THE ALL SEASON HOME HOMEOWNER MAINTENANCE GUIDE Published Feb. 1, 2017 Maintain Your Home for Year-Round Durability
Protect your investment: Take a preventive approach to home maintenance Weather takes its toll, impacting a home s structure and occupants. Wood deteriorates. Water, wind and sun damage roofs. Moisture seeps into basements. Paint and caulk peel. Heating and cooling systems, water heaters and appliances wear out. And snow and ice are especially hard on houses. As a homeowner, you want to protect your greatest asset and ensure your family stays safe and comfortable throughout the year. It s human nature to put off routine maintenance until something breaks. Save some stress by arming yourself with the right information and taking simple actions. A maintenance plan will help you know exactly what to do and when to do it. Most of the small repairs outlined in this guide can be accomplished on weekends without significant expense. Use the checklists in this guide, and you ll be on your way to enjoying an All Season Home with fewer surprises. Benefits of a systematic, preventive approach: 1. Eases stress 2. Saves money 3. Puts you in control 4. Protects your investment 5. Reduces the safety risk for all occupants Be proactive: follow a schedule Enhabit recommends scheduling your home maintenance twice a year: spring, for winter recovery and warm season preparation, and late summer or early fall, to prepare for the winter. Set dates in advance, keeping in mind typical weather patterns so that you can do exterior work in comfortable temperatures and dry conditions. Scheduled work may need to be supplemented by special maintenance that comes up after storms or other extreme events. If you do your maintenance on a regular schedule, you ll be better prepared for those types of events. An older home that s well maintained reduces the chances of emergency repairs that tend to pop up at the worst moments. 2
Tools and supplies for inspections and maintenance q Printed checklist (see pages 7 & 12) q Flashlight q Binoculars to inspect roof q Pocket or utility knife q Screwdriver q Caulk and caulk gun q Step ladder q Exterior touch-up painting supplies q Whisk broom or stiff brush q Cleaning rag q Vacuum cleaner with hose attachment q Pruning shears and saw q Concrete crack filler I. Winter and Spring If you ve experienced an extreme winter weather event like a heavy snow or ice storms, check your home as soon as possible. Address issues quickly to prevent further damage. While winter emergencies need immediate attention, routine maintenance can usually wait until spring, when weather is more favorable for repairs. Dedicate a full day to inspection and minor repairs, and have tools and supplies ready in advance (see list above). Even after a mild winter, damage may have occurred. It s always best to address issues early on, before time and additional exposure to weather make the situation worse. 3
Spring Tasks INSIDE Interior walls If your home accumulated heavy snow, check for new cracks in interior walls and ceilings, especially around doors in the center of the home. These could indicate the structure was strained while heavy snow sat on the roof. In future snowy conditions, you may have to remove snow from the roof to prevent this type of damage. Mold Under sinks, in basements, the attic and crawl spaces, search for mold, which often takes the form of dark blotches. If you find mold, it s best to address the source rather than try to kill the mold as a one-off effort. Proper air sealing between living space and attic, with appropriate ventilation, will deter mold growth. If you re not an expert, it s easy to get this wrong. Enhabit recommends talking with a specialty contractor, rather than tackling this as a do-it-yourself job, to prevent the problem from getting worse as temperatures increase. Indoor air quality If people inside the home suffer from respiratory conditions or you suspect mold or other pollutants, consider a professional air quality test. A device will be left in your home to record moisture, VOCs, carbon monoxide, particulates and other contaminants, and you ll be provided with options to address the issues that are uncovered. Enhabit offers no-cost indoor air quality phone consultations and can help you arrange in-home air testing. Start at bit.ly/enhabit-air-call Water in the basement Basements are naturally prone to dampness because of the proximity of wet soil. Inadequate ventilation makes the problem worse. Look for water penetration at the bottom of basement walls and floor. With a flashlight, inspect and poke wood framing with a knife or screwdriver. Look for soft, brittle, or crumbly wood. Repair rotten wood as soon as you discover it. Unaddressed wood rot will compromise your home s structural integrity. Long-term remedies for rot-causing moisture can include improved ventilation and use of a dehumidifier. Basement moisture can be prevented or managed by addressing the source, adding a dehumidifier, or by professional installation of a Heat Recovery Ventilation (HRV) or other system. Pipe leaks Check for leaky faucets and pipes. These won t always be obvious, so check for wetness under kitchen and bathroom sinks and around the dishwasher. Washer and dryer Check washing machine hoses. If you see cracks, bulges or dampness, replace the hoses. Any damage could cause a leak or burst, causing extremely expensive flood damage to your home. Lint can build up inside the vent pipe and in the space under the dryer. Use a specialized brush to clean the vent pipe. Lint buildup inside the dryer enclosure should be cleaned and serviced by a professional. Make sure the dryer vent is fully connected to the exterior to ensure all moist air is exhausted to the outside. 4
Spring Tasks OUTSIDE Roof From the ground, with binoculars if helpful, take a close look at your roof. Look for loose or damaged shingles and flashing. Summer heat can exacerbate damage, so now s the time for repairs. If you see trouble spots, call a roofer for an inspection. If your roof is old you may want to take care of replacement in the dry summer months. Gutters and downspouts Damaged or misaligned gutters and downspouts can direct water into your basement or crawl space, causing damage and encouraging mold growth. Check the condition and tighten loose fittings to keep water flowing and reduce the possibility of water damage. Foundation Check foundation masonry, including the basement floor, for cracking or deterioration. If you see damage, call a foundation professional. Concrete slabs and walkways Inspect concrete slabs under your air conditioner or heat pump. Also check walkways and patios. Repair cracks with a concrete crack filler and polyurethane sealant or silicone caulk. You will be using your outside space more often during nicer weather so spend some time looking for trip hazards around all walkways, stairs, decks, and patios. Exterior plumbing If water pressure from your outdoor spigots is very weak the interior pipe may be leaking and will need repair. After the last frost, reconnect and test the sprinkler system. Air conditioner Trees If you have a conventional air conditioner as part of a forced air heating and cooling system, clean leaves and debris from the condenser (the box-like part that sits outside your home). To prepare for the cooling season, hire a heating and cooling professional for an annual cleaning and tune-up. During and after extreme weather like heavy snow and wind, trees can become damaged, increasing the risk branches or even the entire tree can fall on a house or otherwise cause damage. Visually inspect trees for damage or rot, and have compromised trees pruned or removed (hire a professional arborist, and note that permits may be required). Keep healthy trees trimmed and away from utility wires. 5
Prevent damaging ice dams Ice Water Attic Gutter Large icicles can indicate ice dam formation Living Space Drywall or plaster Wall cavity What are ice dams? Ice dams are humps of snow and ice that accumulate on eaves and don t melt at the same pace as the rest of roof. Large icicles can be a sign of ice dams. When your attic is not properly sealed and insulated, warm air from your home escapes to the attic, warming the roof and causing snow to melt, while the eaves remain frozen. The ice dams on the eaves and gutters leads to water seepage and damages your home. Your roof, drywall (or lath and plaster), framing timbers and rain gutters are all susceptible to damage. How to prevent ice dams Immediate repairs to damaged material won t prevent ice dams from forming in the future. It s best to take preventive actions to safeguard your home. Generally this is not a do-it-yourself project. You can greatly reduce the risk of ice dams with professional weatherization work (air sealing and insulation with appropriate ventilation) to hold heat inside occupied space so that the roof melts evenly as exterior temperatures rise. 6
Spring Maintenance Checklist Inside q Check interior walls for cracks q Look for mold q Consider an indoor air quality test q Look for water in the basement q Check for leaky faucets and pipes q Replace furnace filter q Check washing machine hoses q Vacuum dryer lint Outside q Inspect roof q Inspect gutters and downspouts q Clean gutters q Check foundation for cracks q Check & repair cracks in concrete slabs, patios and walkways q Inspect exterior plumbing q Inspect and clean air conditioner condenser q Have air conditioner professionally serviced q Check trees, prune, and consult arborist if needed 7
Summer and Fall With dry conditions and plenty of daylight, summer and early fall are the best times to focus on your home s exterior. Take the time now to prepare your home for the upcoming winter. Fall Tasks INSIDE Heating system Schedule an appointment with a heating and cooling professional to get your furnace inspected and serviced for the coming heating season. If you have a furnace, check and replace your filter on a schedule recommended by the manufacturer. If you use an oil furnace, electric baseboard heat or electric wall units, you may benefit from an upgrade to a more efficient gas or electric heat pump system. Work with a heating and cooling contractor to understand which options may work for you. If you have a programmable thermostat, set to heating only mode and review your heating schedule so that you ll be prepared when the temperatures drop (see more on programmable thermostats on page 9). Radon Have you checked your radon level? After smoking, radon is the next leading cause of lung cancer. Elevated radon levels are very common throughout the Northwest. Fall is a good time to test, as windows and doors stay shut more when the weather cools down (a closed-up house provides more accurate test results). If your radon levels exceed EPA recommendations, consider having a radon contractor install a remediation system. Radon self-test kits are available at a low cost from home improvement stores, or from Enhabit at bit.ly/radon-kit Vents and ceiling fans Bathroom fans collect dust and need periodic cleaning. Remove the cover, vacuum out any dust, and spray any moving parts with silicone lubricant. Kitchen range hoods and fans become soiled quickly from cooking, which can shorten the life of the fan. Clean all surfaces and remove and clean the range hood grease filter by washing it in hot, soapy water. Turn the circuit breaker off and clean the fan blades too. Clean dust off ceiling fan blades without a ladder by wrapping a paint roller in a dryer sheet or cleaning cloth secured with rubber bands. 8
Refrigerator Refrigerators work by extracting the heat inside of the fridge and pushing it out through condenser coils on the bottom or on the back of the refrigerator. When dust builds up, the refrigerator motor works harder, wasting energy. Turn off the power to the fridge, then vacuum the coils with a brush attachment to remove dust. Hot water heater Sediments shorten the life of a water heater and raise your energy bills, so it s a good idea to drain the water heater each year to remove sediment from the tank. More at wikihow.com/flush-a-water-heater Smoke and carbon monoxide detectors Check your smoke and carbon monoxide detectors. Change batteries and test that each unit is working. Replace every ten years or on the printed replace by date on the unit. As a minimum, you should have a detector in every bedroom, in all hallways outside bedroom areas, and on each floor. Add extra detectors if needed (see Safeguarding Against Fire on page 10). Adjust or install your programmable thermostat Upgrading your older thermostat to one that is programmable (and preferably Wi-Fi connected) helps reduce heating fuel usage and keeps the temperature comfortable when you re home, on a schedule that you determine. Today many options are available from makers like Nest, Ecobee and Honeywell. Not all systems are compatible with these devices. Check your heating and cooling system make and model with the thermostat manufacturer before buying. If you re not comfortable dealing with low-voltage wiring, you can hire a heating and cooling professional to install the unit. In many areas, you can reduce your smart thermostat purchase cost with a utility rebate. If you live in Oregon and heat your home with electricity or natural gas provided by Portland General Electric, Pacific Power, NW Natural, Cascade Natural Gas or Avista, a rebate may be available through Energy Trust of Oregon. See energytrust.org/incentives/smart-thermostats/ 9
Safeguarding against fire Photo by Ada Be / flickr According to the National Fire Protection Association, in 2015 house fires in the United States caused 2,650 deaths and 11,000 injuries. Top causes of fires include cooking, heating and electrical malfunction. What to do Maintain smoke detectors: Replace batteries and test units annually, and replace each detector every ten years, or by the date printed on the back of the detector. According to the National Fire Alarm and Signaling Code, at minimum smoke alarms should be installed inside every sleep room and outside each sleeping area and on every level of the home. Check your placements and add additional units if needed. Smoke detectors have reduced fire deaths significantly, but batteries should be changed and units replaced periodically for maximum protection. Fire extinguisher: Keep a fire extinguisher in or near the kitchen. Inspect it annually for clogs, dents and corrosion. Replace it every six years. Two exits per bedroom: Every bedroom, including basement and attic bedrooms, should have two exit paths. Don t let windows be blocked by furniture or other items. Each upperfloor bedroom should have a rope ladder near the window for emergency exits. Create a family fire escape plan and review it with your family. For more information, see redcross.org/get-help/prepare-for-emergencies/types-of-emergencies/fire 10
Fall Tasks OUTSIDE Inspect and shore up the exterior One of the most important fall maintenance jobs is preventing moisture from getting inside your walls. Weather and time cause your home s siding to swell, crack, and crumble. Use a knife to carefully probe wood doors, window trim, railings, and decks for winter damage. Replace wood, or use specialized fillers to strengthen and fill weak areas. Thoroughly inspect edges and gaps and use caulk to seal cracks between trim and siding, around window and door frames, and where pipes and wires enter your house. Inspect the condition of the exterior paint, and repaint any bare wood spots. Inspect and clean gutters After leaves have fallen, clean your gutters of leaves and debris. Inspect the condition of gutters and downspouts. Tighten fasteners and replace worn or damaged parts. Where downspouts meet the ground, they should extend at least 5 feet away from your house; if they don t, add low-cost downspout extensions sold at most home improvement stores. Popular Mechanics recommends a unique solution to cleaning gutters that keeps you off ladders or the roof: Make your own high-pressure cleaning wand out of PVC pipe and attach it to your house. Get the details at http://bit.ly/gutter-wand Check the roof Stay safe and use binoculars to inspect your roof from the ground If possible. Look for damage on the shingles or flashing. Look for excessive moss growth. Call a professional to replace missing shingles or damaged areas. Inspect your Fireplace and Chimney Look at chimney exteriors for missing or discolored mortar, damaged bricks, extensive moss, or leaning. A weakened chimney can allow water into the home, even if the roof and flashing are in good condition. If you see cracked or missing bricks and mortar, schedule a professional fireplace and chimney inspection. A chimney and fireplace servicing contractor can repair bricks and mortar and install a chimney cap to prevent birds from entering and nesting in the chimney as well as preventing rain water from entering. From the interior, use a flashlight to look up the flue. Make sure the damper opens and closes, and check that the flue is free of birds nests and other obstructions. You should see daylight at the top of the chimney. Check and adjust drainage Make sure soil slopes away from your house at least 6 vertical inches over 10 feet. That will help keep water from soaking the foundation, which could lead to cracks and leaks. Be sure soil doesn t touch your siding. Prep hoses, sprinklers and outdoor faucets Disconnect hoses to prevent freezing and damaging the pipes just inside the walls. Do this early to prepare for sudden cold snaps. Extend the life of garden hoses by draining and storing them in a shed or garage. 11
Fall Maintenance Checklist Inside q Have the heating system professionally serviced q Consider a radon test q Clean vent and ceiling fans q Vacuum refrigerator coils q Flush water heater q Change batteries on smoke and carbon monoxide detectors q Replace expired detectors q Adjust programmable thermostat (or install one) Outside q Inspect the exterior q Caulk around windows and doors q Touch up paint q Check the roof q Inspect your fireplace and chimney q Check and adjust drainage q Prep hoses, sprinkles and outdoor faucets 12
ENHABIT: MAKING OLDER HOMES WORK AND FEEL BETTER As a homeowner, it s hard to know exactly how to make the most of your home improvement investment. Enhabit helps you improve your home s energy efficiency, air quality and earthquake-readiness. We re a nonprofit, third-party service that matches you with a quality contractor, connects you with financing options and helps you have confidence that the job is done right. For more information visit enhabit.org 13
RESOURCES Tap into these resources for additional information on proactive home maintenance. Avoiding Costly Home Damage From Winter s Cold - New York Times https://www.nytimes.com/2014/12/04/your-money/avoiding-costly-home-damage-from-winters-cold.html?_r=0 Repair Water Damage - Home Advisor http://www.homeadvisor.com/cost/disaster-recovery/repair-water-damage/ 6 Must-Do Outdoor Spring Home Maintenance Tasks - DIY Network http://www.diynetwork.com/how-to/maintenance-and-repair/repairing/6-must-do-outdoor-spring-home-maintenancetasks-pictures 7 spring home repairs that save you money - Market Watch http://www.marketwatch.com/story/7-spring-home-repairs-that-save-you-money-2012-03-26 Spring Home Maintenance Checklist - Bob Vila https://www.bobvila.com/articles/2355-spring-home-maintenance-checklist/ 5 spring fixes for winter s wreckage - Consumer Reports http://www.consumerreports.org/cro/news/2014/03/5-spring-fixes-for-winter-s-wreckage/index.htm Installing and maintaining smoke alarms - National Fire Protection Association http://www.nfpa.org/public-education/by-topic/smoke-alarms/installing-and-maintaining-smoke-alarms 10 Fall Home Maintenance Musts - Bob Vila https://www.bobvila.com/slideshow/10-fall-home-maintenance-musts-1676 Autumn Maintenance Tips - DIY Network http://www.diynetwork.com/how-to/maintenance-and-repair/repairing/autumn-maintenance-tips More guides from Enhabit Be prepared when shopping for an older home. Download guide at bit.ly/homebuyer-guide Prepare your home before the big one strikes. Download guide at bit.ly/seismic-guide 14