TIPS and MAINTENANCE sheet:

 

The comments below are based solely on the opinion of this inspector,

and from materials gathered from Home Inspection manuals.

 

Roof leaks can occur even in new roofs.

 

 Potential areas for leaks in buildings exist at:

 

Ø       Shingles:

§         Clogged gutters - Be sure to keep them clean.

§         Poor insulation allowing ice to form and causing water to

§         Back up under the shingles.

§         Roof Seams

§         Exposed nail heads, be sure to cover them so they don't

§         they and act like wicks.

 

Ø       Skylights and Chimneys:

 

 

Ø       Flashing:

§         Around vents

§         In Valleys

§         Along walls where roof lines meet

 

Ø       A "C" clamp used on the damper of a gas fireplace will allow gases to   escape up thru the fireplace instead of entering into the room.

                                                                                

Ø       If the house is serviced by gas, a suggestion is made to consider purchasing a Carbon Monoxide Detector(s). Carbon Monoxide is an odorless, colorless gas that can be deadly. Pay close attention to gas water heater vents and gas furnaces (heat exchangers). Have a licensed professional evaluate systems if warranted.   Heating and cooling systems should be serviced yearly by a professional.   Furnaces have an area called a HEAT EXCHANGER, this is where the heat is transferred and they can CRACK.  Be sure to have your furnace checked yearly.

                                                                    

Ø       Smoke alarm(s) are recommended and the batteries should be checked annually. New Years Day is a good day to changed the batteries.   There should be a smoke alarm in EACH Bedroom, and outside of bedrooms so the alarm can be heard BEFORE smoke and heat make escape from the bedroom a deadly escape !!!   There should be a smoke alarm on each floor, and basement.  

                                                                    

Ø       Exterior penetrations (water faucets, vent openings, etc.) should be checked annually and caulked as needed to prevent water seepage. Also check window caulking and door weather stripping.

                                                                                

Ø       Adequate ventilation in the attic can reduce moisture and mildew buildup. Excessive heat buildup can "cook" your roof shingles from the inside out, and lessen the life expectancy of the shingles. Rule of thumb for attic ventilation is 1 sq/ft for every 150 sq/ft.   It is hard to over ventilate. 

 

Ø       It is suggested that you do not cover the wind turbines during the winter.

           This causes moisture to buildup in and around the turbine.

                                                                                

Ø          Do not plug the weep holes if your house is brick.  These are the small gaps between the bricks at the bottom of the wall. Moisture can develop behind the brick, and needs a way out.  Moisture can do serious damage to a home. These are designed to let water that has gotten in-between the brick and the interior wall to drain out and away from the foundation.  If you must block the holes, you can use steel wool.

     

Ø       Emergency exits to the outside i.e.: windows/doors should be easily operable.  Bedroom windows need provide an emergency exit for the family, and a way for rescuers to save family members.  Do NOT lock your family in and the firefighter out!   Be sure that you do not use dead bolts on your exterior door that require a KEY to open from the inside.  During an emergency, seconds mean lives, and you may not have time to hunt for the KEY.  Use dead bolts that have a manual lever on the inside, and can be opened by a child, or elderly person in case of fire or other disaster.

    

Ø       Keep at least a 3" separation from the soil level to the top of the concrete slab to help prevent water seepage and/or insect access. Any untreated wood to soil contact is a conducive condition for wood destroying insects. Thick vegetation around the exterior walls is great cover for the unseen activity of critters and insects.  Thick vegetation is also welcomed cover for criminals.  It is recommended to keep the ground slope running away from the foundation. Allowing puddles of water to remain around the foundation will warrant problems in the future. The water allows soil in the area to expand, and also to wash away soil from around the foundation.

        

Ø       Trim vegetation around the exterior and branches above the roof. Low branches near the roof can cause shingle damage.   Even bushes hold moisture against wooden portions of the house.  Often plants keep window sills moist and cause rot and attract critters. 

                                                                                

Ø       Clean/change air filters for AC/Heat units on a monthly basis to maximize the efficiency of operation.

                                                                                

Ø       The temperature of domestic hot water is important for energy conservation and safety. The operating temperature for most water heaters is 120-160 degree F, and in some cases as high as 180 degrees F. A temperature setting of 120-140 degrees F is adequate. Above the 140 degree temperature is wasteful of energy and will shorten the life of a water heater. It is also a potential hazard because of the possible scalding while showering.  If you have small children, be especially careful of high water temperatures.  Scalding and sometimes death can be caused by hot water.  

    

Ø       By lowering the thermostat 3-5 degrees at night before going to bed will reduce fuel consumption and save you money.   Consider installing an automatic set back thermostat.  They can be set to turn the temperature up and down to reduce costs when your family is at work, school, or sleeping.

                                                                                

Ø       GFCI: (ground fault circuit interrupt) protects the consumer from electrocution if they come in contact with water and electricity (hair dryer and bathtub).  Electric circuits are protected by fuses and breakers.  That's just not good enough.  Consider that a breaker or fuse in the house is 15 amps or more. Electrocution can occur when less than 1 amp of current flows through the heart for just moments.  Not even enough to blow the fuse.  The GFCI will react very quickly to an inappropriate path of electricity, for example: your working in the kitchen and the appliance shorts out through you and into the sink, or if you are using a electric drill  that has a bare wire while standing on damp ground., or simply using your hair dryer with wet hands.  GFCI circuits can be installed on most home circuits.  If you have small children, you may want to have an electrician add GFCI to their bedrooms or where your concerned that a child may decide to try the electric plug and stick a potentially object into the outlet.

             

Ø       Texas Soils:  The Texas soil can be hard on your foundation, and the foundation holds your house.   The foundation should be kept stable, and with a consistent moisture level.   This is sometimes referred to a foundation watering.  This is a complex issue, but there are a few guidelines.  Watch that the soil is not pulling loose from the foundation.  If so then the moisture is too low.  Don't poor water in the crack that appears along side the foundation.  This might cause the problem to become worse in time by washing the soil away from under the foundation.  Water should be applied approximately 18 inches out from the foundation.  Then the soil can absorb the water and return to normal against the foundation.  Slow and easy and consistent is the rule.   Don't allow gutters to dump water along the edge of the foundation.  Where possible, keep the downspout 4 feet away. 

       

Ø       Water Leaks:  Don't ignore water leaks !!  Leaking water can do serious damage, attract wood destroying creatures,  allow organic growth, and cause stains and rot.  Leaks below a foundation can actually damage your foundation! 

 

Ø          Sprinklers:  Keep sprinklers in good shape.  Check out the sprinkler heads every now and then to be sure they are working correctly.  Heads break, and so do water lines.  Don’t let that precious water run down the street.  Don’t let the sprinkler heads direct water on the siding of your house.  This can cause water damage and rot. 

 

Ø          Air Conditioning:  Air conditioning systems need special attention!  Keep the outdoor coils clean.  Don’t let the coils get plugged with debris.  Often just cleaning them with a water hose is all it takes to keep them operating efficiently?  Inside the house where the air conditioning unit removes the heat from your house, it also removes WATER.  Generally, the air conditioner has two drain lines.  A primary and a secondary drain.  Normally all the condensed water goes down the primary drain.  If the primary line becomes clogged, then the water drains through the secondary line.  This is often drained above a window.  It drains above a window or obvious place as a warning.  This is warning you that the main, primary drain, is clogged.  Do not ignore the warning. If the secondary drain clogs or fails, then you may have expensive repair bills.  Keep the primary drain clear.  Often just adding a little bleach twice a year will keep algae and other material from causing this line to clog.  Ask your air conditioning company for recommendations and instructions to prevent water damage.