Home checkups can prevent 'poor maintenance syndrome?

Without regular check-ups, your home could become a victim of PMS poor maintenance syndrome. Some common sense, routine checks and basic "how-to" skills can go a long way in helping keep a house in tiptop condition.

It's easy to relieve "PMS" when the homeowner knows what to look for. Taking care of a home today can save thousands of dollars in the long run by teaching how to prevent major repairs with minor maintenance, like caulking tile, redirecting downspouts or treating wood.

Tiptop' shape

An annual roof inspection is a must for all homeowners. Loose or missing roof shingles caused by high winds, powerful rains or the heavy ice and snow of winter can leave the roof less resistant to water damage during heavy rains and thunderstorms. This is particularly true if there is not proper drainage of rain water off the roof and away from the foundation. Make sure all joints around chimneys, vents, and at roof valleys are protected by a metal flashing, usually aluminum or copper to avoid corrosion, and that the edges of the flashing are sealed to the roof and intersecting surfaces with roof cement.

We often find that roof leakage can be corrected or prevented with simply the replacement of just a few shingles, the addition of some flashing or the application of caulking. These are small jobs that cost very little, but can reduce damage of interior roofing materials and extend the life of the roof.

Exterior inspection

In addition to the roof, an overall inspection of the exterior of the home is recommended. On the exterior look for signs of problems, such as cracked or loose siding, bushes that have grown up against the house, trees that may be hanging precariously over the home, clogged storm drains, unattached downspouts, broken screens or windows and any sign of water damage. Wooden surfaces subjected to frequent or constant moisture exposure, such as lower reaches of wood siding in contact with soil, improperly designed window and door ledges and porches, are especially vulnerable to decay and insect damage.

Make sure to check the slope of the ground adjacent to your home's foundation. It's best to have a slight slope (I5 degrees) away from the foundation so water will drain away from, rather than toward, the foundation of the home. Next, inspect the outer edges of windows and door casings. Be sure to seal any gaps; this will help conserve a great deal of cool air in the summer and heat in the winter that would otherwise escape, as well as prevent water seepage. Signs of exterior damage such as water stains, often signal other problems, indoors.

Interior inspection

After a complete exterior inspection, homeowners should move inside. First check in areas where exterior problems were found. If you notice that a window has cracked or that the wood around a window has rotted, your first stop indoors should be to see if any water has been leaking in unnoticed.

Next, check the air conditioning and heating units. Air conditioner temperature can be checked to make sure it is in the range of 55 degrees F (almost 13 degrees C). Periodic maintenance of the heating system involves cleaning the burner and the heating surfaces, adjusting dampers. checking controls, oiling the blower motor and fan and adjusting the pulley belts.

Generally this would require servicing before the start of the winter season by a heating/cooling professional. However, if airflow is diminished in either unit, a dirty filter is the likely culprit. The ultimate energy waster is a dirty air filter the system must really labor to pump the air through such an obstruction. Cleaning and changing air filters regularly will save a bundle on electricity costs and improve air quality. Testing smoke and carbon monoxide alarms, repairing dripping faucets and cleaning all range fan filters of grease buildup are also recommended.

Small projects pay off

While routine home maintenance may require a small investment, and a little time and effort, it is better to take care of it now rather than later. Routine maintenance will pay off and help save in the future.

A good rule of thumb is to estimate that routine periodic home maintenance, assuming no major problems are found, will cost a homeowner from 1 to 3 percent of the home's sale price on an annual basis. While this depends on the age, design, and/or the degree of prior maintenance, a $110,000 home, for example, will require from $1,100 to $3,300 per year for maintenance.

It's just like giving your home its annual physical a preventative measure that also ensures the safety and health of everyone living within the home. Keeping your home in tiptop shape is also of major importance, should you decide to sell it.

(Aimee Dixon Plumlee is the director of operations and marketing for the local office of HouseMaster Home Inspections, which has offices in over 350 cities in the United States and Canada.)