Some of the many items we address during our visits. Some items covered here are not included in the package, but are here for your use.

 

We typically start with the exterior of your home and grounds. We then proceed to the interior of your home. Some of the items include:

Inspect and clean roof and eaves

Maintenance of your roof consists of 5 tasks:

1. Inspect and repair roof shingles: Using a pair of binoculars, we can walk around and look for obvious problems from the ground.  If necessary, we climb a ladder and look for damaged or missing shingles.  If the roof is slate, we look for slate which is broken or with loose nails.  If your roof has wooden shakes, we look for missing sections or warpage.  We also inspect for water damage beneath shingles where ice damming may have occurred.  Replace or repair any areas as necessary.
2. Inspect and repair roof flashing: Roof "flashing" are pieces of metal which cover areas where roofing meets objects on the roof, such as chimneys, vent pipes, dormers, other sections of roofing, around the edge of the roof, etc.  We check flashing for damage, rusting, or separation.  As required, sections should be replaced, re-painted, or re-sealed with caulking compound or roof cement.
3. Clean build-up around eaves: Eaves are the areas under where your roof overhangs the outside walls.  These areas tend to build-up with debris, insects and other nests, etc.  A broom or water hose can be used to clear debris from the area around the eaves.  Build-up under the eaves can lead to rotting of wood, and be breeding areas for insects and other pests.
4. Sweep roof clean: Remove debris from the roof, such as branches, leaves, pine needles, etc.  This debris retains moisture and encourages decay, and their build-up can impede water run-off, which can promote water puddling that can lead to leaks.  Be careful not to damage the shingles while sweeping, but try to remove foreign material from the space between the shakes or shingles.
5. Remove mold, mildew, or moss: Mold, mildew, and moss should be cleaned from roofs.

Why is it important to inspect and clean roof and eaves?

Proper roof maintenance will reduce the likelihood of leaks which can lead to inside water damage, and it also helps extend the useful life of the roof.

How often do you inspect and clean roof and eaves?

Performed annually in spring, which will show any damage from winter, and will allow adequate time before the winter if major maintenance is required. We will also perform a brief inspection during each visit.

Clean and inspect gutter, downspouts and splashpans

Roof gutters require the following seven maintenance tasks:

1. Remove debris from the gutters: leaves, sticks, sludge, etc. should be scooped out of the gutters with a gloved hand or a garden trowel.  Do not try to remove the debris with a garden hose, because pushing the debris into the downspouts can cause them to plug.  NOTE: Do not lean your ladder against the gutters, as they can easily bend or break.
2. Flush gutters: Once the debris has been removed, flush the gutters with water from a garden hose to remove any remaining dirt or materials.
3. Clean downspouts: To clean the downspouts, turn on garden hose full blast, and place it down into downspout openings.  If badly blocked, a wire plumber's "snake" can be used to dislodge the debris.
4. Inspect gutters for leaks: Inspect the seams, end-caps, and any rusted areas for leaks.  Repair as required with silicon sealer or patching materials.
5. Inspect supports and slope of gutters: While water is still in gutter after flushing, check gutters for drainage.  If water forms pools inside the gutters, then it does not have the proper drainage slope.  Gutters should be sloped about one vertical inch for every 15-20 horizontal feet.  Adjust hangers to achieve the necessary slope to drain water to the drain spouts.  Also inspect the gutter hangers and replace ones that are damages or loose.
6. Check inside gutter coating: Protective compounds applied to the inside of the gutters can help significantly extend its useful life.  Aluminum or copper can be coated with roof coating or spar varnish.  Tin or carbonized metal can be coated with liquid roof coating, and wood gutters can be coated with linseed oil.
7. Check positions of splash pans: Splash pans are the concrete or plastic pans at the bottom of the downspouts which direct the water away from the foundation of the house or building.  It is very important that these splash pans direct water at least 2-3 feet away from the foundation.  Since these splash pans get shifted over time, they should be checked to be sure that the downspouts are directed properly into the splash pans, and the splash pans are oriented properly to drain the water away.

Why is it important to clean and inspect roof gutters, downspouts, and splash pans?

Proper roof gutter maintenance can help protect the foundation and basement of your house and extend your gutters' useful life.

How often should you clean and inspect roof gutters, downspouts, and splash pans?

Roof gutters should be cleaned and inspected twice per year in the late fall (November) and late spring (May).

Inspect and maintain wood siding

How do you inspect and maintain wood siding?

The following maintenance tasks will be conducted for your wood siding:

1. Verify that trees, shrubs, and bushes are pruned so that branches do not rub against the wood siding.
2. Check all surfaces for weathering and paint failure.
3. Re-nail loose siding (using rust-resistant screws); replace rotted areas; repair splits as necessary.
4. Check for termites, carpenter ants, and wasp's nest.

Take special care to ensure that ground, debris, leaf piles, etc are not touching your wood siding.  This can lead to insect infestation.

Why is it important to inspect and maintain wood siding?

Unprotected wood siding risks being destroyed by insects, mold, and mildew.  And rotten wood can allow water damage to occur inside your home.

How often should you inspect and maintain wood siding? Perform annually in spring.

 

Inspect and clean windows and frames

How do you inspect and clean windows and frames?

Windows should be inspected for the following:

1. Broken panes: Broken panes should be replaced.
2. Caulk and glazing: We check caulk around windows for cracking and deterioration, and repair as necessary.  Check glazing around window panes and repair as necessary.
3. Window operation: If hinged window panes stick, they may need to be sanded.  If storm windows are in a track, use silicon spray to help keep them from moving freely (after cleaning).
4. Window hardware: Replace broken, worn, or missing hardware.  Tighten and lubricate door hinges and closers, and window slides.

You should clean cobwebs and debris from around window frames.  Clean windows with an ammonia solution or window cleaner.  Do not clean windows while in hot direct sunlight, or the cleaning solution will evaporate quickly causing streaking.

Why is it important to inspect and clean windows and frames?

Properly maintaining windows will help ensure their insulating capacity, which will help you save energy on your heating and cooling costs.

How often should you inspect and clean windows and frames?

Windows and frames should be inspected and cleaned twice per year (Spring and Fall).

Inspect, clean and install screens

How do you inspect, clean and install window screens?

We will inspect each window screen.  Holes should either be repaired with a screen patch, or replaced.  To clean the screens, lay them flat on a picnic table, driveway, or saw horse, and scrub them with a soft bristle brush and a mild detergent.  Put a cloth underneath the screen to help keep the screen from being scratched.  Rinse with a garden hose, and allow to dry thoroughly.  When installing the screens be sure that there are no gaps between the screen frame and the window frame, where insects can pass through.  Apply weather stripping if needed. We don’t include screen cleaning in any of our plans.

Why is it important to inspect, clean and install window screens?

Screens allow cool breezes to come through, that can help you save energy on your air conditioning bills.  Cleaning and maintaining the screens will help extend their useful lives.

How often should you inspect, clean and install window screens?

Clean and install screens annually in April before the summer.

Remove and store screens

How do you remove and store window screens?

Carefully remove screens from the window frame.  The screens should be stored vertically and square so as not to promote warpage, in a clean storage place.

Why is it important to remove and store window screens?

Removing screens for the winter helps to extend their useful life.  It also allows more light to enter during the winter, which can help reduce heating costs. And it allows clearer views out of the windows.

How often should you remove and store window screens?

Screens should be removed annually in October before the winter.

Weatherstripping & Caulking Maintenance

How do you inspect and repair weatherstripping and caulking?

Inspect weatherstripping and replace if worn:

• Windows (inside frames and at bottom of window).
• Doors (inside frames and at bottom of door).
• Sliding glass doors (inside frames and at end of sliding doors).
• Garage doors (bottoms).
• Attic doors (inside of house or building).

Inspect caulking and replace as necessary:

• Windows (where outer frames meet exterior siding).
• Doors (where outer frames meet exterior siding).
• Foundation (where foundation meets the sill plate).
• Pipes and wires (around where they extend through the outside of the exterior walls).
• Roof vents, flashing, and chimneys (see roof).
• Cracks in siding.
• Electrical boxes, plumbing fixtures, electrical outlets, ceiling fixtures and other locations where there is a possible air path to the outside.

To test for air tightness, on a windy day hold a lit incense stick next to your windows, doors, electrical outlets or wherever there is a possible air path to the outside.  If the smoke stream travels horizontally, then you have located an air leak that may need caulking, weatherstripping, rubber gasket seals, etc.

Why is it important to inspect and repair weatherstripping and caulking?

Weatherstripping and caulking can significantly reduce energy costs. And it helps to prevent penetration of your home by water and pests.

How often should you inspect and repair weatherstripping and caulking? Perform annually before the winter.

Locks, Hinges & Door Hardware Maintenance

Locks, hinges and door hardware, especially on exterior doors, need lubrication and adjustment to operate properly.  Frequent opening, closing and slamming can loosen hardware.  Sagging of the door can cause excessive wear to occur.

How do you inspect and lubricate locks and hinges?

1. Tighten loose bolts on door knobs and handles.
2. Tighten loose screws in hinges.
3. Re-hang doors if they have begun to sag or stick.
4. Check that the door closer valve (on storm or screen doors) is set to allow a smooth and gentle close.

To lubricate locks and hinges:

1. Locks should be lubricated with special graphite designed for locks.
2. Hinges should be lubricated with penetrating oil.  If the hinges are rusty:  remove the hinge pin, clean with steel wool, and coat both with protective grease.  Wipe up any excess grease or oil.

Why is it important to inspect and lubricate locks and hinges?

Allows smoother operation of locks, hinges and door hardware. Proper door adjustment reduces wear on doors and frames.

How often should you inspect and lubricate locks and hinges?

Perform annually in Spring.

Inspect foundation

How do you inspect a house foundation?

The foundation of your house or building should be checked for the following:

1. Check foundation walls, floors, concrete, and masonry for any cracking, heaving, or deterioration.  Repair as necessary.
2. Make sure that soil against your foundation is properly graded away from your house.  Soil should slope 4-6 inches away from the foundation for a distance of about 3 feet away from foundation walls.  Fill in areas where water may puddle against the foundation.
3. Make sure that the splash pans for the roof gutter downspouts direct water at least 4 feet away from the foundation, and that the water does not drain back against the foundation.
4. Inspect foundation walls for signs of termites (such as evidence of tunnels or dirt bridges).  Check flashing and termite shield.  If you suspect termites, contact a professional exterminator.
5. Inspect where pipes go through the foundation (including in the garage) and caulk and seal as necessary.
6. If you have wood siding, be sure that no dirt, mulch, shrubs, etc. are touching your wood, as this can become an easy pathway for pests and moisture to enter your home.

Why is it important to inspect a house foundation?

Damage to your foundation can cause the house or building to shift and crack.  Termite damage can be devastating.

How often should you inspect a house foundation? Inspect annually.

Inspect Basement / Crawlspace

How do you inspect my basement / crawlspace?

Check basement for dampness, leaks or cracks.

After a large rainfall, inspect walls and floors for any signs of excessive moisture, leaks, cracked or broken floors, or cracked walls.  Pay special attention to the joint where the wall meets the floor, as this is where most basement leaks develop.

Why is it important to check your basement for dampness, leaks or cracks?

Leaks and cracks can lead to major basement damage from flooding.

How often should you check your basement for dampness, leaks or cracks? The basement should be inspected annually in spring.

Check basement / crawlspace pipe and duct insulation

How do you check my basement pipe and duct insulation?

We check the insulation of all basement pipes and ducts.  We check air ducts for any air leaks.  Look for sections that should be joined, but have separated.  Inspect for any holes. If any insulation has come loose, it should be repaired or replaced.

Why is it important to check your basement pipe and duct insulation?

Proper insulation of cold-water pipes helps prevent those pipes from "sweating" and dripping during the hot summer months, and possible freezing during the winter.  Proper insulation of hot-water pipes and air ducts prevent energy loss.

How often should you check the basement pipe and duct insulation?

Basement pipe and duct insulation should be inspected annually when other basement / crawlspace inspections are being conducted.

Check basement support beams

How do you check basement support beams?

We inspect each support beam to ensure that there are no gaps between beams and the main house girders.  Gaps should be filled by driving in shims (thin pieces of metal or hard wood) as necessary.

Why is it important to check basement support beams?

If there are gaps between the beams and house girders, then the beam is not carrying the proper load of the house, which can lead to shifting and settling of floors and walls.

How often should you check basement support beams?

Beams should be checked annually when other basement inspections are being conducted.

Garage

Lubricate and inspect garage door

Garage door maintenance consists of the following:

1. Clean the tracks, rollers and hinges.  Since oiled tracks collect dirt, it may be necessary to clean the tracks, rollers, and hinges with a rag dampened in paint thinner.
2. With the door in the down position, we apply penetrating oil to the tracks, rollers and hinges.  Wipe away any excess oil with a paper towel or rag.
3. Inspect bolts and screw to ensure all are properly tightened and secured.
4. Check the mechanical components (chains, pulleys, rollers, hinges, etc.) for signs of excessive wear.
5. Check for loose putty around windows.
6. Inspect weather-stripping at the bottom and sides of the door to ensure it makes a tight seal when the door is closed.

Note:  Garage door springs are under great tension.  Use extreme caution.

Why is it important to lubricate and inspect a garage door?

Lack of lubrication puts additional strain on the garage door leading to premature failure.  For attached garages, poor weather-stripping or leaky windows cause heat losses which increase energy costs.

How often should you lubricate and inspect a garage door?

Performed annually.

What can I do?

Sweep dirt and salt from garage floor

Using a broom, garden hose or power washer, sweep out dirt and accumulated road salt from the floor of the garage.  Be careful though that you don't wash the road salt onto areas of grass or shrubbery, otherwise, the road salt can damage these areas.

Why is it important to sweep dirt and salt from garage floor?

Dirt from the garage is easily tracked inside, leading to carpet wear, air-borne dust, etc.  In areas where road salt is used to melt ice, garage floors may begin to flake as the salt seeps into the concrete.

Septic Tank Care & Maintenance

Pump out septic tank and inspect

How do you pump out and inspect a septic tank?

A specially-equipped, licensed and bonded, septic tank service company should be hired to test the tank level, and as necessary, pump out and dispose of the sludge from the bottom of the septic tank.  In addition, the septic tank company should check the alarm, baffles, compressor, motor, timer, and pump, as applicable to your system.

NOTE:

• Since grease tends to clog septic tanks and slows down bacterial action, you should avoid pouring fats or oils down the drain.
• Also do not put chemicals such as paint thinners, insecticides, or gasoline down the drains, as these will kill the important bacteria that break down waste products in the tank.
• Further, to help extend the useful life of the septic system, insoluble solid material, such as plastic, rubber, rags, coffee grounds, and other foreign matter should never be flushed down the drain.

Why is it important to pump out and inspect a septic tank?

Since a septic tank is designed to collect a layer of sludge at the bottom, it must be pumped out periodically to prevent this solid layer from building up to the point where the sludge can spill over into the drainage field lines, which can cause major problems by plugging up these pipes.

How often should you pump out and inspect a septic tank?

The sludge level should be checked annually (July), and depending on the size of the tank and usage, the septic tank may need to be pumped out every 2-4 years. We do not include this service in any of our plans. This is included for your reference only. We can arrange for this service at an additional cost.

HVAC System:

A furnace is one of the most expensive appliances to buy and operate for your home.  Your furnace may be fired by gas or oil, or it may be powered by electricity.  It is complicated to maintain, and for most people, an appliance which should be serviced annually by a trained professional.  Your furnace may be integrated as part of your home HVAC (heating ventilation and air conditioning) system.  Proper maintenance will help reduce unscheduled repairs to your furnace.

Annual cleaning, inspection and adjustment

How do you conduct a furnace cleaning, inspection and adjustment?

Annual furnace maintenance should be conducted by a trained person, and the tasks include:

1. Clean the burners.
2. Clean all air ports.
3. Oil motor.
4. Test thermostat operation.
5. Replace oil filter (oil-filled systems).
6. Drain the expansion tank (hot water systems).
7. Examine blower blades and belt, check dampers, and replace filters (forced air system).
8. Check for leaks in pipes, flue, and firebox.
9. Clean the stack and smoke pipes.
10. Perform a combustion analysis test.

Why is it important to conduct a furnace cleaning, inspection and adjustment?

This task is important for safety reasons.  An improperly maintained furnace that burns oil or gas can leak dangerous carbon monoxide gas into the home or building.  About 200 people die each year from carbon monoxide poisoning related to fuel-burning furnaces.

In addition, energy bills can rise as much as 10-15% as a result of inefficient equipment operation.  And further, annual maintenance can help extend equipment life by 20-30%, which means an additional 5-10 years of usage for the average furnace or boiler.

When should you conduct a furnace cleaning, inspection and adjustment?

Annually, in Fall prior to the heating season.

Air Conditioning Maintenance (central air)

Central air conditioning has relatively expensive components (outside condenser unit, and inside blower and motor unit) and uses a significant amount of energy to operate.  Your air conditioning unit actually performs three functions: cooling, dehumidifying, and filtering out particulates from the air.  Your central air conditioning ductwork may be integrated as part of your home HVAC (heating ventilation and air conditioning) system.  Proper maintenance will help reduce unscheduled repairs to your home air conditioning system.

Clean outside condenser unit

How do you clean the air conditioner's outside condenser unit?

The "outside condenser unit" is the big box with the large fan in it located on the side of your house or building.  This unit is where heat from the inside of your house is pushed to the outside (which is why the fan blowing air above the unit feels warm).  Inside of the box are coils of pipe that are surrounded by thousands of thin metal "fins".  These fins give the coils more surface area for exchanging heat.

Cleaning the outside condenser unit involves four activities.  Before doing any of these activities, be absolutely sure to shut off power to the unit and consult your owner's manual regarding discharging the capacitor and proper maintenance procedures for your unit.

1. Remove leaves, debris, spider webs, etc. from the outside of the unit.  Be careful to push debris away from the fins, not pushing debris into the fins.
2. Remove leaves, debris, etc. from the inside of the unit (after ensuring that power is shut off to the unit).  After you remove the cover grille, you can use a garden hose to spray the coils from the inside of the unit.
3. If any of the fins are bent, you can use a special tool called a "fin comb" to straighten and clean them.
4. The motor which drives the fan typically has ports which allow lubricating oil to be added (check your owner's manual).

Why is it important to clean your air conditioner's outside condenser unit?

The purpose of this maintenance task is to help maintain the energy efficiency of the condenser unit.  A dirty unit is less efficient at doing its job, which means that your air conditioning unit has to work harder, which causes it to consume more energy, and shortens its service life.

How often should you clean your air conditioner's water drain? The outside condenser unit should be cleaned every Spring before the cooling season.

Interior systems:

Refrigerator Maintenance

The way a refrigerator works is that the coils underneath or in the back of the refrigerator exchange heat from inside the refrigerator to the outside (that's why the areas around your refrigerator feel warm).  A motor underneath your refrigerator circulates a liquid through these coils

Vacuum condenser coils and perform routine maintenance

How do you vacuum condenser coils and perform routine maintenance on a refrigerator?

The following maintenance tasks should be done on your refrigerator:

1. Vacuum condenser coils: For most refrigerators, the heat exchanger coils are underneath the refrigerator, and for some models they are along the back of the refrigerator.  For models with coils underneath, there is an access at the front of the refrigerator at the bottom.  This panel pops off, and allows us to clean the heat exchange coils using one of our vacuum cleaner attachments.  As the coils become covered with dust, the dust acts as insulation, making it harder for the coils to exchange heat, which therefore makes your refrigerator have to work harder, costing more to operate, and reducing its service life.  Since the kitchen is a "high-traffic" area, a lot of dust will tend to accumulate under your refrigerator as rising heat causes air to be drawn past the heat exchanger coils.
2. Clean and check door gasket: Check the door gasket for cracks, breaks, or brittleness, and replace as necessary.  To test the seal that the door gasket makes: close the refrigerator door on a dollar bill; if the dollar bill can be pulled out too easily, then so will the cold air inside the refrigerator; repeat the procedure at four or five locations around the door, and the same for the freezer section if this has a separate door; if the bill slips out too easily, you probably need to replace the gasket.  Clean door gasket with detergent solution; rinse and clean.
3. Check inside temperature: If your refrigerator is operating at below 40°F you are wasting energy.  To check your refrigerator's temperature, we will test it with an infrared thermometer and adjust it accordingly.
4. Adjust front support feet: If the doors of your refrigerator do not close by themselves (or close too quickly) then we can adjust the support feet appropriately.  Doors left open obviously require more energy to operate.

What can I do?

1. Clean/defrost inside of refrigerator: Clean the refrigerator compartment regularly, even if it does not require defrosting.  To clean, turn off the refrigerator and empty.  Remove all food and the interior parts that can be removed.  Wash the inside compartment with a solution of 1-2 tablespoons of baking soda in 1 quart of warm water.  Rinse and wipe dry.  Follow your manufacture's instructions for cleaning plastic drawers, shelves, etc.  Otherwise, wash with a mild detergent , or the baking soda and water solution.  NEVER use abrasives like scouring pads, as these can scratch plastic surfaces.  Be careful not to use hot water, as this can crack cold glass on plastic parts.

2. De-frost/clean freezer and ice-maker: Never let frost in freezer build-up more than 1/4".  Do not use metal or sharp instruments to scrape off frost, as a slip could cause damage to the inside of the freezer.  Clean inside with a solution of baking soda and water.  Clean any mineral deposits from the automatic ice-maker, if applicable.  Defrosting helps improve the energy efficiency.

3. Change water filter (if applicable): If your refrigerator has an automatic ice-maker or chilled water dispenser, then you may also have a water filter in the water supply line.  The filter in this line should be changed out in accordance with your manufacturer's recommendation.

4. Adjust front support feet: If the doors of your refrigerator do not close by themselves (or close too quickly) then adjust the support feet appropriately.  Doors left open obviously require more energy to operate.

Why is it important to vacuum condenser coils and perform routine maintenance on a refrigerator?

As described above, some maintenance tasks improve energy efficiency, some help prevent odors. Regular maintenance will also make your unit last longer.

How often should you vacuum condenser coils and perform routine maintenance on a refrigerator?

Perform at least annually.

Stove Maintenance

Stoves will generally last a long time with only regular cleaning. They typically don’t require regular maintenance, but we will inspect that it is functioning properly.

Inspect range hood, filter, and fan: Range hoods and fans are designed to remove grease and moisture which rise in the steam produced by cooking.  You should wash exposed metal surfaces using an ammonia and water solution.  Never use a scouring powders or abrasive pads as they can scratch the surface.  If your unit has a metal filter, remove it and let it soak in soapy water for a few minutes, wash and rinse it, then dry the filter.  Clean the area around where the filter fits with ammonia and water solution.  Dry, then put the filter back in.  Some hoods have charcoal filters, which should be replaced annually, as they cannot be washed.  Check your manufacturer's manual for the proper procedure for cleaning your fan. We will regularly inspect the unit for proper operation and filter cleanliness. We also verify that the dampener (on outside ducted units only) is closing properly and will adjust / repair as necessary. The dampener is designed to close when the unit is not operating keeping the outside air from coming into the house. As soon as you turn it on, it must open fully to exhaust the fumes out. Over time grease will accumulate on the mechanism causing it to stick.

Gas operated units:

We will verify proper operation and perform a combustion analysis to ensure that it is burning properly. An improper burn will allow lethal gasses to enter the home posing a safety hazard.

Oven Maintenance:

Ovens come in different types such as: "Self-Cleaning"; Continuous Cleaning"; and Conventional".  Self-cleaning ovens clean themselves by oxidizing (burning off) food splatters at a very high temperature during the cleaning cycle.  For continuous cleaning ovens, the oven walls are coated with a catalyst, or chemical mixture, that oxidizes food splatters when the oven is operating. A "double oven" is a wall unit which contains two separate oven units.

Dishwasher

Perform annual maintenance

How do you perform annual dishwasher maintenance?

Annual dishwasher maintenance consists of 5 tasks:

1. Clean filter and trap: Inside the dishwasher, the filter and trap are at the bottom where the water drains out.  For most models, the filter and trap lift out so that they can be cleaned with a stiff brush.
2. Clear spray arm holes: Food particle or mineral deposits can clog the hole in the spray arms.  Take the spray arms out of the dishwasher, and ream the holes out with a stiff wire.  Shake out any loose debris.
3. Clear the "air trap": Some models have a gap in the discharge plumbing to ensure that water does not backflow into the household water supply.  If the unit has an air gap it should be checked and cleaned.
4. Check and tighten any loose water hose clamps.
5. Check the door seal gasket for any cracks or leaks.
6. Check the pre-heating mechanism: If your dishwasher has a pre-heating mechanism for when inlet water is too cold, this should be checked in accordance with your manufacturer's recommendations.

Why is it important to perform annual dishwasher maintenance?

Annual maintenance improves the operating effectiveness of the dishwasher.  Which means that it will do a better job of cleaning your dishes.

How often should you perform dishwasher maintenance?

Dishwasher maintenance should be conducted on an annual basis.

Garbage Disposal Maintenance

A garbage disposal fits under your kitchen sink, and uses sharp rotating jaws inside it to turn soft food wastes into a chopped up slurry that flows down your drain pipes.  There are two kinds of garbage disposals: continuous-feed and batch-feed.

Clean disposal by grinding up ice cubes

How do you clean a garbage disposal by grinding up ice cubes?

The following is the procedure we use for cleaning your garbage disposal:

1. Place ice cubes in the disposal, grind them up, and flush with cold water.  This will help sharpen the blades and remove buildup from the inside of the disposer.
2. Pour a cup of vinegar into the sink drain and let it sit for about one hour, then flush down with very hot water  This will help to remove scale build-up.

NEVER put your hand in the unit. Even if the motor doesn't accidentally start up, the cutting jaws are sharp enough to cut your fingers.

Why is it important to clean a disposal by grinding up ice cubes?

The procedure sharpens the cutting blade and cleans out built-up debris and scale.

How often should you clean a disposal by grinding up ice cubes?

Perform at least once per year.

Check power feed and drain lines.

We will visually inspect the electrical wiring and check the drain lines and fittings to verify there is no leakage.

Plumbing Care

Over time, drain pipes tend to clog with sediments.  Also over time valves and fittings can begin to wear and develop leaks.  Small leaks can quickly become big leaks and cause major water damage.

Check under sinks and around toilets for leaks

How do you check under sinks and around toilets for leaks?

We will check inside bathroom vanities and under kitchen sinks for moisture and other signs of leaks.  We also carefully inspect pipes for condensation or slow drips.  We look for rust or white lime deposits which are early indications that a leak is starting.

We check for cracks in the toilet bowl rim where it is bolted to the floor.  A hairline crack usually means that the toilet is on its way to developing a leak.  We also inspect around the toilet for leaks in the water inlet pipes or tank bottom.

In addition, we look for dripping faucets, leaking shower heads, and malfunctioning toilet flush valves.

Why is it important to check under sinks and around toilets for leaks?

Early detection catches small leaks before they turn into serious water damage.

How often should you check under sinks and around toilets for leaks?

We perform this on every visit.

Washing Machine Maintenance

Most automatic washing machines typically follow a basic cycle: fill with water, wash/agitate, drain water, rinse-spin, deep rinse, rinse-spin, then spin dry.  Washing machines are ruggedly built to withstand the violent back and forth motion of agitating a heavy load, and the high-speed spinning that follows.

Check for leaks, inspect hoses, and clean water inlet filters

How do you check a washing machine for leaks, inspect hoses, and clean water inlet filters?

The following maintenance tasks should be performed on your washing machine:

1. Check for leaks: We look especially around the inlet water valves and hoses, the tub, and the water drainage system.  NOTE: If we find leaks, we will unplug the washing machine immediately (water and electricity are a dangerous combination).
2. Inspect water hoses: We look for leaks around connections, and any signs of cracking of the hoses.
3. Clean water inlet filters: To clean the water inlet filter, we will close the water faucets or valves, then pull the washing machine away from the wall so that we can disconnect the hoses.  The inlet water filters are a fine-mesh flat circle that fits just inside of where the hose connects to the washing machine.  We remove the filters from each hose connection and clean them thoroughly.  Replace, and carefully assemble and re-attach the water hoses, and put the washing machine back in position.

If your unit has a lint filter, it should be cleaned according to your manufacturer's recommendations.

Why is it important to check a washing machine for leaks, inspect hoses, and clean water inlet filters?

Leaks from a washing machine can cause serious water damage.

How often should you check a washing machine for leaks, inspect hoses, and clean water inlet filters?

We inspect quarterly, and clean filters annually.

Dryer Maintenance

The heating element and tumbling action of a clothes dryer creates lint, which can build-up around your dryer and cause problems.  Vent piping from the back of the clothes dryer allows the hot air from the dryer to exit from the house.

How do you clean and do maintenance on a clothes dryer?

Annual dryer maintenance involves the following 5 tasks:

1. Clean lint build-up from vent system. Out of the back of your dryer you'll find a pipe, usually 4-5 inches in diameter, which goes through the wall of your house to the outside.  Outside there is a "flap vent" that swings open automatically from air pressure when the dryer is running, then closes when the dryer shuts off.  The entire piping and flap vent will be inspected and cleaned of lint or any obstructions.
2. Clean behind and underneath dryer. Moisture, dirt, and lint tend to accumulate behind and underneath your dryer.  We pull the dryer out from the wall and wipe these areas with a damp rag.
3. Scrub the lint trap. Chemical fabric softeners often clog the small holes in lint traps.  Remove the lint trap and scrub it with a soft bristle brush and mild soap or detergent.
4. Check the balance of your dryer. A dryer that is not level on the ground will cause its' rotating components to wear out sooner.  If the dryer moves, shakes, or is not level, we adjust the feet at the bottom of the unit.
5. Clean and inspect burner (gas models). For dryers that heat with natural gas or propane, the burner should be cleaned and inspected according to the manufacturer's recommendations.

Why is it important to clean and do maintenance on a clothes dryer?

Build-up of lint can cause several problems:

• Safety: lint is flammable, and can be touched off by the heating element in the dryer, or a spark from the motor, switch, etc.
• Loss of Efficiency: A clogged vent pipe or stuck flap vent reduces the dryer's capacity to dry clothes, requiring the unit to run longer, which uses more energy and shortens its service life.
• Heat Loss: A flap vent that doesn't close properly allows heat or cooling to escape from the house.

· Pests: A flap vent that doesn't close properly also leaves an opening for insects and other pests to potentially come through.

• Extending useful life: an unbalanced dryer will cause its rotating components to wear out sooner.

How often should you clean and do maintenance on a clothes dryer?

Performed annually.

Water Heater Maintenance

Hot water heating is typically the third largest energy expense in a home, after space heating and cooling.  In addition, a water heater is a relatively expensive appliance, and it operates under very severe conditions (high temperatures, and cycling on and off).  Proper maintenance can significantly improve the energy efficiency, service life, and safety of this appliance.

#1: Flush out sediments and test pressure relief valve

How do you flush out sediments and test pressure relief valve for a water heater? FLUSH OUT SEDIMENTS:  On the side of the hot water heater, on the lower part of the tank, is a valve for draining water out of the tank of the hot water heater.  Draining water out of the tank flushes out sediments that settle to the bottom of the tank as the water is heated.

Why is it important to flush out sediments and test pressure relief valve for a water heater?

Tank flushing:  Over time, the hot temperature of the water in the tank causes lime sediments from the water to tend to build up in the bottom of the tank (depending on the water's hardness).  This build-up causes the water heater to lose heat transfer energy efficiency, which means that the water heater has to work harder to heat the water, making it more expensive to operate. It will also lead to an early tank failure if not properly drained.

Relief valve testing: The pressure relief valve is an important safety feature of your water heater.  If too much pressure builds up on the tank, the pressure relief valve opens up to relieve the pressure.  However, corrosion or scale build-up can prevent the valve from operating properly, potentially resulting in the tank exploding.  Therefore it is very important we test the pressure relief valve to ensure that it is operating properly.

How often should you flush out sediments and test pressure relief valve for a water heater?
You should flush out sediments, and test the pressure relief valve at least every 4 months, and more often if you have hard water.

#2: Annual professional service and inspection

How do you do an annual professional service and inspection for a water heater? Items we include in our service and inspection are:

1. Inspect and clean burner assembly (gas and oil models).
2. Inspect exhaust flue (gas and oil models).
3. Perform a combustion analysis.
4. Flush out sediments by draining 1-2 gallons from the tank.
5. Test the pressure relief valve.
6. Drain the expansion tank (if it is a conventional-type tank) or re-pressurize the expansion tank (if it is a diaphragm-type tank).
7. Ensure the fuse is tight if the circuit includes an electrical fuse.
8. Check for evidence of leaks or corrosion.
9. Check the temperature thermostat on the tank.  If it is higher than 120°F you're likely wasting energy.
10. If the water heater is more than 10 years old, consider replacing the anode rod.  This rod is designed to protect the inside of your tank from corrosion.

Why is it important to do an annual professional service and inspection for a water heater?

This annual professional service is necessary for maintaining safety and energy efficiency of your water heater. It also helps prolong the life of the water heater.

How often do you do an annual professional service and inspection for a water heater?

Perform annually in the fall, at the same time your furnace is being serviced.

Safety Items:

Smoke Detector Maintenance

Smoke detectors (smoke alarms) generally come in two designs based on the type of smoke sensors they use: "photo-electric" sensors or "ionization" sensors.  A photo-electric detector uses a tiny light source that shines on a light-sensitive sensor.  The alarm is triggered when smoke particles from a fire breaks the beam of light.  An ionization detector uses an extremely small  quantity of radioactive material to make the air inside the smoke detector conduct electricity.  Smoke particles from a fire interfere with the electrical current, and therefore triggers the alarm.

#1: Clean and test smoke detectors

How do you clean and test smoke detectors?

We clean smoke detectors using either a vacuum cleaner attachment or compressed air to remove dust and cobwebs.  If possible, we carefully vacuum inside the unit as well.  We press the test button on the smoke detector to see if the alarm goes off.  Depending on the manufacture of your unit, the button may only test the warning sound, but may not check the internal smoke detection circuitry.  Some units, however, have more sophisticated test systems that simulate the presence of smoke in the chamber.  Check the instructions of the detector to see if it has this feature.  Avoid lighting matches or candles under the detector to see is the alarm goes off, as repeated use of smoke to activate the detector can cause them to fail and not be available to operate during a real fire.

Why is it important to clean and test smoke detectors?

Smoke detectors are a very important safety device.  Cleaning helps ensure better operations, and testing helps to ensure that the unit is operating properly.

How often should you clean and test smoke detectors?

We perform at least twice per year (Spring and Fall).

#2: Replace batteries

How do you replace batteries in a smoke detector?

Check your manufacturer's recommendations, but the battery in most smoke detectors should be replaced once per year, even where the smoke detector is wired in and the battery acts only as a back-up power supply.

Why is it important to replace batteries in a smoke detector?

Batteries deteriorate over time and need to be replaced to ensure proper operation of the smoke detector.

How often should you replace batteries in a smoke detector? Perform annually (Fall).

#3: Replace smoke detector

Why should you replace smoke detector?

Smoke detectors should be replaced every 10 years, according to the International Association of Fire Chiefs, the National Fire Protection Association, and the US Fire Administrator.

Why is it important to replace smoke detectors?

The units will accumulate significant levels of dust, dirt, and debris and cannot be safely serviced by you.

How often should you replace smoke detectors?

Perform every 10 years (September).  If your house or building is over 10 years old, and you have never replaced the smoke detectors, then they should be replaced.

(We do not provide a new unit in our plans, but will be happy to replace the unit for you.)

Carbon Monoxide Detector Maintenance

Accidental carbon monoxide (CO) poisoning kill more people than any other chemical substance (200 people killed and 8,000 people injured per year) according to the Consumer Products Safety Commission.  Carbon monoxide is an odorless, colorless gas that is created by combustion such as in a gas furnace or oil-fired water heater, gas oven, or engine.  During winter when doors and windows are closed, and heaters and furnaces are operating, the potential for carbon monoxide poisoning dramatically increases.  "Carbon Monoxide Detectors" (also sometimes called "CO Detectors") are electrical devices that alarm when they detect invisible and odorless carbon monoxide.

#1: Replace batteries and clean the unit

How do you replace batteries and clean a CO detector?

Even if the carbon monoxide detector is plugged into an electrical supply, it still likely has a back-up battery that should be replaced.

The detector can be cleaned using a vacuum cleaner to remove cobwebs, and to the extent possible, to also remove dust from the inside of the unit.

Why is it important to replace batteries and clean a CO detector?

This task is important for safety reasons. Exposure to a low concentration over several hours can be as dangerous as exposure to high carbon monoxide levels for a few minutes.  Newer carbon monoxide detectors can detect both situations.

NOTE: Although carbon monoxide detectors can be used to help alert you to the presence of carbon monoxide, they should not be used as a substitute for proper use and maintenance of your fuel-burning appliances.

How often should you replace batteries and clean a CO detector?

We replace batteries and clean carbon monoxide detectors annually in the Fall.

#2: Replace sensor component

How do you replace the sensor component of a CO detector?

Replace the sensor component of your carbon monoxide detector according to your manufacturer's recommendations.  If you don't have the instructions from the manufacturer that came with the unit, then you can try looking on the Internet for the model, and then downloading the instructions.  You do not typically need to replace the entire unit, just the sensor.  Just replacing the sensor, rather than the entire unit can save you money.

Why is it important to replace the sensor component of a CO detector?

This task is important for safety reasons.  Replacing the sensor helps to ensure proper sensing capability of your carbon monoxide detector.

How often should you replace the sensor component of a CO detector?

Replace sensor every 2 years (Fall).

We do not provide a new sensor, but will be happy to replace it for you.

Fire Extinguisher Maintenance

Fire extinguishers are the first line of defense against small fires.  A small fire can grow into a big fire in just a matter of seconds.  Here are a few tips about fire extinguishers:

· The National Fire Protection Association identifies the leading causes of house fires as cooking equipment, heating equipment, and smoking materials.  Therefore, keep fire extinguishers in your kitchen, garage, and basement.

· Place the fire extinguisher by an exit so you can get out if the fire is not controllable by the extinguisher.

· Never place an extinguisher near a stove.  If a fire breaks out near the stove, you will want to grab your extinguisher from someplace else.

· Never turn your back on a fire, even if you have extinguished it, as it could flare up again.

· Replace or refill your extinguisher after it has been used, even if only a little amount of material was released.

· Teach everyone the location and how to operate the extinguisher.  To operate:  pull the pin and stand about 8 feet from the fire.  Hold the extinguisher in an upright position.  Aim the nozzle at the base of the flame and squeeze the handle.  Fan the nozzle side-to-side in a sweeping motion over the entire width of the fire.

Shown below are the recommended routine maintenance tasks for your fire extinguishers.

How do you inspect fire extinguishers?

Fire extinguisher inspections include:

1. Check pressure gauge to ensure a full charge.
2. Check that the nozzle isn't clogged by insects debris, etc.
3. Shake the extinguisher so that chemicals do not become packed.
4. Check that hanger is securely fastened and that everyone knows the location.
5. Make sure all fire extinguishers are accessible and not buried under other items.

Note: Do not discharge the extinguisher to test if it is working, as this will empty the unit.

Why is it important to inspect fire extinguishers?

Safety! Properly maintained fire extinguishers can be used to contain a small fire thereby keeping damage to a minimum.

How often should you inspect fire extinguishers?

We perform this annually (Fall).

This list is not meant to be all inclusive. Every home is different and requires different procedures. This was provided to you to give you an overview of the importance of regular maintenance to your property.