Annual Home Maintenance

I wrote this article because during my Home Inspections in the Colorado Springs and Denver areas, I get  many questions about maintaining the different parts or aspects of a home.  Your Home is such a large investment  so to protect your investment I have assembled a list of items which should be maintained or checked annually.
Preventive maintenance is cheaper than replacement of major items such as flooring, walls or Mold Mitigation.  This is not a complete list as many homes have unique features which may also require maintenance, use this list to build your own list.  Or have me Inspect your home on an annual basis.  During my Home Inspections I check about 500 items in and around the home.

EXTERIOR

  • Plants and shrubs touching your house should be trimmed and tree branches touching your roof line should be trimmed as well.  Plants and shrubbery  in contact with your house will allow moisture to decay exterior finishes and allow Wood Destroying Insects a habitat.
  • Check for wide gaps in your concrete slabs (walks & drive), especially at your foundation line, caulk as necessary.  Wide gaps will allow moisture under your slabs and cause movement which can lead to an expensive concrete replacement. 
  • Test your frost proof hose bibs, to do so turn your hose bib on (with out a hose attached) then turn off, a small amount of water should drain from the hose bib which would mean the valve is working correctly.  Malfunctioning hose bibs can be expensive when they freeze and rupture.
  • Test exterior GFCI outlets, this is a safety item which should not be ignored, it is a matter of your safety.  If GFCI does not trip, have it replaced by a competent Electrician.
  • Check all horizontal house trim especially above doors and windows for deteriorated or cracked caulking, replace as necessary.  When caulking is no longer effective, moisture may get inside your walls and cause mold growth or deteriorate your wall finishes.  Check for loose soffit material or loose siding which can allow insects inside your walls of attic.
  • Check rain gutters and down spouts, clean as necessary.  Down spouts should drain 3' to 5' away from wall lines.
  • Clean window wells as necessary, window wells clogged with leaves and debris can prevent proper drainage. The result can lead to water inside your basement or crawl space.
  • Check decks and railings for loose planks or railings, re-secure as necessary.  If surface coating is worn re-coat with a UV protectant which can extend the life of your wood.
  • Check fences and gates for loose screws, hinges & slats, correct as necessary.
  • Check irrigation valves for leaks and drips, repair as necessary.  Irrigation valves are normally located next to foundation walls and if they continue to leak the moisture could get into basement or crawl space or the wet soil at footing area could cause settlement and wall cracking.

GARAGE

  • Check garage door parts and hinges for loose bolts and screws, re-tighten as necessary.  Check auto reverse and photoelectric eyes and manual disconnect  for proper function. Defective components may create a safety hazard.  To test auto reverse function while door is in the closing position grasp bottom door edge with both hands, if you cannot reverse the doors operation with mild hand resistance the sensitivity should be adjusted.
  • Door from garage to house should have self closing hinges or closure  to prevent the spread of fire or fumes into living quarters.
  • Check in corners of garage for mouse droppings, exterminate as necessary.

BASEMENT / CRAWL SPACE

  • Check around windows and perimeter walls for signs of moisture.  If moisture does exist a specialist may be needed to determine cause. Moisture in basements and crawl spaces can lead to mold growth.
  • Clean window tracks for easy operation, you may need these windows as means of egress.
  • Check operation of sump pump, most pumps have an external float which can be moved in an upward motion to activate pump.
  • If furnace is located in basement check filter.  Filters should be changed every couple of months through the winter season.
  • At top of Gas Water Heater check around vent cap for dark residue, this is usually caused from back drafting, consult a licensed plumber for repairs.

KITCHEN

  • Test GFCI outlets, a defective GFCI can lead to electrical shock.  All outlets within six feet of wet areas should be GFCI protected. If outlet fails have a qualified Electrician replace.
  • Check for leaks under sinks, some leaks go un-noticed and can lead to expensive floor and cabinet repairs.
  • Clean under Refrigerator and if coil is accessible clean it also.  Keeping these clean can prolong the life of the Refrigerator and improve healthy air quality.
  • Check for loose caulking around sinks and counter tops, replace as necessary.  Loose caulking can allow moisture to come in contact with particle board which is under the formica surfaces and swells easily.
  • Clean aerator on faucet, small particles in water accumulate on screens and restrict water flow.
  • Check for anti-tip bracket on range/oven, install if missing.  This bracket prevents unit from tipping if child climbs on oven door.

BATHROOMS

  • Check GFCI's for proper operation, have replaced if defective. GFCI outlets are required for areas within 6' of wet areas.
  • Check for leaks under sinks, some leaks go un-noticed and can lead to expensive floor and cabinet repairs.
  • Check for loose caulking around sinks, tubs and counter tops, replace as necessary.
  • Clean aerator on faucet, small particles in water accumulate on screens and restrict water flow.
  • Check for loose water closet (toilet) or signs of moisture around bottom of toilet.  Toilets can become loose over time, re-tighten or replace wax ring as necessary.

INTERIOR AREAS

  • Have carpets professionally cleaned on an annual basis, this can extend the life of your carpets and promotes air quality.
  • Use hose type vacuum cleaner to clean floor ducts, floor vents usually lift out without the need of tools, it is amazing how much lint and debri can collect in floor vents and go un-noticed, this will also promote healthy air quality.
  • Test Smoke Detectors/Alarms and replace batteries on an annual basis.  Replace defective detectors.  Smoke alarms should be tested once a month and Experts agree Smoke Alarms and Detectors should be replaced after ten years.
  • Test CO Detectors and replace batteries. CO Detectors should be tested once a month and Experts agree CO Detectors should be replaced after ten years.  Colorado State Law requires sellers of homes to provide a CO Detector within 10' to the entrance of sleeping quarters.
  • Test AFCI (arc fault current interrupters) breakers in electrical panel if equipped.
  • Check Fire Extinguishers, most have a gauge close to the handle, the dial should indicate charged or in the green zone, if not replace or have recharged.
  • Having your home tested for Radon on an annual basis is recommended.  Radon levels can change with seasons and from year to year.  EPA declares Radon is the second leading cause of Lung Cancer, Radon Gases can be prevented by installing a Mitigation System.

  Inspections Done Right