​Home Maintenance

A well cared for home (house or apartment) can provide years of security and comfort. Regular check-ups and maintenance are necessary to insure a safe healthy home.

Homeowners are responsible for all of the maintenance and repairs. It is important to plan for routine and unforeseen maintenance costs. Renting houses and apartments reduces the maintenance responsibilities. The lease should specify who will perform various maintenance and repairs.

Renters and owners of homes both have responsibilities that become easier with an understanding the basic systems in a home.

Five Major Systems

The Five Major systems are: electrical, heating and cooling, plumbing, interior structural, and the exterior structural system. The systems in a home may vary depending on where a home is located. Many homes in the country have fresh water from wells, septic tanks, septic fields, and propane furnaces. Homes in the city are more likely to have city sewer system, city water, and the availability of natural gas.

Electrical Systems

A licensed, insured electrician should be used when work is needed. Electricity arrives at a house from a local utility company by way of a power line or underground conduit.

Electric Meter: The meter is monitored by an electric utility company, and is generally mounted where the electricity enters a house. The main panel is usually inside a house, beside or under a meter, and is the central distribution point for electrical circuits that run to lights, outlets, and appliances. When a plug, light, appliance, air conditioner, or furnace is not working the first step is to check a circuit breaker on the main panel for triggered switches.

Main Panel: The main electrical panel should be checked annually for rust or water marks indicating moisture penetration. All breakers should be turned off and on to ensure none have seized. All fuses should be tightened. A panel which is warm to the touch or smells of burned insulation should be brought to the attention of an electrician. All circuits should be labeled.

Indoor Wiring: Poor or loose connections noted when viewing the exposed wiring in a basement should be corrected by a qualified electrician. Frayed or damaged wire, including extension cords, appliance cords and plugs, should be replaced. Loose outlets and switches should be tightened.

Outdoor Wiring: The places were the public electrical wires touch your house should be visually inspected but not touched, looking for fraying. Overhead wiring leading out to sheds and garages should also be visually inspected. Exterior outlets should have proper covers.

During Emergencies there are three ways to shut off electrical power to the entire house:
1. Push the main breaker handle to the OFF position.
2. Flip the main lever switch at the main panel to OFF.
3. Pull out the fuse block.

Heating and Cooling System

The most common Michigan heating system is the forced air furnaces that run on gas, or propane. Furnaces are the biggest consumer of energy in a home. It is helpful to know the type of furnace in a home so when it needs maintenance one can inform the repair people of the type of system being used.

Forced Air Systems: The air filters on forced-air systems should be checked monthly. Noisy blower sections should be brought to the attention of a technician. Water levels in humidifiers should be checked and adjusted monthly. A pad on drum type humidifiers should be replaced annually. A water supply to humidifiers should be shut off for the summer months and activated for the heating months.

Hot Water Systems: Radiators and convectors should be inspected annually for leakage (particularly at the valves). Radiators should be bled of air annually, and as necessary during the heating season. Circulating pumps should be lubricated twice during the heating season. Expansion tanks should be drained annually.

Electric Heat: Electric furnaces and boilers should be inspected by a qualified technician every year to ensure that all components are operating properly and no connections are loose or burned. Fuses or circuit breakers in some electric systems can be checked by a homeowner. Electric baseboard heaters should be inspected to ensure an adequate clearance from combustibles.

Oil Furnaces. Oil systems should be checked by a qualified technician on an annual basis. Oily soot deposits at registers of forced-air systems may indicate a cracked heat exchanger. The exhaust pipe from a furnace or boiler should be checked for loose connections or corroded sections. A chimney clean out should be cleared of any debris. An oil tank should be inspected for leaks.

Gas Furnaces:If gas odors can be detected, call the gas company immediately. Do not turn on any electrical equipment or use anything with an open flame. Gas furnaces and boilers should be cleaned and serviced annually. The exhaust pipe should be checked for loose or corroded sections. The chimney should be cleaned out and should be cleared of any debris. The heat shield (located where a burner enters a heat exchanger) should be checked to ensure that it is not loose or corroded.

Thermostats: One of the benefits of a forced-air system is that it can include an air-conditioning unit, a humidifier, and an air filter. Programmable electronic thermostats make it possible to automate the way a thermostat works.

Air Conditioning: Central air conditioning is often combined with a forced-air furnace sharing the same blower and ductwork. Air conditioners are powered by electricity, and can use a lot of energy. Proper maintenance and service can help reduce the high cost of keeping a house cool. If an air conditioner isn’t working, first check the circuit breaker or fuse that serves the unit. If a compressor turns off and won’t come back on during a very hot day, the high-pressure limit switch may have tripped. This switch is usually located right inside an access panel on a compressor unit. Push a button to return it to operation. If the air conditioner doesn’t cool or isn’t cooling effectively, check a thermostat to make sure it is set to “cool” rather than “heat.” Once a year evaporator or condenser coils must be cleaned and inspected. The outside air conditioning unit must be kept free of all vegetation and debris.

Plumbing System

A main supply pipe connected to a water company’s main or to a well, supplies water to a house. A supply pipe divides into one system of pipes for cold water and another for hot water. Low water pressure throughout a house is often caused by older galvanized-steel pipes that have become clogged with mineral deposits. A plumbing contractor who specializes in re-piping houses using copper pipes should be contacted.

Supply Plumbing (which brings clean water into a house) should be checked annually for leaks. Precautions should be taken to ensure that plumbing in areas such as crawl spaces will not freeze during winter months. Outdoor faucets should be shut off from the interior and drained for the winter. Well equipment should be inspected semi-annually. A water quality test should be performed periodically on the advice of local authorities.

Waste Plumbing (which moves waste products out of a house) should be checked for leaks. Basement floor drains and exterior drains should be checked and cleaned. Slow drains within a house should be cleared. Basement floor drain traps should be filled with water to ensure they are not broken and to prevent backup of gases. Septic tanks should be checked and cleaned if necessary every year.

Plumbing Fixtures: Toilets should be checked to ensure that they are properly secured to a floor. Listen for toilets which run continuously. Grouting and caulking at all bathroom fixtures should be checked and renewed. Sump pumps should be tested. An overflow is caused by blockages in a drain, which usually can be cleared with a plunger or toilet auger. In the summer months, sweating tanks can encourage mildew and can rot sub flooring. Tanks can be easily insulated with a lining of foam rubber or polystyrene.

Water Heaters: Both gas and electric storage tank water heaters operate in similar ways. Water pipes draw hot water from a tank after a hot water faucet has been turned on. Heated water is drawn from the top of a tank and is replaced by cold water that is carried to the bottom by a dip tube. When a thermostat signals that water temperature has dropped, a heating element starts up to heat water. In some areas, sludge may accumulate in the bottom of a tank. Draining water from the bottom of a tank will indicate the presence of sludge and the necessity for regular draining. Shut off power or fuel supplies prior to draining any water from a tank. The on-demand type water heater, which heats water only as required, is becoming more popular because it uses less power. On-demand water heaters do not keep a tank full of water contently re-heating it. On-demand water heaters heat the water inside the cabinet when the faucet is turned on.

Interior Structural System

Walls and ceilings should be inspected for cracks and bulges in interior finishes. Separated plaster, particularly on ceilings, can fall and cause injury. Water stains on interior finishes should be noted and monitored.

Door frames which become out of square during a relatively short period (six months) may indicate structural problems.

Fireplaces and chimneys should be cleaned and inspected at least annually, depending upon usage.

Exterior Structural System

Roofs vary in covering materials and design. A roof’s surface must be watertight and durable as well as flexible enough to adapt to temperature changes without cracking. Roof framing provides a skeleton for covering materials. Roofs are sheathed with plywood, oriented-strand board panels or spaced boards. Roofing felt, a heavy black paper saturated with asphalt, lies between sheathing and a finishing material. It keeps out any water that might seep in, yet allows moisture from inside a house to escape. Flashing keeps out water wherever finishing materials connect with chimneys, dormers, or other roof planes. Finishing materials may be asphalt shingles, wood shingles, or tile Shingle Roofs should be inspected for damaged, loose or missing shingles. Flashings at dormers, plumbing stacks, valleys, et cetera, should be inspected. Supports for television antennas or satellite dishes should be checked. Electric cables should be well secured and properly powered. Tree branches should be kept cut back to avoid damaging the roof surface. Tree branches should not contact a roof’s surface.

Gutters and downspouts should be checked for paint deterioration, blockage, leakage and areas requiring re-securing or re-sloping. Downspout seams should be checked for splitting. Eaves should be inspected for loose and rotted areas as well as areas damaged by vermin. Masonry walls should be checked for deteriorated brick and mortar. Stucco walls should be inspected for cracking and separating.

Wood walls should be checked for rot, loose or damaged boards, caulking, and wood/ soil contact.

Metal and vinyl sidings, brick and shingle sidings should be inspected for mechanical damage and loose or missing components. All walls should be checked for indications of settling. Vines should be kept cut back from wood trim (windows, doors, eaves, etc) and from gutters. Foundation walls should be inspected for deteriorated brick, block, or mortar. Cracking due to settlement should also be noted and monitored.

Maintenance Checklist

Every home (house or apartment) is unique and should be maintained to meet its’ special needs. It may be helpful to refer to a check list of needed maintenance at the beginning of each season. A check list will provide a reminder of areas needing attention. Below are sample checklists for each season:

SPRING (April/May/June):

• Have septic tanks pumped. (at a minimum every 12 months)
• Clean or change furnace filters. (1-3 months as recommended by manufacturers)
• Clean or change furnace humidifier/wick (some humidifiers require monthly cleaning, others require yearly cleaning.
• Inspect foundation walls for any signs of cracking. Check basement and crawlspace for any cracks or signs of dampness or water infiltration.
• Replace 9-volt batteries in smoke detectors (if applicable).
• Have central air conditioning serviced by a properly licensed technician prior to operation or soon after warm weather returns.
• Continue to remove snow/ice from driveway/sidewalks/steps/porches if necessary.
• Remove storm windows/doors, clean, and store (if applicable).
• Clean yard.
• Turn on water supply for outdoor faucets. (Turn off again if freezing weather is expected.
• Fertilize yard (Weed and Feed)
• Arrange lawn maintenance (mowing, trimming, pruning of trees/bushes, weeding, etc.)
• Set a schedule and water lawn to neighborhood standards.
• Repair and reseed damaged areas of lawn.
• Clean oil and other automotive fluids from driveway.
• Clean out gutters and downspouts.
• Clean dryer venting.
• Clean bathroom vent fans.
• Lubricate sliding door and window tracks or rollers as needed.
• Lubricate door hinges and garage door opener tracks and rollers.
• Have carpets professionally cleaned.
• Repair window screens.
• Inspect and clean trash containers.
• Ensure downspout extenders and splash blocks are in place.

SUMMER (July/August/September):

• Clean or change furnace filters. (1-3 months as recommended by manufacturers)
• Clean or change furnace humidifier/wick (some humidifiers require monthly cleaning, others require yearly cleaning).
• Clean oil and other automotive fluids from driveway.
• Ensure lawn/yard maintenance (including watering) is being properly completed.
• Inspect and clean trash containers.
• Ensure downspout extenders and splash blocks are in place.

FALL (October/November/December):

• Have septic tanks pumped. (at a minimum every 12 months)
• Have heating system cleaned and inspected (lubricated if necessary) by a properly licensed professional prior to cold weather. Ask a technician if any special care is required.
• Have hot water heater drained and inspected by a properly licensed professional.
• Change thermostat battery (if applicable).
• Clean or change furnace filters. (1-3 months as recommended by manufacturers)
• Clean or change furnace humidifier/wick (some humidifiers require monthly cleaning, others just yearly.
• Ensure proper insurance policy has been purchased.
• Put storm doors/windows back in place.
• Rake and bag leaves from lawn.
• Store garden hoses.
• Turn water supply to outside water faucets off from inside house. Leave outside faucets in open position to combat frozen/burst pipes.
• Remove debris from gutters and downspouts after leaves have fallen.
• Fertilize yard (Weed and Feed)
• Repair and reseed damaged areas of lawn.
• Clean oil and other automotive fluids from driveway.
• Arrange for winter snow removal.
• Purchase de-icing agents that do not contain salt (salt can damage concrete) for sidewalks. A local hardware store can recommend best product(s).
• Clean dryer venting from dryer completely through to outside of house.
• Inspect all doors and windows for proper weather stripping. Replace as needed.
• If home has an in-ground irrigation/sprinkler system, have professionally blown-out and winterized.
• Inspect and clean trash containers.
• Ensure downspout extenders and splash blocks are in place.

WINTER (January/February/March):

• Clean or change furnace filters. (1-3 months as recommended by manufacturers)
• Clean or change furnace humidifier/wick (some humidifiers require monthly cleaning, others require yearly cleaning.
• Watch closely for signs of ice-damming.
• Ensure proper snow-removal (including, but not limited to driveway, sidewalk, porch) is completed.
• Inspect and clean trash containers.
• Ensure downspout extenders and splash blocks are in place. Ensure downspout extenders and splash blocks are in place.