Certified Home Inspections by a Home Builder

Home Maintenance Tips

Foundation
Structural
Roof
Interiors
Safety Inspections
Water Heaters
Gas Furnaces
Oil Burning Furnaces
Central Air Conditioning
Heat Pumps
Humidifiers
Furnace Filters
Electronic Air Filters

After moving into your new home, periodic homeowner inspections and maintenance will prevent small problems from becoming costly problems. Spring and fall are usually good times to take a clipboard and walk around your home, noting problems that you the homeowner can take care of and problems best left to a professional.

Foundation

Although most foundations have some minor cracking due to curing or shrinkage, the ideal would be a completely crack free foundation. Watch those minor cracks for additional movement, or additional or new cracking. Homes built on steep or moderate hillsides, can have slow settling or movement of the soil base beneath the foundation, which can cause structural failure of the foundation. Older homes with rock and mortar foundations can have foundations that slowly crumble and allow the home to settle unevenly. Homes on level ground which have cracks are susceptible to water infiltration. Minimize any of these problems by checking your foundation yearly. Inadequate soil sloping, missing or clogged gutters, missing splash blocks, inadequate eaves all can contribute to water ponding or accumulation at the foundation and the accompanying, settling, and or water intrusion problems.

Structural

Check siding, windows, trim, doors, etc. for evidence of water intrusion. Unpainted or peeled surfaces, cracked caulking, missing flashings, unsealed decks or fencing, all can allow water intrusion or infiltration into the home or structural members, and usually cause damage such as warping, twisting, splitting, woodrot, swelling, insect infestation etc.

Roof

Weather and conditions permitting, safely walk your roof once per year. Metal, slate, tile, and even wood shake roofs can be extremely slippery, so ensure the proper safety precautions first. Asphalt or 3 tab composition shingles are damaged very easily, and are best walked on when cool, such as early in the morning. Check the roof for missing or damaged shingles, heavily weathered shingles, cracked shingles, cracked of missing weatherproofing around roof jacks or vents. Check flashings around chimneys and walls for cracks and openings. Older asphalt emulsion type sealants around flashings and roof jacks usually require periodic resealing. Gutters should be free of debris. Trees and shrubs should be trimmed back to prevent roof damage. Also check chimneys or flues for creosote buildup, missing or cracked chimney caps and missing rain and spark screens.

Interiors

Carefully check the interior of your home for any sign of water intrusion. Ceiling stains, sheetrock stains, etc. Check the basement walls carefully for water intrusion through foundation cracks, windows etc. Crawl spaces and attic cavities should be entered and inspected for water intrusion, insect infestation, plumbing leaks, and also condensation buildup. Crawl spaces should be ventilated in the summer months. Tubs, showers, toilets, and sink areas should all be checked closely for cracked or missing caulking, grout, tiling or waterproofing. Small leaks can add up to expensive repairs. Check all exposed plumbing for leaks and also turn off water to hose bibs in the fall, and remove hoses to prevent freezing.

Safety Inspections

Fire extinguishers should be tested annually, and repaired or replaced. Smoke alarms and carbon monoxide detectors should be tested regularly and batteries replaced as needed. GFI outlets should be tested. Circuit breakers in the breaker box should be flipped on and off to insure they are not frozen. Wiring in breaker box should be observed for signs of overheating. Fireplaces, and woodstoves flues and chimneys should be checked for creosote buildup and regularly cleaned. Monthly chimney sweeping is recommended if used daily. Dryer vents should be inspected for lint buildup which is a major source of fires. Flammable storage in the garage should be avoided. A simple tip of a can or spilled fumes can cause fires.

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Water Heaters

Water heaters should be drained yearly to remove sediment from the tank and improve efficiency. The vent piping should be secure, free of openings, rust and soot.

Gas Furnaces

Homeowner Maintenance

1. Maintain records. Have a professional service the unit yearly. Proper maintenance keeps equipment operating efficiently and ensures safety. Contact the manufacturer of your furnace for specific maintenance requirements.
2. Change the filter as required. Often every other month.
3. Switch high, low air returns at the start and end of the heating season.
4. Check all flue pipes and vents for rust, water leaks, and loose connections.
5. Lubricate the fan motor and fan bearing with a few drops of oil, twice per year. (This is only required on certain units.)
6. Check the belt to make sure it's not cracked or loose. (This is only required on certain units).
7. Listen to the furnace operate. Follow up on any strange sounds.
8. Check drain lines to make sure they are clear and draining properly.
9. Look for water leaks or changes in the system.

Professional Maintenance

During a routine service call, the service technician should perform the following general maintenance measures. The technician may perform other checks, too, depending on the type of furnace.

1. Check and clean burner.
2. Check flue pipes, draft diverter, heat exchanger, and chimney.
3. Remove burners to clean burners and heat exchanger if necessary.
4. Check electrical wiring and connections.
5. Check and clean circulating fan. Lubricate fan and motor if necessary.
6. For belt drive fans; check for tension wear and alignment.
7. Check supply and returns ducts for air leakage, water stains, rust.
8. Check and maintain filter.
9. Perform an operational check of furnace and safety controls.
10. Test for carbon monoxide in the flue gas, and in the air, surrounding the furnace.
11. Check for gas leaks.
12. Clean, check, and adjust pilot if necessary.

For High efficiency furnaces, the technician should also check

1. Check for water leaks (condensation from combustion).
2. Check flue pipes and connections.
3. Check for condensation on metal pipes and parts.
4. Check for a clean condensate line.
5. Check operation and condition of draft fan.

Oil Burning Furnaces

Home Owner Maintenance

Note: Turn off power to furnace before attempting inspection or maintenance.

1. Follow the maintenance requirements listed above for gas furnace systems.
2. Schedule routine maintenance yearly.
3. Lubricate the burner motor if it has oil ports. (Ask your service technician.)
4. Make sure the system never, never runs out of oil.

Professional maintenance

1. Follow applicable maintenance requirements listed above for gas furnaces.
2. Remove and clean burner, clean blower blades, replace or clean flame and heat sensors, check and clean or replace electrodes.
3. Lubricate the blower motor.
4. Check flue and barometric damper.
5. Check for oil leaks.
6. Check and clean oil pump.
7. Clean and test stack control.
8. Check and adjust draft regulator.
9. Test for efficiency and make proper adjustments.

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Central Air Conditioning

Home Owner Maintenance

1. Maintain records, and have a professional service the unit yearly.
2. Change the filter as often as required, in some cases every month.
3. Switch high low returns and adjust ductwork if necessary at the start and end of the cooling season.
4. Listen to the air conditioner operate. Follow up on any strange noises.
5. Check drain lines from the furnace to make sure they are clear and operating properly.
6. Look for water leaks or changes in the system.
7. Keep plants and obstructions away from the exterior coil and fan. Allow 3 feet of clearance at the air discharge and 1 foot all around the unit.
8. Keep the exterior coil clean.
9. Keep the exterior unit level and away from; soil or landscape materials.
10. Make sure that supply and return registers inside your home are not blocked.

Fall Maintenance

1. Disconnect power to the unit to prevent accidental use.
2. (Optional) Cover the top of the unit.

Spring Maintenance

1. Uncover the unit.
2. Turn the power on for 24 hours, leave the thermostat off.
3. Perform maintenance listed above and arrange for professional service.

Professional Maintenance

A service technician should perform the following procedures during a routine service call. The technician may perform additional checks, depending on the type of air conditioner you have.

1. Check filter and replace as needed.
2. Check exterior unit for level conditions, a clean coil, clearances, and adequate airflow.
3. Check interior temperature drop across the cooling coil (15 to 22 degrees F).
4. Check the condensate drain line and pan.
5. Look for signs of water leaks or excessive air leaks.
6. Lubricate the fan motor and check the belt if required.
7. Inspect electrical connections.
8. Inspect refrigerant lines for signs of leaks.
9. If performance problems exist the technician may check for amp. Draw, clean the coils, check the refrigerant charge, and or complete general performance tests.

Heat Pumps

Homeowner Maintenance

1. Schedule professional service yearly.
2. Watch for ice forming on the exterior unit. This is a serious problem indicating that the unit needs service.
3. Follow all the maintenance recommendations for central air conditioning.

Professional Maintenance

A service technician should perform the following procedures during a routine service call. The technician may perform additional checks, depending on the type of air conditioner you have.

1. Follow all maintenance requirements for central air conditioning.
2. Follow specific recommendations by the heat pump manufacturer.
3. Check filter and replace as needed.
4. Check exterior unit for level conditions, a clean coil, clearances, and adequate airflow.
5. Check interior temperature drop across the cooing coil (15 to 22 degrees F).
6. Check the condensate drain pan, and line.
7. Look for signs of water leaks or excessive air leaks.
8. Lubricate the fan motor and check the belt if required
9. Inspect electrical connections.
10. Inspect refrigerant lines for signs of leaks.
11. If performance problems exist, the technician may check for amp draw, clean the coils, check the refrigerant charge, and or complete general performance tests.
12. Follow any specific recommendations, by the heat pump manufacturer.

Humidifiers

Homeowner Maintenance

1. Routinely check for leaks in the humidifier. Leaks will ruin the furnace.
2. Clean and service the unit regularly, to prevent bacteria that endanger the health of those in your home. Servicing in conjunction with your annual furnace tune-up is recommended.
3. Check that the drain line is clear and draining.
4. Turn off the unit and its water supply in the summer.
5. Adjust the duct damper on the unit if necessary: off for summer, on for winter.
6. If condensation forms on your windows in the winter, lower the humidity setting.
7. Newer tighter homes rarely need a humidifier.

Furnace Filters

Homeowner Maintenance

Air filters are provided on all forced air furnaces to remove dirt and lint from heated air. This keeps the fan, heat exchanger and air conditioning coil clean. It also helps clean the air of your home as air circulates through the system.

1. The filter should be changed when it is visibly dirty, usually every month or two, depending on the quality of the filter and the amount of dirt in your home's air.
2. Be careful about the direction of the airflow through the filter. Filters are designed to be installed with one particular side facing the air steam.
3. Pleated paper filters catch more dirt than inexpensive fiberglass filters.
4. Washable filters can be made of foam or woven synthetic fiber. They are about as effective as inexpensive fiberglass filters.

Electronic Air Filters

Homeowner Maintenance

Electronic air filters use electrically charged metal plates and wire that attract dirt.

Maintenance of electronic filters involve washing the interior frame and metal plates and wires with detergent or running them through a dishwasher. Most electronic filters have a metal pre-filter that also must be washed. For more specific cleaning instructions, contact a heating contractor or the filter manufacturer.

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