds.
- Check HVAC filters. Replace or clean every 1 to 3 months during heavy use to keep airflow and indoor humidity in check.
Quarterly tasks
- Clean A/C condenser fins lightly. If you see salt buildup, rinse the outdoor unit gently with fresh water. Do not use a pressure washer on finned coils. For deeper cleanings, schedule a pro (coil care guidance).
- Lubricate moving hardware. Operate and lube gates, hinges and sliding door rollers. Touch up chipped paint or coatings.
- Wash decks and shaded areas. Sweep, hose down, and remove mildew where moisture lingers.
Semi‑annual tasks (spring and fall)
- Schedule HVAC service. A pre‑season tune‑up in spring and a post‑peak check in fall can extend system life in coastal conditions (coil care guidance).
- Inspect roof and gutters. Soft wash algae, remove salt deposits, and check flashing and sealants. Do this before June 1 and after major storms (roof inspection tips).
- Check pool equipment. Inspect salt cells and sacrificial anodes, and review water chemistry for corrosion control (salt pool basics).
Annual tasks
- Full exterior review. Look for hairline cracks in stucco, tired caulk, and worn weatherstripping. Plan for touch‑ups and paint cycles suited to coastal exposure (paint interval guidance).
- Test water heater anode. Flush sediment and inspect or replace the sacrificial anode to slow corrosion.
- Backflow preventer testing. If you have irrigation, keep annual Miami‑Dade testing and paperwork up to date (county requirement).
After a storm (within 24–72 hours when safe)
- Put safety first and document. Photograph conditions for insurance before cleanup.
- Check the envelope. Look at rooflines, windows, doors, shutters and gutters for leaks or missing parts.
- Rinse salt. Gently hose off heavy salt on metal surfaces and the HVAC condenser once conditions are safe.
- Call pros as needed. Schedule inspections for structural, roofing, electrical and HVAC concerns before running wet systems (post‑storm steps).
Smart material and system choices
Metals and fasteners
- Choose marine‑grade 316 or 316L stainless for exposed railings, cable systems and fasteners. It resists chloride pitting better than 304 in salt air (316 stainless overview).
- Avoid mixing dissimilar metals without isolators to limit galvanic corrosion. Replace plain steel or zinc hardware with hot‑dip galvanized or stainless where feasible.
Paint and exterior finishes
- Use premium 100% acrylic or elastomeric topcoats on stucco and masonry. For metal, pair marine‑grade primers with corrosion‑resistant topcoats.
- Expect touch‑ups every 1 to 3 years and full repaints roughly every 5 to 10 years, depending on exposure and product quality. Routine washing extends life (paint interval guidance).
Windows, doors and protection
- In Miami‑Dade’s HVHZ, impact‑rated windows, doors and shutters are widely used and often required during major work. Verify Miami‑Dade NOA listings and follow installation details to maintain approvals and warranties (NOA basics).
- Inspect seals, weep holes and frames semi‑annually, and after storms.
HVAC and indoor humidity
- Rinse outdoor coils monthly to quarterly depending on exposure, and schedule regular professional service in spring and fall for longevity (coil care guidance).
- Use dehumidification strategies as needed to reduce mold and moisture stress on finishes.
Roofing and gutters
- Inspect twice yearly and after significant storms. Use corrosion‑resistant flashing and stainless fasteners when practical. Soft wash to remove algae and salt accumulation (roof inspection tips).
Pools and patio
- Salt chlorinators need periodic cell cleaning and replacement on a multiyear cycle. Inspect sacrificial anodes and bonded metal parts annually to manage corrosion around the pool environment (salt pool basics).
Landscape and irrigation
- Favor plantings that allow airflow along walls. Keep irrigation in check to avoid constant wetting on siding.
- Confirm annual testing for any installed backflow preventer and keep certificates on file for compliance (county requirement).
Generators and standby power
- Before hurricane season, schedule a professional service for oil and filters, battery testing, transfer switch checks and a load test. Visual checks monthly help catch issues early.
What this means when you buy or sell
A well‑kept coastal home shows better, passes inspections more smoothly and can support favorable insurance outcomes. Keep a simple folder with dated photos and invoices for roof care, HVAC service, backflow tests, impact protection and paint.
When you upgrade components, prioritize NOA‑listed impact openings, coastal‑rated HVAC, and 316 stainless hardware. Review manufacturer warranties, since some require routine maintenance in salt environments.
If you are planning to bring a property to market or prepare a new purchase, a pre‑season tune‑up list is one of the best returns on time in Key Biscayne. It demonstrates stewardship and reduces surprises during due diligence.
Ready to align your maintenance plan with your real estate goals on the island? Reach out to Carolina Bustillos for local guidance tailored to waterfront and luxury properties.
FAQs
How often should you repaint a coastal home in Key Biscayne?
- Expect touch‑ups every 1 to 3 years and a full repaint roughly every 5 to 10 years, depending on exposure and product quality. Routine washing extends paint life (paint interval guidance).
What is the best metal for railings and hardware near the ocean?
- Choose 316 or 316L marine‑grade stainless for exposed areas. It resists chloride pitting better than 304 in salt air and is the preferred option for windward installations (316 stainless overview).
How should you care for an outdoor A/C unit by the beach?
- Do visual checks monthly, rinse coils monthly to quarterly to remove salt, and schedule professional service at least annually, ideally in spring and fall in coastal South Florida (coil care guidance).
What should you do first after a named storm passes?
- Stay safe, document conditions for insurance, check the roofline and openings for leaks, rinse heavy salt from metal and the condenser when safe, and schedule professional inspections before running wet systems (post‑storm steps).
Do windows and doors need special approvals in Miami‑Dade’s HVHZ?
- Yes. Use impact products with Miami‑Dade NOA or Florida Product Approval and follow the NOA installation details. Keep documentation for inspections and future buyers (NOA basics).
