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We just found out the hard way to leave a drip hose around the foundation of
our home after a water line busted from the house shifting during this drought!
If only we'd had a wiser, more experienced couple to tell us the basics.
Any (hard earned) advice you'd like to share with the young couples in their 1st home out here?
Maybe a short list of 'the basics' for your household?
Thanks.
Actually, that problem doesn't fall under the basics of any home I ever owned. In fact, I've spent my home-owning life trying to keep water AWAY from the foundation. I think you'd better specify where you live. Suggestions might be different for different areas of the country.
First of all, when you bought your house did you have it inspected? Your home inspector should have taken you through the house and offered you maintenance tips. If you didn't get an inspection, it's well worth it to do even post-purchase if you think your home has issues. But choose your inspector carefully. Get recommendations from your friends/family. Your Realtor can recommend someone -- but make sure you specify you want someone who is tough. This is not a time you want to have smoke blown up your you-know-what.
My first inspector many years ago told me to set aside $100 every month to address repairs that would be needed to the house. (That's separate from anything you might spend on remodeling or decorating.) This turned out to be very good advice. When I needed a new hot water heater and later a new roof, I had the money to pay cash. Given that advice is pretty old and my house was small, you might want to increase the amount. My most recent home inspector gave me a ring-binder notebook where I could keep records of home maintenance and repair. That's a good thing to do, too. When you go to sell, you'll have all the information at hand on what you have done to the house over the years. Also, it keeps all your tradesmen phone numbers in one place.
I've always been very careful about having the roof and air conditioner/furnace checked regularly. I'm on quarterly plans with pest control (lots of termites where I live) and air duct cleaning (I have bad allergies), a twice a year visit from a landscaper who cuts back vegetation that's too high or big for me to handle, and an every-spring visit from a person who puts weed killer on the gravel in my desert landscaping. I maintain good relationships with an electrician and a plumber that I trust. (Off-topic but similar, I also use the same auto mechanic and hairdresser all the time and I make nice with them -- tips and Christmas gifts -- so they know who I am.)
As for my small maintenance jobs, I change the air duct filter regularly, I remove lint from the dryer every time I use it, I repair leaky faucets and running toilets immediately, I keep all my electrical equipment on surge protectors and turn them off during storms. If any appliance does anything weird I get it checked out right away, as well as anything else that seems the least bit out of the ordinary such as a change in water pressure, slow drain, etc. I have water alarms placed and set beside my air conditioner condensation pipe and hot water heater to become informed if leaks occur.
Speaking of alarms, make sure you have at least one carbon monoxide detector and an adequate number of smoke detectors -- and for heaven's sake change the batteries frequently. I do mine at the beginning of the holiday season and again over the July 4th holiday whether they need replacing or not. You don't want those buzzers going off in the middle of the night.
Address anything out of the ordinary immediately before it becomes a big (read expensive) problem.
Outdoors, if you have gutters keep them clean. If you live where there is bad winter weather, remove snow from the roof and icicles from the gutters and roofline. If snow immediately melts on your roof, know you have too much heat escaping from your house and you should address that with insulation. Also promptly remove snow and ice from your sidewalks to avoid lawsuits if nothing else. Remove dead vegetation immediately and don't let tree branches touch your house. It's kindling if there's a fire, not to mention it looks bad.
If you don't have double-paned windows/insulated doors and can afford it, get them. They are well worth the expense and in addition to keeping you warmer in winter and cooler in summer, they cut down on noise from outside and you'll notice a change in your utility bills. City-Data has a Frugal thread. It contains many other tips for conserving energy in your home. Some of those people are SERIOUS about not spending money on utilities.
Finally, if you read anything written on City-Data by a guy called KnowledgeBuilder, obey. He knows his stuff. HGTV and the DIY Network have good programs about maintaining curb appeal on your house. You can also learn a lot by watching some of their remodeling programs, even if you aren't planning a remodel. If you need a thingamajig and you don't know what it's called, go to Ace Hardware. They actually have sales people who will help you. And everybody goes to those big box stores, but if you need to buy something substantial (like cabinets. flooring, window treatments), you can always get better prices elsewhere. Get a price from HD or L and then take that info to local dealers that have good ratings. They'll almost always beat the price.
Good luck and enjoy your new home. You'll often curse it, but when things are going well, you'll be thrilled to own it.
Good post, Jukesgrrl. But I'm very ignorant about carbon monoxide detectors. If I dont have any gas appliances (and dont run my car in the garage), do I still need one of those?
Good post, Jukesgrrl. But I'm very ignorant about carbon monoxide detectors. If I dont have any gas appliances (and dont run my car in the garage), do I still need one of those?
Depends on your house heating sources. If you have gas or oil boiler/furnace, or a fireplace that you use, a CO detector is needed.
Good post, Jukesgrrl. But I'm very ignorant about carbon monoxide detectors. If I dont have any gas appliances (and dont run my car in the garage), do I still need one of those?
I've always had something gas in any house I ever lived in and was raised by a dad who taught me to fear it, so I do. As for the garage, I think I'm smart enough to not lock my keys in the car with the engine running or leave the garage door wide open when I've gone in the house quickly, got distracted and never went back to close it. But I've done both those things. So, while very unlikely, it's not beyond the realm of possibility to me that I just might sometime forget to shut the engine off on the car. But I'm a belt and suspenders kind of grrl. Or maybe I just like gadgets.
We just found out the hard way to leave a drip hose around the foundation of
our home after a water line busted from the house shifting during this drought!
If only we'd had a wiser, more experienced couple to tell us the basics.
Any (hard earned) advice you'd like to share with the young couples in their 1st home out here?
Maybe a short list of 'the basics' for your household?
Thanks.
Based on your post... I think I'm safe saying welcome to Texas Homeownership Drip hose around the foundation is definately a must. Second...is your hot water heater in your attic space? If so, make sure that the pan under it and the drain hose are there, intact and working. Because of the heat, also make sure that you have good attic ventilation. I strongly suggest an attic fan of some sort to help remove the excess heat. Have you had your home inspected for termites? If not - strongly suggest that you do. Also talk to your neighbors and see if there is a problem with termites in your area. If so, contract with a pest company for a termite detection system. It will cost a lot less than fixing termite damage. Finally, also have your yard treated for fire ants. Those little buggers love to try and come inside when it starts to get cold. Treating the yard keeps them away from the house and alos make the yard more enjoyable. I hope all this helps and welcome to home ownership!
We just found out the hard way to leave a drip hose around the foundation of
our home after a water line busted from the house shifting during this drought!
If only we'd had a wiser, more experienced couple to tell us the basics.
Any (hard earned) advice you'd like to share with the young couples in their 1st home out here?
Maybe a short list of 'the basics' for your household?
Thanks.
The only thing I can think of is to make sure you both know where the water shut-off is at the house. The first week in my present house, the shower wouldn't turn off and I didn't know how to shut off the water until the plumber arrived. (I got an emergency plumber who replaced the washer causing the problem, and showed me where the water shut-off is).
Other than that, most years I do have the HVAC guy come by 1-2 times/year for a checkup and I change the filter when I think of it. I have a termite contract in place that requires annual inspections. My gutters haven't needed cleaning yet, though I'm not sure why not not. Earlier this week I got up on a ladder and photographed the gutters from above to see what the deal is and basically there is nothing in them, which I guess is why the downspouts flow so freely. When something breaks I call the plumber, electrician, handyman, or whoever, and have it fixed or replaced. Ask around and make a list of good, reliable people who can help you with this stuff so that you have names and phone numbers before you need them. Every once in a while I walk around and look for anything weird that might need attention, such as stains on the ceiling from a leaky roof (hasn't happened yet but I check now and then anyway). Here in south Louisiana we don't often have freezes but I did have a friend put insulation on the outside faucets just in case.
As a woman who lives alone and knows nothing about anything practical and who can't fix anything herself, I can say that in almost 10 years this is really all I can think of that I have had to do. Owning my own home is a lot easier than I had expected.
Before the first freeze, put covers on your outside faucets to prevent freezing pipes and take them off after the last freeze. I always keep my water hoses in the garage and take them to the faucets when needed because the summer heat and winter freezes cause leaks.
Mow and edge one final time after the grass goes dormant to give your yard a clean look throughout winter. Also before the first freeze, have covers available to place over the plants you want to protect when the forecast mentions snow, ice, strong winds, or all three.
Cover unsheltered patio furniture to protect from the weather when you know you won't be outside to enjoy the patio. Keep a padlock on your fence gate to prevent intruders from entering your back yard. Keep the garage door locked at all times while home or away on a trip. Keep an extra house key in the garage or an unusual place outside (not under the mat or under a plant).
During the summer drought, I found it helpful to water the wood fence at least monthly to keep it from drying out. Sprinklers will hit the bottom, so I water the fence top to bottom with a hose. I noticed my flagstone patio mortar cracked in too many places this summer, which I'm assuming is also due to the drought. I'm going to keep that watered next summer, too.
Check sprinkler heads every two or three weeks to ensure they're still working properly, are aimed in the right direction, and aren't covered by growing plants. Keep grass from growing over the sprinkler valve box and heads.
I steam clean my carpets and fabric furniture every spring and fall when the weather is nice, so I can open the windows and let the fresh air reduce drying time. It's amazing how dirty carpets can get in a few months. Pets can make the carpets hairy, too.
Have a battery-operated radio, flashlights, and batteries for weather emergencies and power outages. Have a plan in case of fires and intruders.
I am an inspector and this is a list we wrote for our website years ago:
Your home can't take care of itself. Your monthly budget should include money for routine maintenance and repair for the house and yard. Plan to set money aside for the large, irregular expenses that occur normally as a house ages. Large expenses include interior and exterior painting, repairs or replacement of heating and air conditioning units and appliances, floor coverings, and roof surfaces.
Housing experts recommend setting aside 1 to 3 percent of the market value of your house each year to pay for maintenance and repair costs. While all of these funds may not be needed if your home is new, the accumulated amounts will help you pay for large future expenses, such as re-roofing or replacing a heating unit.
Home maintenance helps provide a healthy, safe environment as it protects your growing financial investment. It is much easier to prevent the development of unsafe, unhealthy conditions and structural damage than to pay medical or repair bills or both.
Why should you do regular home maintenance?
To maintain the value of the property.
A well-maintained home usually sells more readily and usually brings a higher price.
A well-maintained house is more comfortable.
Regular care minimizes unexpected repair work and expense.
Regular small repairs keep costs from becoming larger.
A lender's agreement usually requires the owner to maintain the property to protect the lender's financial interest.
What is involved in home maintenance? Cleaning roof and gutters, cleaning or painting outside wall surfaces, cleaning floors and walls, vacuuming carpet, keeping sink and shower drains running freely, etc.
What is involved in home repair? Replacing broken glass in windows or doors, replacing warped or worn shingles, repairing a cracked or heaved sidewalk or driveway, replacing worn out faucets, repairing a broken stair rail, etc.
How often should you do maintenance and repairs? Maintenance and repairs should be done as soon as the need appears. This sooner-the-better practice helps prevent further damage and keeps repair costs down. At least once every 6 months, inspect your house and yard thoroughly to identify items needing work.
Who should do the maintenance and repairs? The home owner who does his or her own maintenance and repairs saves money. Use the following sources to learn how to do your own maintenance and repairs:
Manufacturer's use and care booklet and care guides from repair and cleaning products used.
Extension leaflets on maintenance and repairs.
Do-it-yourself (DIY) publications often available free in builder supply or hardware stores.
Home maintenance/repair books and videos in the public libraries or stores.
An experienced neighbor or friend.
If you are not able to do the work, hire a qualified, experienced repair person. Ask friends for personal recommendations. Check the telephone book, neighborhood newspapers, or special advertisements to find a reputable repair person. Ask for written estimates, and do not pay in advance for maintenance or repair services.
Include a maintenance/repair category in your monthly budget. If you do not need the money in a particular month, put it in a savings account for the periodic, expensive repairs that will happen as a house ages.
Inspect your house regularly. Develop a system where you inspect one area per month to ensure regular inspection of each area. Start at the foundation of the house and work upward and inward. The following list of areas to check may help.
FOUNDATIONS, BASEMENTS, and YARDS
Water that strikes the house or drips down from the roof should drain away from the foundation walls. The gutter and downspout system should keep water from pooling around the foundation where it can create a moisture problem. Be sure gutters and downspouts are kept open and in good repair.
Trim shrubs and bushes away from the foundation walls. Clearance space should be at least one foot.
Check masonry foundation walls for cracks or weakened, crumbling mortar.
Examine main support beams, support columns, and floor joists for evidence of bowing or warping.
Check wood structural members, such as joists, beams, and columns, with a screwdriver or pocket knife to be sure wood is solid and free from decay.
Check the inside and outside of all foundation walls and piers for termite tubes and damage. You may choose to have an insect-control company to do this each year.
Check that the crawl space vapor barrier is in good condition and placed correctly. A vapor barrier is usually a polyethylene material (6-mil) that covers 70 to 100 percent of the crawl space, depending on the severity of the moisture problem.
Examine the inside of basement walls for dampness or water stains indicating seepage or a leak.
In most of North Carolina, water lines and outside faucets need some freeze protection or winter drainage. In addition, garden hoses should be drained and stored for the winter.
Clean leaves and debris from around an outside heating/air conditioning condenser and trim back shrubs that may block air movement around the house.
Yard care power equipment should be drained of fuel in the late fall or early winter and serviced according to manufacturer's instructions.
Doorways, below grade window wells, and storm drains should be cleaned of debris or leaves.
Driveways and walks should be checked for cracks, breaks, or erosion that may damage them. If asphalt surfaces need repairing, be certain you have the equipment and skill to do a lasting repair job. Otherwise, choose a reputable contractor. Unrepaired cracks in concrete can lead to further damage.
Clean and repair garden equipment after the last use of the season. Remove dirt and rust, then store in dry area. Winter is a good time to file rough spots on hoes and shovels and to apply linseed oil to handles of garden tools. Thoroughly rinse pesticide and herbicide sprayers to prevent clogging, and rinse fertilizer spreaders to prevent corrosion.
A septic tank needs periodic attention. Learn how to check for sludge and scum accumulation in the tank, and have solids pumped out of the tank as needed.
Fences, gates, and retaining walls should be checked for ease of operation, condition of structure, and materials. Make repairs as needed.
EXTERIOR WALLS, WINDOWS, and DOORS
Check bricks or blocks for cracked mortar or loose joints.
Check siding for loose or missing pieces, lifting or warping, or any sign of mildew.
Check painted surfaces for paint failure (peeling, chipping, blistering, chalking), water damage, or mildew.
Examine all trim for tightness of fit, damage, or decay.
Check the condition of caulking where two different materials meet, such as where wood siding joins the foundation wall, at inside corners, and where window and door trim meets the siding.
Check the windows for cracked or broken glass, loose putty around the glass panes, holes in screens, and evidence of moisture between pane and storm windows.
Check that windows and doors close properly. Examine all hardware on windows and doors, and lubricate moving parts.
Check weatherstripping on windows and doors for damage and tightness of fit.
Make sure that all window and door locks work properly. Each exterior door should have a one-inch deadbolt lock for safety.
ROOF
Trim back tree branches that scrape against or overhang the roof. Keep branches away from chimney to avoid fire hazard and allow proper draft for safe and efficient chimney operation.
Check for curled, damaged, loose, or missing shingles.
Check the lower edge of roof sheathing for water damage.
Examine all roof flashing and the flashing around chimneys, vent stacks, roof edges, dormers, and skylights.
Make sure that the chimney cover (cap) is in good condition, and that it is tall enough to prevent creosote build-up.
Check vents and louvers for free air movement. Clean screens and remove bird nests, spiders, insects, and dust.
If there are wind turbines on the roof, check ball bearings. Clear gable vents of bird's nests and other obstructions.
Check for damaged gutters, downspouts, hangers, and strainers. If needed, clean out gutters and downspouts. Make sure they are free from leaks and rust.
Check the condition of paint on gutters.
Examine television antenna guy wires and support straps.
INTERIOR SURFACES
Check all ceilings and walls for cracks, loose or failing plaster, signs of leaks or stains, dirt, and finish damage.
Check for cracks where ceilings join walls and where moldings attach to ceilings and walls.
Check for odor or visible evidence of mildew or mold.
Check for finish damage around cabinet pulls.
Examine all joints in ceramic tiles and laminated plastics for adequate caulking. Have any of the tiles cracked or become discolored?
Check caulking around sinks, bathtubs, and showers. Some types of caulking become brittle with age, and therefore useless as a water seal. Replace with a long-lasting resilient caulking material, such as silicone or latex.
Check all floors for wear and damage. Are the floors level, bowed, or do they squeak when you walk on them? Particularly check where one type of flooring material meets another, such as where carpet or wood joins tile.
Check stairs for loose treads, handrails, or carpeting, and repair as needed.
ELECTRICAL SYSTEMS and FIXTURES
Check the condition of lamp cords, extension cords, and plugs. Also examine the appliance cords and plugs of vacuums, irons, mixers, washers, and dryers.
Check for exposed wires and signs of wear in the "service box." If you have a fuse that blows often or a circuit breaker that trips frequently, call an electrician to determine the cause and make the repair. Mark each circuit so that you will know what outlets or appliances are included on each.
If you experience a slight tingling shock when handling or inspecting any appliance or lamp, disconnect the appliance and repair it.
Check places where wiring is exposed, such as in the attic. Look for exposed wires and wires with cracked insulation. Replace those in poor condition.
If you have ground fault circuit interrupters (GFCIs) in outlets near sinks, the laundry, the shop, and the garage, check the GFCIs monthly and after an electrical storm.
Check that all appliance cords are in good condition.
Heating and Cooling Systems
Have heating and cooling systems checked by a qualified service person once a year or according to the manufacturer's warranty and service recommendations. Failure to do manufacturer-recommended servicing may void warranties.
Clean or replace filters. Check your owner's manual for recommended procedures. Some filters should be replaced as often as once a month.
Clean dirt and dust from around furnaces, air grills, and ducts.
Regularly clean out fireplace ash pit.
Have the chimney checked each fall before you use it. A build up of creosote and soot can be very dangerous. If you use your fireplace or woodstove regularly, a yearly cleaning is recommended. Seek help from professional fire fighters or chimney inspectors if you have any doubt about the chimney safety.
Check the attic to be sure that insulation or other material is not blocking free air flow through soffit vents, gable vents, or other attic vents. If light from the outside shines through each vent into a darkened attic, then the vents are clear.
PLUMBING SYSTEMS
Check faucet and hose connections under sinks and toilets. Look for leaks at shut-off valves at sinks, toilets, laundry equipment, and main water shut-off valve.
Is the water pressure adequate? Do all the drains run freely?
In a basement or crawl space house, pull back floor insulation to check for leaks and wood damage around water supply pipes, drains, and water closet.
Check sinks, tubs, and showers for proper drainage. Remove hair from drains. When necessary, use a snake or plumber's friend to unstop drains--or call a plumber.
Check the pressure relief valve on the water heater. Open it to see that it is working. Check for signs of leaking or rusting. Some manufacturers recommend that a small amount of water be drained periodically from the tank.
SAFETY SYSTEMS
Test smoke alarm and heat alarm systems at least monthly. Replace old batteries.
Keep a fire extinguisher handy for use in kitchen and near any wood-burning stove or fireplace. Check the extinguisher gauge for proper pressure.
Keep flashlight(s) handy and in operating condition.
Keep outside security lighting in good repair. Lighting exterior grounds helps discourage prowlers.
SUMMARY
Regular inspection and maintenance of your home will help you keep the house in good condition and maintain its value. Doing maintenance and repair as the need arises also keeps small problems from becoming bigger, more costly problems. Having and following a plan for home maintenance and repair will make the job easier. And finally, a well-maintained house will be more comfortable.
The checklist below can help you identify areas where work may be needed. Make note of anything that needs work. When the work is completed, add the cost and date.
Inspection Checklist
Interior
Structure
Floors
Stairs
Plumbing
Heating/Cooling System
Hot Water Heater
Electrical
Kitchen
Bathroom(s)
Windows
Doors
Walls/Ceilings
Attic
Basement
Exterior
Foundation
Stone or Brickwork
Siding
Paint
Porch(es)
Windows/Screens
Storm Windows/Doors
Roof
Chimney
Gutters/Downspouts
Garage
Drainage
Steps/Railing
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So, while very unlikely, it's not beyond the realm of possibility to me that I just might sometime forget to shut the engine off on the car. But I'm a belt and suspenders kind of grrl. Or maybe I just like gadgets.
Drip hose around the foundation is definately a must. Second...is your hot water heater in your attic space? If so, make sure that the pan under it and the drain hose are there, intact and working. Because of the heat, also make sure that you have good attic ventilation. I strongly suggest an attic fan of some sort to help remove the excess heat. Have you had your home inspected for termites? If not - strongly suggest that you do. Also talk to your neighbors and see if there is a problem with termites in your area. If so, contract with a pest company for a termite detection system. It will cost a lot less than fixing termite damage. Finally, also have your yard treated for fire ants. Those little buggers love to try and come inside when it starts to get cold. Treating the yard keeps them away from the house and alos make the yard more enjoyable. I hope all this helps and welcome to home ownership!
