Maintenance Keeps Lid on
Operating and Repair Costs
Maintenance of household appliances is far from being the most glamorous part of investing in single-family houses. But keeping appliances and other major components of the property in good working order can save the investor a lot of time, money and headaches, regardless of whether these chores are performed by the owner himself, a property manager, a competent handyperson or even the tenants who occupy the house. Well-maintained appliances also can reduce tenant turnover and increase the resale value of the property.
A good maintenance regime begins with a survey of all the property’s major components and a complete checklist of which systems and appliances require routine upkeep. The list might include the heating, ventilation and air-conditioning (HVAC) system, water heater, clothes washer and dryer, refrigerator, dishwasher, in-sink garbage disposal, trash compactor, microwave oven, range/stove, exterior lighting, garage door opener, rain gutters and so on.
One of the best sources of useful information about the proper maintenance of appliances is the instruction or owner’s manual provided by the manufacturer. Most homeowners have a file or a drawer stuffed with unread manuals, but if the original documents have been discarded or lost, the same information often can be found on the appliance manufacturer’s Web site.
Most hardware supply outlets and bookstores stock generic guides on how to maintain and repair appliances as well. Local public libraries also have such resources, and they can be borrowed for a few weeks without charge.
Here are a few tasks that should be on most home maintenance to-do lists:
Water heater. A home water heater should be drained once or even twice a year to remove sediment that collects in the bottom of the tank, though some new models have an outlet near the bottom of the tank that allows sediment to be drained out periodically without the entire tank being emptied. The pressure relief valve, which is a crucial safety device, should be tested periodically as well. The owner’s guide should contain instructions that explain how to perform these maintenance tasks.
Refrigerator. A refrigerator’s condenser coils should be cleaned periodically with a vacuum cleaner attachment or a scrub brush. Newer models have the coils in the front; older ones typically have the coils in the back. Make sure the refrigerator door shuts tightly to reduce energy costs. If the door doesn’t shut tightly, the gaskets (seals) should be replaced. The drip pan underneath the refrigerator also should be pulled out and cleaned periodically.
Dishwasher. A dishwasher’s drains and filters should be cleaned periodically to avoid buildup of food and clogs. If water drips out of the dishwasher while it is running, the door gasket may need to be replaced. The water sprayer can be removed periodically as well and cleaned with warm water and vinegar to remove mineral deposits.
Clothes washer and dryer. These appliances should be on a level surface to prevent damage to the barrel from unsteady operation over time. Make sure the washer’s water supply hose is free of cracks, kinks and bulges. Connectors made of flexible stainless steel should last longer and present fewer problems than rubber hoses. Wash the dryer’s lint screen periodically in warm soapy water.
One more tip: Never operate an appliance that is making an unusual noise, leaking or otherwise malfunctioning because someone could be injured or the appliance could suffer more costly damage if it is not properly repaired. Local hardware stores and public libraries are good resources for do-it-yourself repair manuals.
Copyright 2006. Marcie Geffner. All rights reserved.
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