REALTOR REPORT  -  Johnson County Board of REALTORS

Preventative Maintenance Is The Key

By Dan Bowers - Holmes Inspection Co.

Owning a home is full-time job. If it’s not painting, caulking, or insulating that has to be done, then it’s the pavement cracks that have to be filled, the shrubs that have to be pruned, or the gutters that must be cleaned out. The saying “an ounce of prevention is worth a pound of cure” may be a cliché, but it’s very useful advice. Preventative maintenance is the best way to keep your home in good repair.

Despite claims to the contrary, very few things are really maintenance free and houses are certainly no exception. While it is a bitter pill for most homeowners to swallow, the fact is that property planned preventative maintenance, even with the time and energy that it consumes, is still far more cost-effective than the crisis management approach of waiting until something breaks and then scrambling to get it fixed. Proper maintenance can help avoid major repair bills, extend the life-span of many components in the house and in some cases even help reduce your utility bills.

A routine and systematic approach to home maintenance allows you to monitor certain conditions and systems. Regular roof inspections, for example, will give the typical homeowner enough advance warning to allow for several roofing quotes in order to make an educated and cost effective purchase of a new roof covering. If on the other hand, no maintenance checks were done, the roof suddenly starts leaking, there is very little time to do any comparative shopping. At this point in time, the homeowner is usually forced to go with be contractor that can do the job the quickest - which will not necessarily be your first choice in roofing materials or at the best possible price.

In addition to monitoring systems that periodically wear out, structural monitoring and maintenance can also be beneficial. Repairing a tiny crack in your foundation wall as soon as it appears can keep it from widening into a gaping opening, and stopping a minor plumbing leak now can prevent major water damage farther down the road. Ideally, a homeowner should schedule preventative maintenance inspections in the spring and fall. Some components and systems require more or less frequent attention. Today we’re going to concentrate on he fall tune-up or your home and its systems. One last thought before we get started; there probably is not a homeowner alive who performs maintenance to the degree we suggest. So take all of this with a grain of salt and remember: the more you do, the better off your home will be.

Full Home Maintenance Checklist

(1) Blistering Paint:  This is usually a sign of moisture penetration. Probe it with a screwdriver. It the wood is soft and crumbly, repair or replace it and then give it a new coat of paint or stain. Find and remove the moisture source.

(2) Trees & Shrubbery:  Trim back any tree limbs or vegetation that are so close to the house that they abrade the roof or the siding. Besides doing surface damage, they also provide an insect bridge to the house.

(3) Ground Slope:  Fill in any eroded or low spots close to the house and make sure that ground water will flow away from the foundation, not toward it.

(4) Caulking:   Start at the foundation and use a caulking gun and waterproof sealant or quick-setting hydraulic cement and plug or seal any holes, cracks, or visible gaps in the foundation. Next check the caulking around the doors, windows, and trim and, if it is missing or damaged, use the caulking gun on these areas as needed. Next move inside and check the caulking and tile around the bathtubs, showers, kitchen basins, etc. and replace as required.

(5) Roof:  Wear non-skid shoes if you do this one yourself. It you’re worried about climbing on the roof, hire a roofer. Get a pail of roofing cement and get on the roof. Apply it to the chimney flashings, skylight flashings, plumbing vents, and any other protrusions you see. Check for loose or missing shingles, broken ridge caps, and cracks in the chimney or its mortar cap. Repair or replace these items if damaged. Also, get into the attic and check this area for water leakage. While on the roof, check to see if the gutters need to be cleaned out and if they’re leaking anywhere. Check to make sure that the downspouts are discharging water away from the foundation and not allowing water to pond next to the house.

(6) Heating System:  Clean the registers and duct openings, change the filter, check the belt if present, and lubricate the motor or bearings. If you have a humidifier, clean the water compartment and check the media pad to see if it needs to be changed. Clean the burners and chamber of any excess rust flakes. If in doubt have the system serviced annually.

(7) Storm Windows/Doors: Inspect the glazing, caulking and weather-stripping and then repair or replace it if deteriorating. Repair or replace any broken or missing glass or hardware. This also holds true for your regular doors & windows. Clean and lubricate the hinges, rollers and tracks on your garage door and tighten any loose or missing hardware,

(8) Chimney/fireplace:  Check the flue for creosote build-up and then clean if needed. Check the chimney and the fireplace for loose or deteriorated mortar and replace if required.

(9) Electrical:  Test all smoke alarms. Check all exposed wiring in the house for damage and wear. Replace if needed. Check GFI’s (Ground Fault Interrupters) at the bathrooms, kitchens etc. for proper operation. Learn the location of your electrical service panel and label each circuit.

(10) Plumbing:  Drain water from the water heater until it flows clear to clean out built-up sediment in the tank. Check the toilets to insure they’re securely bolted to the floor and that the wax seal is not leaking. Flush hot water and baking soda through the garbage disposal and check all sink and tub drains for blockage resulting in slow draining.

(11) Miscellaneous:  Check the driveway, patio, walks, and retaining walls for any deterioration, large cracks, or offsets of more than 1” and repair or replace as required. Check any exterior wooden steps or decks for pest infestation or moisture damage and then repair and repaint as needed.

(12) A MUST:  Be sure to disconnect hoses from all exterior water faucets before freezing temperatures set in. Due to the fact that water expands when it freezes, leaving your hose on the faucet outlet prevents drainage from the outlet. This can cause your water pipe to burst.