Thursday, July 18, 2019

Orlando Home Inspector's Home Maintenance List

 Florida Home Inspector’s Home Maintenance List



Florida Home Maintenance Schedule First Choice Home Inspections (386) 624-3893


You should not fool yourself, home maintenance is work and must be completed to keep your home in top shape and prevent extensive and expensive repairs in the future.  Whether you complete the task yourself or hire a professional to complete them; it is imperative the maintenance is completed in a timely manner.


Carrying out your monthly maintenance helps your home’s curb appeal and keeps your home safe and sanitary. Completing monthly, seasonal and annual tasks helps prevents damage to your home. It also helps to maintain or even increase your home’s real estate market value.


Completing your maintenance list will save you money on repair bills of your home’s systems and appliances. You can customize your home maintenance list to suit your home and accommodate your schedule.  You can print the list and have it laminated, use an app on your phone, add the items to your calendar or have an annual home checkup inspection by a licensed home inspector.


Ensure the task is within your level of experience or comfort.  Google or research the task for additional information and step by step instructions.  Never attempt a task that makes you uncomfortable.  Safety is the top priority when doing home maintenance.  Use the appropriate safety equipment; like wearing gloves and a face mask when undertaking certain tasks.  


If you need to hire a professional, try to plan the work when the season is slow;

  • Air conditioning / HVAC – late winter to early spring, avoid summer.
  • Roofing – winter to early spring, avoid summer or rainy season.
  • Chimney sweep – spring to summer, avoid fall and winter months.
  • Arborist / Tree service – winter months, avoid hurricane season.
  • Painters – winter to spring, avoid rainy season.

Monthly Home Maintenance Tasks


  • Check smoke detectors and carbon monoxide alarms and ensure you meet the minimum local requirements for these devices.
  • Test all GFCI outlets.
  • Test AFCI, GFCI and combination breakers.  Ensure sensitive electronic equipment is turn off before testing.
  • Remove the lint screen from the dryer lint trap and vacuum inside the trap.  Clean the lint screen with hot water and dish soap then air dry.  When clean, the screen should allow water to freely pass through the screen.
  • Clean oven hood filters.
  • Change your air conditioning filter(s).
  • Clean kitchen and bathroom drains and remove hair and debris.  Clean drain traps with equal parts of vinegar and baking soda.
  • Clean the garbage disposal with frozen lemons or cut wedges of any citrus fruit to remove odors.  Remove the baffle or splash guard and clean with soap and water.
  • Check the water softener and filtration systems; replace filters and replenish salt.

Quarterly Maintenance


Check your roof from the ground quarterly and after storms for damage.  1homeinspector.com
Detached and damaged tabs
  • Check your roof from the ground with binoculars for storm damage.  You should have a professional roof inspection every two years for routine roof maintenance.
  • *Clean the gutters of leaves and other debris. Check loose or missing gutter spikes or straps.  Downspouts should be secure and drain water away from your home.   Check joints and downspouts for damage or leaking.
  • Check faucet aerators and showerheads for mineral buildup.  Clean with CLR, Lime-Away or similar product.
  • Check doors, hinges, rollers, locks and knobs for deterioration or looseness.  Door should open, close and latch smoothly.
  • Open and close all windows.  Repair or replace any damaged balance springs and window hardware.
  • Carefully clean / vacuum refrigerator coils to remove dust to allow appropriate air flow.  Clean the drip pan, if equipped.
  • Check supply and drain plumbing under your sinks for leaks or corrosion.



Spring Maintenance


Cracked caulking - First Choice Home Inspections Home Maintenance list 1homeinspector.com
Dried out, cracked caulking.  Remove and replace.
  • *Clean your exterior siding with an appropriate outdoor siding cleaner.  Avoid high pressure washing as it can damage stucco, wood and even mortar between bricks.  For algae, mold and mildew select a cleaner with bleach or vinegar. 
  • Check your siding for cracks or moisture damage.   Stucco cracks under ¼” should be filled and sealed.  Over ¼” consult a licensed contractor.  Moisture damaged wood should be repaired or replaced.
  • Caulk around windows and doors to prevent air leakage.  Remove and replace any dried and cracked caulking.
  • Touch up exterior paint on siding and trim.
  • Replace smoke detector batteries.
  • Check and replace hurricane supplies. 
  • Clean and repair window screens.
  • Clean and inspect wood deck for loose boards and damage.  Replace any damaged wood.  Reseal or paint before summer rains.
  • Inspect your generator and lawn equipment for proper operation.  Replace any worn hoses, belts, filters or plugs.   Have all repairs completed before the summer rains or hurricane season.



Summer Maintenance


  • Fill and seal cracks in your concrete driveway and sidewalks.   Patch damaged asphalt driveways.
  • Check washing machine, refrigerator, dishwasher and hoses, risers and tubing.   A burst hose or riser could cause your home to flood.  Look for signs of worn or damaged hoses, leaks or corroded risers and tubing.
  • Check the fireplace for damage and have the flues professionally cleaned and examined.
  • Check all bathroom and kitchen caulking and grout.  Clean, repair and seal your tile grout.
  • Check and repair all leaking faucets and hose bibs.
  • Check and lubricate the garage door wheels and hinges.  Check the garage door opener and hardware are in proper working order.



Autumn Maintenance


  • Check and replace damaged weather stripping around doors and windows.  Check the insulation on the low pressure line on your outside air conditioning unit.
  • Check the smoke detector date on the back.  Replace smoke detectors over 10 years of age and with no date.  Replace smoke detector batteries.
  • Check and repair your home’s siding and trim for any damage or wood rot. 

Winter Maintenance


Raccoons nest in Winter Park attic.  Inspect your attic yearly for damage 1homeinspector.com
Raccoons in attic are dangerous
and should be professionally removed.
  • *Check your soffits for any damage.  Raccoons and squirrels will be looking for a nesting site and can damage attic insulation and electrical wiring.  Squirrels nesting season is February and August.  Nesting season for raccoons is usually in March. If you suspect or hear raccoons in the attic, call a professional wild life removal specialist, like Affordable Wildlife Removal to humanely remove and relocate the raccoon and kits.
  • *Check your trees for any dead or damaged branches.  Trim tree branches within 5 feet of your home to prevent damage to your home or roof.  Pay attention to the ground around the trees and look for any signs of root uplift.  Hire an arborist to remove any high limbs, limbs near your home or to evaluate dark staining, holes or sap on the trunk of the trees.  
  • Change the oil in your generator and lawn equipment.  Drain any remaining fuel from the tank, clean equipment and store.
  • Clean bathroom exhaust fan and HVAC duct covers.


Yearly Home Maintenance Tasks


  • Have your roof professionally inspected by a Longwood Home Inspector. A home
    Windermere tile roof inspection by First Choice Home Inspections 1homeinspector.com
    A home inspector will
    perform an unbias roof inspection.
    inspector will give you an honest, unbiased overview of the condition of your roof covering. A roofing company offers free roof inspections but they are there to sell you a new roof or make repairs.
  • Seal cracks. Sealing the cracks in your home’s foundation stops pests and water from intruding.
  • *Have your attic professionally inspected for signs of moisture intrusion or leaking, damaged or displaced insulation, leaking or damaged HVAC ductwork, damaged or displace exhaust and dryer vents, and proper ventilation.
  • *Check all electrical receptacles, light switches, light fixture sockets, extension cords and appliance cords for deterioration or damage.   The electrical receptacle socket should hold the cord plug securely and should have no signs of overheating/blackening or melting.  Light fixtures should not flicker or have a damaged or worn socket.  Damaged or worn electrical receptacles and wiring may cause a fire and should be replaced by a licensed electrician.
  • Ensure all hand rails, balusters and banisters are secured in place and do not wobble.  Baluster spacing should be 4 inches or less.  Carpeting on stairs should be secure and not worn or frayed.
    Dryer vents fires are a leading cause of home fires.  1homeinspector.com
    Dryers - a leading cause of home fires.
  • Dryer ducts should be cleaned yearly or semiannually.  Wall vents are usually an easy homeowner project but goose-neck roof vents require professional cleaning.


Tasks that require the use of a ladder should be left to a professional
Ladder Safety
* - Tasks that require the use of a ladder or that involve electricity should be left to a professional.  Avoid tasks that you are uncomfortable doing.  Never use a ladder or pole saw within 10 feet of a power line.
 
 
 
 
 
 
 
 
 


Best Orange County Home Inspector, Frank Carr of First Choice Home Inspections 1homeinspector.com (386) 624-3893

Frank Carr is the Owner / Inspector at First Choice Home Inspections in Deltona, FL serving Volusia, Seminole, Orange and Lake Counties. Formerly in the building trades, Frank’s focus is a safe home in the Orlando Metro and Daytona Beach areas of Central Florida and building FCHI. We believe that consumers have the right to expect the highest standards of thoroughness, fairness and effectiveness from their home inspector and that is exactly what we provide.
 
First Choice Home Inspections
Residential Home Inspections in Central Florida
(386) 624-3893 

Tuesday, May 28, 2019

Orlando Stained Ceilings and Moisture at Vents



Moisture stains around vent cover on ceiling in Orlando - 1homeinspector.com
A lot of homes we inspect in Florida have condensation on the HVAC duct vent covers and moisture stains or mold on the ceiling around the vent.  The cold air from the vent coming in contact with warm air at the ceiling or uninsulated duct boots in the attic causes condensation to form on the vent covers.  Frequently, this condensation causes moisture stains on the ceiling.  The moisture stains can be an ongoing challenge if the cause of the condensation is not addressed. 
The water marks on the ceiling and the droplets of moisture on the vent cover are likely caused by insufficient insulation on the ducts in the attic, inadequate insulation or uninsulated vent boots, or leaking of hot / warm attic air around the vent boots. 

What is a vent boot?   

The vent boot is the box in the attic that the air conditioning duct connects to on one side and the vent cover on the ceiling is screwed into.  Newer boots are often constructed out of insulation board or duct board.  The older types of boots were constructed out of metal.
uninsulated duct boot found Orlando home attic - 1homeinspector.com
The above picture shows an uninsulated vent boot attached to the HVAC duct.  The vent cover connects to the vent boot on the inside of the ceiling.  This boot has no insulation and the joints are not sealed well.  The sealant between the boot and the ductwork is leaking and there is no sealant between the duct and the ceiling.  Moisture accumulating on the vent boot drips down until it is absorbed by the drywall ceiling board causing moisture stains around the vent cover.
People often mistake the dark stains that sometime form around the vent for mold.  The plausible cause of the dark stains is the vent boot was not sealed to the ceiling board.  The dust from the attic, then sticks to and stains the moist drywall board around the vent cover.
When you see the stains around your ceiling vent covers don’t ignore them.  Water damage is costly to repair and moist conditions may encourage mold growth.

Random Moisture Stains on your Ceiling


HVAC duct joints leaking in the attic of a Windermere Florida home - 1homeinspector.com

If you have random stains on the ceiling; it may be the joints are not sufficiently insulated or sealed.  Moisture stains are visible at the joints of the ductwork in the attic in the picture above.  Condensation forms on the joint and may not evaporate in the attic.  If the condensation continues to drip, it may saturate the insulation and cause moisture stains on your ceiling.
Recommendation:   We recommend sealing the joints to prevent cooling loss in the attic and random stains on the ceiling.  Sealing the joints will also improve the efficiency of your HVAC system and help reduce your cooling costs.

 

Main Causes of Condensation at AC Vents

Not enough insulation on the ducts themselves

Cold air traveling through your ductwork in a warm or hot attic forms condensation if the duct is uninsulated or under insulated. The air ducts in the attic should be well insulated.  You should have your air conditioning system and ducts inspected if it struggles to maintain a comfortable inside temperature on hot days or you notice condensation on the ceiling or vent cover.
Insulation damaged on HVAC ductwork of Winter Park FL Home - 1homeinspector.com

The insulation on the duct above was separated from the duct.  Condensation had formed in the duct vapor barrier and over time had stained the middle of the ceiling.
Recommendation: Ducts in the attic should be well insulated and in good repair.  Damaged or old under insulated ducts should be replaced.  Consider replacing the ductwork in the attic if it is 20yrs or older.  It will be a good investment that will be easily recouped and will save you money on your future electric bills.

Uninsulated vent ‘boot’

The metal box in your attic that attaches to the duct and the vent cover screws to is the boot.  In an attic in Florida, the uninsulated boot will generate large amounts of condensation due to the cold air in the boot and the hot air in the attic.
A uninsulated duct boot in a Longwood FL home caused moisture stains on the ceiling - 1homeinspector.com
Above is an uninsulated galvanized duct boot. This boot was cold in the hot attic and caused water to condense on it and drip onto the ceiling.
Recommendation:  We recommend having an HVAC contractor evaluate the condition of the ductwork.  Sealing the duct to vent boot joint and insulating old metal ducts will help reduce condensation around the vents.  Older deteriorated ductwork should be replaced.

Dark Stains around your vent Cover

Dark stains around your vent covers may be mold, but more likely it is dust collecting on the damp ceiling.  If the boot is not properly sealed to the ceiling, it will allow attic dust or dirt to seep out of the crack between the ceiling and the vent cover.  Also you may discover a leak where the vent boot attaches to the duct. If not properly sealed, the cold air leaks out, meets up with the warm attic air and creates condensation.

Recommendation:  Find and seal the leak. If the problem vent is easy to access from your attic, you may be able to check for and fix the problem yourself. We recommend consulting with a local HVAC contractor to evaluate and repair the HVAC ducts. 

Covering Stains around the Vent Cover

The dark or water stains around your vent cover are difficult to cover.  When the repairs have been made, the ducts have been caulked and no more condensation is present on the covers it will be time to cover the stains. 

Normal ceiling paint will not cover up these stains.  Moisture and dirt stains around the vent cover are stubborn stains.   Even with multiple coats of ceiling paint, the stains continue to bleed through the ceiling paint.
Recommendation:  We recommend you first cover the stains with two coats of KILZ 2 Multi Surface Primer & Stainblocker then paint with your choice of ceiling paint.


Best Central Florida Home Inspector, Frank Carr of First Choice Home Inspections 1homeinspector.com (386) 624-3893


Frank Carr is the Owner / Inspector at First Choice Home Inspections in Deltona, FL serving Volusia, Seminole, Orange and Lake Counties. Formerly in the building trades, Frank’s focus is a safe home in the Orlando Metro and Daytona Beach areas of Central Florida and building FCHI. We believe that consumers have the right to expect the highest standards of thoroughness, fairness and effectiveness from their home inspector and that is exactly what we provide.
 
First Choice Home Inspections
Residential Home Inspections in Central Florida
(386) 624-3893 

Thursday, April 11, 2019

Painting Tips for Central Florida Homes

Paint keeps your wood siding from rotting and the stucco from cracking. Florida weather takes a toll on our homes. As a home inspector, we see the results of DIY projects and even professional projects gone wrong every day.



Stucco


https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEiSn3eymRlBIqI-332wE-sLmxbBEfx0cFZ5U6rqJ3Z6smkJSIiI0syzospMrzXvwq810af0OUQ18YOcDvbgSTCuLwZso5CZPdEJRCbmasC0c-Blt6R_FNUQN9M9SMNMZQIO_un-HnlxK6k/s1600/Stucco+over+wood.png
Fill cracks before painting!
When you purchase a new stucco clad home in Florida, it will usually have an acrylic paint. Builders choose acrylic paint because it has a higher permeability value not just its lower cost. After five years, this paint oxidizes or becomes caulky and will rub off on your hand.

Fill cracks before painting.
Permeability means the stucco can breathe better, which is what stucco is supposed to do. This allows the stucco siding to cure slowly for the first five years after construction. During this time you will typically see cracks appearing from the home settling. Do not use an Elastomeric paint within the first five years, as it will seal the stucco and may cause more cracks. After five years you want to fill any cracks that have developed and seal the stucco siding to keep the moisture out.



An acrylic paint will not last as long as an Elastomeric product, so it will have to be repainted more often but is less expensive. Elastomeric paint seals the siding and will stretch; this allows small cracks to be covered. Once you use an Elastomeric paint you should only use an Elastomeric over the top of it. Acrylic paint does not stretch and will crack as the Elastomeric paint moves with the expansion and contraction of the home.



Vinyl


Vinyl siding comes in a variety of colors and extra care needs to be exercised when choosing to paint vinyl siding. The formula for white or light colors of vinyl is different from that used for colored vinyl siding. 

The reason is a light color reflects more heat and UV rays, while a darker color absorbs them. White or light color vinyl siding should never be painted a dark or flat color. Painting this vinyl will cause it to absorb heat which makes the siding warp. 



Nothing looks worse on a home than warped vinyl siding. Lighter and glossy paint reflect more heat and UV rays. Darker and flat paint colors absorb heat and UV rays. 



Wood


It is import to make sure extra care is used when preparing wood siding for paint. Clean and replace all damaged wood before painting. Make sure your wood is dry enough to paint or you will seal in the moisture. Remove old dried caulk from joints. Caulk all joints that are open. All wood decays and rots, but moisture accelerates the process.


Do you need a primer?? Yes, primer not only helps the paint stick better and make the color more consistent but it also absorbs into the wood. Do not use expensive paint over dried out or new wood, it is very porous and will absorb more of the expensive paint. Priming is necessary to stop wood-bleeding or if you are covering gloss, grease, or other areas that make paint-adhesion difficult. Primer is cheaper than paint and should be used to prepare the wood for paint. 


Is Paint and Primer in one a scam?? It is great for just changing color, but is a more expensive product than paint and goes on thicker with 1/2 the coverage area and should be avoided on wood that will absorb a lot of paint.


Give yourself plenty of time to complete the project or hire a professional. Do not leave unprotected wood exposed to the weather and make sure all paint is dry before it rains.




These are just a few of many suggestions. If you are in doubt, please hire or consult a professional. Choosing the wrong paint can lead to extensive damage. Painting the exterior of a home is a huge and important project. The time to decide if it is too much work for your skill level is before you invest in paint, brushes, rollers, pans, tape, tarps, and tools.






Frank Carr is the Owner / Inspector at First Choice Home Inspections in Deltona, FL serving Volusia, Seminole, Orange and Lake Counties. Formerly in the building trades, Frank’s focus is a safe home in the Orlando Metro and Daytona Beach areas of Central Florida and building FCHI. We believe that consumers have the right to expect the highest standards of thoroughness, fairness and effectiveness from their home inspector and that is exactly what we provide.
 
First Choice Home Inspections
Residential Home Inspections in Central Florida
(386) 624-3893