Orlando Home Inspector's Home Maintenance List

 Florida Home Inspector’s Home Maintenance List

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

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

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 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

  

  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.

  

  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.

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.

 

 

 

 

 

 

 

 

 

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 

Website:  http://1homeinspector.com

Facebook:  https://www.facebook.com/FirstChoiceHomeInspectionsLlc

LinkedIn:  https://www.linkedin.com/company/first-choice-home-inspections

Google+:  https://plus.google.com/+FirstChoiceHomeInspectionsDeltona

Twitter: https://twitter.com/1stChoiceHomeIn

Posted by Frank Carr at 9:52 AM

The First Florida Building Code

The Florida Building Code

The Florida Building Code became effective on March 1, 2002 and was created by the law ratified by Florida Legislature in 1998. The Florida Building Commission was motivated to create the first state-wide building code after Hurricane Andrew devastated South Florida on August 24, 1992.  Just because we have it now, people assume we have always had a building code in Florida.  New home buyers always ask my if the house they are buying is built to code.  As a home inspector we do not quote code but the code in Florida is new.  If you are buying a home built before 2002 the question, "Is the home built to code?" is not relevant. 

South Florida Building Code

South Florida Building Code has been around much longer. The reason for creating the South Florida Building Code was tropical and hurricane storm damage.  Between 1900 and 1950 108 Hurricanes affected the State of Florida resulting in 3,500 deaths and property damage that would be equal to 4.5 billion dollars in today's currency.

In South Florida, a panel was formed and they worked with the American Society of Civil Engineers (ASCE) and other research groups to devise wind-loading design. They created a formula for calculating anticipated wind loads from hurricane force winds, taking into account both the wind speed and the height above ground.  Miami-Dade County commissioners voted October 29, 1957 and the South Florida Building Code became effective in Miami-Dade County, December 31, 1957.  Broward County later adopted a modified version of the South Florida Building Code, Dade County Edition.

Florida Building Code Background

When Hurricane Andrew hit South Florida, it exhibited a serious statewide deficiency in home construction standards. Our antiquated system of locally administered building codes and enforcement was inadequate. A statewide building code and enforcement agency was needed. Compliance or enforcement in a single county could affect homeowner insurance companies statewide.

Andrew broke all previous records for insurance losses at the time, and was the direct source of Florida's worst insurance catastrophe. Florida was seriously under-insured and overexposed; insurers suddenly comprehended that all of the worst case calculations were completely underestimated. 

Many insurers just left Florida and the ones that stayed raised rates to staggering new levels in order to avoid the very real risk of sudden bankruptcy following another huge storm. Homeowners all over Florida were affected as they saw their rates rise drastically and found a lack of available new insurance threatening to pull the plug on development in every part of the state.

We were using the 5th Edition of the Florida Building Code from 2014. The Effective Date for the Florida Building Code 6th Edition (2017) is December 31, 2017.

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 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 
(386) 624-3893
Email:  home.inspections@aol.com
Website:  http://1homeinspector.com
Facebook: https://www.facebook.com/FirstChoiceHomeInspectionsLlc/
Twitter:  https://twitter.com/1stChoiceHomeIn

Orlando Fireplaces, Furnaces and Heater Home Safety

It is approaching that time of year again when we will be firing up our heaters, fire places and furnaces.  Have you had your annual maintenance checkup or your fireplace chimney inspected and cleaned?  These are important things to consider, but did you forget to check your batteries in your smoke and CO alarms.  Most homes have smoke alarms (detectors); more than 33 percent of these homes are not protected because the smoke alarms don’t work.  When a smoke alarm fails to work, it is frequently because the batteries are missing. People often remove or disconnect batteries to prevent nuisance activation caused by bathroom steam or cooking vapors.  Was your smoke alarm on a recall list?

Smoke and Fire

Most fire deaths occur in the middle of the night.   No smoke alarms were present or they did not operate in nearly 75% of residences where a fire fatality occurred, according to FEMA statistics.  A smoke alarm is the most valuable life saving device you can have in your home.  An operable smoke alarm will reduce your chances of dying in a fire, nearly in half.  Smoke alarms are designed to detect and warn that silent, but deadly smoke is in the air. The early warning will wake you and your family, allowing time to escape your burning home.

At 40 percent, cooking is the leading cause of residential structure fires. Heating causes another 14 percent. These percentages (and those that follow) are adjusted, which proportionally spreads the unknown causes over the other 15 causes.

The two leading causes of residential fatal fires are smoking, at 18 percent, and other unintentional or careless actions, at 14 percent. The leading cause of residential fires that result in injuries is cooking (26 percent), followed by other unintentional or careless actions (11 percent) and open flame (also 11 percent). Cooking is, by far, the leading cause of fires with property loss, at 20 percent.¹

¹  U.S. Fire Administration/National Fire Data Center, Fire in the United States 2003-2007 Fifteenth Edition

Carbon Monoxide

People are at an increased risk of carbon monoxide poisoning during the winter months. Well-insulated, airtight homes and malfunctioning heating equipment can produce dangerously high and potentially deadly concentrations of carbon monoxide.

Carbon monoxide is a by-product of incomplete combustion, any fuel-burning appliance, vehicle or tool that is inadequately vented or maintained can be a potential source of carbon monoxide gas.

Examples of fuel- burning equipment include: 

• Fuel - furnaces and space heaters. 
• Propane or Gas - fireplaces, (both vented and ventless), space heaters, ranges and ovens, clothes dryers, grills, smokers, and deep fryers.
• Wood burning fireplaces and stoves 
• Charcoal grills and smokers 
• Gasoline – automobiles, lawnmowers and power tools

Gas fireplaces are gaining in popularity based on their low cost, convenience and relative ease of installation.  Ventless or vent free gas fireplaces are not vented to pipes or chimneys. The burned gases including carbon monoxide are put into the circulation of the air within your home.  Based upon the health risks associated with the use of ventless gas fireplaces, their installation is illegal in many areas of the country.

Prevent or minimize the potential for exposure to carbon monoxide gas. 

• Have your home-heating systems, fuel-burning appliances, flues and chimneys inspected, cleaned or schedule an annual home checkup by a qualified home inspector. 
• Make regular visual inspections of fuel-burning appliances such as your gas dryer and hot water heater. 
• Do not burn charcoal inside a home, cabin or camper.
• Do not operate gasoline-powered engines (generators, cutting saws) in confined areas such as garages or basements. 
• Do not idle your car inside the garage. 
• After a hurricane or storm, make sure vents for the gas dryer, furnace, stove and fireplace are clear of debris and intact. 
• Never use gas ovens and ranges to heat your home!

Check your Smoke and CO alarms frequently.  Smoke alarms are set off by bathroom steam or cooking vapors. Rather than take the battery out of your alarm, do the following: 

• Quiet the alarm by pushing the “HUSH” button, if equipped. 
• Open windows and turn on vent fans to clear the air.
• Consider relocating the alarm farther away from the cooking area or bathroom.
• Consider installing a photoelectric or combination photoelectric/ ionization type alarm. The photoelectric and combination type alarms are less sensitive to cooking smoke.

Causes of Christmas Fires

Cooking, heating, and open flames are the major cause of Christmas fires, according to the US Fire Administration.  This is not surprising due to holiday cooking and the more prevalent use of home fireplaces, displays, and decorations involving candles.  The daily incidence of candle−started fires quadruples on Christmas Day.

Opinions of a Home Inspector

Christmas is the time to spend with your family and friends, not to worry and agonize if you will have a fire.  Every Christmas the sounds of fire engine sirens overpower my family’s holiday music.   We often worry if the sirens are for one of our friends or neighbors.  You should have all your heating and cooking equipment inspected and serviced before your family arrives.  Fireplaces should be inspected yearly and cleaned regularly.  Be aware of the placement of candles and decorations.  Make sure you give your live Christmas tree plenty of water and keep it away from candles and fire places.  May your Christmas be worry free and full of holiday cheer.




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 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 
(386) 624-3893
Email:  home.inspections@aol.com
Website:  Http://1homeinspector.com

Hiring a Home Inspector in Orlando; 7 Questions to Ask?

When purchasing a new or existing home; the most critical part of the buying process is the home inspection.  Never sign a waiver to surrender your rights to a home inspection, even on a new home.  A home inspection is your right in the buying process and should never be relinquished.   The home inspection process is in place for your protection, to discover any defects or building flaws unknown or not disclosed by the seller.

Once you have selected your dream home; how do you find the right home inspector to investigate your future home and investment?  In the selection process; there are seven critical questions you should ask a home inspector.



1.     Is the home inspector licensed by the state or approved agency?  Many states require a home inspector to obtain a state license to inspect homes.  If you are obtaining financing through a government program, VA, HUD, or FHA; that agency may also require an additional certification or approval for the home inspector.  You should verify the license with your state or agency prior to contracting the home inspector.

2.     What is the inspector’s background and certifications?  The inspector’s background certifications are critical to their understanding of building technologies.  Your inspector should have a basic knowledge of the construction process to thoroughly evaluate the property being inspected.  The inspector should be able to determine whether a crack is structural or cosmetic based on their knowledge of the buildings obscured structure that lies beneath the drywall.  Has the inspector stayed current on modern building technologies and what certifications have they completed?  Home inspector organizations, like International Association of Certified Home Inspectors (InterNachi), require inspectors to stay current and take continuing education units (CEUs) that often exceed state requirements.  Ask if they are a member of a national organization.

3.     How many years has the company been in business?  Has the company met the requirements to stay in business and are they current with modern building technologies.

4.     Ask how many inspections a day does the inspector complete?  Is the inspector working for your best interests or his?  One or two is the answer you are looking for.  If the inspector is completing three or more, it is likely they are cutting corners to complete all the inspections.

5.     How much time is spent at an inspection?  This number should vary based on the size of a home.  The basic number you are looking for is 1 hour per 1000 square feet.  If the inspector is inspecting a 3,500 sq. ft. home in less than 3½ hours on site, they are most likely not the best inspector for your family.  This time should not include the completion of the written report.

6.     Written Report, How Long? How many Photos? There are many styles of written reports, which will be determined by the preference of the inspector.  That being said, style is not as important as content.  There should be at least one summary page, one page per system (7) and one page per room.  A typical 3 bedroom, 2 bath, and two car garage should have a minimum of 20 pages excluding photos.  Photos again may be a personal preference but should include at least one per deficiency noted in the report.  The minimum number is 15-20, but if a picture is worth a thousand words, 20-30 is better.  

7.     Does the Inspection Company and the Inspector carry insurance?  Who would the courts consider liable for damage to the property during the time of the inspection?  What type of insurance do they carry and what is the liability amount of the insurance?  Many states require an inspector carry minimum liability insurance, but would it cover full damages to the property in the worst case scenario? 

When purchasing your home, you may not have to be an expert on the home, but you should have a knowledgeable inspector on your side.  You should feel secure in the knowledge that your family and your investments are safe.  Choose wisely, when selecting a home inspector and never put your family’s safety at risk by waiving the inspection.  Never select an inspection company based on price or how quick they can complete an inspection.  One item found by a competent inspector can save you thousands of dollars in repairs down the road.

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 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 
(386) 624-3893
Email:  home.inspections@aol.com
Website:  Http://1homeinspector.com
Facebook:  https://www.facebook.com/FirstChoiceHomeInspectionsLlc/

Finding a Qualified Home Inspector in Orlando

Some inspection services out there are offering very cheap inspections. The first thing to consider if the price is too low; are they licensed and insured. Ask to see their license and proof of insurance. Are they currently a member of a national trade organization for home inspector like NAHI, ASHI or InterNachi? Florida Home inspectors are required to give proof of their licensure before the inspection begins. I recently completed an inspection for a couple that previously hired and paid a home inspector to perform a Home Inspection. The finance company rejected the first inspectors report because it was poorly written and lacked professional characteristics of a home inspection report. 

The State of Florida regulates home inspectors under the Department of Business and Professional Regulation (DBPR).  All home inspections conducted in the State of Florida must be conducted by a Florida Licensed and Insured Home Inspector as of July 1, 2011 as amended by House Bill 713 (2010 legislative session).

You can verify if an Inspector is current and active at https://www.myfloridalicense.com/wl11.asp?mode=0&SID. The DBPR requires home inspectors to meet the following requirements before obtaining their Florida Home Inspection License. 

 

FLORIDA HOME INSPECTOR LICENSE REQUIREMENTS

1. Application for Licensure” effective July 2012
2. Be of good moral character. Good moral character means a "personal history of honesty, fairness, and respect for the rights of others and the laws of this state and nation."
3. They are required to complete a Livescan (electronic fingerprinting) background report with the state and FBI.
4. High School diploma (or equivalent)
5. Complete an approved course of study of 120 hours covering structure, exterior, electrical, HVAC, plumbing, roofing, interiors, exteriors, and site grounds & grading. a)  Inspection Methods     24-hours   b)  Building Systems  42 hours   c)  Reporting  24 hours   d)  Professional Practice  10-hours   e)  20 hours of field-based practical demonstrations of the inspection process by the student under the direct supervision of a licensed Florida home inspector.
6. Maintain commercial general liability insurance (not less than $300,000).
7. Apply to the Florida Home Inspector Department to take a licensure examination.
8. Complete and passed the National Home Inspectors Examination given by the Examination Board of Professional Home Inspectors (EBPHI).
9. Continuing Education - Florida Home Inspector Licensees are required to get 14 hours of continuing education every two years in Florida.

In the opinion of this Home Inspector if the price is too low you must ask yourself; why?  The fee for a basic home inspection nationwide is $300 to $500 by HUD estimates in "Ten Important Questions to Ask Your Home Inspector" 2011.  The size of the home, additional structures, pools or spas and irrigation systems will all add to the price of the inspection.  Fees vary by region of the country significantly.  When purchasing your home, you want the best inspection at a reasonable price.  A thorough inspection will take from 2 to 5 hours to complete.  When it is your money and your family’s safety on the line you want the most meticulous inspector you can find.   

When contracting a home inspector check them out; license, insurance, professional association, and do they have complaints on file with the state regulatory agency.  Agents will often recommend an inspector they know, but is the inspector best for you or the agent?  Do not take their word for it, that they are the best inspector, check them out.

 

Frank Carr is the Owner / Inspector at First Choice Home Inspections in Deltona, FL. Formerly in the building trades, Frank’s focus is a safe home 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. Http://www.1homeinspector.com