How the nicest homes stay that way!
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It's predictability; not having to schedule special things at special times. Not having to arrange things. I also did not have to find people to do various tasks. If there were extra little things that needed to be done I could make one phone call and know that someone would end up being able to do it.
If neglected even briefly, these seemingly minor areas can create MAJOR headaches. HPS's Maintenance Program monitors the “weak link” areas of your home that can dramatically affect safety, efficiency and durability…so you can sleep better at night.
Shower and toilet leaks are sometimes not visible from above. This photo taken from the crawlspace area, shows the subflooring has rotted out and is ready to fail thanks to a failed toilet seal.
Location: Bathtub, shower and toilet areas
Cause/Symptoms: Failed seals, flashing, caulking, grout, soft flooring, loose toilet
Damage Risks: Rotted flooring, termites, structural damage
Damage Costs: $5,000 - up
Preventive Action: Routine inspections, monitor, re-caulk and seal as needed. Tighten toilet bolts.
RoofRoof debris and unseen defects can accelerate the aging process and shorten the life of your roof.
Moss, dryrot, sun and animal damage are common symptoms of poor roof maintenance and
will lead to premature and costly replacement of the roof.
Location: Roof
Symptoms: Debris, worn material, moss, holes, exposed sheathing and leaks.
Damage Risks: Premature failure, animal entry, dry rot, water damage.
Damage Costs: $15,000 - up
Preventive Action: Regularly inspect and clean roof, flashings, skylights;
remove debris when accumulations require it.
Poorly installed and maintained gutters cause more damage than any other component of the home. In fact, they cause more damage than most natural disasters. In addition, poorly maintained gutters are a fire risk while defective gutters waste an opportunity to capture and reuse the valuable water through rainwater harvesting. Here is shown a complete failure of a critical section of gutter which caused settlement to the foundation and fireplace amounting to over $100,000
Location: Roof eaves, gutters and downspouts
Symptoms: Clogging debris, leaky seams, poor or no slope, standing water, overflows
Damage Risks: Premature gutter failure, foundation, siding, eaves damage, gutter fire risk.
Damage Costs: $1,000 - $75,000
Preventive Action: Inspect and clean gutters, downspouts and drainage systems quarterly. Install RainTube gutter protection system to insure proper functioning between services.
Properly maintained, traditional tank-type water heaters can last from 10-15 years. If not well maintained, failure can happen any time after only a few years. Water heaters can weigh up to 1000 pounds and must be securely mounted to the wall with seismic straps.
Location: Water heater closets, garage, attic
Symptoms: Rusty piping, dirty water, leaks, low heat, old age
Damage Risks: Shortened appliance life, floods, floors damage, water damage.
Damage Costs: $5,000 - $75,000
Preventive Action: Timely replacement of older units, installation of leak pan and overflow drain,regular inspections, clean and flush water heater every six months.
Poor flashing can allow leaks around doors where the damage is sometimes hidden under carpet and other flooring.
Location: Doors and windows
Symptoms: Leaks, gaps or cracks in caulk, wood damage.
Damage Risks: Wall damage, dryrot, termites, premature window, trim and siding replacement.
Damage Costs: $5,000 - $15,000
Preventive Action: Inspect flashing, caulking, paint and weather stripping annually.
Broken furnace air ducts are a major “weak link” in the heating and ventilation system of your home. Problems here can go undetected for years and can lead to excessive heating bills, attract termites and invite
rodents into your home.
Location: Crawlspace, attic, furnace closets, garages.
Symptoms: Soot at vents, musty odors, broken flues and ducting; high utility bills, rodents, termites.
Damage Risks: Carbon monoxide poisoning, termites, fires.
Damage Costs: $200 - up
Preventive Action: Inspect the furnace and ducting system regularly. Report any unusual drop in temperature in a particular area. Test and service the furnace and filters, annually, install and maintain smoke and CO detectors.
Wood decking will prematurely deteriorate if not properly maintained on a regular basis. Joints between boards can become completely blocked by debris holding water and leading to a gradual rotting of the surface and substructure. Sun, rain and wear can also take a heavy toll. Many decks were originally made of cedar or redwood, both of which are valuable and costly to replace.
Location: Exterior patios
Symptoms: Splitting, dryrot, splintering, weathering, lifting nails, loose railing, stains.
Damage Risks: Premature and expensive deck failure and replacement, safety hazards, dryrot and water damage.
Damage Costs: $6,000 - up
Preventive Action: Regularly inspect, clean and seal wood, reset nails, remove moss and slip hazards.
Replace any damaged boards.
Broken garage door hinges and loose door hardware can be a dangerous combination. Garage doors should be fitted with safety devices to prevent accidental closing injuries. Doors into the home from the garage are required to be fire doors per code and equipped with automatic closers.
Location: Garage
Symptoms: Loose hardware, noise, faulty reverse, spring malfunction, jerky operation, missing or defective door closers.
Damage Risks: Injury or death of family member, damage to car, failure of door or opener.
Damage Costs: $750 - up
Preventive Action: Inspect, test, lubricate, tighten and adjust hardware at door and mechanism annually.
Hidden from view, leaks from failed under-sink plumbing can cause a lot of damage in a short period of time.
Location: Sinks and crawlspace
Symptoms: Moisture, mold, water damage, aged fixtures and piping, clogs, rusted traps, faulty shut-off valves.
Damage Risks: Damage to cabinets, walls, floors, rot, termites, water loss.
Damage Costs: $600 - up
Preventive Action: Inspect, test and service plumbing annually. Early detection is key. Operate all valves at least once per year.
Bad design and poor attic ventilation can cause condensation, dryrot, mold and eventual structural damage within the ceiling/attic/basement framing. This problem can go on for years without detection with damage escalating.
Location: Attic, basement and crawlspace
Symptoms: Insufficient ventilation, poor insulation, excessive heat or cold, moisture, mildew, rodents, termites and other insects, foundation cracks.
Damage Risks: Hidden rot, foundation damage, structural termite damage, rodent infestations.
Damage Costs: $5,000 - up
Preventive Action: Inspect access spaces and foundations; ensure adequate air flow and ventilation; monitor and repair ventilation screens, install ventilation fans.
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