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Homeowner`s Maintenance Manual

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1. Cracks on stair step cracks in Normal home settlement due to Seal cracks with a flexible masonry finish expansion and contraction masonry caulk and paint Fireplace Introduction In most cases BrackenChase uses a pre fabricated fireplace that is delivered to the home site and then installed with a screen and glass doors Do not burn pressure treated wood scrap lumber Christmas trees trash cardboard plastic or any flammable material such as gasoline Burning these materials may cause brick and flu liners to crack Homeowner s Maintenance Guidelines Fireplace Equipment A clean unobstructed fireplace and chimney are important for safe fireplace operation Have a fireplace chimney company inspect the fireplace and chimney annually for soot build up and appropriate cleaning Inspect the hearth and liner for loose or cracked firebrick Starting a fire Follow this checklist for safe fireplace use 1 Open the flu damper and outside air vent fully and visually check that the flu is not obstructed 2 Clear obstructions and ashes 3 Use a steel or cast iron grate to elevate the wood above the fireplace brick Do not build fires on the fireplace floor 4 Place crumpled non colored newspaper under the grate 5 Add kindling small wood chips and twigs on the grate over the newspaper 6 Place three small logs in a pyramid arrangement at the back of the firebox providing air spaces between logs 7 Preheat the flue
2. 5 BrackeaGhase Homeowner s Maintenance Manual Welcome fo your New Brackenchase Home 3031 Eliza Road Suite 1 Tallahassee FL 32308 850 309 7790 INTRODUCTION Congratulations on the purchase of your new BrackenChase Home BrackenChase Builders Inc has been producing top rated homes and communities in this area since 1991 The mission of BrackenChase Builders Inc is to provide high quality innovative homes with ultimate customer satisfaction Your new home was built using high quality materials and the latest construction technology As a member of the National Association of Home Builders BrackenChase Builders has available the resources of the nation s largest and most professional trade association More then 3 500 component parts were used to make up your home Thousands of people had a hand in producing these building components These components have now been assembled into a fine and beautiful house for your enjoyment and comfort We have designed this booklet to smoothly guide you through some of the important details involved with properly maintaining your new BrackenChase home In order to acquaint you with the maintenance requirements and warranty information about your new home BrackenChase Builders is providing you with this Homeowner s Maintenance Manual This manual will consist of four chapters Homeowner s Maintenance Checklists General Information amp Safety Tips Homeowner s Mainte
3. The air conditioning and heating system s provide s year round climate control and consists of a thermostat to control temperature an air handler unit to heat or cool the air a filter to remove particles from the air plus a fan unit to distribute and circulate air throughout the home via ducts and registers Air conditioners have an outdoor condensing unit or compressor which must be kept sufficiently free of obstructions such as shrubbery to allow air to flow freely Note Window coverings should be installed to maintain consistent room temperatures Direct sunlight entering the house will increase the temperature in the affected area and will also fade furniture and carpet Homeowner s Maintenance Guidelines Service Contract Our climate places heavy demand on your HVAC system We encourage homeowners to take advantage of the extended annual service contract that is available from your air conditioner supplier This contract typically provides seasonal check ups of the heating and cooling components plus periodic cleaning the advantage being that scheduled service may reduce system failure by preventing problems before they occur Before calling for Service 1 Check to see that the thermostat is properly set 2 Check the circuit breaker in the panel box If tripped reset by switching the breaker to full Off then fully back to the ON position If the circuit breaker will not reset contact the HVAC Contractor See C
4. Do not use the brass polish on lacquered brass parts or fixtures Builder s Warranty The manufacturer does not guarantee the finish of any product The builder will warrant the mechanical parts only for the first year Driveways Sidewalks amp Patios Introduction In most cases exterior concrete cracks are due to temperature variations soil movement and slight home settlement Driveways are not designed to handle the extreme weight of dual axle and dual wheel vehicles Concrete will crack Homeowner s Maintenance Guidelines Lawn fertilizer left on the driveway or sidewalk will stain the concrete and cause rust spots This can be prevented by immediately hosing the driveway and sidewalk off after applying fertilizer Water used to irrigate lawns may also cause driveway and sidewalk staining and mildew and continuous contact should be avoided Keep excessive weight such as sand lumber and 27 moving vans off the driveway to prevent cracking Rust and grease stains are a homeowner s responsibility Pavers Introduction Pavers are a concrete product Minor cracks and chips due to production transportation handling and installation will be present Color variations between pavers may also be present initially but will diminish as they cure Efflorescence is a whitish haze that may occur during the first six months It is a salt deposit brought to the surface by evaporating water This haze will eventually wear off or it
5. any additional service needs or major repairs you should call a licensed electrical contractor Even when attempting a minor repair you must have the electricity turned off to the item you are working on This must be done at the Circuit Breaker Box Turning off a wall or lamp switch will not always prevent a shock Every receptacle lamp and electrical device is controlled by a circuit breaker in the box and should be labeled and you should know its function if you attempt to turn off the electricity Never try to defeat the purpose of a circuit breaker If it frequently Trips this is generally a sign of a more severe problem and a competent licensed electrician should be called The following simple steps may prevent a severe electrical shock A Open the circuit breaker box and locate the proper circuit breaker Turn it off B Close the panel door and tape a note across the front of the box informing others that you have turned off a circuit breaker and not to touch anything If you can lock the panel do so DO NOT ATTEMPT ANY ELECTRICAL REPAIR UNLESS YOU ARE QUALIFIED AND THOROUGHLY UNDERSTAND WHAT YOU ARE DOING 13 14 Chapter 3 Homeowner s Maintenance Information SERVICE WARRANTIES and MAINTENANCE AIR CONDITIONING AND HEATING INTRODUCTION A Air Conditioner amp Heating Equipment The air conditioning and heating equipment was installed by the HVAC Heating Ventilating and Air Conditioning Contractor
6. are warranted for the first year In the event the ceramic tile becomes loose or cracks during the warranty period BrackenChase will replace cracked tiles and or re secure loose tiles one time only unless the defects were caused by the homeowner s action or negligence BrackenChase will not be responsible for discontinued patterns or color variations in ceramic tile or grout BrackenChase will make every effort to match colors However the builder will not be responsible for total replacement due to tile or grout variations In the event cracks appear in grouting of ceramic 23 tile the builder will repair grout if necessary one time only during the warranty period Regrouting of these cracks is a maintenance responsibility of the homeowner for the life of the home The builder will not repair damage caused by improper maintenance Concrete Foundation and Floor Slabs In monolithic construction the floor slab garage slab foundations and footings are all poured in concrete at the same time BrackenChase uses heavily reinforced concrete monolithic slab or block construction One thing to understand about concrete is that it will crack It is important to understand that concrete is a porous material that will expand contract and crack as a result of temperature changes shrinkage stress and settlement Hairline cracks that may appear on foundation walls and be visible on garage floors are common and are usually cosmetic as opposed to s
7. care With proper maintenance the cabinets will remain serviceable and attractive for many years Homeowner s Maintenance Guidelines Wood Cabinets Wood cabinet tone grain and color variations are normal and reflect the natural characteristics of real wood Clean wood cabinets with the same gentle care you would give any fine wood furniture A light coat of wax or lemon oil applied once or twice a year will protect the finish and enhance the appearance Cabinet mounted coffee makers are not recommended since the rising steam will damage solid wood and wood veneer causing fading or delamination For the same reason position regular coffee makers out from underneath the upper cabinets and near the front of the counter Laminate Cabinets Clean laminate cabinets with a soapy cloth or sponge using a nonabrasive liquid household cleanser for more stubborn stains There are one step cleaning products available for laminates that clean reduce streaking and leave surfaces polished As with all cleaning products carefully follow the manufacturer s instructions Shelves Shelves are not designed to hold weight that exceeds 20 pounds per square foot Keep canned goods flour sugar and heavier products on the bottom shelf of the base cabinets If desired apply contact paper to shelves to protect against scratches and stains Drawer and Hinge Care Check the hinges at least once a year for proper alignment and tightness using a screwdriver t
8. for contacting the local cable company for the initial hook up Roof antennas and or satellite signal receiving dishes are not allowed in some communities and you should check with your Homeowner s Association if applicable before proceeding with any installation Builder s Warranty The cable wiring within your home has a limited warranty for the first year All exterior cable including the cable in your yard is the responsibility of the Cable TV Company and this responsibility includes the initial burying of the cable after the hook up 22 Ceramic Tile Introduction The ceramic tile walls in your bathrooms are easy to maintain and if properly maintained will be impervious to water The seams joints and sealers are not waterproof and require proper maintenance to prevent water seepage and damage to materials adjacent to and underneath the tile Cracks in the caulking joints between tile and tub in the shower stall corners and at the floor are normal and are caused by the high degree of moisture present in every bathroom as well as from the normal shrinkage of caulking material Separation between the tub and wall tile is caused by the weight of the tub when filled with water For other problems concerning bathtubs sinks etc see the Plumbing Fixtures Section Homeowner s Maintenance Guidelines Caulk cracks and separation of seams adjacent to tile with a top quality flexible caulk taking care to wipe the tile clea
9. foundation wall forms in place until the concrete cures Washers Round rigid rubber or plastic discs used as a sealing device in water faucet valves Weather stripping A weather insulating strip of material placed around doors and windows to reduce water entry into the home Also reduces air infiltration into the home or the escape of conditioned air out of the home Washouts An area where water has produced soil erosion Window balance A counter balance device in window housings that assists with the opening and closing of a window and then keeps the window in position BrackenGhase
10. may fade faster than others Change filters in your heating and air conditioning systems on a regular basis or when dirty Dust pollen and smoke will settle on your carpets and increase staining and soiling When a spill occurs immediately blot it firmly with dry white paper towels or rags Do not rub the spot as it will damage your carpet s tufts and may permanently alter your carpets appearance If stain remains spray with cold water and blot again Repeat if necessary Cleaning Stains First scoop up or blot as much of the spill as possible from the carpet With a white cloth rag blot from the edges toward the center of the stain until dry For asphalt butter chocolate cooking oil furniture polish grease food lipstick mascara oil shoe polish tar apply a small amount of dry cleaning fluid non oil type commonly used for spot removal from garments to a dry white cloth towel and blot Repeat and blot with paper towels until the spot is dry For ice cream latex paint excrement mayonnaise milk vomit and white wine apply a small amount of detergent or a recommended cleaner or solvent to a dry white cloth towel and blot Repeat and blot with paper towels until the spot is dry For fruit drinks berries blood coffee fruit juice ketchup mustard soft drinks tea and red wine mix 2 cup household hydrogen peroxide with 1 tsp clear ammonia and dampen the spot with a small amount of the mixture Let stand for 2 to 3 h
11. re caulk as necessary Cultured Marble Vanity Tops Clean cultured marble with a damp cloth and a non abrasive detergent When re caulking use a flexible caulk Use of a gel gloss or aerosol spray may be used for polishing Counter Top Precautions 1 Keep counter top dry at all times 2 Excessive heat can cause charring burning lifting or blistering Do not place hot pans coffee pots baking dishes hot iron or burning cigarettes directly on counter top surfaces Use protective hot pads or trivets under counter top electrical appliances Always use a cutting board since knives will cut the surface 4 Steam from an open dishwasher may cause swelling and delamination Allow time for the dishwasher to cool before opening the door To further reduce moisture damage apply a silicone spray to the underside of counter tops directly over the dishwasher and two feet left and right of the dishwasher w Builder s Warranty Your counter tops have a limited warranty for the first year BrackenChase will not be responsible for chips cracks or scratches in tops not noted during original walk thru If countertops or backsplashes swell or buckle it may be due to the homeowners not maintaining caulking This is an important part of your routine maintenance and damage caused by inadequately maintained caulking is specifically excluded from warranty Cable T V System Introduction Homeowner s Responsibility The homeowner is responsible
12. to 6 inches Do not mow if the ground is soggy Set the mower height at approximately 3 inches Be sure the mower blades are sharp to avoid tearing the grass C New Shrub and Tree Care The landscaping around your home has been planned by a professional landscape designer All trees and shrubs are nursery grown and a landscape contractor handled the initial planting The homeowner is responsible for maintaining the new plantings The type of tree or shrub will dictate the specific care needed Palms should be fertilized with a Palm Special brand of fertilizer a minimum of three 3 times per year Caution Do not remove or transplant trees and shrubs from their original locations Homeowner s Maintenance Guidelines Watering It is extremely important that new plant and trees be watered once a day for the first month for one to three minutes on shrubs and 15 20 minutes on trees Fertilizing Plants should be fertilized on a regular basis Contact a lawn care specialist for proper maintenance guidelines 39 Trimming Hedges and plants should be trimmed on a monthly basis to encourage growth and conformity to the intended design Builder s Warranty Homeowner relocated plant materials are not warranted BrackenChase will guarantee all trees shrubs and ground cover for the first ninety 90 days This guarantee shall not cover losses due to lack of proper irrigation lack of proper maintenance vandalism winds in excess of 25 mi
13. to a comfortable level normally between 68 F to 71 F for heating and between 76 F to 78 F for cooling and leave it there Then set the fan switch to either the ON or AUTO position The less you change the thermostat setting the more comfortable you will be the lower you utility bills will be and less wear and tear on the system s compressor will incur Changing settings frequently will cause the supplemental heater to run more often and turning the system on or off expends extra energy to bring the temperature back to a comfortable level Setting air conditioning controls too low does not cool the home faster and the same principle applies to heating D Air Distribution System Duct Work Ducts carry and distribute heated or cooled air to each room Registers Two kinds of registers are used air supply registers located on the wall or ceiling that deliver warm or cooled air into the room and air return registers located on walls or ceilings or under the air handler access door that return air from the room back into the air handler fan to be re heated or re cooled To regulate temperatures on different floors or rooms during different seasons adjust the air supply registers by partially opening or closing them thus restricting or moving additional air into each room Vacuum supply and return registers to ensure they remain dust free Check that registers are not blocked by draperies furniture or other obstructi
14. use acrylic masonry house paint Before painting fill the hairline cracks with flexible caulk Efflorescence A white powdery substance that may appear on the exterior masonry walls is called efflorescence It is normal and is composed of water soluble salts originally present in masonry materials that are brought to and deposited on the surface when water evaporates Most efflorescence can be removed with a stiff scrub brush and water Soffit and Fascia The vinyl soffit and fascia where applicable have a finish that does not require painting Wood and stucco fascia do require painting and caulking The soffit vents are located under the roof overhang The fascia is used behind gutters and to cover gable trim boards Builder s Warranty Your exterior finishes have a limited warranty for the first year See concrete block and stucco and paint for the builder s warranty SOLUTIONS TO COMMON EXTERIOR FINISH PROBLEMS PROBLEM LIKELY CAUSE SOLUTION Mildew on stucco mildew on Normal problems in tropical Use mildew household bleach roof tiles pink color algae on weather conditions solution and water to rinse porch frame Cracking peeling of painted Normal aging and weathering Clean and sand surface Then surfaces prime and repaint Gaps and joints in wood Wood drying out Sand prime and paint Efflorescence on masonry Crystallized soluble salts Scrub with water and stiff finishes brush 31
15. your shoe soles and will scratch the finish Re Caulking of the Tubs and Showers Over time cracks and separations between tubs or shower stall and wall surfaces or bathroom floors will appear Maintaining these areas is critical since excessive moisture can severely damage underlying materials It will be necessary to re apply a tub and tile caulk when the previous caulking has dried out or eroded To re caulk the area use a tub and tile caulk available in local hardware stores Do not use a clear silicone caulk Begin by removing the old caulk and cleaning the area Once the area is dry apply fresh caulking to fill the vacant space and then smooth out the finish with a wet finger G Whirlpool Tub Caution Never run the pump motor without at least 2 inches of water above the jets Running the pump with improper water levels will damage it Always turn the pump off during draining Do not add bath oils bubble soap or any other liquid to the water Homeowner s Maintenance Guidelines 1 Check for leaks periodically by looking around the base of the tub 2 Every two or three months fill the tub with hot water and add a small amount of liquid dishwasher non foaming detergent Run the pump for 10 minutes This will clean the pipes and the pump s internal parts Builder s Warranty BrackenChase will warrant the mechanical pump for the first year Any scratches or chips on the tub not noted on original walk through will not be repaired
16. A vent with louvers located at the peak of gable ends Graphite lubricant finely powdered graphite used as a lubricant Ground fault circuit interrupter GFCD A specialized electrical device that will interrupt electrical power where electrical loss of ground occurs Normally installed in areas where water may be present Grout A white or colored plaster like mortar compound used to fill spaces between ceramic tiles Header A heavy timber and or concrete beam that spans open spaces in walls over doors and windows and provides support to structural members above it Hip roof A roof that rises by inclined planes from all four sides of a building Honeycomb In concrete an open cell like surface texture that occurs while pouring the concrete Hose bib An exterior faucet connection for lawn and garden hoses 59 Insulation Any material high in resistance to heat transmission that when placed in the walls ceilings or floors of a structure will reduce the rate of heat flow Jamb The side and head lining of a doorway window or other opening Joint compound A plaster like compound used with drywall tape to join sheets of drywall into a smooth continuous panel Joists The horizontal support members used in constructing a floor Keeper plate The metal plate that keeps a door lock latch firmly in place Lockset A door lock Louver An opening with a series of horizontal slats so arranged as to permit ventilatio
17. aerators screw into the spout of a faucet to add air to the flowing water which reduces splashing Aerators are easy to remove for periodic cleaning This should be done every 3 4 months Washer Replacement Dripping faucets can dramatically increase water bills and represent the loss of a valuable natural resource Over time all washers will wear out and must be replaced Neglecting to change washers may cause damage to the valve seat or to the entire faucet Many homeowners prefer to do this simple replacement procedure themselves 1 Turn off the water supply intake valve located under the sink 2 Using a wide jaw wrench remove the hexagonal cap from the top of the faucet assembly This may take a turn or two 3 Remove the inside part turn it upside down and you will see a fiber washer held by a screw through its center This is the source of the leak The screw will remove easily but the washer itself may take a little prying to remove 4 Match the new washer to the worn out washer and replace it Re use the same screw if it is in good condition Then reassemble the faucet Builder s Warranty The finishes on all fixtures are not warranted BrackenChase will warrant the mechanical portions of fixtures only for a period of one year Leaks in valves or faucets will be replaced when due to defects in workmanship or material during the first year warranty See warranty documents for further information 1 Exterior Hose bibs Exterior
18. all plane can also be used but be careful not to remove too much material from the door Also the use of a bar of soap on the door top and frame may help 25 3 Always paint or varnish sanded or planed areas to protect the wood from future moisture penetration and sticking Door Precautions Interior doors are usually hollow core and are not designed to support attachments and hanging accessories Hanging heavy items on door knobs or at the top of a door can damage hardware and hinges These doors are also undercut to allow air movement B Bi Fold and Bi Pass Doors Keep the door tracks free of paint and dirt and apply a small amount of silicone spray to the guide edges of the tracks C Sliding Glass Doors and French Doors Keep sprinklers away from sliding glass doors and French doors when watering the lawn Sliding glass doors have been sealed against water but occasionally high winds and driving rains can create a vibration that causes some leakage Neither this nor the water that accumulates in the tracks can be prevented This is also true for French doors Clean glass with a spray glass cleaner and wipe frames with sudsy water and a soft cloth Periodically clean the bottom of the door track and check to ensure that drain holes are clear of obstructions To keep the doors moving freely apply a silicone spray to the tracks Do not use oil which may cause premature deterioration of the rollers In some cases the glass is t
19. appliances especially if gas fueled Check drawers and hinges for proper alignment Tighten and adjust as needed Check attic vents to ensure that soffit vents are not blocked with insulation and move insulation back to its original location if there are voids on the attic floor Check inside attic for signs of roof leaks Be extremely careful not to damage or disturb electrical wiring or plumbing pipes that may be in the attic 10 Chapter 2 General Information amp Safety Tips General Information and Safety Tips Introduction Every aspect of building your home from laying the foundation to the final coat of paint is an art form and was done by a qualified professional selected by BrackenChase By following the tips in this Homeowner s Maintenance Manual you can prevent minor problems from developing into major ones Your home will retain its value and you can experience the pride of ownership for years to come This manual is not intended to be a Do it yourself step by step guide but it does provide useful information about the care and maintenance of your home Please bear in mind that any repairs made by the homeowner or someone hired by the homeowner may void the manufacturer s or builder s warranty on the item being repaired While it is important to know what you are doing before you attempt any repair it is equally important to know when to stop If the project is more complex than you originally thought and exceeds yo
20. ar to scaling but the chips and flakes are larger Stud One of a series of slender wood or metal vertical structural members placed as supporting elements in walls and partitions 56 Sub flooring wood sheet flooring directly over the joists that supports the underlayment or floor covering Swale The soil contour on a building lot deliberately shaped to channel rain water away from the home Tack strips A wood strip with exposed tack points that is attached to the sub flooring and holds stretched wall to wall carpeting in position Tread The horizontal board in a stairway on which the foot is placed Trim The finish materials on a building such as moldings applied around openings or at the floor and ceilings of rooms Trusses Engineered wood structural members used to construct floors and roofs Turnaround An additional section of driveway where cars can be turned around Underlayment A flooring layer over the base sub flooring over which tile or resilient floor covering is laid Valley The internal angle formed by the junction of two sloping sides of a roof Vacuum breaker Also called a back flow preventer this device is placed on exterior faucets to allow water to only flow out of the home Valve seat An interior part of the faucet valve assembly where the valve rests Wall ties The metal pieces that tie masonry veneer to the frame of the home or when pouring concrete the metal pieces that hold concrete
21. ase of outside temperatures exceeding 95 degrees F a differential of 15 degrees F is acceptable Appliances Introduction Your home may be equipped with a variety of appliances such as an electric oven range hood dishwasher refrigerator microwave oven garbage disposal washing machine and dryer 18 At move in time you should test all appliances for proper operation where applicable fill out and mail in warranty cards Failure to do so may void the Manufacturer s Warranty Review the Manufacturer s Service Manuals for operation and maintenance instructions File your manuals in a convenient location for future reference For appliance repair protection that extends beyond the manufacturer s warranty period we suggest you consider a service contract available through an appropriate local contractor or the manufacturer If you purchase your own appliances carefully measure existing appliances openings to ensure proper fit Check that doorway widths leading to the final appliance location are wide enough to move the appliance through Homeowner s Maintenance Guidelines Before calling for service If an electrical appliance fails to work complete the following checklist before calling the appropriate contractor otherwise you may be charged for a service call 1 Check that the appliance is plugged in 2 IF the appliance is plugged into a wall switched electrical outlet make sure the switch is ON If the app
22. attack the backing By applying cleaner to the cloth rather than the mirror this can be prevented Do not use abrasive cleaners which will permanently scratch and mar mirror or glass surfaces Do not expose mirror products to salt air for extended periods of time Humidity heat and dampness can cause permanent damage therefore provide adequate ventilation in rooms with mirrors Builder s Warranty You mirrors are warranted for the first year against de silvering not caused by improper cleaning procedures No glass is warranted against scratches or breakage The builder is not responsible for acceptable deffects that are not visible to the naked eye under normal viewing conditions of three feet or more or viewing angle of 30 90 degrees The following is a list of common acceptable defects light hairline face and back scratches light pinhead bubbles or seeds light rubs light discoloration light digs or bruises B Shower Enclosures Homeowner Maintenance Guidelines Shower enclosures create extreme amounts of moisture therefore frequent checking of joint areas is recommended Check caulking periodically to ensure against leaking The homeowner is responsible for recaulking as needed The use of clear silicone is recommended Builder s Warranty All workmanship and material is warranted for the first year Scratched glass and scratches or dents in frames not noted on original walk thru will not be warranted The builder will not be respon
23. by BrackenChase H Interior Faucets Interior faucets are either single lever faucets or two handle faucets Homeowner s Maintenance Guidelines Single Lever Faucets The single lever kitchen and bath faucet are low maintenance washer less faucets Should the cartridge ever need to be replaced turn off the water supply under the sink remove the handle assembly and pull the cartridge out Take the cartridge to a local plumbing supplier and match accordingly being sure to follow installation instructions Polished Brass Fixtures Polished brass in humid regions is sure to pit and tarnish Besides the climate there may be other catalysts that cause this reaction to occur Cleaning agents standing water shampoos toothpastes amp personal hygiene products are among items that may heighten the tarnishing and pitting process Any cleaning agent that contains harsh chemicals will most certainly wear through the protective coating applied to brass The manufacturers of polished brass recommend the use of plain water amp polishing with a soft cloth 47 Chrome Faucets Chrome faucets should be cleaned with a soft damp cloth and a commercially accepted cleaner Dry the faucet with a soft cloth Never use an abrasive or ammonia based cleaner Washer Faucets A washer faucet has a shut off feature that requires light closing pressure to stop the flow of water Do not apply too much pressure since washers can be damaged Faucet Aerators Screened
24. by lighting a piece of newspaper onto the logs making sure that the smoke is being carried up the chimney 8 Ignite the newspaper under the kindling 9 Use seasoned hardwood for a long burning smoke free fire Store firewood outside as it may harbor insects 10 Do not build large fires 11 Keep damper open and screen or glass doors closed throughout the life of the fire 12 Close damper the following day when the fire is completely out Periodically remove ashes from previous fires and place them outdoors in a metal container 32 Flooring Introduction Your home may be finished with a variety of flooring materials including carpet vinyl hardwood floors and ceramic tiles A Carpeting The carpet is durable and requires minimal care Color variations and shading may be noticeable and depend upon the surface texture and pile fiber of the carpet Homeowner s Maintenance Guidelines Frequent vacuuming and immediate stain removal are primary carpet care steps When using carpet cleaners carefully follow manufacturer s instructions While normal vacuuming will only remove loose fibers from carpet yarns an occasional tuft may be lifted above the surface Do not pull out the tuft just snip it off to the length of the other tufts using scissors Color fading and spots caused by sunlight are normal and can be minimized by using the draperies during the day or by using shear draperies to reduce incoming sunlight Some colors
25. ce remove the sweep and match with a replacement available at any hardware store 4 To raise or lower the threshold adjust the screws on the wood or metal portion of the threshold Keep threshold caulked at all times 5 Keep sprinklers away from doors Builder s Warranty BrackenChase will repair or replace and or refinish defective decorative doors for the first year Defective doors are defined as warpage exceeding 4 measured diagonally from corner to corner Repairs or replacements may not match the original door but will be matched as closely as possible BrackenChase is not responsible for discontinued styles All scratched or defective glass must be noted at the time of walk through All reports of scratched or broken glass after move in will be the responsibility of the homeowner BrackenChase does not warrant replacement of torn or cut weather stripping not noted on original walk through Door Hardware Locks Homeowner s Maintenance Guidelines The brass door locks door handles hinges and stoppers used throughout the home are exposed to both inside and outside elements pollution extreme elements and common everyday use This may cause them to discolor or become pitted The manufacturer does not guarantee the finish of any product Clean these with a damp cloth and do not use abrasive cleansers or solvents Periodic polishing following manufacturer s recommendations will help maintain the original luster and appearance
26. ce that can form on new block brick or stucco finishes It is composed of water soluble salts that are present in masonry materials and that rise to the surface via water evaporation Face frame The front of kitchen and bathroom cabinets to which the hinged doors attach Face nailing Nailing through a finished exposed surface so that the flat top of the nail head is still visible after nailing Facia or Fascia The exterior horizontal trim around rafters Also positioned directly behind gutters and over gable trim boards Filler board Cabinet grade wood used to fill gaps that occur between cabinets and wall openings Fillers A wood putty used in preparation for painting to fill holes or cracks in wood Flashing Sheet metal or other material used in roof and wall construction to protect a building from rain water penetrating the house structure Flue A vertical duct constructed of sheet metal or clay that channels smoke from a fireplace out of the home Footing A masonry section usually concrete in a rectangular form wider than the bottom of the foundation wall or pier it supports Foundation The supporting portion of a structure below the first floor construction or below grade including the footings Frame construction A type of construction in which the structural parts are wood or depend upon a wood frame for support Gable The portion of the roof above the eave line of a double sloped roof Gabled louvers
27. cts as a barrier to keep airborne bacteria and sewer odors from coming back into the home If a sink or bathtub fixture is not used frequently turn it on periodically to replace evaporating water and to keep the water trap barrier intact Homeowner s Maintenance Guidelines Drain traps can be cleaned by putting 3 tablespoons of ordinary washing soap not baking soda into the drain Add a little hot water let stand for 15 minutes then flush with hot water Use a rubber plunger to unclog a blocked toilet Caution Do not pour grease into drains or toilets or use caustic cleansers to open plugged drains Do not use a plunger with any drain cleaning chemical When using a chemical drain cleaner carefully follow the manufacturer s safety precautions and product directions E Sanitary Sewer Lines In the final stages of preparing your home for move in the plumber tested and flushed the sewer lines to ensure they were clear and working properly 43 Homeowner s Maintenance Guidelines Do not put hair grease lint garbage heavy tissue disposable diapers or sanitary materials into the sewer system When operating the garbage disposal always use a generous amount of cold water to keep the sink drain clear and the disposal motor cool Builder s Warranty If a problem occurs with sewers or drains consult the builder for a proper course of action The builder shall not be responsible for sewers or drains which are clogged through h
28. due to extremes of dryness or humidity 37 Homeowner s Maintenance Guidelines Should the baseboard trim come loose simply re nail the baseboard back into the proper position For moldings it is better to wait for several months to see if settlement will bring the pieces back together naturally If not a separation at corners or seams can be patched with wood filler and then refinished to match the existing molding Builder s Warranty BrackenChase will repair defective joints in moldings or joints between moldings and adjacent surfaces exceeding 1 8 in width for the first year BrackenChase will not be responsible for chips and scratches on moldings or baseboard unless noted on original walk through Landscaping Grading and Sprinklers if installed Introduction Landscaping plans are generally designed by a landscape architect and approved by local officials The home may be part of the entire communities landscape master plan and therefore cannot be individually modified Check with your builder before doing any extensive landscape changes A Grading Your yard was professionally graded prior during and after construction Any alteration of original grading voids warranty of builder The drainage plan for your community was designed by engineers and approved by the various authorities having jurisdiction Storm water management is a critical part of the community design The yard is carefully graded to direct storm wat
29. eam is reduced 2 Abruptly turning off a faucet in areas with high water pressure can produce a pounding or knocking sound To resolve slightly close the main shut off valve 3 Air can get into the pipes to resolve open all interior and exterior faucets and run for a few minutes allowing all air to pass through the system Builder s Warranty BrackenChase will eliminate water hammer only for the first year B Main Shut Off Valve This is the center of the plumbing system the point at which the main water line comes from the meter or well If a major plumbing problem occurs turn off the main shut off valve to prevent flooding It is a good idea to show every family member where the main shut off valve is and explain how to close it in case of an emergency C Water Intake Valves Most plumbing fixtures in the home have a water intake valve to individually shut off the water to that fixture for minor repairs and emergencies Show family members how to operate them and where they are located on sinks toilets water heater washing machine and laundry tub Toilet valves are behind the toilet and sink valves are under the sink Builder s Warranty BrackenChase will repair or replace the leaking valves when due to defects in workmanship or material for the first year Homeowner is responsible for maintenance D Drain Traps Every plumbing fixture in the home is equipped with a drain trap an S shaped pipe that holds water and a
30. er away from the house into area where it can soak away or eventually flow into the community storm water drainage system After a heavy rain it is normal to see significant area of standing water This is a deliberate part of the approved drainage design it allows water to enter the drainage system slowly and also helps to limit the entry of nutrients fertilizers etc into the interconnected fresh water system After normal heavy rain water should not be standing on paved areas after 48 hours Swales and drainage areas may be permanently wet particularly in times of heavy rain or melting snow Homeowner s Maintenance Guidelines Over time the grade around the house can settle If this occurs spread additional soil or sand in the depressions to raise and re establish the grade To prevent erosion and ponding of water 1 Do not alter the soil grade 2 Keep water ditches or swales open and free of leaves and debris Do not build sheds hot tubs decks fences pools or gardens in the swales otherwise water may not flow properly through the swale 3 Direct water run off away from the home to prevent washouts Reposition splash blocks if they are moved 4 Do not allow sprinklers to wet the house or form puddles near or against the foundation 38 B Lawn In new homes the yard is graded and the landscape contractor removes debris and rakes the ground surface prior to installing sod Homeowner s Maintenance Guidelines The f
31. ess a small V shaped indentation using the back of a putty knife along the length of the crack about 1 8 of an inch deep and 1 8 of an inch wide Spackle sand and refinish as with nail pops 3 To prevent cracks wider than a 4 from reopening first apply the spackling compound over the crack with a strip of drywall tape add another top layer of spackling feathering the edges well sand to a smooth finish then refinish 4 Deep scrapes and indentations on drywall surfaces can be filled with two or three applications of spackling compound Allow it to dry thoroughly then sand between each application Builder s Warranty BrackenChase will correct cracks exceeding 1 8 in width one time only during the first year of the warranty period Please note that these repairs do not include the replacement of wallpaper and other wall coverings or decoration We will repair unusual or abnormal separation of wallboard joint tape peeling shrinkage cracks and nail pops and sand these repairs to get them ready for the homeowner to finish with wall paper Touchup painting of repaired areas will not blend perfectly with the original and BrackenChase will not warrant any texture differences Interior Trim and Moldings Homes are built with various moldings including but not limited to floor moldings door casings and other wood trims Some separations of wood trims and moldings is normal and is caused by home settlement plus shrinkage or expansion
32. faucets are called hose bibs To replace washer on standard exterior faucets follow the same procedure for washer replacement as stated above Check for leaks and replace washers as required since a leaking exterior faucet can cause water damage See washer replacement under Interior Faucets this section Water back flow prevention Most new homes have a vacuum breaker installed on the exterior hose faucet This device prevents backflow and stops potentially contaminated water from flowing back into the home water supply system via the garden hose These devices are a plumbing code requirement and may not be removed With a vacuum breaker installed it is normal to hear a humming or vibrating noise throughout the home when the exterior faucet is in use This is caused by the washers built into the back flow preventer and is not reason for concern Builder s Warranty BrackenChase will warrant leaks that are not washer related for the first year See warranty document section for further information Roofing Gutters and Downspouts Introduction 48 The roof of most homes is constructed with a two ply roof system which consists of roofing felt and plywood or sheathing Tile or shingles are installed following manufacturer s guidelines and product specifications A Shingle Roofs Shingle roofs come in many different colors and styles Shingle roofs provide water protection to the roof underlayment As above the builder is not respo
33. hed from the inside of the house towards the outside Never open the air handling unit without first disconnecting the power Algae tablets are available through your air conditioning contractor Helpful Hints a Check and replace or clean filters every month Clogged filters mean higher operating costs b Don t try to maintain different temperatures in different rooms by totally closing duct outlets you will unbalance the system and reduce its efficiency c Use bath and kitchen exhaust fans sparingly when air conditioning is operating d To reduce the time your air conditioner must be on do heat producing chores such as baking and dish washing during the cooler hours in the morning or evening e Check weather stripping and caulking around doors and windows for leaks f Shade your home with trees wherever possible g Keep all windows and exterior doors shut when air conditioner is on h Do not short cycle your compressor by moving the thermostat up and down too rapidly Set your temperature slowly and leave it for at least 5 minutes before resetting Builder s Warranty Your air conditioning and heating system has a limited warranty for the first year During that time the Builder will repair or replace any portion of this system which may be defective during normal use and service The condenser normally has a 5 year parts replacement warranty only The labor charges will be paid by the homeowner after the first year In the c
34. hs after you move in This will make it easier to clean and will reduce concrete dusting NOTE Use of concrete sealer may make the floor slippery when wet Builder s Warranty Color variations in concrete are normal and are caused by different moisture contents and pouring the concrete at different times and temperatures Color variations are not covered by the builder Cracks less than 4 in horizontal or vertical displacement are not covered by the builder s warranty 24 Condensation Introduction Condensation or the appearance of moisture that occurs when warm moist air comes into contact with a colder surface is most prevalent in new homes especially during the first year This is caused by the large quantities of water used to build the new home from the concrete foundations to the paint on the walls As this water evaporates and the drying out process occurs the moisture takes the form of condensation on interior windows Another source of indoor humidity is everyday water usage For example a family of four doing laundry bathing and using the dishwasher puts approximately 2 to 5 gallons of moisture into the air everyday Window condensation is produced by conditions beyond your builder s control Homeowner s Maintenance Guidelines Ventilation Proper ventilation is the safe and steady way to reduce indoor humidity and condensation 1 Ensure that the clothes dryer is properly vented to the outside and that the ve
35. idity changes It is normal to expect surface nailing to occur around the perimeter area of pre finished hardwood floors and around any repair areas as well Homeowner s Maintenance Guidelines Prior to cleaning your hardwood floors carefully read and follow the manufacturer s instructions and recommendations Use entrance rugs or mats to protect wood flooring from dirt and water spots Do not use rubber backed mats as they will remove the finish Mop up water spills immediately Do not set potted plants directly on a hardwood floor as moisture can leak through and cause permanent staining and warping Attach furniture protectors to the bottom of furniture legs to protect the hardwood flooring from scuffing and surface damage High heel shoes and constant moving of chairs can damage hardwood floors Extra care is required to keep hardwood floors dry and to promptly mitigate any unusual water intrusion that could occur Builder s Warranty The warranty excludes any indentations scratches chips or surface damages caused by lack of proper maintenance misuse negligence spiked heel shoes water pebbles sand or insufficient protection on furniture Use of floor care products other than those specially formulated for use on your wood flooring may damage your floor and void your warranty BrackenChase will repair or replace wood flooring due to installation that does not meet building standards for the first year D Resilient Floor Co
36. ility of the homeowner BrackenChase will warrant all working parts for the first year SOLUTIONS TO COMMON WINDOW PROBLEMS PROBLEM LIKELY CAUSE SOLUTION Aluminum window binds or is Broken window balance Replace balancer difficult to open Aluminum window binds or is Paint or dirt on jambs Clean jamb and spray with difficult to open silicone Aluminum window will not Weak window balancer Replace balancer or adjust stay open tension rod Aluminum window will not Tension rod jammed Adjust balancer or tension slide up or down rod 51 Aluminum window sash comes out when fully opened Tension rod clips on side jambs left in open position Position clips in closed position before opening Aluminum window will not lock properly Debris in track or window not aligned properly Clean track or check alignment at middle when closing Condensation on inside surface of window High humidity inside home Reduce humidity with exhaust fans amp dehumidifier Cracked Glass Normal settlement Replace cracked glass Enjoy your new home 52 Chapter 4 Glossary of Construction Terms Home Buyers Glossary of Construction Terms Aerator A small removable extension at the tip of a sink faucet that mixes streaming water with air to reduce splashing and conserve water Air hammer A banging noise in plumbing pipes cause by air infiltration Ai
37. inal walk through Shelving Introduction Unless wood shelves are installed shelves are fabricated of heavy gauge welded steel rod covered with a protective plastic coating The shelving will support a static load of 75 pounds per 3 linear feet evenly distributed Builder s Warranty BrackenChase will warrant the shelving material workmanship finish and installation hardware for the first year Custom built closet systems not installed by BrackenChase will be the homeowner s complete responsibility including but not limited to the baseboards drywall carpet light fixtures etc Stucco Introduction Homes with stucco siding are inspected in compliance with the requirements of the building code using steel reinforced masonry Concrete blocks are used to construct the majority of the exterior walls The concrete blocks are set in place with mortar and then reinforced with steel and additional concrete The stucco finish on concrete block construction requires occasional painting and caulking Stucco vertical or horizontal cracks caused by temperature changes are home settlement are usually cosmetic and very unlikely to be structural defects Homeowner s Maintenance Guidelines Expansion and contraction cracks occur in masonry construction and should be filled with a flexible masonry caulk They should then be painted with a good acrylic or elastic acrylic paint Efflorescence A white powdery substance that may appear on the exte
38. indow frames have a baked enamel finish and may be cleaned with a mild detergent solution Be aware that aluminum window frames will weather due to exposure to the outside elements Window Condensation The appearance of moisture that occurs when warm moist air comes in contact with a colder surface is called condensation While moisture may appear on windows this does not indicate a window problem The most common cause is humid air outside the home hitting the cold surface of the window glass Wipe up condensation as quickly as possible in order to avoid staining the drywall window sill and caulking Window Screens Window screens are provided with every new home and their sole purpose is to help prevent insects from coming inside when the windows are open Window screens may be washed and rinsed using a mild household detergent Caution Window screens will not prevent children from falling through open windows to the ground below The screen is not a barrier and the fastening system for the screen will not support any weight beyond the screen itself Never allow children near an opened screened window or place any weight on or push against a window screen Do not place furniture near windows so that children have easy access Builder s Warranty All defective or scratched glass must be noted at time of walk through Scratched or broken glass after move in will be the homeowner s responsibility Recaulking of window frames is the responsib
39. inted to help block the rays of the sun If you feel you need solar protection film on your glass it is important to note that ALL SOLAR FILM MUST BE APPLIED TO THE INSIDE PANE OF GLASS Otherwise heat build up between the layers of glass will cause the glass to crack D Exterior Doors An exterior door that is properly aligned fitted weather stripped and maintained will help control energy costs Exterior doors are often steel clad or fiberglass to prevent warp age and to maximize insulation An exterior door will warp to some degree due to temperature differences between the inside and the outside surfaces Warp age shall not exceed 4 measured diagonally from corner to corner Wood exterior doors should be checked every six months for signs of weathering and repainted as necessary Painting Steel clad or fiberglass doors are maintenance free and require little attention except for painting and upkeep from dents and scratches Weather stripping Weather stripping on exterior doors helps maintain the home s energy efficiency preventing the loss of conditioned air and reducing the infiltration of outside air Weather stripping must remain in place to operate effectively 1 Replace weather stripping that becomes loose or damaged 2 Prolong the life of vinyl and rubber weather stripping by applying a silicone spray 26 3 The sweep weather stripping at the bottom of the door may require replacement from time to time To repla
40. intenance Guidelines Test the detectors and clean and vacuum the openings of the smoke detectors once a month Visually inspect the clear button on the test switch to see that the indicator light is glowing To test the alarm press the Test button for about ten seconds or until the horn sounds lightly Do not use an open flame to test the detector The unit will emit a low frequency beeping noise if a malfunction or power failure occurs or if the battery is low Change the 9 volt battery every 6 months to ensure proper operation Security System and Intercom Some homes are equipped with security systems and or intercoms and their operating instructions and warranty information are contained in their respective manuals and product literature 30 Builder s Warranty Your total electrical system and components are warranted for the first year See warranty document section for further information on standards Exterior Wall Finishes Introduction Exterior finishes are applied once the exterior framing and or concrete blocks are complete The exterior of your home may be finished with stucco and wood trim Stucco There are two types of stucco application One is applied over concrete block construction while the second is applied over wood framed walls with wire lath attached Stucco requires very little maintenance other than painting and caulking Homeowner s Maintenance Guidelines Painting When painting the exterior of the home
41. ircuit Breakers in the Electrical System Section 3 Check the electrical disconnect switch located on or near the air handler and reset 4 Check the exterior disconnect switch located outside the home near the compressor and reset B Air Filter The air filter located adjacent to the air handler unit or in the return air grille helps reduce the flow of dust into the air As the filter collects dust it reduces the system s efficiency and must be either cleaned or replaced BrackenChase has installed one air filter in each filter location and will at the walk through demonstrate proper filter installation cleaning and replacement procedures After that the regular cleaning replacement and maintenance of air filters is the homeowner s responsibility 16 Homeowner s Maintenance Guidelines Monthly filter cleaning or replacement will provide cleaner air improve air flow and help reduce utilities cost To remove clean or replace filters turn the air conditioner furnace and fan off using the thermostat control then carefully remove the old filter and clean or insert a new one Replacement filters are available through hardware stores and are stocked in many supermarkets C Thermostat The thermostat controls the entire heating and cooling system The thermostat provides a fan switch to circulate the air when neither heating nor cooling is needed To maximize energy efficiency and minimize utility bills set the thermostat
42. lash blocks can be properly positioned at the bottom of the downspout to direct water away from the foundation Finally the soil grade must slope away from the home The best advice is to keep the gutters free of debris Gutters and downspouts should not leak but may overflow during heavy rain Builder s Warranty BrackenChase will repair leaks in gutters once only in the first year warranty period Screen Enclosure Introduction The screen enclosure where applicable that you have selected for your home probably is an aluminum rust free structure with the architecturally controlled colored nylon screen attached Aluminum Roof Caution Do not walk on the roof It is not designed to hold your weight without some kind of horizontal bridging 49 Homeowner s Maintenance Guidelines Periodic pressure washing by a professional is recommended The use of diluted vinegar and water will retard mildew growth on the frame Caution Do not use chlorine or acid on the aluminum as a chemical reaction will occur Builder s Warranty BrackenChase will warrant workmanship and material for one year In some cases door closure and hardware are guaranteed for 5 years by the manufacturer Check with your builder Screens are designed to pop out under strong wind conditions Therefore there is no guarantee on the screens staying rolled in Tears and cuts in the screening due to lawn mowers and edger s are expressly excluded unless noted on the orig
43. les an hour freeze frost hail or other acts of God BrackenChase will not move shrubs bushes or trees once they are planted D Sprinkler Irrigation System if installed Many homes have an automatic sprinkler system installed and this is by far the most efficient method for watering your lawn There are two systems in use A an individual irrigation system for each home controlled by an individualized time clock for each home B acommunity irrigation system A community irrigation system is regulated by community time clocks generally controlled and maintained by a Homeowner s Association It draws water from a lake or well within the community NOTE IF your irrigation system fails to operate after rain your home may have a rain sensor installed The sensor turns off the system for a period of time depending on the rainfall Homeowner s Maintenance Guidelines The sprinkler system is controlled by an automatic time clock Refer to the instructions on setting the time clock and watering times on the inside cover of the timer Keep grass and shrubs trimmed around the sprinkler heads Occasionally the sprinkler heads will clog with sediment build up and will need to be removed and cleaned this is a homeowner responsibility Depending on soil conditions type of grass and time of year your sprinkler system can be adjusted to run every day every other day or certain days of the week Also be aware that local water restricti
44. liance is plugged into the GFCI circuit check and reset the button if necessary 3 The circuit breaker in the panel box controlling the appliance should be in the ON position 4 Some appliances come with their own separate fuses or circuit breakers Review the Manufacturer s Service Manual for the exact location and then check for proper setting 5 Annually check the dryer vent for obstructions Accumulated lint should be removed by disconnecting and then vacuuming the dryer vent Helpful Hints Refrigerator Freezer Check and clean the gaskets regularly to ensure a tight seal Refrigerator and freezer temperatures should be set at the temperatures recommended by the manufacturer DO NOT PLUG a refrigerator or freezer into a ground fault GFCI receptacle because the circuit may trip and not be discovered for some time allowing the contents of the refrigerator or freezer to spoil Dishwasher Use only when you have a full load Use the shortest wash cycle Cook Tops Stoves Ovens Do not allow dirt to accumulate Clean with a recommended over the counter cleaner Do not use harsh abrasives unless specified Clean all filters regularly Garbage Disposal Always use cold water when disposal is working Corn stalks bones celery or any other food that shreds should not be put into the disposal If the machine becomes jammed use the wrench to free the mechanism and try again The disposal will rust if not used regularly If
45. may be removed by using a special cleaner Homeowner s Maintenance Guidelines Pavers can be pressure cleaned washed periodically Weed killer should be applied to the joints to inhibit weed growth Note During pressure washing do not apply pressure directly to the joints as this will remove the sand and possibly dislodge you pavers and cause sinking Pavers can be sealed eight weeks after installation they should be pressure washed and allowed to dry several days without rain or sprinklers hitting them prior to sealing Note Do not seal if efflorescence is present Do not seal if pavers are damp or moist Builder s Warranty BrackenChase will warrant the material and workmanship for the first year BrackenChase will not resand as heavy rains will continue to wash out the sand Resanding sealing and weed removal is a homeowner maintenance responsibility BrackenChase is not responsible for random cracking on driveways sidewalks and patios Electrical System Introduction The electrical system in your home is designed for a safe trouble free service and meets both local and national electric code requirements Any additional alteration or modification to the original electrical system installation will void all applicable warranties Homeowner s Maintenance Guidelines Electrical Safety Cautions Do it yourself electrical wiring is dangerous Improper electrical wiring is dangerous Improper electrical repairs can endanger the li
46. me have different insulation standards Builder s Warranty Your non bearing wall framing has a limited warranty for the first year The load bearing structure of your home is warranted for at least 10 years against major structural defect for the full term of the warranty This warranty is covered by 2 10 Home Buyer Warranty Company Garage Doors Caution The installation of a garage door opener unless installed as an available option may void your Garage Door Warranty Garage doors are warranted for proper mechanical operation as installed The installation of a garage door opener by others alters the operation of the door and the builder cannot be responsible for altered mechanical operation Homeowner s Maintenance Guidelines Garage doors with remote openers can be operated manually by pulling the release cord at the top of the garage door near the track and then lifting the garage door open If minor garage door adjustments are required contact an authorized repairman Please Note Photo cells are not designed to be waterproof and care must be taken when pressure cleaning or hosing out the garage If the photo cells get wet they may not allow the door to close We will not warrant the photo cells if this is deemed the cause of failure 36 Builder s Warranty The builder will correct or adjust doors as needed except where the cause is determined to result from homeowner negligence for the first year See photo cell
47. n Microwave Clothes Washer and Dryer Dishwasher Doorbell System Fans Attic Ceiling Exhaust Fire Smoke Alarm Garage Door Opener Garbage Disposal Range Oven Cook top Refrigerator Trash Compactor Water Heater Inside Home Name Phone Cabinetry Doors Windows and Trim Flooring Carpet Ceramic Marble Tile Wood Floors Insulation Painting Plumbing Fixtures Outside Home Phone Brick Driveway Gutters and Down spouts Landscaping Painting Roof Siding Woodwork Monthly Maintenance Smoke Detectors Check operation by pushing test button Check and replace battery if necessary Check fire extinguishers for proper charge Be sure that you have an adequate number located in kitchen and garage Test Ground Fault Circuit Interrupters GFCI to insure proper protection Clean garbage disposal blades by grinding ice cubes and citrus fruit rinds Clean or replace dirty filter in range hood Check for evidence of leaks around toilets under sinks and around dishwasher Clean and freshen sink drains by flushing with hot water and baking soda Inspect furnace and air conditioning filters humidifier and electronic air cleaners Replace as required Clean aerators on faucets regularly depending upon water hardness You may need to use a rust or scale remover to return them to n
48. n but to exclude rain sunlight or vision Masonry Stone brick concrete hollow tile concrete block gypsum block or other similar building units or materials or a combination of the same bonded together with a mortar to form a wall pier buttress or similar mass Mastic A construction adhesive that is thick and waterproof Used on roofs Moldings Shaped strips of ornamental wood used around doors and windows Also used for base molding tile molding as chair rails and for exterior area molding Moldings finish the junction of different materials or shapes Nail pops Nails that come loose from a stud and push joint compound up Caused by normal wood shrinkage and home settlement Pointing The filling and finishing of broken mortar and stone cement masonry joints Ponding The collection of water on driveways walkways or lawns Ponding for excessive periods of time is indicative of grading problems Rafter One of a series of structural members of a roof designed to support roof loads The rafters of a flat roof are sometimes called roof joists Resilient flooring Vinyl flooring used in areas such as kitchens halls bathrooms and laundry rooms It is capable of withstanding shock without permanent deformation Ridge vent An open vent system located along roof peaks which in conjunction with soffit vents creates ventilation through the passage of natural air Roof sheathing Boards or sheet material fastened t
49. n once caulking is complete Do not use clear silicone based caulk since it yellows with age and stains easily See Re Caulking of Tubs and Showers in the Plumbing Fixtures section Glazed Tile Showers Use all purpose bathroom cleaner Let stand for five minutes rinse and dry Use a mixture of equal parts water and white vinegar or a commercial tile cleaner For stubborn stains use chlorine bleach or scouring powder containing a bleaching agent Let stand four to six hours then scrub and rinse thoroughly To remove mildew use a commercial tile cleaner or chlorine bleach or ammonia Do not mix chlorine bleach and ammonia Unglazed Tile Walls Sponge with a diluted solution of water and soap less detergent For deep cleaning use scouring powder paste Let stand five minutes and then scour with a brush Rinse and wipe dry 1 Never use abrasive cleaners or harsh chemicals or solvents on ceramic tile 2 Unglazed tiles my need to be sealed on a regular basis 3 Wipe off spills immediately 4 Never use harsh cleaning agents such as steel wool pads which can scratch or damage the surface of your tile 5 Do not use a cleaning agent that contains color on unglazed tile The pores in the ceramic could absorb the color 6 Test scouring powders on a small area before using overall on tile 7 If continuous staining is a problem on grout joints use a sealer Builder s Warranty Unless specifically excluded ceramic tile installations
50. nance Information Glossary of Construction Terms The Homeowner s Maintenance Checklists provides several lists of important preventive maintenance procedures required at periodic intervals By adhering to these checklists you can discover and correct minor problems before they become a major expense The General Information amp Safety Tips section contains valuable information concerning public utilities coming into your home as well as a few safety tips which you should observe when doing routine maintenance The Homeowner s Maintenance Information section gives you an explanation of the basic components of your home This section will note the normal repairs that may be required and gives you helpful hints on how to care for your new home The Glossary of Construction Terms defines for the layman descriptions and terms used in the construction industry A few minutes spent in reviewing this section can result in your having a more comprehensive knowledge of how your home is constructed and can be of great benefit when dealing with construction trades people Table of Contents TMMLODUCHON ic sisccccrsesscstenseeesecertenscesessensserncaanessesiaanecssissenns 1 Chapter 1 Homeowner s Maintenance Checklists 000 3 Chapter 2 General Information and Safety Tips sseeee 11 Chapter 3 Homeowner s Maintenance Information 15 Chapter 4 Glossary of Construction Terms ccccsesces
51. niture legs where needed Vacuum your heating cooling ducts Put together a first aid kit Start a basic tool kit for hanging blinds curtain rods pictures reassembling furniture installing shelves etc Identify any Homeowner Association property improvement deadlines Introduce yourself to the new neighbors Take lots of pictures and video of your new house to show your friends family and co workers Landscaping Review and implement recommendations on the Landscaping and Grading Section of this Manual Enjoy your new home Appliance and Systems Catalog Systems Manufacturer Model Type Serial Number Air Conditioning Heating System Intercom System Security System Septic System Water Well Mechanical Appliances Manufacturer Model Type Serial Number Built in Microwave Clothes Dryer Clothes Washer Cook top Dishwasher Doorbell System Fans Attic Ceiling Exhaust Fire Smoke Alarm Garage Door Opener Garbage Disposal Oven Plumbing Fixtures Range Refrigerator Trash Compactor Water Heater Home Maintenance Repair Contractors Systems Name Phone Air Conditioning Electrical System Heating System Intercom System Plumbing System Security System Septic System Water Well Mechanical Appliances Name Phone Built i
52. nsible for damage to shingles caused by the homeowner Builder s Warranty Shingles have a 25 to 30 year warranty by the manufacturer This is a pro rated warranty which covers the shingles exclusively i e Not the installation or labor but the actual shingle material B Flashing Roof flashings are sheet metal trims used around roof openings on vent stacks roof vents and valleys Their purpose is to channel water away from the house Builder s Warranty Your roof has limited warranty for the first year against leaking When tiles are cracked by the Builder employees of the Builder or subcontractors of the Builder the Builder will be responsible for replacing the roof tiles Damage to the tile or shingles caused by objects falling onto them walking on the roof negligence or acts of nature are not warranted BrackenChase will not be responsible for any replacement after closing unless noted on original walk through Note Roof boots are not warranted by the builder and will need to be replaced periodically C Gutters and Downspouts if installed Gutters channel water run off from the roof to downspouts that guide the water to ground level drainage areas Homeowner s Maintenance Guidelines Gutters and downspouts should be inspected and cleaned regularly Clear the gutter of accumulated debris such as leaves twigs branches balls and other objects Gutters need to slope slightly downward to channel water to the downspout Sp
53. nt is clear of obstructions and lint Do not push the dryer too far back or the vent hose may become kinked and therefore obstructed 2 Kitchen bath and utility exhaust fans can be used to carry moist air outside Use the fans for short time periods since they exhaust cooler air conditioned air outside the home 3 Adjust the registers to maintain even temperatures throughout the home Do not try to speed up the evaporation process by creating extremely high temperatures in the wintertime This will cause the house to dry out unevenly creating cracks and other problems Builder s Warranty There is no warranty against condensation Doors Introduction Your home comes with a variety of doors which may include interior doors French doors louver doors bi pass and bi fold doors sliding glass doors exterior doors and garage doors A Interior Doors Interior doors expand and contract in reaction to temperature and moisture changes and will be wider in humid summer periods and narrower during dryer winter months Homeowner s Maintenance Guidelines Sticking Doors Home settlement or damp weather may cause swelling that puts the doors out of alignment In some cases this may only be temporary due to seasonal variations and the sticking will tend to correct itself without any adjustment If door adjustment is required 1 Check hinge screws for tightness 2 Fold sandpaper around a wooden block and sand the edge that sticks A sm
54. ntial fire hazard Scale Small amounts of scale deposits will collect and settle to the bottom of the water tank Remove this residue annually by draining the tank Shut off the power first using the appropriate circuit breaker in the electrical panel box Attach a garden hose to the valve and run it outside Then open the valve at the bottom of the water heater allowing the residue to drain out or until the water runs clear If you live in a hard water region a water softener will reduce the need for more frequent draining Do not completely drain an electric water tank without first shutting off the water heater circuit breaker Otherwise the heating element will quickly burn up Builder s Warranty The manufacturer warrants the glass liner from rusting out for the first five years The homeowner is responsible for the labor charge after the first year should liner replacement be necessary The builder will warrant workmanship of installation only for the first year 45 B Fixtures Kitchen and bathroom sinks toilets and bathtubs are made with cultured marble plastic stainless steel or steel finished with porcelain Homeowner s Maintenance Guidelines To clean use a non abrasive spray cleanser and sponge Dropping heavy objects onto porcelain can chip or crack the surface and may produce permanent staining Do not leave steel wool pads on sink surfaces as they will rust and stain the surface Be aware that continuous acti
55. ntry Wall Framing Wood and or metal studs are set vertically on 16 or 24 inch centers Roof Framing Roof framing uses a pre engineered truss system that supports the weight of the roof and can be used in combination with conventional ceiling and roof framing The trusses are delivered to the building site by truck and then placed and secured into position on the home using a crane Roof Sheathing Roof sheathing covers and serves as base for the roofing materials As the wood in your home dries normal shrinkage will occur that causes settlement While every home has certain degrees of settlement not all settlement is severe enough to require repair Natural shrinkage and swelling will cause small cracks chips and splits These are acceptable under industry standards No action will be taken by BrackenChase Insulation Insulation is placed wherever there is likely to be a difference between interior and exterior temperature or humidity in the floors ceilings exterior walls and the attic Flexible insulation in the form of fiberglass blankets is commonly used in walls floors ceilings and around air ducts Blown insulation of loose fiberglass can be used in ceiling areas Plastic foam may be used for spot insulation around windows and doors pipe openings and other air leakage points R Value This is an insulation measurement The higher a material s R value number the more effective it is as an insulator Different parts of the ho
56. o a circuit should it become overloaded Once the electrical load is reduced the breaker switch 54 can be turned back on to resume normal service Concrete dusting A fine dust that accumulates on finished concrete surfaces Condenser An exterior unit that is part of the air conditioning system which expels heat into the outside air Conduit electrical A pipe usually metal in which insulated electrical wire is installed Corner bead An angled metal edging used to protect and form and edge where drywall panels meet at outside edges Damper A device in a fireplace that controls the air draft allowed into the fire Delamination The separation of the top piles or laminate from the base to which they are attached In vanity and kitchen countertops the warping or detachment of laminate material from the wood substrate Dethatching The loosening and or removal of matted grass and leaves from existing lawns which allows the grass to breathe and therefore promotes healthy growth Drywall Also known as gypsum board or sheetrock these large sheets are attached to the wall studs and ceiling framing to construct the walls and ceiling of the home Downspout A pipe usually of metal for carrying water from roof gutters Dry Wall Interior covering material such as gypsum board or plywood which is applied in large sheets Eaves The margin or lower part of a roof projection over a wall Efflorescence A white powdery substan
57. o make necessary adjustments Check drawers for easy movement and apply a silicone spray to the drawer guides should sticking occur Repairing Nicks and Scratches Hardware stores offer color matching putty stains and polymer fillers to cover and repair cabinet nicks and scratches Builder s Warranty Your kitchen cabinets have a limited warranty for the first year BrackenChase will not be responsible for chips cracks or scratches not noted on the initial walk thru BrackenChase will not be responsible for fading damage or delamination caused by heat steam or water intrusion Counter Tops and Vanity Tops Introduction Kitchen and bathroom counter tops are covered with laminate material or cultured marble Ceramic tile countertops see section on Ceramic Tile 21 Homeowner s Maintenance Guidelines Laminate Counter Tops Clean laminate counter tops with a soapy cloth or sponge or use a non abrasive liquid household cleanser for more stubborn stains There are one step cleaning products available for laminates that clean reduce streaking and leave surfaces polished As with all cleaning products carefully follow the manufacturer s instructions Caution Keep standing water away from the backsplash side splashes seams and seal around the sink These areas are prone to water damage since excessive moisture will eventually break down the seal and cause swelling or delamination of the counter top check seams periodically and
58. o roof rafters on which the shingles or other roof covering is laid Scaling In concrete the breaking away of the top surface of the concrete caused by a freeze thaw cycle In painting the flaking or peeling away of paint Sheathing The structural covering usually wood boards or plywood used over studs or rafters of a structure Structural building board is normally used only as wall sheathing Shingles Roof covering of asphalt asbestos wood tile slate or other material cut to stock lengths widths and thicknesses Siding The finish covering the outside walls of a frame building whether made of horizontal weatherboards vertical boards with battens shingles or other material Sill The lowest member of the frame of a structure resting on the foundation and supporting the floor joists or the uprights of a wall The member forming the lower side of an opening as a door still or window sill Sill plates A support member laid on the top of the foundation wall that serves as a base for the wall framing Silicone A synthetic lubricating compound with high resistance to temperature change and water When added to caulking it extends elasticity properties and increases the life of the caulking Soffit Usually the underside of an overhanging cornice or roof Soffit vent A vent located under the ceiling of a roof overhang Spackle See joint compound Spalling Flaking or chipping of stone or other masonry material Simil
59. od that shreds should not be put into the disposal If the machine becomes jammed use the wrench to free the mechanism and try again The disposal will rust if not used regularly If you are going to be away for an extended period of time a teaspoon of oil will help prevent the mechanism from stopping or freezing Builder s Warranty BrackenChase will warrant the mechanical operation of the disposal for the first year BrackenChase WILL NOT warrant disposal stoppages or blades jamming due to homeowner neglect E Bathroom Sinks Homeowner s Maintenance Guidelines Sink surfaces can be easily chipped and stained so treat them accordingly Prevent hair accumulation clogs by periodically removing the stopper for cleaning or purchase a rubber hair collector Avoid setting lit cigarettes on the edge of the sink as they will burn and permanently damage the surface 46 F Bathtubs Showers and Tub Shower Combinations Homeowner s Maintenance Guidelines Cleaning Clean porcelain on steel bathtubs cultured marble tubs and sinks fiberglass showers tub shower combinations and shower stall floors with warm water and a nonabrasive cleanser Clean glass shower doors with a commercial glass cleaner Check bathtub stoppers and shower floor drain grates for hair accumulation Do not use ammonia based cleaners Gel Gloss is recommended for polishing cultured marble Do not step into a bathtub or tub shower with shoes on Gritty particles adhere to
60. omeowner negligence Where defective construction is shown to be the cause the builder will assume the cost of the repair Tree roots causing breaks in sewer lines or main lines are not warranted by the builder SOLUTIONS TO COMMON PLUMBING SYSTEM PROBLEMS PROBLEM LIKELY CAUSE SOLUTION No hot water from electric water heater Tripped circuit breaker Check and reset circuit breaker No hot water from electric water heater Temperature setting too low Adjust temperature setting Hot water recovery is slow Burned out heating element Replace heating element Toilets run constantly Water level in tank is too high Adjust float arm stem in toilet water tank Toilet makes a loud noise when flushed Ball cock in water tank is not working properly Replace ball cock in toilet water tank Toilet makes dripping or gurgling noise Warped or worn out flapper valve Replace flapper valve Toilet backing up or overflowing Obstruction in line Turn toilet intake valve off amp Plunge toilet Hose sprayer in kitchen sink drips Dirty or defective Clean or replace Slow draining sink or bathtub Blockage such as hair in drain Remove hair or blockage Water flow from faucet is reduced Aerator at tip of faucet is clogged Unscrew aerator screen and rinse Water splatters out of faucet Air in water supply line O
61. on toilet bowl cleansers placed in the toilet water tank will prematurely wear out the rubber tank flapper and may discolor the bowl C Stainless Steel Kitchen Sink and Cast Iron Homeowner s Maintenance Guidelines For routine cleaning use a non abrasive household cleanser with warm water and a sponge Do not scrape the surface with utensils pots or pans Do not leave leftovers in sink or strainer particularly tea bags and coffee grounds which contain harmful acids Regular washing soap not baking soda should be added to the drain to keep it grease and soap free Do not clean stainless steel sinks with steel wool or metal brushes and do not leave rubber mats in the sink since they gather water and produce surface discoloration To restore luster to stainless steel apply a small amount of mineral oil with a soft cloth then wipe dry The following products are among those recommended by the manufacturers to clean your cast iron sink Dow Bathroom Top Job Get Gloss Bon Ami amp Fantastic Builder s Warranty Scratches chips cracks and dents can occur when sinks are hit by sharp and heavy objects The builder will not be responsible for repairs unless damage has been reported on the initial walk through The builder will warrant the workmanship of installation only for the first year D Garbage Disposal Homeowner s Maintenance Guidelines Always use cold water when disposal is working Corn stalks bones celery or any other fo
62. ons can prevent you from watering on certain days or times of the day A good time to water your lawn with a sprinkler system is between 2 00 am and 9 00 am Once a month turn the sprinkler on manually Each zone should be checked for proper coverage and for properly operating sprinkler heads If something is leaking call a sprinkler contractor immediately Caution Whether you have an individual or community system do not allow sprinkler heads to spray water directly on the home This will cause moisture problems and damage to your home Sometimes water drawn from underground wells have a high rust content The builder cannot be responsible for any rust discoloration caused by the sprinklers Hoses attached to hose bibs should not be left under pressure They will leak and the pressure can cause a blow out Builder s Warranty The irrigation system is warranted for the first year but normal maintenance including cleaning the sprinkler heads is excluded Damage caused by vehicles lawn mowers etc is also excluded Service call resulting from lack of maintenance by the homeowner will be paid for by the homeowner Mirrors and Shower Enclosures A Mirrors Homeowner s Maintenance Guidelines Clean bathroom mirrors and shower enclosures with an ammonia free spray glass cleaner and a soft cloth wiping several times to remove all glass cleaner residue Most mirror failures are at the edges where spillover solutions
63. ons that restrict normal air flow Interior doors in each room are undercut to allow return air to circulate throughout each room where the doors are closed Do not close doors to regulate room temperatures E Exterior Compressor Condensing Unit Homeowner s Maintenance Guidelines Keep the condensing unit compressor level and keep the area surrounding the unit clear to allow unimpaired air flow Do not plant bushes too close to the unit and be careful that dirt 17 leaves and grass clippings are cleared away For a thorough cleaning contact an HVAC Contractor Do not build a deck around or over the compressor unless there is an 18 clearance on the sides and a 6 minimum clearance on top F Condensate Control Dehumidification is part of the function of your air conditioning system The moisture removed from the air is condensed into water and is then referred to as condensate The condensate forms and is collected on the evaporator coil which is located in the air handling unit except on one piece package units The condensate drain removes the water and carries it to the outside of the house Regular maintenance by the A C contractor of the drain pan and line should be performed to control algae build up and eliminate water leaks Homeowner Maintenance Guidelines Install algae tablets in the condensate drain pan regularly Flush condensate drain pan regularly Flush condensate drain lines regularly Drain should be flus
64. ormal condition or have them replaced Check water filters and softeners regularly The life of the filters is dependent upon water usage and water characteristics Retailers can help with this analysis Monitor and maintain floor coverings on an as required basis Regular vacuuming will reduce wear of carpets and other floor coverings Repair tears and remove stains as soon as possible Check the Temperature Pressure Release TPR valve on the water heater Water heater should also be drained periodically In areas with hard water drain at least 5 gallons of water from the drain valve every six months to prevent sediment build up Interior Caulking Check for cracks or separations in caulking around sinks bathtubs toilets faucets countertops and back splashes ceramic tile walls ceramic floors window sills and any other areas originally caulked by your builder Following the instructions in this manual to repair any areas Twice A Year Maintenance Inspect roof and chimney for broken or missing tiles or shingles identifying anything that might cause leaks or problems Inspect and clean gutters and down spouts Follow instructions in this manual for roof and chimney and gutters and down spouts Do not walk on the roof as it is dangerous and may cause damage Inspect outside of home and condition of siding paint masonry stucco or Exterior Insulated Finish System EIFS and wood trim following instructions in this manual Inspect do
65. ors and windows to verify proper operation security and weather resistance Clean tracks of window and sliding glass doors before applying silicone lubricant See suggestions in this manual Maintain wall finishes following suggestions in this manual Monitor and maintain cabinets and countertops following suggestions in this manual Inspect main service panel circuit breakers all GFI outlets and breakers following instructions in this manual Complete Seasonal maintenance on heating and air conditioning by licensed HVAC contractor Check general condition of compressor remove debris as necessary Inspect and replace as needed caulking and grout around tubs showers and sinks Have carpets professionally cleaned at least once a year Examine caulking around windows doors and other areas following instructions in this manual Re caulk all areas originally caulked by builder Annual Maintenance Examine caulking around windows doors and other areas following instructions in this manual Re caulk all areas originally caulked by builder Inspect condition of concrete slabs and patios following suggestions in this manual Check condition of septic tank and leech drain field Consult with septic tank pumping service Visually survey wood trim following suggestions in this manual Clean all woodwork and wax Complete annual furnace and air conditioning maintenance by a licensed HVAC contractor Schedule professional inspection of major
66. ours under a weighted sheet of plastic wrap Apply with damp towel Blot with paper towels until dry Apply a little undiluted white vinegar only after stain is removed NEVER APPLY DETERGENTS OR STAIN REMOVER DIRECTLY TO CARPET This could cause permanent discoloration For recommended cleaners and solvents call the fiber producer 33 When a stain reappears after cleaning it means all the stain and cleaners were not removed completely Recleaning is necessary Always rinse your carpet thoroughly to remove any detergent residue Builder s Warranty The builder will restretch carpet one time only if needed during the 1 year Should it become necessary carpet will be patched or plugged which is an industry accepted repair due to water damage The builder will not be responsible for slight color variations of carpet and every attempt will be made to match color style B Ceramic Tile Floors Ceramic tile is easy to maintain and impervious to water The grout joints are not waterproof and require special attention to prevent water seepage Homeowner s Maintenance Guidelines Glazed and unglazed tile floors Vacuum regularly to remove gritty particles Damp mop using a solution of water and soap less detergent If stained use scouring powder paste Let stand five minutes brush and scrub Rinse and dry 1 Never use abrasive cleaners or harsh chemicals or solvents on ceramic tile 2 Unglazed tiles may need to be sealed on a regula
67. pen all faucets in home for five minutes 44 Water leaking from under Loose plumbing fitting Hand tighten couplings on sink drain pipes Water dripping from shutoff Loose packing nut Open valve all the way then valves gently tighten nut Garbage disposal clogged Obstruction in line Use disposal wrench in bottom of disposal Garbage disposal will not Tripped reset button Check reset button on bottom operate of disposal Plumbing Fixtures Introduction The plumbing fixtures in most homes include the water heater bathtubs showers toilets and sinks Note As equipments technology changes frequently the Manufacturer s Service Manuals will supersede all recommendations and procedures contained in this manual A Water Heater The electric water heater is equipped with an automatic temperature and pressure relief valve a safety feature that opens and releases excessive pressure or heat build up Should this occur water will flow from the tank until both temperature and pressure are reduced to safe levels Homeowner s Maintenance Guidelines Hot Water Temperature Water temperature is set at 120 by the Manufacturer While low temperature settings reduce utility costs bear in mind that dishwashers do not operate properly with settings below 120 F Do not store combustible items oily rags clothing brooms or dust mops near the water heater since this obstructs air flow and presents a pote
68. r basis 3 Wipe off spills immediately Never use harsh cleaning agents such as steel wool pads which can scratch or damage the surface of your tile Grout Stain Removal Guide Stain Removal Agent Grease and fats Soda and water or commercial spot lifter Inks and dyes Household bleach Mercurochrome Ammonia Blood Hydrogen Peroxide or household bleach Coffee tea food Neutral cleaner in hot water followed by Fruit juices lipstick hydrogen peroxide or household bleach Builder s Warranty Unless specifically excluded ceramic tile installations are warranted for the first year In the event the ceramic tile becomes loose or cracks during the warranty period the builder will replace cracked tiles and or secure loose tiles one time only unless the defects were caused by homeowner s action or negligence The builder will not be responsible for discontinued patterns color or size variations in ceramic tile or grout color Cracks appearing in grouting of tile joints or at junctions with other materials i e baseboards are the responsibility of the homeowner for the life of the home 34 C Hardwood Floors Most hardwood floors are pre finished at the factory with a baked on wax coating or a urethane coating Wood floor tone grain and color variations are normal and reflect the natural characteristics of real hardwood Some squeaking or separating of hardwood floors is normal and is caused by seasonal weather and hum
69. r made of fiberglass is recommended for most applications Pay close attention to the warning labels affixed to the ladder They are there for your protection It is important to understand the function of any tool that you are using especially power tools Read all accompanying instructions carefully before attempting to use the tool Keep a first aid kit on hand at all times Remember the trauma of a trip to the emergency room may be avoided if you use a little common sense when working around your home 12 Utility Lines Cables and Pipes Introduction Your local utility companies provide a variety of services to your home In most cases even though their lines cross your property you have no ownership or control over them until they pass through a metering device electricity water amp gas In the case of telephone lines and coaxial television cables they must pass through an exterior wall Service or alterations to any utility line should only be done by a competent licensed professional Emergency Shut Offs BrackenChase will show you where the main shut off valves and switches are located in your home Every person living in your home should know where these switches and valves are located and how to turn them off in an emergency Electricity Electricity does not discriminate against any gender age or race It is an equal opportunity killer Never attempt any electrical repair unless you absolutely know what you are doing For
70. rcuit breakers to stop circuit overloading The main circuit breaker is located in the electrical panel box and if tripped for any reason entirely cuts off all electricity to the house The smaller circuit breakers within the panel box control appliances wall switches lighting and the HVAC system and each switch should be clearly marked as to what it controls Do not tamper with the electrical service entrance cable that provides power to the service panel Circuit Tripping Causes and Remedies Thunderstorms lightening and power failures can cause circuit breakers to trip If only your home is affected try to reset by switching the breaker to full OFF then back down to full ON position If this does not reset the breaker or if the breaker continues to trip do not continue resetting the breaker as this can damage the panel box wiring or the appliances that it controls Call a licensed electrical contractor for a service inspection Overload circuits can also cause tripping This occurs when too many appliances are used on one circuit To reduce the load remove plugs of appliances that may cause the overloading and then reset the breaker as described above If you install a microwave oven or other appliances that require large electrical loads you may need a licensed Electrical Contractor to add additional wiring to accommodate the load Outlets and Wall Switches If an electrical outlet does not work check first to make su
71. re that the outlet is not controlled by a wall switch If the outlet still does not operate contact an electrical contractor Ground Fault Circuit Interrupters GFCI electrical outlets help to prevent electrical shock and are installed in kitchens bathrooms garages and exterior areas where water may be present GFI receptacles are sensitive to power surges and interrupt power under certain conditions to prevent injury do not plug refrigerators or freezers into GFI outlets GFI outlets are often wired in a series For example the garage GFI outlet controls the bathroom and may possibly control other outlets throughout the home Taking this example further if the electrical outlet in the bathroom is not functioning check the GFI in the garage Also be aware that some homes have multiple GFI s so be certain to inspect and reset the affected outlet If a GFI s receptacle is not functioning press the RESET button on the wall plate to restore proper operation If that does not work check and reset the circuit breaker in the panel box 29 first then press the GFI Reset button If the outlet still fails it may indicate a short in the appliance If other appliances will not operate an electrician should be contacted and the GFI replaces To test GFI s press the TEST button on the receptacle The outlet should not perform To reset press the RESET button Prewired for Telephones All BrackenChase homes are prewired for
72. rior of the concrete block and stucco walls is called efflorescence It is composed of water soluble salts originally present in masonry materials that are brought to and deposited on the surface when water evaporates Efflorescence can be removed with a stiff scrub brush and water Builder s Warranty Stucco cracks greater than 1 8 in width shall be repaired by BrackenChase one time only during the first year of the limited warranty BrackenChase cannot guarantee that painting touch ups of these repaired areas will match the color of the existing material See Painting and Caulking Sections 50 Windows Introduction Typically the windows in your new home are double pane glass and are framed in aluminum The manufacturer has sealed all the glass to the frame and the frame has been attached to your home and caulked Note It is the homeowner s responsibility to check and recaulk all exterior frames Homeowner s Maintenance Guidelines Cleaning Window Glass Clean windows with a commercial glass cleaner or a cup of vinegar mixed with a gallon of warm water Apply with a sponge or lint free cloth then dry and polish with paper towels A rubber squeegee passed over glass surfaces will speed the drying and eliminate streaking Aluminum Windows Abrupt changes in weather may cause aluminum windows to bind or stick Should this occur apply silicone do not apply WD 40 use pure silicone spray to the window sash tracks Aluminum w
73. rway The space between roof insulation and roof boards which allows for movement of air Alkali A soluble mineral salt or mixture of salts capable of neutralizing acids Anchor bolts Bolts that secure a wooden sill plate to a concrete or masonry floor or wall Asphalt A residue from evaporated petroleum insoluble in water but soluble in gasoline Melts when heated Attic ventilators Screened openings provided to ventilate an attic space Ball cock A device in a flush toilet consisting of a valve connected by a lever to a floating ball The valve closes when the ball is raised and opens when is lowered Baseboard A decorative and protective wood molding positioned where the wall meets the floor Base molding Molding used to trim the upper edge of interior baseboards Beam A structural member transversely supporting a load Bearing wall A wall that supports any vertical load in addition to its own weight Brace An inclined piece of framing lumber applied to wall or floor to stiffen the structure Often used on walls as temporary bracing until framing has been completed Brick veneer A facing of brick laid against and fastened to sheathing of a frame or tile wall Casing Molding of various widths and thicknesses used to trim door and window openings at the jambs Circuit breaker A switching device located in the main electrical panel that opens and closes electrical circuits and automatically shuts off electricity t
74. s Family Friends Tip Collect all of your mail for several months prior to moving to be sure you notify everyone who sends you important mail After the Move Some things you need to store securely or do Instruction manuals and manufacturer s warranties for appliances etc Home warranty booklet and information Home insurance documents This home maintenance manual which contains important phone numbers for home and appliance contractors Change the address on your driver s license or apply for a new one if moving from another state Register your children in school Apply for a homestead exemption with your local county tax office if applicable Register your vehicle if moving from another state Register to vote if moving to a new jurisdiction Put all of your closing documents warranties and appliance operation manuals in a common location for easy reference Fill out and mail in all manufacturer s warranty information cards for all of your new appliances Purchase fire extinguishers for each floor of the home and a separate one for the kitchen and garage Store all touch up paint in a common location but not near your water heater or furnace Locate main water and gas shut off valves Locate electrical service panel and main shut off switch Familiarize yourself with the operation of all appliances and equipment Install contact paper in kitchen cabinets and drawers Install floor protector pads on the bottom of all fur
75. sceees 53 Chapter 1 Homeowner s Maintenance Checklists Monthly Maintenance Home maintenance includes regular seasonal and one time tasks The following suggested maintenance schedule identifies some of the more common maintenance tasks that may be performed on a weekly monthly or on a semi annual basis Tailor it to fit your own situation adding or deleting items as required As a homeowner you have normal maintenance responsibilities for your new home Establishing a maintenance schedule is the best way to manage your maintenance budget These suggested maintenance tasks and schedule should not replace the manufacturer s recommendations We suggest the use of licensed contractors for any tasks you may feel unprepared to complete Remember safety first What seems like a simple plumbing or electrical repair can cost you many times what you think you might save if you don t do it correctly Before the move Establish utilities in your name Power Company Water Service Gas Company Telephone Service Security Company Cable or Satellite Service Trash Collection Service Garage Door Opener if applicable Internet Service Notify the following of you new address Place s of Employment Post Office Insurance Companies Credit Card Companies Social Security Administration Health and Benefits Plans Investment Accounts Magazine Subscriptions Professional Organization
76. sible for resiliconing or any subsequent damage caused by failure to maintain the shower enclosure 41 Painting amp Caulking Introduction The interior walls of new homes are generally painted with a latex paint We strongly recommend that touch up paint be used instead of washing the walls The exterior walls of your home have been painted with a quality exterior paint A Interior and Exterior Paint Painting Note The builder cannot guarantee that painting repairs requiring new material will match the color of the existing material Paint repairs may show slight variations in color as a result of weathering aging or pigment variations in different paint manufacturing runs Color variations are normal Fading is also normal and the degree is dependent on climate conditions B Caulking Caulking is a building joint sealant used where two dissimilar materials are jointed In time caulking hardens and cracks and should be renewed prior to any repainting Homeowner s Note Caulking is a homeowner s responsibility Caulking around windows and doors should be checked and re caulked at least once a year Cleaning Exterior Painted Surfaces Lack of or little sunlight moisture and damp weather conditions may cause the formation of mildew or fungus on the exterior Mildew or fungus can be removed by carefully washing the affected area with water diluted household bleach The builder is not responsible for mildew or fungus build up See Ex
77. t of your home and as such are warranted for 10 years against structural failure Any modification to the trusses or use of the attic for heavy storage will void the warranty Bathroom Maintenance Also see Ceramic Tile Walls and Plumbing Sections Homeowner s Maintenance Guidelines Mildew Moisture and mildew problems will occur in any room where water vapor is present To reduce mildew turn on the exhaust fan or slightly open a window when bathing Wipe off wet tiles when done and then hang up towels and washcloths to dry To clean mildewed surfaces and reduce mildew odors apply a liquid mildew agent in a well ventilated room followed by a disinfectant and thorough rinsing with clear water Soap Scum In some areas water that is high in mineral content can contribute to soap scum buildup To clean and remove this residue wash the affected surfaces with a mild vinegar and water solution or use mildew removers found in most stores Rust Stains The contact of wet metal on sink surfaces for example the bottom of a shaving cream can may produce rust stains To remove them apply a powdered rust remover carefully following the manufacturers instructions 20 Builder s Warranty There is no warranty against moisture and mildew and its removal is the responsibility of the homeowner Cabinets Introduction Kitchen laundry room and bathroom vanity cabinets are all selected for their attractive appearance durability and ease of
78. telephones If you experience problems with the telephone system you should contact your local phone company If the telephone company states that there is trouble in the house wiring please call your BrackenChase customer relations department Light Fixtures Homeowner s Maintenance Guidelines Interior and exterior lighting fixtures require periodic homeowner maintenance to preserve the finish Carefully review and follow the instructions if provided for these fixtures Interior and exterior fixtures will tarnish and the manufacturer does not warrant the finish Always turn the power off at a wall switch or circuit breaker before cleaning any electrical device The danger of a severe shock will still exist if the device is turned off with a built in switch Do not use indoor bulbs in outdoor lighting fixtures if the bulb is to be exposed to the weather Do not use light bulbs with a higher wattage than the maximum wattage stated on the light fixture Builder s Warranty Light fixtures are warranted through the manufacturer for the first year The finish is not warranted All nicks scratches broken globes and burned out bulbs not noted on the original walk through is the responsibility of the homeowner Smoke Detectors The smoke detectors in your home are pre wired per electrical code requirements into the main electrical system In case of electric failure the smoke detector is backed up with a 9 volt battery Homeowner s Ma
79. terior Wall Finishes for further information Builder s Warranty Your paint is warranted for the first year BrackenChase is not responsible for normal fading peeling cracking or webbing of the painted surface It is suggested that the first repainting of the house be done within the first 3 years after Certificate of Occupancy is issued Plumbing System Introduction A licensed Plumbing Contractor installed all plumbing pipes and systems in your new home These have been tested and inspected In most cases minimum homeowner maintenance is all that the plumbing system requires Attending to small problems as they occur keeps them from becoming larger more costly problems later on A Water Lines Your home is served by a well or a city water supply The pipes that carry water into the home are designed to resist rust and corrosion Homeowner s Maintenance Guidelines Noisy Pipes Noisy water pipes should be corrected immediately since the resulting vibrations can damage plumbing line fittings and cause them to leak There is one exception Exterior hose 42 faucets often produce a high pitched noise caused by an attached vacuum breaker or back flow preventer This noise is normal and not a cause for concern Noisy pipe problems can be identified and corrected as follows The water heater temperature may be set too high producing steam in the pipes To resolve gradually reduce the water heater temperature setting until the st
80. tructural Shrinking occurs from the normal curing process of concrete that varies with the time of year and the moisture conditions that exist when the concrete is poured Slab stress and settlement are caused by soil conditions and loads such as the weight of the walls These forces can create a variety of stresses which in combination with seasonal temperature variations can cause concrete and masonry foundations to develop non structural cracks Home Slab and Garage Slabs Due to the large size of concrete home and garage slabs hairline cracks less than inch in width are common and are caused by slight home settlement or expansion and contraction These cracks are normal and it is best to leave them alone since attempts to fill the cracks will not stop the expansion and contraction Long hairline cracks in slabs patios garage floors sidewalks and driveways are common and require no additional attention They are cosmetic in nature and do not affect the integrity of the concrete Any attempt to repair chips or cracks in concrete will result in product and color variation Homeowner s Maintenance Guidelines Clean concrete with a solution of five tablespoons of baking soda to a gallon of water Before using the cleaning solution wet the floor with clear water and loosen the dirt with a steel brush or scraping blade A concrete sealer may be applied to the floor following the manufacturer s directions approximately six mont
81. ur ability to make the repair Stop call in someone who knows what they are doing It is better to admit a lack of knowledge than to compound the problem and create a major expense Your local Home Improvement Center or Hardware Store can provide you with a variety of services beyond selling your merchandise They usually have Do it yourself books that provide detailed information about specific areas of the home Many of them offer classes on a wide range of subjects from carpet and tile installation to selecting the proper tools for any given job Frequently the person waiting on you can provide useful information that will help you in selecting the right materials for the project Personal Safety Accidents happen They are called accidents because they were never intended to happen They frequently occur because of the lack of precaution by the injured party If hindsight was foresight very few homeowners would be found in hospital emergency rooms A few dollars invested in eye protection proper shoes and gloves may prevent a serious injury When working around fiberglass insulation such as attic crawl spaces always wear long sleeves and gloves You should take a shower as soon as possible after finishing a project Every home should have one or more ladders In selecting a ladder make sure that it meets your needs for reach and weight requirements When working on or around electrical fixtures never use an aluminum ladder A ladde
82. uture beauty of your yard depends on the care and attention you provide The builder can not be responsible for homeowner neglect or improper landscape maintenance The following suggestions should make the job easier Watering Sod requires constant moisture until the second mowing If allowed to dry out the sod will shrink and gaps will appear between the sections If this occurs the homeowner will need to repair these areas For the first 6weeks water the lawn for 30 minutes once each day in the morning Watering may be reduced after the second mowing to every other day for the next 8 weeks When using the sprinkler system check to see if you are leaving footprints if so the area has been over watered Remember too much water is just as bad as not enough Fertilizing Fertilizer should be applied a minimum of three times a year for turf In the winter months 2 applications are necessary and one should be a weed and feed In the summer months one application should be applied Spray insecticide every other month Do not spray immature grass with chemicals to kill weeds The best approach is to use pre emergent weed control when grass is stronger and more mature Be aware that sod when initially laid will occasionally go into shock and turn brown The sod is not dead and you should continue to water it Extremely hot or cold weather or above average rainfall will affect these instructions Mowing Mow new grass when it attains a height of 4
83. verings Resilient floor coverings come in 6 foot or 12 foot wide rolls and are usually installed in kitchens bathrooms and laundry areas Before cleaning a resilient floor read and follow the manufacturer s cleaning and care recommendations Do not wax a no wax floor Homeowner s Maintenance Guidelines Mop up bathroom water spills from showers and baths immediately Water seeping into the mastic through the seams and under the baseboard trim can cause mildew seam separation and lifting A flexible caulk available at hardware stores is recommended for use at tub and floor joints to minimize this problem Attach furniture protectors to the bottom of furniture legs to protect the resilient flooring from scuffing and surface damage High heel shoes and constant moving of chairs may show and may damage resilient floor coverings Do not use rubber backed rugs or mats as they can discolor and remove the finish Builder s Warranty The warranty excludes any indentations scratches chips or surface damages caused by lack of proper maintenance misuse negligence spiked heel shoes water pebbles sand or insufficient 35 protection on furniture Use of floor care products other than those specifically formulated for use on resilient flooring may damage your floor and void your warranty BrackenChase will repair or replace resilient flooring due to installation that does not meet building standards for the first year Framing and Carpe
84. ves of your family and jeopardize your homeowner s insurance in the event of fire or electrical injury Always use a licensed electrician to make electrical repairs adjustments and additions Electrical Storm Caution It is recommended that you unplug television sets computers and telephones during electrical storms Power Failure If the electrical power goes out check first to determine if neighbors are also without power and if so contact the utility company Before attempting to reset the circuit breakers check that power has been restored to the area If neighbors have power check the 28 main circuit breaker in the panel box See Homeowner s Maintenance Guidelines under Circuit Breakers this section Be aware that not every electrical power problem is due to problems within the home s electrical system Utility companies experience a variety of situations that effect power supplies including power surges and interruptions peak overload periods and even total shutdowns Electric Meter The utility company installed an electric meter to measure your electric usage for billing purposes Their invoice is based on kilowatt hours used over a given time period with a kilowatt hour being the energy expended by 1000 watts for one hour Should you have any questions about the meter functions please contact The Customer Service Department at the utility company Circuit Breakers Electrical wiring and appliances are protected by ci
85. warranty noted above Interior Walls and Ceilings Introduction Your home has two types of walls load bearing and non load bearing 1 Any alteration of load bearing walls may reduce the strength of the structure by altering its unit load capacity its load bearing or its support capacity 2 Interior wall construction begins with the placement of studs set vertically at 24 inch intervals Then the drywall is screwed or nailed to the studs Drywall Drywall is nailed or screwed to the studs of the ceiling and wall surfaces The seams where sheets of drywall come together are taped spackled with a joint compound allowed to dry and then sanded to prepare them for finishing The generally acceptable building standards are that slight imperfections such as nail pops seam lines and cracks not exceeding 1 8 are common in gypsum wall board installations However obvious defects or poor workmanship resulting in excess compound in joints trowel marks and cracked corner beads are not acceptable and must be noted on the pre settlement inspection Both nail pops and small drywall cracks are simple to repair Drywall Nail Pops and Crack Repair Instructions 1 Reset the protruding nail slightly into the gypsum board surface or remove it entirely Place another drywall nail two inches above or below the popped nail and gently hammer it slightly below the paper surface Spackle sand and paint this area 2 For drywall joint cracks pr
86. you are going to be away for an extended period of time a teaspoon of oil will help prevent the mechanism from freezing up or no longer working 19 Range Hood Fan or Microwaves The range hood fan filters collect grease and should be cleaned regularly Soaking the filters or lightly brushing them in hot soapy water is the best cleaning method Be sure the filters are dry before reinstalling them Microwave Oven Be sure that vent louvers are not blocked Builder s Warranty Appliances are normally warranted against defects for the first year through the manufacturer Call the manufacturer directly for service Attic Introduction The attic space below the roof is part of the roof truss system When inspecting the attic walk on the wood members only The drywall ceiling of the room below is not designed to support any weight Homeowner s Maintenance Guidelines The attic truss system is not engineered to support additional weight and should not be used for any storage purpose Materials stored can also be a fire hazard Do not cover any vents with insulation or any other material Insulation on the attic floor is for the thermal protection of the rooms below IF the insulation is moved it will leave gaps between the insulation panels and may obstruct the attic vents Always replace moved insulation back to its original position Warranty supplied by 2 10 Home Buyers Warranty Your roof trusses are a critical structural componen

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