Home ownership is a significant investment. Arguably the most expensive thing most of us will do. A house has a lot of parts, all of which are subject to wear and tear. Deferred maintenance issues can start slowly and build to serious damage that can lead to repair costs that exceed the cost to build the home. In our corner of the world, high moisture content, long periods of inclement weather, big trees, and high winds combined with rain all lead to conditions that are challenging to protect against. Below are some simple things you can do to prevent the conducive conditions that lead to premature failure and expensive home repairs.
Roof
Roof cleaning should be done at least every two years to remove the build-up of moss, lichen, and leaves. Debris like this can hold moisture against the roof surface which can lead to premature deterioration of the roofing materials.
All roof flashings (ie. vents, chimneys, skylights) should be checked annually and repaired immediately if found to be damaged or inadequate.
Gutter cleaning is important to prevent water from spilling over the edge of the gutter and running down the side of the house. This can damage siding, trim, and paint as well as lead to staining on the exterior of the home.
Downspouts should be directed away from the house to prevent water from pooling around the foundation which can lead to cracking, heaving, and seepage into the basement or crawlspace.
Trees should be trimmed away from the house to prevent damage to the roof and gutters as well as provide clearance for pedestrians and vehicles underneath. Overhanging branches can also provide access for animals looking for a way into your attic.
Roof vents should be checked regularly to ensure they are clear of debris and functioning properly. Vents that are blocked can lead to excessive heat and moisture build-up in the attic which will shorten the lifespan of the roofing materials as well as promote the growth of mold.
Exterior Envelope
Inspect your siding regularly for signs of damage such as loose boards, cracked or peeling paint, or holes. These should be repaired immediately to prevent further damage.
All trim should be caulked and painted on a regular basis. This includes door and window frames, gable ends, and any other areas where wood is exposed.
Gutters and downspouts should be kept clean and in good repair to prevent water from spilling over the edge and running down the side of the house.
Trees should be trimmed away from the house to prevent damage to the siding as well as provide clearance for pedestrians and vehicles underneath.
Vegetation should be kept a minimum of 18-24 inches away from the foundation and siding components.
Grade should be kept at 6-8 inches below any siding or trim materials.
Check eaves, soffits, and fascia for signs of rot or insect damage.
Window frames, sills, and trim should be caulked and painted on a regular basis. Window and roof trim are often the first exterior elements to show signs of water damage. Check these regularly and get them fixed immediately.
Screens should be free of holes or tears to keep insects out.
Weather-stripping around doors and windows should be checked regularly to ensure a tight seal.
Mold
Another common problem in Northwest Washington is mold. Many kinds of mold can grow both inside and outside your home. For those with sensitivities, mold can be toxic. Keep the relative humidity of your house, below a of 60% humidity. An ideal value is between 30% to 50%; a margin where mold cannot grow. Here are a few things that can help you maintain a mold free home:
Installing a air quality monitor like the one we use in our office (Awair Element) and job sites, can help warn you about high humidity and other signs of poor indoor air quality.
Mold can grow anywhere there is moisture, so it is important to keep the areas of your home that are susceptible to high humidity levels (i.e. kitchens, bathrooms, laundry rooms) as clean and dry as possible.
Use exhaust fans when cooking or showering to remove excess moisture from the air.
Consider installing a whole-house fan or Energy Recovery Ventilator (ERV) to help maintain fresh air flow.
Keep gutters clean and downspouts clear to prevent water from pooling around the foundation.
Repair any leaks in the roof or walls promptly to prevent mold from growing.
If you do find mold growing in your home, it is important to clean it up immediately using a solution of one part bleach to ten parts water. Once the mold has been cleaned, make sure to repair the moisture problem that caused it to grow in the first place.
If you find mold in your home with regularity, you likely have a ventilation issue. This can be tested for and resolved by a building science/efficiency testing company. We also perform these tests on every home we work on.
Mechanical Systems
Your home’s mechanical systems (ie. HVAC, water heater, plumbing) are some of the most expensive items to repair or replace. Here are a few things you can do to keep them running efficiently and prevent costly repairs:
Have your heating system serviced by a qualified technician. This will help ensure it is operating safely and efficiently.
Check the seals around doors and windows annually to make sure they are intact and not allowing heat to escape (in the winter) or cool air to escape (in the summer).
Test your smoke and carbon monoxide detectors monthly to make sure they are working properly.
Replace your water heater BEFORE it fails. Standard tank water heaters should be replaced every 8 to 10 years. Make sure you know the install date and get it replaced before it fails.
Replace your forced air furnace system with a Heat Pump system.
Check the hoses on your washing machine, dishwasher, and ice maker periodically for signs of wear or leakage. Replace hoses as needed to prevent costly water damage.
Make sure your exhaust fans (bath, laundry, kitchen) are working properly. You can test their effectiveness is by holding a square of toilet paper up to one; if the toilet paper isn’t sucked inward, the fan’s likely not functioning at full capacity. Inspect your attic to ensure that exhaust vents are properly installed to vent indoor air to the outside. NOT the attic!
Inspect and clean your dryer vent at least once a year. If you can’t feel or see stuff coming out of your outside vent, you’ve likely got a clog inside it. Not clearing it could lead to a fire. Whether your vent set-up is close to the ground or higher up on your house, consider a better dryer vent hood: some can allow you to easily suck out debris via a shop-vac.
Fix any electrical issues immediately. Flickering lights, tripped circuit breakers, dimming of lights when you run more than 1 appliance, excessive electrical bills, all can point to faulty wiring. DO NOT WAIT to fix this...faulty wiring is a leading cause of residential fires.
Crawl spaces and attics
Crawl spaces and attics are often forgotten when it comes to home maintenance. However, they are important spaces that need to be inspected and maintained regularly. Crawl spaces can be a breeding ground for mold, insects, and rodents. Water leaks can also lead to mold growth and wood rot. Attics can suffer from the same issues as crawl spaces, in addition to insulation problems. Many mechanical functions, including air ducts, water and electrical lines, and even dryer vents, are routed through these areas as well. Make sure to inspect your crawl space and attic at least once a year and take care of any problems immediately.
The importance of home maintenance
By monitoring all aspects of your home and repairing any damage as soon as it occurs, you can prevent it from becoming worse and costing more to fix. Additionally, regular maintenance can help to improve the efficiency of your home and prevent larger, more costly repairs down the road. As a result, it is important to view repair and maintenance as an investment in your home rather than a necessary expense. By taking care of your home, you can protect its value and ensure that it will continue to be a comfortable and safe place for you and your family far into the future.