Coastal Property Maintenance: Exmouth & Dawlish Edition

Coastal living in Devon - Exmouth, Dawlish, Budleigh Salterton, Teignmouth - comes with a view and a maintenance challenge. Salt air corrodes, storms batter, and sand gets everywhere. Here's how to stay on top of it.

The Coastal Challenge

Salt Spray

Within a mile of the coast, salt spray affects everything:

• Metal corrodes faster
• Paint fails sooner
• Wood degrades quicker
• Even plastics can become brittle

Wind Exposure

Coastal properties face:

• Higher average wind speeds
• More frequent storms
• Salt-laden wind (salt spray, not just air)
• Sand/debris impact

Humidity

The sea moderates temperature but raises humidity:

• More condensation
• Higher damp risk
• Faster mould growth
• Wood absorbs more moisture

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Metal Protection

What Corrodes First

Most vulnerable:

• Door hinges
• Window hardware
• Screws and fixings
• Gutter brackets
• Light fittings
• Gate hardware

Prevention

For new installations:

• Specify stainless steel (grade 316 for worst exposure)
• Use marine-grade fixtures
• Avoid galvanised steel (fails within years at coast)
• Plastic alternatives where appropriate

For existing:

• Regular cleaning (wipe with fresh water)
• Apply lubricant with corrosion inhibitor
• Replace corroding fixings before they fail
• Paint metal surfaces with marine-grade paint

Quick Fix for Stiff Hinges

1. WD-40 first to penetrate
2. Work the hinge back and forth
3. Wipe clean
4. Apply 3-in-One oil
5. Repeat every few months

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Exterior Woodwork

The Problem

Salt and moisture accelerate wood rot. A window frame that lasts 30 years inland might show problems in 10-15 at the coast.

Protection Strategy

Paint vs Stain:

• Paint: Better protection, needs more prep when recoating
• Stain: Easier recoat, less protection
• Marine varnish: Best protection for visible wood

Repainting frequency:

• Inland: Every 5-7 years
• Coastal: Every 3-5 years
• Exposed coastal: Every 2-3 years

Maintenance Routine

Annual:

• Wash all external woodwork with fresh water
• Check for peeling, cracks, or bare wood
• Touch up damage immediately

Every 3-5 years:

• Full repaint or restain
• Replace any rotten sections
• Check and reseal all joints

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Windows and Doors

Salt Damage Points

• Hinges (corrode and stiffen)
• Seals (degrade from salt)
• Tracks (build-up affects operation)
• Glass (salt film reduces clarity)

Regular Maintenance

Monthly:

• Clean glass with fresh water, then cleaner
• Wipe door/window frames
• Clean tracks with vacuum and damp cloth

Every 3-6 months:

• Lubricate hinges and locks
• Check and clean drainage holes
• Inspect seals for damage

UPVC Specifics

UPVC handles coastal conditions better than timber but isn't maintenance-free:

• Clean with non-abrasive cleaners
• Lubricate hardware
• Check rubber seals annually
• UPVC can discolour - specialist cleaners help

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Exterior Walls

Render and Paint

Issues:

• Salt deposits (white staining)
• Accelerated weathering
• Paint peeling

Solutions:

• Use breathable masonry paints
• Wash walls with fresh water annually
• Repaint more frequently than inland
• Address cracks before salt penetrates

Pointing

Mortar joints fail faster at the coast. Check annually and repoint as needed. Use appropriate mortar for the wall type (lime for old properties).

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Roofs and Gutters

Accelerated Wear

What happens faster:

• Flashing corrosion
• Gutter bracket failure
• Tile/slate nail corrosion
• Ridge pointing failure

Protection

Gutters:

• Plastic gutters avoid corrosion
• Check brackets are stainless or heavy-duty
• Clean more frequently (salt builds up)
• Check joints twice yearly

Flashings:

• Lead handles salt well
• Zinc and aluminium need coatings
• Check yearly for lifting

Tiles/Slates:

• Ensure clips/nails are suitable grade
• Consider dry ridge systems
• Annual inspection essential

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Garden and External Areas

Fencing

What works:

• Treated softwood: 10-15 years with maintenance
• Hardwood: 15-25 years
• Metal (treated): Variable
• Plastic/composite: Low maintenance but can look cheap

Protection:

• Preservative treatment annually for timber
• Check post bases for rot
• Replace failing sections before they blow down

Gates

Issues:

• Hinges corrode
• Latches seize
• Wood warps

Solutions:

• Stainless steel hardware
• Regular lubrication
• Adjust catches before they fail
• Keep wood treated

Decking

Coastal decking has a hard life:

• Use hardwood or composite
• Stainless steel fixings only
• Clean regularly (salt accelerates algae)
• Annual treatment for timber

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Seasonal Calendar

Spring

• Full exterior inspection after winter storms
• Wash all external surfaces with fresh water
• Check and repair any winter damage
• Service all external hardware
• Clear gutters of winter debris

Summer

• Maintain lubrication during dry weather
• Check for sun damage to seals
• Monitor condition of woodwork
• Good time for painting/staining

Autumn

• Pre-winter inspection
• Clear gutters and drains
• Check all seals before wet season
• Secure anything that could blow in storms

Winter

• Regular quick inspections
• Prompt repair of storm damage
• Keep gutters clear of debris
• Check for water ingress after storms

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Holiday Let Considerations

Coastal holiday properties have extra challenges:

Between lets:

• Quick clean of all external surfaces
• Check operation of all doors and windows
• Lubricate locks and hinges
• Report any issues immediately

Annual:

• Full exterior maintenance
• Repaint as needed
• Replace worn hardware
• Check all safety items

The problem: Salt damage happens faster when properties sit empty with windows closed. Open up and air through when you can.

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When to Get Help

DIY appropriate:

• Regular cleaning
• Lubrication
• Minor touch-up painting
• Basic inspections

Professional needed:

• Full repainting
• Replacement of corroded hardware
• Structural repairs
• Roof and high-level work
• Marine-grade installations

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Got a coastal property needing attention? I work across Exmouth, Dawlish, and the coast. Maintenance, repairs, and preparation for storms. Call 01392 964094 or get a quote.