Maintenance

Homeowner’s Maintenance Summary and Recommend Maintenance Schedule for Homeowner’s.

Homeowner’s Maintenance Summary.

The following list summarizes minimum requirements that should be performed by the homeowner or homeowner association, along with the schedule for such maintenance. This work should be done either by the homeowner or by a maintenance person who is experienced and insured. A maintenance person with a contractor’s license is typically the best choice. A maintenance schedule is provided with this homeowner’s maintenance guide.

  • Bathroom Caulk: The caulk joints in bathrooms need to be inspected and re-caulked every six months. This includes the joint at the bottom of the shower, the joints between the tub and wall, the joints where the tub or shower meets the floor, inside corners and around all faucets, overflows and spigots. It is very important that these joints do not pass any water; otherwise, dry rot can accumulate and progress unseen for years. Joints should be cleaned on any old, loose caulk before re-caulking. Any mold or mildew found growing in the bathroom should be removed and immediately with the appropriate cleaning solution.
  • Ceramic Tile Grout: Grout or color grout may crack after the first year. Once the home settles (typically within the first eighteen months) re-grouting or caulking should be to be required. Sealing grout after installation and once a year is recommended.
  • Chimney Cleaning: The chimney flue should be cleaned by a professional every two years if wood fire usage is 50 times a year.
  • Doors: Patio doors should have their tracks cleaned monthly. The weep holes should be inspected and cleaned as needed. Dust and dirt build up will interfere with the proper operation of the hardware. Swing doors hinges and latches should be lubricated annually for proper operation with the proper lubricant for latches and locks.
  • Drains: 1.Deck drains should be flushed with a garden hose and water should flow freely before each rainy season. 2. Yard, drains should be flushed with a garden hose before each rainy season and water should flow freely to its proper location.
  • Drywall: Common cracks usually appear within the first 12 months of moving in. These cracks typically appear around doorframes, cabinets and window frames. Common cracks can be easily addressed. Nails pops are also common, this happens as the house settles and dries out. This is not a structural problem, however, the nails will need to be re-set and spackle, paint touch up will be needed.
  • Electrical: 1. GFI’s (Ground Fault Interrupters) should be tested once a month by pressing the TEST button causing the RESET button to pop out. Press the RESET button to restore power. If the GFI doesn’t reset it may be faulty and may need to be replaced. If after the new GFI is installed and the problem continues, a licensed electrician is recommended if for further evaluation. 2. When changing light bulbs, do not exceed the manufactures recommendation wattage and do not leave light fixtures uncovered. Lights left on for long periods of time especially in closets can generate high heat and can be a fire hazard. Turn lights off when not in use.
  • Fences and Gates: 1. Wood, wood fence should be inspected once a year preferably in the spring. Look for loose nails, screws and boards, inspect boards and post for rot, normally this damage will appear at the bottom. 2. Wrought Iron fence and gates should be inspected four times a year for rust. If rust is discovered, it should be scrapped and painted with the proper material.
  • Fireplaces and gas Appliances: It’s recommended to inspect all gas appliances once a year by a qualified appliance technician as per the manufactures recommendation. For cleaning and safety instructions please contact your manufacture.
  • Fire Sprinklers: Fire sprinklers should be inspected monthly for any type of leakage. Pressure regulators should be monitored once a month. Contact a fire sprinkler contractor if you notice any type of leakage or if the pressure exceeds manufactures recommendations. Fire alarms should be tested twice a year by a qualified technician.
  • Furnace Filters: It is recommended to change your furnace filter at least once a month. Follow your manufactures recommendation for any upgraded filter.
  • Garage Door: 1. Automatic Openers should have the drive mechanism lubricated with light grease once a year. 2. Bolts should be inspected twice a year for the first year and once a year there after. 3. Check weather stripping for damage.
  • Gutters and Downspouts: Gutters and downspouts should be cleaned twice a year. Normally before and during the rainy season. Branches that touch and overhang on roofs and gutters should be trimmed.
  • Insect Control: Insects, termites and carpenter ants can be an enemy for your home. An annual inspection is recommended on foundations, both on the inside and outside of crawlspace. Vines should never be allowed to grow on the house; they attract insects. Firewood should be stored in an area away from the home and that it’s not in contact with soil.
  • Irrigation Sprinklers: Irrigation sprinklers should be inspected regularly, to insure the heads are clean and that they aren’t spaying against the house. To avoid overwatering and flooding, reduce the timer in the rainy season. Also check for spray patters during the growing season.
  • Landscaping: The single biggest mistakes are overwatering. Overwatering can actually cause damage and prevent normal growth on plants. During the summer months each station should be set at 3-4 minutes. Contact your local nursery for watering guides on specific plants.
  • Locks: Once a year it’s recommended to lubricate all locks. Use a dry lubricant avoids synthetic and oil spays which can cause a gummy residue.
  • Roofs: Twice a year do a visual inspection, check for any crack or broken tiles. Any repairs should be completed by a license roofer. Remove any accumulated debris with a rake or a long handle broom, AVOID walking on the roof.
  • Sink Traps: Depending on use, sink traps should be cleaned with a drain cleaner approved for the type of pipes under the sink. NEVER pour drain cleaner into the garbage disposal, it may corrode the blades and shorten the lifespan of the garbage disposal. Pipes under sink should be checked once a month for loosening caused by garbage disposal.
  • Smoke Detectors: Most smoke detectors are hard wired with a nine volt battery backup. Hardwired or not all smoke detector batteries should be replaced twice a year. Smoke detectors should be cleaned from dust and tested once a month.
  • Countertops: Depending on the countertop your home has, we recommend to visit your local hardware store for the proper cleaner and sealer for your kitchen and baths countertop.
  • Stucco: As the wood expands and contracts, common cracks will appear within the first 18 months. Keep all overgrown landscape away from stucco to avoid staining and deterioration.
  • Trim and Siding: The trim should be inspected once a year, preferably before the rainy season. Cracks should be caulked and painted, any loose nails should be removed and replaced. Touch up all necessary areas.
  • Water Heaters: Per manufactures recommendations to pro-long the life of the water heater any accumulated sediment should be removed annually. Water coming out from the water heater is between 120-160 degrees, so be very careful. The tank can be drain by connecting a garden hose to the drain spigot located on the side of the water heater. Also seismic straps are highly recommended to prevent water heater from physical damage.
  • Windows: 1. All window tracks including sliding doors must be cleaned and vacuumed as needed, to prevent dust and debris build up. Regular maintenance will allow windows to work properly. 2. Seals, Inspect for broken window seals, a sign of a broken window seal may indicate moisture intrusion between the window panes, known as condensation. 3. Weep holes are located on the bottom exterior of the window. Weep holes should be inspected annually. A plugged up weep hole will prevent water from flowing freely away from window.