The Meadows at Martin Downs Homeowners Association, Inc.

2550 Waterfall Blvd., Palm City, FL 34990

Meadows Home Maintenance Tips

Contributed by Walter Sokolowski

Preventive maintenance in and around the home will extend the life of many items, help avoid premature breakdowns and keep the home both attractive and functioning properly. To that end, homeowners should consider the recommended procedures listed below.

Under no circumstances should homeowners undertake repairs or modifications to any equipment or appliances currently still under warranty or service contracts. Such action would likely void coverage.

• Create a log of repetitive procedures to ensure that routine maintenance is performed on schedule.

FPL Programs

Florida Power and Light offers grants to encourage homeowners to undertake the following home improvements: AC duct system check and upgrade; window treatment; AC replacement upgrades; roof or ceiling insulation upgrades; and Load Management Program (beneficial for year-round residents). Contact FPL for additional information and to schedule an appointment with a FPL representative.

Electrical

• Replace incandescent lights with fluorescent lights wherever usage will justify the cost. For example: The advantages of replacing an incandescent bulb reaching temperatures of 300
°  F and consuming 150 watts of power with a fluorescent bulb operating at 100° F and using only 34 watts are obvious. Although their initial cost is higher, fluorescents last up to 10 times longer, generate far less heat (hence less air-conditioning) and only use about 20 % of the power of an equivalent incandescent bulb.
• Wherever practical, reduce the wattage of incandescent bulbs or install dimmers and/or timers on fans and lights.
• Install Whole-House Surge Protection (at the circuit breaker power panel) to reduce, or eliminate damage to household electrical equipment and appliances, resulting from lightning strikes or transient electrical surges entering the house over the power lines. A similar device on the telephone line will protect answering and Fax machines.
• Check water heater thermostat and reduce water temperature setting from 140° F to 130° F to cut the risk of scalding while saving energy.
• Wrap an insulating blanket over the water heater to increase energy efficiency.
• Check Smoke Detectors annually by pressing the red button with something like a broom handle.
• Periodically totally discharge any appliance or tool that operates on rechargeable batteries.

Air Conditioner / Heater

• Clean or replace the return air filters of the AC unit. Check for a second smaller filter in the main bathroom. Upgrading and maintaining clean filters will ensure top AC performance and reduce the chance of dust deposits building up on the fan and ducts thereby reducing overall system efficiency.
• The interior of the air handler and its drain must be kept free of mold and mildew. Inspect it at least once a year and spray with an algaecide when performing the necessary maintenance. Periodically, the squirrel cage fan and motor should be inspected, cleaned and lubricated (as required).
• Install a humidistat in series with the thermostat (if the home is not occupied for a month or more in the summer). During your absence, this device can reduce the AC power consumption by as much as 75%!
• Installing an electronic thermostat will protect the AC compressor, result in better temperature control and allow for system time/temperature scheduling.
• Purchase an electronic thermometer/hygrometer to properly monitor cooling and humidity levels, especially in the humidistat operation mode.
• Lubrication of the outdoor AC fan (if called for) should be done annually.
• Make sure the outside unit is kept clear of dirt and debris, inside and out, and that rainwater completely drains away from the base. Clean, prime and paint any rusted surfaces.
• Discourage anthills from damaging the AC unit by regular application of an insecticide around the base.
• Reduce moisture buildup inside the home by hanging wet towels outside, using a squeegee on wet walls after showering, keeping toilet lids down, lids on pots while cooking, etc.
• Use paddle fans to increase the efficiency of the AC/heater functions.
• Check with an AC maintenance firm to see if the air handler fan can be operated at high speed (in the heating mode) to increase efficiency.
• Insulate AC ducts to increase cooling and heating efficiency.
• If a mildew problem arises, it can be treated with either an ozone generator or formaldehyde. Caution is advised when using either!.

Garage Doors, Doors/Attic

• Lubricate garage door rollers, hinges, roller pins, motor gears and drive chain with grease. Lubricate the door-wide rod with oil and spray the large balance springs with WD-40, to stop rust and minimize friction and premature failure.
• Lubricate the garage door sweep and all other door sweeps and seals with Armorall to extend their service life as well as provide smoother operation.
• The garage can be upgraded with aluminum-faced door insulation to reduce heat buildup in south or west facing garages.
• The existing garage door (in many homes) is vulnerable to damage from winds exceeding 70 mph without additional bracing. The garage door can be upgraded to meet latest building code standards. This is a job for a professional!
• To protect the garage door from windstorm damage, add gate bolts to the bottom of the door which will fit into holes drilled in the cement floor.
• To help in precisely positioning one or two full size cars in the garage, install one (or two) old tennis balls on a string. They should just touch the windshield (at the rear view mirror location) when the cars are parked correctly.
• If your car emits a musty odor when the AC is started, purchase a special algaecide spray from an auto supply store and spay it into the air intake, as per instructions.
• Remove door pins and lubricate with light grease.
• At least once a year, lubricate patio door wheels with a spray of WD40 or special aluminum track lubricant to reduce wear.
• Attach thick foam rubber weather stripping (as bumpers) to sliding wardrobe doors to minimize slamming.
• Distribute mouse and roach bait in garage and home attics as a preventative measure.
• Replace central vacuum dirt bag when needed and wash the secondary filter at least annually.
• Either re-coat as needed, or initially stain garage floor. Refer to the Meadows information sheet for specific details.
• Add an exterior door sweep to outward opening doors not so equipped.
• If the water main valve (gate type) no longer shuts off the water flow completely or should break when turned, replace it with a more reliable ball valve.
• Check the bottom of all exterior door wood trim. If it is deteriorating, repair the damaged area and seal the area where the wood comes in contact with the concrete with acrylic silicone caulking.
• Periodically utilize (insecticide) foggers to control potential roach and insect incursions into the attic.
• Tarnished hardware
on the exterior door can be refinished in lieu of a costlier replacement.
• In the attic, if the plastic clips securing the water pipes going to the kitchen are breaking, replacements should be installed to reduce stress on the plastic pipes.
• The attic exhaust fan motor should be lubricated annually with a non-detergent mineral oil or replaced if it seized up.
• The original power exhaust fan covers were made of plastic and have deteriorated over the years. They should be replaced with a metal cover to ensure continued integrity. Call the Meadows office for a referral to have this work done.
• The Hampton model homes were built without eaves’ vents along the backside of the house. The addition of at least 6 or more vents will help keep the attic cooler.

Kitchen/Bathroom/Laundry/Etc.

• Caulk around plumbing/conduit pipes to discourage the incursion of insects.
• If noise develops when the toilet tank is filling and/or the water level in the bowl is lower than normal, replace the complete toilet tank fill valve assembly.
• Check drawer tracks. If the rear of the track is anchored with a staple, add a single screw to prevent the drawer from falling when pulled out.
• To ensure that the large bathroom mirror remains secure, add at least two anchored clips to each mirror.
• Place strips of Styrofoam between the toilet tank and the wall. This will prevent the toilet tank base from cracking when backward pressure is applied to the tank.
• At least annually check and clean dust on refrigerator coils, fan and motor. Clean the evaporator pan more frequently.
• Install thermometers in both the refrigerator and freezer to monitor and properly adjust refrigerator temperatures.
• Clean kitchen exhaust hood filters with detergent and a hot water rinse.
• Utilize ant bait such as Terro and spray insecticide inside and outside the kitchen, to control the small sugar ants that frequent the kitchen.
• Replace both clothes-washer hoses some time before 5-10 years of service. This will eliminate likelihood of hoses bursting with subsequent flooding of the home. Metal-braid reinforced hoses cost more but are far more reliable.
• Clean and seal all tile grout to discourage staining.
• Annually clean and lubricate bathroom exhaust fans, to maintain efficiency and reduce wear.
• Add pull out baskets and extra shelves (e.g.,54 over the microwave) to increase kitchen storage capacity.

• Walls/Concrete Walks/etc.

• To clean dirt and mildew, use a cupful (8 oz.) of bleach, plus ¼ cup of TSP in 2 gallons of water and apply with a chemically resistant tank-sprayer to gutters, fascia, screen room door and supports. Leave for a few minutes then pressure wash, or hose off. Reapply if the stains persist and use a brush/broom to loosen stain if no pressure washer is available.
• Rust stains
can be removed by applying Rustaid. Brush tough stains, then rinse with hose or pressure washer. If the concrete surface was coated with a color stain proceed as follows: 1) hose down the area with water; 2) apply Rustaid diluted 1 measure of Rustaid to 2 measures of water; 3) promptly hose off with water. This should prevent bleaching of the concrete color stain.
• Fill cracks or voids in outside wall surfaces with acrylic silicone caulking to eliminate water penetration. Color-coded caulk is available at MAB paints on Monterey Rd.
• Mildew stains on concrete
can be cleaned with the application of bleach from a garden sprinkler and, if a pressure washer is not available, the use of a push broom to loosen any tough stains. Either pressure wash, or hose off the surface. Follow the formula in item 2 to avoid bleaching stained concrete surfaces.
• To stain concrete surfaces use H&C Silicone Acrylic Stain specially tinted to match the color of natural concrete. This will improve appearance and reduce the maintenance of any concrete surface. Check with the Meadows office for an and make sure only the approved custom color is used! Meadows Architectural Change approval is necessary for this work.

Windows

• A professional window cleaning detergent, mop and window squeegee make window washing much easier and will result in cleaner windows.
• The window counter-balancing spring assembly can be repaired or replaced.
• Install small cup hooks on window frames to secure blind chords.

Garden/House Perimeter

• Periodically check irrigation sprinkler heads for adequate water flow or obstructions and clean filters/nozzles. Add plastic pipe around hedge and garden sprinkler heads to protect the heads and risers.
• In the garden use plastic weed block and mulch to minimize weed growth. Roundup or similar herbicides can be used to reduce the frequency of weeding.
• A variety of pests can be prevented from entering your home by applying Diazanon or Dursban granules around the house perimeter. A strong (6-8 oz. to 2 gallons of water) mixture of liquid Diazanon or Malathion sprayed on the foundation and adjacent soil will have the same effect. Take care not to spray any plants with this potent mixture, or they will die. Refer to each product’s "directions for use" on its container for the exact formula. This formula also works on voles and moles that dig up your lawn. Just poke a hole in the mound and pour in the specified amount of the mixture.
• A long-lasting and environmentally friendly treatment for slugs, roaches, ants and earwigs is Diatomaceous Earth used in pool filters. It is ground seashells. Avoid inhaling the fine powder by using a mask when spreading the powder on the ground.
• Improve screen room drainage by shimming up the lower screen support by about 1/16 of an inch.
• Use a Bait Box containing a solid rat & mouse bait to control exterior rodents.
• Eradicate fire ants by applying Fire Ant or Diazanon granules to the mound (without disturbing the mound) and watering in with a gentle spray.
• Correct poor drainage problems before secondary damage takes place.
• Eliminate the chance of frogs, snakes, etc. entering plumbing vents by placing hardware cloth (galvanized metal screen with ¼ inch holes) into the top of the vents.

Storm Protection

• All windows and patio sliding doors should be protected with storm shutters or panels.
• Exterior doors
, which open inward, should be braced.
• Garage doors
require upgrading (refer to Garage Door item) and/or bracing.
• Skylights and powered exhaust fan covers
can be upgraded. Contact the Meadows Office to obtain contractor names.
• All loose items on patio and in garden should be brought indoors or adequately secured prior to a storm.
• Storm panels
installed prior to 1995 do not meet current building code standards. However, they can be upgraded with horizontal braces to make them more than twice as strong.

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