The 11 Most Important Maintenance Tasks

1. Clean dryer vents. Making sure your dryer vents, lines and screens are free of lint is extremely important because build-up in any of these places can cause a fire. Keeping your dryer safe is very simple – just a
   couple easy steps:
   — Clean the lint out of the lint screen after every load of laundry.
   — Regularly inspect the vent and vent lines to make sure they are free of debris and air is flowing freely.
2. Change HVAC filters once per month. Changing air conditioner and heater filters monthly will save on energy costs, extend the life of your systems and keep the air clean for your family. To easily remember when
   to change them, try writing the date on the filter.
3. Check batteries in smoke, carbon monoxide and security alarms. These systems are in place to protect the health and safety of you and your family – and after all, what is more important than that? Make sure they are working at all times. Keep extra 9 volt and AA batteries around in case they need to be replaced.
4. Maintain the septic tank. Your septic tank should be pumped every 3-5 years to avoid costly (and yucky) failures. If your septic system has a filter, it should be changed every 6-12 months. Most experts agree that adding bacteria or enzymes to the tank is not necessary if you maintain a good pumping schedule.
5. Clean the condenser coils on your refrigerator. The most important refrigerator maintenance task is to clean the condenser coils at least every 3-6 months (more often if you have pets). When coils are dirty or
   dusty, your fridge has to work harder, which means higher power bills and shorter life expectancy. Keeping the coils clean can improve your refrigerator’s efficiency by up to 30%! The coils are located either on the back of the unit or underneath it, or behind a grill on the bottom front of
   the fridge. Use an old cloth or vacuum to clean dust and dirt from the coils. Also make sure your water line for your ice maker is the up-graded flex tubing.
6. Do a walk-around. Regularly inspect the outside of the house to check for any alarming changes. This will head-off any significant cost or damage that results from ignored issues like cracks in the siding, insect
   nests, flooding in low-lying areas, damage to outside electrical or plumping lines, sinking foundation or any other changes observed on the outside of the house.
7. Drain your water heater. Once per year, drain the water heater to keep it clean and operating at peak efficiency. Don’t forget to turn off power first.
8. Check electrical circuits. Every 3-6 months you should check that all your electrical circuits are working properly by turning them off and then back on.
9. Mind the gutters. This is a very simple task and one that goes a long way in maintaining the outside integrity of your home. A few times per year you should climb up on the ladder and get any twigs, leaves, and any other debris out of the gutters to ensure proper water flow. In the winter you should remove any large icicles to avoid damage to the gutters or the outside of the house.
10. Keep things clean. Cleaning may seem like one of those things you can put off until you have time, but it should never be forgotten. Part of the “pride of ownership” is keeping the inside and the outside off your home clean and free of debris and general buildup of dirt, dust and other materials. Letting the place go without cleaning for any extended period of time will lead to rapid wear and tear all over your property.
11. Mountain homes. Make sure you have a system for preventing ice dams (which will cause roof leakage), snow guards (to prevent sliding snow over walkways, etc.) and sliding snow on decks, hand rails, etc.

Spring Maintenance:

• Conduct annual maintenance of your air conditioner. Call in a pro to clean out and check your A/C before the hot weather arrives. Annual servicing will dramatically improve your energy bills and prevent breakdowns in the future. It really is time and money well spent.
• Conduct refrigerator maintenance. The most important refrigerator maintenance task is to clean the condenser coils at least every 3-6 months (more often if you have pets). When coils are dirty or dusty, the fridge has to work harder to keep cold, which means higher power bills and shorter life expectancy. If your refrigerator/freezer has a water dispenser or ice maker, you should replace the water filter every 6 months or according to the manufacturer’s recommendations. Be sure to also clean the drip pan and check the door seals. Also make sure your water line for your ice maker is the up-graded flex tubing.
• Clean garbage disposal blades by grinding up some small ice cubes.
• Check the circuits in your electrical system every 3 months by turning them off and then back on.
• Check for drips and other leaks from plumbing fixtures by inspecting areas around and below all faucets and shower heads.
• Check weatherproofing around windows, doors and the roof for any leaks or cracks. This is especially important to do when the weather changes from season to season. Be sure to check the caulking and weather stripping. Broken or cracked panes of glass should be replaced. The finishes should be checked for paint deterioration and rot (particularly sills). It is also a good idea to clean the window wells.
• Check the toilets. Make sure toilets are properly secured to the floor and listen for leaks or continuous running. Toilets that run can use up huge amounts of water – up to 200 gallons a day!
• Test sump pumps to ensure they are working properly.
• Test the water heater using the test lever on the pressure relief valve. This lever should be tested every 3 months or so to ensure that the pressure relief valve is not seized.
• Clean the gutters. Make sure all leaves, branches, and any other debris are out and water can flow freely through the gutters.
• Check the gutters, attic and roof for damage or cracks. Patch any holes or damage immediately.
• Clean exhaust fan filters, fan housing and outlet.
• Clean ovens and ranges (as needed).

Summer Maintenance:

• Thoroughly check your heating system. The last thing you need during a long, cold winter is for your heat pump to fail.
• Get your heating system inspected and cleaned by a professional.
• Make sure there are no floor-length curtains or furniture covering air vents in the floor or blocking airflow. This is inefficient at best, and when the heat is on, it can be dangerous. Furniture and drapes placed over heating vents can sometimes catch fire.
• Refer to your system’s maintenance guide for any specific recommendations or requirements from the manufacturer.
• Take your heating system for a test run. You’ll only need to run it for about 30 minutes – just long enough to listen for any unusual noises and look for any leaks.
• Check the plumbing system. Again, you want to be sure everything is working properly before the cold weather arrives.
• Certain pipes are more susceptible to freezing, including those near an outside wall or in areas of your home that are not heated, such as a basement. Be sure to insulate these pipes and exposed plumbing fixtures.
• To keep the outdoor and crawl space pipes from freezing, wrap them with electric heat tape or insulation.
• Locate the master shutoff valve and ensure everyone in the house knows where it is in case a pipe bursts and you need to turn off the water for the whole house. This location varies from home to home, but is typically located where the water service line enters your home. Also, turn water main valve on and off so hard water doesn’t solidify.
• If you are on public water and have a meter box, be sure to keep it covered with its lid it doesn’t freeze.
• Check to ensure that exterior exhaust ducts are clear of dirt, debris, pests or other blockages.
• Clean garbage disposal blades by grinding up some small ice cubes.
• Clean ovens and ranges (as needed).
• Shut off the water supply to humidifiers during the summer months.
• Check the circuits in your electrical system by turning them off and then back on.
• Check for drips and other leaks from plumbing fixtures by inspecting areas around and below all faucets and fixtures.
• Check weatherproofing around windows, doors and the roof for any leaks or cracks. Check the caulking, weather stripping and finishes for cracking or deterioration. Clean the window wells.
• Check the toilets. Make sure they are properly secured to the floor and listen for leaks or continuous running. Check grouting for cracks.
• Test sump pumps. Be sure the valve and floor drains are working properly.
• Test the water heater using the test lever on the pressure relief valve.
• Check home exterior for signs of pest infestation. Rodents, bats, termites and roaches can show up any time of year, but summer is an especially optimal time for them to move in or near your home. If you see anything suspicious, put down traps or call an exterminator immediately.

Fall Maintenance:

• Get an annual maintenance check on your heating system. Just like your A/C, your heating system needs an annual servicing from a qualified professional. A little prevention goes a long way to avoiding expensive breakdowns.
• Shut off outdoor water faucets if you are in a climate where freezing occurs. Shut them off now to avoid a surprise early freeze, which could cause pipes to freeze over and burst.
• Turn on the water supply to the humidifier during the months when you will need to heat the house.
• Conduct refrigerator maintenance. Remember, the most important refrigerator maintenance task is to clean the condenser coils. Change the water filter. Clean the drip pan and check the door seals.
• Clean garbage disposal blades by grinding up some small ice cubes.
• Clean ovens and ranges (as needed).
• Check the circuits in your electrical system by turning them off and then back on.
• Check for drips and other leaks from plumbing fixtures by inspecting areas around and below all faucets and fixtures.
• Check weatherproofing around windows, doors and the roof for any leaks or cracks. Check the caulking, weather stripping and finishes for cracking or deterioration. Clean the window wells. Seal doors and windows.
• Check the toilets. Make sure they are properly secured to the floor and listen for leaks or continuous running. Check grout for cracks.
• Test sump pumps.
• Test the water heater using the test lever on the pressure relief valve. Drain to remove sediment from tank.
• Clean the gutters.
• Check for gutter, attic and roof for damaged roofing or cracks. Patch any holes or damage immediately.

Winter Maintenance:

• Remove large icicles from the gutters.
• Monitor snow build-up on the roof. Excessive snow pack can cause roof damage.
• Keep sidewalks and driveways clear of snow and ice. Using salt or sand can prevent water from freezing in small cracks and cause bigger cracks.
• Clean garbage disposal blades by grinding up some small ice cubes.
• Clean ovens and ranges (as needed).
• Check the circuits in your electrical system by turning them off and then back on.
• Check for drips and other leaks from plumbing fixtures by inspecting areas around and below all faucets and fixtures.

Monthly Maintenance:

• Test automatic garage door openers and adjust to reverse in the event of an emergency.
• Change or clean air filters. On forced-air systems the filter should be changed every month. Electronic filters should be checked and cleaned as needed. Be sure the filters are replaced in the correct orientation after cleaning.
• Cut back trees and shrubs from the house walls, roof and air conditioning system as needed.
• Clean dryer line and wash the lint screen.
• Test fire extinguisher pressure gauges.
• Test smoke and carbon monoxide detectors and security alarms.
• Clean appliances.

Annual Maintenance:

• Replace the batteries in smoke detectors. Remember, even recent hard-wired smoke detectors have backup batteries that must be replaced.
• Drain your water heater to keep it clean and operating at peak efficiency. If you heat with hot water, check the coils inside the heating units. Also check your furnace or boiler and oil the motor where indicated.
• Check the main electrical panel for rust or watermarks, which indicate moisture penetration. All fuses should be tightened. If the panel is warm or emits a burnt smell you should call an electrician right away. Also make sure the area around the panel is kept clear of boxes or other obstructions.
• Have electric furnaces and boilers inspected by a qualified technician to ensure all components are operating properly and no connections are loose or burned.
• Have gas furnaces and boilers cleaned and serviced by a qualified technician.
• Check wood stove chimneys and flues for creosote build-up or other debris and clean them. If there is any doubt about the safety of a wood stove, contact a building inspector.
• Inspect the attic for leaks, pests, rot, mildew, fungus and water stains, especially in the eves and on the underside of the roof sheathing. Check to make sure the insulation is not wet. Check for bare spots and ensure that insulation is not covering pot lights, which could be a fire hazard.
• Inspect well equipment semi-annually. Also perform a periodic water-quality test.
• Vacuum the dryer exhaust duct to keep it clear of lint build-up that could become a major fire hazard.
• Clean the tracks on horizontal sliding doors and windows annually and ensure the drain holes are clear.

Energy Saving Tips:

• Ensure your home has adequate insulation. Check insulation levels in your attic, ceiling, walls, floors and crawl spaces.
• Look for cracks and gaps around your windows, doors, ceilings, walls and floors. Of the air that seeps into and out of your home, 31% of it does so through openings in your ceilings, walls, and floors; 21% goes through windows and doors.
• Properly maintain your heating and cooling systems and your major appliances. By maintaining them correctly you keep them working at top performance, which means they use less energy.
• Use dimmers, timers and sensors to reduce energy usage from lighting. Placing dimmers and sensors in high-use areas, or places where the lights are often left on, can reduce energy consumption dramatically.
• Switch to compact fluorescent light bulbs. Because they last 10 times longer than regular bulbs, each bulb can save $30 in bulb cost, and enough energy to light 3 million homes!
• Turn off lights and home electronics when they’re not in use. Unplugging them saves even more energy.
• Install a programmable thermostat in your home to regulate temperatures. Set a schedule for your thermostat so it automatically adjusts for periods when no one is home or at night when everyone is asleep.
• Keep window coverings closed during the day when you’re running the air conditioner. This prevents sunlight from heating the house, which forces your A/C to work harder.
• Keep window coverings open during the day when you are running the heat. This lets the sunlight and heat in and helps heat the house so the furnace doesn’t have to work as hard. At night, close them to reduce the chill from cold air around the windows.
• Turn down the thermostat on your hot water heater. A setting of 120 degrees is sufficient for most people.
• Repair leaky faucets immediately to avoid wasting water.
• Take showers instead of baths. Showers use, on average, half the amount of water as baths.
• Install low-flow faucets and shower heads. Low-flow shower heads use half the water as a regular shower head.
• Fill the washers before running a cycle. Only wash dishes or clothes when the dishwasher or clothes washer is full. Running it when it is not full just means you’ll have to do another load sooner, and another load means using up more power.
• Check and clean the fridge and oven door seals and gaskets. The seal should be tight every time you close the door. If it’s not, then you have air leaking out and in, which makes appliances work harder. To clean seals and gaskets, use an all-purpose cleaner or use a mix of vinegar and water. To make the seal glide smooth at points of contact, use a spray such as PAM on the gaskets.

Home Sweet Home

Homeownership can be one of the most important and rewarding investments you make in your life, but it comes with ongoing responsibilities. To preserve the value of your home and avoid costly repairs down the road, stay up to date on your home’s maintenance needs, and consider a home warranty plan.

While every appliance will need to be replaced sooner or later, and homes do require repairs as they age, the better you maintain your home, the fewer and farther between those costs and repairs will be.

Average Life Span of Appliances and Mechanicals:

Search on the net for your particular make and model of appliance to see what the manufacture lists as life span and any suggestions for maintenance.