The Real Cost of Owning a Home in Washington (2025 Maintenance Guide)

Owning a home in Washington is one of the best ways to build long-term financial stability — but it also comes with real, ongoing costs that many buyers don’t fully understand until they’re already in the home. Between our rainy climate, the mix of older homes and new construction, and the variety of systems we have (septic, wells, sewer, crawlspaces, basements, etc.), Washington homeowners face different expenses than buyers in other states.

I’ve helped hundreds of WA buyers across Pierce, Thurston, King, Kitsap, and JBLM-area cities, and I’ve seen the same thing over and over again: people are prepared for the down payment, but not always prepared for the actual cost of maintaining the home once they own it.

This guide breaks down the true costs so you can budget confidently and avoid the stress that comes from surprise expenses.

If you’re navigating inspections or maintenance for the first time, this blog is a good starting point:
What to Expect at Your First WA Home Inspection
 

1. The Weather Factor: Washington’s Rain Isn’t Just “Rain”

Our climate plays a huge role in home maintenance costs.

Washington homeowners regularly face:

• Heavy rainfall

• Moss growth

• Rapid vegetation

• Crawlspace moisture

• Drainage issues

• Gutter overflow

• Roof discoloration

• Moisture intrusion risks

This is why preventative care matters so much here.

Annual Weather-Related Costs to Expect:

• Moss treatment: $150–$400/year

• Gutter cleaning: $150–$300/cleaning (2–3x per year)

• Drainage improvements (if needed): $800–$5,000

• Pressure washing: $300–$600/year

Ignoring these often leads to bigger issues — especially roof and crawlspace problems.

For reference on common WA inspection problems, see:
Common Inspection Problems in Pierce County (And How Buyers & Sellers Can Handle Them)
 

2. Roofing Costs — WA’s Most Common Long-Term Expense

Most Washington roofs last 15–25 years, depending on:

• Moss growth

• Ventilation

• Storm damage

• Tree coverage

• Maintenance levels

What to expect:

• Roof cleaning: $200–$450/year

• Moss removal/treatment: $200–$600

• Full roof replacement: $10,000–$25,000

Homes in Tacoma, Lakewood, Puyallup, and older neighborhoods with large firs or maples often require more frequent roof care.

3. Crawlspace Maintenance — A Huge Cost Area in WA

Many Washington homes have crawlspaces instead of basements.

Common issues include:

• Standing water

• Vapor barrier damage

• Rodent activity

• Poor insulation

• Mold or mildew

• Ventilation issues

Typical Costs:

• Vapor barrier replacement: $1,500–$3,000

• Insulation repair: $1,000–$4,000

• Crawlspace cleaning: $800–$2,500

• Rodent remediation: $500–$1,800

If the home is older or has poor drainage, these costs can appear sooner than expected.

If you’re not sure what’s normal vs. concerning, this helps:
WA Inspection Red Flags Buyers Should Never Ignore
 

4. Septic System Costs — For Rural and Semi-Rural WA Homes

Buyers in Graham, Eatonville, Orting, Yelm, parts of Spanaway, and Thurston County often end up with homes on septic.

Maintenance Costs:

• Pumping: $400–$900 every 3–5 years

• Inspections: $500–$900 during sale

• Filters/risers: $150–$600

• Drain field repair: $5,000–$25,000

• Full system replacement: $20,000–$40,000

For full rules, details, and buyer insights, see:
WA Septic System Rules Buyers Need to Know (2025–2026)

 5. Well System Costs — For Homes With Private Wells

If you're buying in rural Washington, especially near Graham, Orting, or Eatonville, wells are common.

What to expect:

• Water testing: $150–$300/year

• Pump replacement: $2,000–$5,000

• Pressure tank replacement: $1,000–$2,500

• Filtration/softening: $300–$3,000

If you need a refresher, here’s your full guide:
WA Well System Basics: What Buyers Need to Know
 

6. Sewer-Related Costs — Especially in Older WA Homes

Even homes on sewer benefit from sewer scopes.

Potential Costs:

• Sewer scope: $250–$350

• Root removal: $300–$800

• Spot repairs: $2,000–$8,000

• Full line replacement: $8,000–$25,000

Tacoma, Lakewood, and older Puyallup neighborhoods frequently show clay or Orangeburg pipes — both prone to root intrusion.

Full guide here:
WA Sewer Scope Guide: What Buyers Should Expect

 7. HVAC Costs — Keeping Your Home Comfortable

HVAC systems typically last 15–20 years in Washington.

Annual Costs:

• Tune-up: $150–$300

• Filter replacements: $10–$50

• Heat pump repairs: $300–$1,200

• Full system replacement: $8,000–$16,000

Homes in Pierce County with older ducting may need duct cleaning or replacement sooner.

8. Electrical & Plumbing — Aging Systems in Older WA Homes

Many homes near JBLM, Tacoma, Lakewood, and parts of Puyallup were built before 1980.

Electrical:

• Panel replacement: $2,000–$5,000

• Wiring upgrades: $3,000–$12,000

Plumbing:

• Water heater: $1,200–$2,800

• Galvanized pipe replacement: $6,000–$15,000

These systems matter for both safety and long-term maintenance.

9. Landscaping & Exterior Care — Washington Grows Fast

Our vegetation grows quickly — beautiful, but pricey to maintain.

Costs to Expect:

• Weekly mowing: $40–$80/week

• Tree trimming: $300–$1,500

• Removal of large trees: $1,000–$4,000

• Seasonal maintenance: $100–$500/year

Homes with large yards or older trees (Tacoma, Puyallup, Lakewood) tend to have higher upkeep.

10. Utilities in Washington — What Homeowners Pay

Typical monthly averages:

• Electric: $120–$250

• Gas: $50–$120

• Water/Sewer: $80–$180

• Garbage/Recycling: $35–$75

• Internet: $60–$120

Utilities vary by home size, city, and system type.

11. Setting a Realistic Annual Maintenance Budget

A common rule of thumb:

• 1% of the home’s value per year

For a $550,000 home in Pierce County:

• Budget ~$5,500/year for maintenance

However, older homes or homes with wells/septic may require more.

12. Homeownership in WA Isn’t Cheap — But It’s Worth It

Washington homes hold value exceptionally well.
Even with higher maintenance expectations, appreciation and long-term wealth-building make homeownership here a powerful investment.

If you want a guide to which cities are growing fastest, this helps:
Washington Cities With the Fastest Appreciation (2025–2026)

If you’re planning to buy a home in Washington and want help understanding long-term maintenance costs — or choosing a home that fits your budget and lifestyle — I’d love to walk through it with you. Together, we’ll create a plan you feel confident about.

 Written by: Lani Fisher — Washington Realtor Helping Everyday Buyers & Sellers With Confidence