Whether owned or leased, all houses require regular maintenance. Regular cleaning and treatments keep the systems running and encourage a healthy environment inside the structure. Here are some tips to get the most out of your home.
Manuals and remote controls are often in the kitchen drawer after closing at new or many preowned homes. Remote controls open and close garage doors. Garage doors can often be programmed into cars or operate via WiFi with smartphones. Get the external keypad code and change the code quickly.
Spare bricks that match the exact lot of exterior bricks for the house may be in the garage. Keep these to repair any future damage with matching bricks. Similarly, there may be flooring, tiles and other samples in the attic to provide matching materials for minor repairs. When you need professional help, I've Got Your Six with an ever-changing list of local, qualified pro vendors at dfwreferral.blogspot.com
Cleaning
Manufacturers have deemed certain products acceptable for use in a new house without voiding the various warranties. New home buyers get a document in the files titled “Countertop Care & Maintenance” (or something similar), which lists many products that can and can’t be used and helpful tips.
Sweep and vacuum luxury vinyl floors (lux) as needed. Wet mop weekly with a water and distilled vinegar mixture or the classic Mr. Clean product.
Place doormats inside each outside entrance. This allows most dirt to be trapped at the doors and saves additional abrasion on the main floors.
Put pads under chair, couch and table legs. Rubber pads or rubber-bottomed area rugs are suggested under furniture to keep them from sliding on lux vinyl floors.
In glass shower enclosures, it’s best to clean the glass and apply Rain-X or a similar glass treatment to help the glass shed water. Additionally, use a shower squeegee to remove standing beads of water after each shower. Texas hard water can leave spots and other mineral buildup like lime. The combination of glass protection and regular squeegee use will make a clear difference.
Most carpets are treated to repel spills. However, spills must be addressed immediately. Wet a cloth with clean water and apply it to the spill. It should wick up the spill. If spills are more stubborn or have been there a while, consider using Resolve carpet cleaner on the specific spill.
Whenever it’s time to deep clean carpets, only use water-based steam cleaning. Never shampoo the carpet because the chemicals stay in the carpet and attract additional dirt.
Stone Countertops
For stone counters, look for specific stone or other “multi-surface” products. Avoid anything that uses an acid base because it damages countertops and sealers.
We use “Granite & Stone Daily Wipes” from Weiman on our counters. It’s available at most home improvement stores and online. It is good for sealed quartz, granite and marble.
Often, kitchen countertops are made of granite. Although much more durable than Formica, don’t place hot pots and pans directly onto the granite from the heat source. Instead, use hot pads or trivets to protect the granite surface. To prolong the stone surface quality, use cutting boards rather than cutting directly on the counter.
Stone countertops need to be resealed at least annually. Get the materials at most home improvement stores or online for about $20. It’s a fairly simple process. Here’s a short video that shows how to reseal countertops: www.youtube.com/watch/NDrKudzK0WI
Caulk and Cracks
Due to Texas’ expansive soil and weather, cracks and movement are inevitable. Homeowners need to monitor the interior for cracks. As interior humidity levels change and stabilize, hairline cracks appear due to shrinkage at the joints. Most shrinkage should happen within the first year.
Caulk is used to blend interior joints within the house. Joints lose moisture, settle and get hairline cracks. Expect to recaulk in about five years. Traditional latex caulk (called ALEX caulk when manufactured by DAP) is useful for interior repairs. For hairline cracks, hand rub some latex caulk into the crack until smooth and unnoticeable. Allow to dry overnight. Paint the next day. These are not warranty issues for new homes because shrinkage is expected.
Backsplash and tile intersections with the counters eventually need to be recaulked due to shrinkage. It will also happen in all the bathrooms because the caulk dries and shrinks over time. Use silicon caulk around showers and tubs.
There are cracks in the concrete under the flooring. This is normal. They may also appear in the sidewalk and driveway, which are separate from the foundation.
If a crack gets wide enough that a nickel edge fits in it, it’s a problem. It’s also a foundation warranty item for the first 10 years.
To learn more about the foundation, please read the Construction 101: Foundation entry on Page 75.
A diagonal crack from the door frame indicates a structural problem. Similarly, if more than one door no longer shuts properly it could indicate a structural problem. These issues need to be addressed by the builder or assessed by an engineer if it's in a preowned home. Most builders have a 10 year warranty for structural issues.
Moisture
Condensation is no longer an issue with modern windows due to the way they are manufactured and insulated. However, residentss still want to keep humidity down inside the house to help with condensation anywhere within the house that might have temperature differences. Optimal relative humidity is 30-50% indoors to feel comfortable and minimize mold growth.
To keep moisture to a minimum, run the exhaust fans located in the bathrooms and laundry while those rooms are in use with flowing water. Also, use the kitchen exhaust fan while cooking any foods that evaporate on the stove top.
Lights
Most modern houses have LED (light emitting diode) lights rated at the equivalency of 60-watt traditional bulbs. However, sometimes recessed lights include a trim as part of the bulb. When those lights need to be replaced, residentss must replace the light and attached trim with a similar bulb/trim.
I personally
suggest light bulbs that are colored as 5,000 K lights (light temperature/color is measured in Kelvin degrees). These are considered “natural daylight.” The short reason is that all photos will be the correct color in the house.
Also, residents will have more energy, be able to see better and will be able to tell the difference between navy blue and black. If residents need an area to nap, to relax or unwind, choose low-power 3,200 K lights (orange-color tungsten) for those areas. To learn more technical issues about light colors and balancing the light, please read my PhotoJournalism blog post about balancing light (link).
HVAC
The HVAC (heating, ventilation and air conditioning) system filter needs to be changed. It's often in the attic but can be in a ceiling or wall. The filter must be properly replaced to ensure the warranty is valid. The recommendation is to change it monthly. However, if it’s relatively clean it can be used a little longer. Many have one filter with 20x25x1 dimensions. Newer luxury homes have 4-inch and 5-inch filters that need to be replaced with each season.
Write the change date on the filter itself to help determine if it’s time to change the filter. Even if it isn't changed monthly, please check it monthly to ensure it’s still filtering properly and not clogged.
The Air Conditioning system creates condensation. This condensation runs down a tube and into your household plumbing - typically under a bathroom sink. Deposits and germs can build up in this tube due to the moist, warm environment.
Residentss need to pour a cup of household bleach down the tube each month that the air conditioner is in use. The tube is typically a white PVC (plastic) pipe located near the AC unit in the attic. There is probably a plastic cap on the pipe that is easily removed to add bleach. Some folks leave a funnel in the attic for this.
Appliances
It is the new homeowner’s job to secure a warranty through the manufacturer for the household appliances. This is most easily done through their smartphone applications. Home warranty policies most often also cover common appliances.
The dishwasher controls can be hidden on the top of the door. It will have a countdown clock before it starts. If someone needs to open the door while it’s running, open it slightly to get the washer to turn off without spraying water everywhere. Once it stops, it will start pumping water out. At this point, open the door an extra amount to access the controls.
Newer ovens are WiFi enabled for preheating convenience, to monitor the temperature and other variables. These ovens also have touchscreens with variable settings.
The vent built into a microwave over the cooktop can have a four-speed fan. In newer quality homes, it exhausts outside to reduce smell and help control humidity inside the house. It may recirculate or vent into a cabinet in preowned homes.
The sink disposal may be controlled by a button on the top of the island. There can be a master power switch to the disposal inside the cabinet under the sink. If it is switched off, the disposal won’t work.
If something gets lodged in the disposal, it will stop and trip its internal breaker. Turn off the power switch to the disposal.
There should be an sturdy Allen wrench or hexagonal “key” provided to solve most of these situations. Insert the key into the hole in the bottom of the disposal. Rotate the key back and forth until the disposal plate moves freely again.
Once it moves freely, ensure whatever was lodged in the disposal unit has been completely removed. Then, press the reset button on the bottom of the disposal and turn on the power switch. The unit should work properly at this point.
Always use cold water while the disposal is operating. Please know the disposal is meant for “soft” items. It was not designed to eliminate bones or extremely fibrous vegetation. For instance, large amounts of (formerly dried) beans should not go into the disposal unit - I learned this the hard way and had to replace mine.
Exterior
If the house has an adequate irrigation system, the house doesn’t need to run soaker hoses around the foundation. However, the sprinkler system must be used to properly maintain the foundation – especially during the dry months.
Roof gutters help prevent water damage to the foundation by ensuring water is distributed away from the house. However, the gutters need to be kept clear and clean and drainage from the downspouts needs to be clear.
Homeowners don’t want standing water or dry conditions near the foundation because they’ll cause foundation damage.
Residents may want combination locks for outside gates and the exterior breaker of the A/C unit. This prevents pranksters and others from cutting the A/C.
It’s ideal to apply a sealant to the fence for protection from water and to extend the life of the wood. A new coat should be applied each six months, but at least once per year should suffice. When it’s time for a new fence, most folks must negotiate costs with neighbors who share fences.
Before installing a gate in a fence to access a public area, check with the HOA. Even if other homes in the neighborhood install these gates in shared community walls, check with the HOA to ensure it is acceptable in this specific circumstance.
The exterior faucet should have a frost-proof hose bib. However, it’s important to disconnect hoses from the faucet before a freeze. It’s also helpful to cover the faucets with insulated hard-plastic faucet covers to ensure the faucet doesn’t freeze.
In about five years, the exterior caulk will degrade to the point that the windows and expansion joints will need to be recaulked. Use exterior silicone caulk because it has more flexibility than traditional latex caulk.
Lawn and Sprinklers
Level the lawn to keep moisture levels constant throughout the yard. Swails (lowered trenches between the houses) are designed to allow water to drain away from the house and protect the foundation. They are designed to drain to both the front and back. Do not fill or block the swails.
If sprinklers were installed by professional installers, a house should have about 10 zones. The one-year warranty period on the system starts when the system was installed – not when the house closes. Note the specific date the warranty will expire. It is often only a few months after the closing date.
In addition to regular water, fertilize a Bermuda grass yard with 15-5-10 fertilizer twice in the spring and once each fall. Landscaping grass, trees and shrubs are not covered under the manufacturer’s warranty if they die.
To get a free demonstration of how to use a house's sprinkler system, call the installer. You can also visit www.watermyyard.org for money-saving watering tips and system tutorials.
It’s my honor to help you find a beautiful new home. I’m always a call, text or email away. I wish you many years of happiness and joy in your new home!
I’ve Got Your Six!
Mark M. Hancock, GRI, MRP, AHWD
REALTOR, New Build certified
214-862-7212
DFWmark.com
