GENERAL MAINTENANCE ADVISE FOR ALL HOME OWNERS

GENERAL MAINTENANCE ADVICE AND RECOMMENDATIONS

The following information is provided as a guide to improve home maintenance, prevent damage, and improve the overall life span and quality of the structure and building systems.

STRUCTURAL

Ensure the structure and surrounding areas are properly monitored and maintained. Proper building maintenance and upkeep will have a direct affect on the overall condition and quality of the structure. Ensure moisture diversion is regularly monitored. Any areas of pooling or excessive moisture near the home should be addressed. Proper grading and drainage is essential to the proper maintenance and protection of the structure. The roof and covering material should be assessed no less that once a year. Ensure all roof covering material is free from damage and possible moisture penetration points. As a general rule, all tree limbs near the roof structure should be trimmed back to avoid damage to roofing material and exterior portions of the home. Overhanging branches increase the amount of debris collection at the roof and raise the likelihood of damage from falling branches/branch contact. Ensure debris is removed regularly and all branches remain trimmed (where applicable). The following maintenance checks should take place at the attic and structure regularly to improve the overall protection of the structure and expedite the discovery of possible issues. This maintenance advise applies to all/most structures and property owners. General maintenance checks/update recommendations include; but are not limited to: -Caulk and Seal Soffit/Fascia Material (Roof Perimeter) As Needed or Every 5-7 Years -Inspect Exterior Portions of Attic/Roof Area for Damage and/or Maintenance Needs -Monitor For and Eliminate Any Vermin Entry Points (Gaps at Attic Perimeter) -Redistribute/Add Insulation at Missing/Reduced Coverage Areas As Needed -Ensure Exhaust Fan Ducts Remain Connected and Routed to An Exterior Vent -Inspect Attic Spaces and Vent Exits After Heavy Rains and Inclement Weather for Leak Points -Inspect Attic Spaces for Evidence of Vermin Activity -Inspect Attic Spaces for Evidence of Framing Member Stress/Separation/Damage -Inspect Mechanical Equipment Located in the Attic for Signs of Damage or Leakage -Inspect Attic Ventilation Areas for Blockage, Moisture Entry, and/or Screen Damage -Inspect HVAC Ducts for Signs of Mildew, Separation, Vermin Damage, and Kinks As a general maintenance recommendation, ensure all gaps at the fascia board and soffits (outward facing and under side boards at roof's edge) are properly caulked and sealed. Caulking, sealing, and painting updates are typically needed every 5-7 years. Ensure the exterior walls are regularly monitored for signs of damage, insect issues, and settling (cracks at siding/foundation wall). Proper building maintenance and upkeep will have a direct affect on the overall condition and quality of the structure. Wood material at porches, decks, and balconies should be monitored and updated as needed. Any wood to soil contact should be reduced or eliminated to prevent wood damage and insect intrusion. Caulking, sealing, and painting updates are typically needed every 5-7 years.

ELECTRICAL

Electrical work is inherently dangerous. All recommendations for updates and repairs should be performed by a licensed professional. Fire alarms should be tested monthly or per the manufacturers guidelines. Breaker boxes should be checked quarterly for signs of overheating. If evidence of over heating is discovered cease monitoring and call an electrician. Avoid using excessive amounts of surge protectors (with multiple outlets). These items can overload a circuit. If outlets or fixtures cease working, the breaker boxes and GFCI outlets (with reset buttons) should be checked. Often, non-functional circuits can be easily reset. Common Areas for Breaker Boxes: Exterior Walls, Garages, Utility Closets Common Areas for GFCI Outlets: Kitchens, Bathrooms, Garages, Exterior Outlets, Laundry Rooms By today's standards, smoke alarms should be installed in all sleeping areas and at least one common area per floor. Installing additional smoke alarms (if needed) is recommended to increase the overall safety of the home. Ensure all smoke alarms are tested monthly and system batteries are fresh.

HEATING VENTILATION AND COOLING SYSTEMS

A standard HVAC inspection should be considered a cursory assessment of the system. Temperature readings and visual analysis' are designed to verify functionality of major components and determine if physical damage is present at exposed portions of the equipment. Further analysis by a licensed HVAC technician will aid in providing more detailed information. Additional HVAC investigations can be provided by TAHI Services (parent company to The Austin Home Inspector - HVAC License #48637) or by most HVAC service providers. Yearly servicing is recommended as general maintenance advice. The manufacturer should be contacted to ensure recalls are not present, verify warranties, and determine if additional system protection is available. Ensure the air filters are changed monthly or per the manufacturer recommendation. Creating a reoccurring reminder on your phone or email is an easy way to schedule filter changes. Excess debris at filters can lead to system inefficiency, reduction of life span, and eventual failure. Variations of room temperature is a common occurrence in residential structures. Vent location and number, duct size, installation techniques, duct run (distance to vent), system fan speeds, energy efficiency of the home, amount of exterior walls in an area, and system quality, and myriad other items can all affect room temperature. Often, air comfort issues can not be detected until the home is fully occupied (individual comfort varies by person). If air conditioning issues exist, further analysis and investigation by an HVAC comfort specialist will be needed. Multiple options are available to address home comfort concerns. The system drain line should be checked regularly to ensure it is free from blockage. Many systems are equipped with 2 drain lines (a primary and a secondary). Often, secondary drain lines will be placed over windows to notify the home owner that the primary drain is blocked (the dripping water over the window indicates an issue). Occasionally checking the system drain pan (at horizontally installed units - typically attic units) is recommended. All HVAC systems should be serviced yearly regardless of functionality. A yearly inspection and servicing by an HVAC expert will increase system quality, life span, and efficiency.

PLUMBING

Further evaluation of the plumbing system, particularly buried portions of sewage and drain lines, are advised for structures where an elevated concern of system damage/issues are present. Structures of elevated concern include; but are not limited to: -Structures Having Undergone Foundation Settlement and/or Repair -Structures in Areas of Known Expansive Soils and Elevated Ground Swell -Structures Containing Dated or Problematic Plumbing Material (Cast Iron, Clay, Orangeburg) -Structures Containing Amateur or Un-permitted Plumbing Installs -Any Structure w/ Current Issues or Concerns of Significant Previous Issues Areas at and around plumbing equipment should be checked monthly for signs of moisture or issues. Clearing (fully draining) the water heater should take place yearly to prevent sediment build up in the tank. If a 'popping' noise can be heard from within the tank, excess sediment build up is present. Ensure commodes remain firmly anchored to the flooring. Loose commodes are a coming cause of leakage (gaps at wax ring). Ensure the location of water cut off valves are known and the valves are tested regularly. Cut off valves are typically found at the meter, at a secondary box near the meter, at the hot water heater (hot side only), and at individual fixtures (valves under sinks and commodes). Older fixture valves should be replaced as needed. As valves age, the likelihood of small leaks and functionality issues increase. Discoloration of drywall or unpleasant 'mildew' odors may be an indication of leakage. Ensure the home is monitored per general maintenance guidelines. Small leaks at fixtures and commode bases are common shortly after a vacant home has been occupied. Ensure all areas are monitored upon occupation of the home. Further evaluation of the plumbing system, particularly buried portions of sewage and drain lines, are advised for structures where an elevated concern of system damage/issues are present. Structures of elevated concern include; but are not limited to: -Structures Having Undergone Foundation Settlement and/or Repair -Structures in Areas of Known Expansive Soils and Elevated Ground Swell -Structures Containing Dated or Problematic Plumbing Material (Cast Iron, Clay, Orangeburg) -Structures Containing Amateur or Un-permitted Plumbing Installs -Any Structure w/ Current Issues or Concerns of Significant Previous Issues

APPLIANCES

Many appliances have a life span of 10-15 years. Ensure proper budgeting takes place for replacements. Ensure non-vented range exhausts and filters are cleaned regularly. Updating the range exhaust to a vented system will improve air quality. Ensure all range/ovens are protected with an anti-tip device to reduce the likelihood of injury. The auto pressure reverse feature at garage operators was not tested (where applicable). Excess pressure applied to the unit can cause damage. Ensure the pressure reverse feature is engaged and functional. Upon the initial installation of a dryer unit, ensure air is exiting the vent as intended. Yearly cleaning of the vent will be needed to meet general maintenance standards and reduce the likelihood of vent blockage.

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