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1 Warranties WHEREAS Contractor has built a Project located in the County of Leon State of Florida at the above mentioned property address and Whereas Contractor does hereby agree to give a limited warranty on the Project located at the above property for a period of 1 year following the closing or occupancy by the Owner whichever comes first upon the following condition Builder also offers a bonded builder warranty 2 10yr should buyer choose to want additional coverage NOW THEREFORE in consideration of the payment of the purchase price of the Project and other good and valuable consideration the receipt and sufficiency of which is hereby acknowledged and the premises and agreements hereinafter set forth the parties hereby agree as follows 1 Not later than thirty 30 days after closing or occupancy whichever comes first the Owner shall deliver a written list of any minor omissions or malfunctions not previously made known in writing to the Contractor To the extent that such items are a normal Contractor responsibility or not otherwise excluded hereunder correction or adjustments will be made by the Contractor 2 Contractor warrants the above Project to be free from latent defects for a period of one 1 year following closing or occupancy whichever event first occur A latent defect in construction is herein defined as a defect not apparent at time of occupancy or closing but which becomes apparent within one 1 year from date of closing or occupancy whichever event shall first occur and such defect has been directly caused by Contractor s failure to construct in accordance with the standard of construction prevailing in the geographical area of the Project It is stressed however that normal characteristic behavior of building materials wear and tear general maintenance and like items will not constitute a latent defect PROCEDURE Should it appear that a possible latent defect non emergency nature has developed Owner shall outline pertinent details in writing and deliver same to Contractor Following receipt of such notice Contractor will make an inspection If a latent defect exists the Contractor will at Contractor s sole option either 1 repair 2 replace or 3 pay to Owner the reasonable cost of such repair or replacement due to such latent defect s however Contractor shall not be obligated to spend more than the purchase price of the Project less the value of the land upon which the project is situated Notwithstanding anything to the contrary stated herein This warranty does not cover any appliance piece of equipment or item which is a consumer product of purposes of the Magnuson Moss Warranty Act 15 USC 2301 through 2312 z This warranty is given in lieu of any and all other warranties either expressed or implied including any implied warranty or merchantability fitness for a particular
1.  Warranties.  WHEREAS, Contractor has built a Project located in the County of Leon, State of Florida at the above ment...
purpose habitability and workmanship except if applicable such warranty as specifically stated in any required VA FHA warranty delivered simultaneously herewith 3 The contractor shall not be liable under this Agreement unless written notice of the latent defect shall have been given by Owner to Contractor within one 1 year warranty period Steps taken by the Contractor to correct any defect or defects shall not act to extend the warranty period described hereunder 4 The Owner shall have 90 days after expiration of the one 1 year warranty period to bring all legal action hereunder 5 Contractor hereby assigns to Owner all of Contractor s rights if any under manufactures warranties on appliance and items of equipment included in the Project Contractor assumes no responsibility for such manufactures warranties and Owner should follow the procedures in these warranties if defects appear in such appliance and items of equipment 6 Contractor does not assume responsibility for any of the following all of which are expressly excluded from coverage under this Limited Warranty A Defects in appliances or equipment which are covered by a manufacturer s warranty B Incidental consequential or secondary damages caused by a breach of this warranty C Defects which are the results of characteristics common to the materials used such as but not limited to warping and deflection of wood mildew and fading chalking and checking of paint due to sunlight cracks due to drying and cunning of concrete stucco plaster bricks and masonry drying shrinking and cracking of caulking and weather stripping D Conditions resulting from condensation on or expansion or contraction of materials E Defective design or materials supplied by Owner or installed under his direction or Defects cause by anything built into or installed in the Project pursuant to the contract between Contractor and Owner F Damages due to ordinary wear and tear abusive use or lack of proper maintenance of the Project G Loss or injury due to elements H Landscaping or any portion thereof is hereby expressly excluded from this warranty including sod seeding shrubs trees and plantings I Insect damage of any nature whatsoever J Non uniformity in appearance of used or simulated used brick K Chips scratches or mars in tile woodwork walls porcelain brick plumbing fixtures plastic laminate and glass not expressly identified to Contractor prior to closing L Dripping faucets and toilet adjustments after the initial thirty 1 year warranty period described herein
purpose, habitability and workmanship, except, if applicable, such warranty as specifically stated in any required VA FHA ...
M Utility service lines installed by developer municipality or service company and settling back filling or slumping thereof N Deterioration or defects in asphalt paving O Movement shifting expansion or plasticity of the soils beneath the Project and changes in the underground water table and subsurface soil structures beyond Contractor s control All warranty work shall be scheduled during normal weekday working hours except in emergencies This warranty is extended only to the Owner named herein It is not transferable to subsequent Owners of the Project Should any term of this Agreement be deemed by a Court of competent jurisdiction to be unenforceable such determination shall not affect the enforceability of the remaining provisions Use of one gender shall include all other genders use of the singular shall include the plural and use of the plural shall include the singular all as may be appropriate
M. Utility service lines installed by developer, municipality or service company and settling, back filling or slumping th...
Pitman s Custom Construction Homeowner Maintenance Tips EXTERIOR MAINTENANCE TIPS 3 LANDSCAPING 3 FOUNDATION 3 CONDENSATION 3 CONCRETE 3 ROOF 4 GUTTERS AND DOWNSPOUTS 4 SIDING PAINT MASONRY AND STUCCO 4 EXTERIOR PROBLEMS AND SOLUTIONS 5 INTERIOR MAINTENANCE TIPS 6 HEATING AND COOLING 6 AIR FILTER 6 DEHUMIDIFICATION 7 THERMOSTAT 7 ELECTRICAL 7 SMOKE DETECTORS 8 PLUMBING 8 SEWER SEPTIC DRAINS 8 PLUMBING PROBLEMS SOLUTIONS 9 CABINETS AND COUNTERTOPS 9 TUB AND SHOWER ENCLOSURES 10 WHIRLPOOL TUB 10 BATHROOM 10 MOISTURE CONTROL 10 FLOORS 10 INTERIOR WALLS 11 INTERIOR TRIM AND MOLDINGS 11 CAULKING 12 WINDOWS AND DOORS 12 GARAGE DOORS 12 ATTIC 12 APPLIANCES 13 FIREPLACE AND CHIMNEY 13 HOME MAINTENANCE SCHEDULE 14 FALL 15 WINTER 16 SPRING 17 SUMMER 18
Pitman s Custom Construction Homeowner Maintenance Tips  EXTERIOR MAINTENANCE TIPS. .........................................
Pitman s Custom Construction Protect the Value of Your Home You can continue to protect the quality of your home through regular home maintenance A well maintained home will increase in value and be a source of pleasure for years to come Explore the Maintenance Tips located in this document to learn about exterior issues such as roofing landscaping and foundations as well as interior issues like plumbing flooring and electrical wiring The following sections are a brief summary of maintenance items and tips to prevent minor problems from developing into major problems This listing is not intended to be exhaustive or a do it yourself guide but does provide useful information about the care and maintenance of your home Pitman s Custom Construction Page 2 of 18
Pitman s Custom Construction Protect the Value of Your Home You can continue to protect the quality of your home through r...
Pitman s Custom Construction Exterior Maintenance Tips Landscaping Changes to your landscaping and grading can occur due to settlement of the earth as well as other types of soil movement Typically the grade around your home should slope one inch in the first ten inches tapering to a two percent slope Always make sure the water is draining away from your foundation and that water drainage ditches or swales are free from debris and leaves Swales and drainage areas may be permanently wet particularly in times of heavy rain or melting snow Do not allow sprinklers to wet the area within four feet of your foundation Also you should not plant shrubs within four feet of the foundation or trees within 12 feet When applying additional top soil or mulch be sure to maintain a 7 clearance between the soil or mulch and the siding otherwise water may enter the joint between the foundation and the wall material or the wood may decay Foundation Foundation walls are subject to a wide variety of stresses and strains It is not unusual for small cracks to appear in your foundation which occur during normal settlement 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 One thing to understand about concrete is that it will crack Hairline cracks that may appear on foundation walls are usually cosmetic as opposed to structural Periodically inspect for cracks and seal with an appropriate waterproof caulk or cement If applicable make sure your sump pump is in working order Condensation Probably the most disturbing problem in a new home is condensation 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 Gallons of water went into the construction of your new home from the concrete foundations to the paint on the walls As this water slowly evaporates the moisture takes the form of condensation Proper ventilation is a safe way to reduce indoor humidity and condensation Ensure that the clothes dryer is properly vented to the outside Kitchen bath and utility exhaust fans can be used to carry moist air outside Adjust the registers to maintain even temperatures throughout the home Crawl space vents should be open during temperatures above freezing Concrete Due to the large size of concrete home and garage slabs hairline cracks less than are common and are caused by settlement expansion and contraction Contraction or shrinking occurs from the normal curing process of concrete that varies depending on 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 Pitman s Custom Construction Page 3 of 18
Pitman s Custom Construction Exterior Maintenance Tips Landscaping  Changes to your landscaping and grading can occur due ...
Pitman s Custom Construction concrete and masonry foundations to develop non structural cracks Long hairline cracks in slabs garage floors sidewalks and driveways are common Cracks in concrete which are exposed to the weather should be sealed to eliminate further damage from the elements Roof Your roof will give you many years of good service if it is properly maintained Periodically inspect your roof You should avoid walking on it as this will cause damage You should inspect your roof for missing or damaged shingles or tile and have them replaced or repaired promptly Look in the attic for water stains or wet insulation Also check around skylights for leaks and re caulk if necessary Inspect the flashing in roof valleys against walls and around the chimney seal any gaps with a compatible waterproof caulk Most roof shingling is not a waterproof membrane Rather shingles are meant to shed water down their overlapping courses Erratic weather conditions can cause a buildup of water either from snow or ice dams formed on the roof or in gutters or downspouts This water may backup under the shingles or eventually seep through the shingles causing leaks Remove ice dams from gutters and downspouts and attempt to remove ice and snow from lower portions of the roof Gutters and Downspouts Gutters and downspouts are very important and are often overlooked by many homeowners Don t make that mistake It is very important to keep gutters and downspouts free of leaves and debris You should inspect them routinely and remove any blockage or consider installing a screening device Gutters and downspouts were designed to carry roof water down and away from the foundation therefore make sure your splash blocks and downspouts are positioned properly to drain the water a minimum of five feet away from the foundation Also make sure that the soil grade is sloping away from the home Failure to keep gutters free from obstruction or improper sloping away from the home may result in water infiltration into your home Siding Paint Masonry and Stucco Siding materials that are exposed to the elements can become damaged therefore the exterior of your home should be inspected twice a year Areas in which the paint has peeled or fallen off should be repainted Before painting fill all cracks separation and damage with a flexible caulk Cracks in brick stone and stucco should be caulked with a flexible masonry caulk and if the mortar has fallen out this should be repaired as well You should closely inspect the areas around windows and doors for any gaps or deterioration of caulking and reseal if necessary Aluminum vinyl soffit and fascia have a finish that does not require painting Wood soffit and fascia does require painting and caulking and should be inspected annually Pitman s Custom Construction Page 4 of 18
Pitman s Custom Construction concrete and masonry foundations to develop non-structural cracks. Long hairline cracks in sl...
Pitman s Custom Construction Exterior Problems and Solutions Problem Cracking peeling of painted surfaces Gaps at joints in wood Efflorescence on masonry finishes Stairstep cracks in masonry finish Pitman s Custom Construction Likely Cause Normal aging and weathering Wood drying out Crystallized soluble salts Normal home settlement due to expansion and contraction Solution Clean and sand surface then prime and repaint Sand prime and paint Scrub with water and stiff brush Seal cracks with a flexible masonry caulk and paint Page 5 of 18
Pitman s Custom Construction Exterior Problems and Solutions  Problem Cracking peeling of painted surfaces Gaps at joints ...
Pitman s Custom Construction Interior Maintenance Tips Heating and Cooling You should inspect your air conditioning and heating system just before the start of their respective seasons to make sure they are in proper working order Verify that all of the room registers are open and are not obstructed by furniture or other objects Two kinds of registers are used air supply registers located on the wall in the floor or in the 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 If your home has high and low return air return registers on the wall do the following During the winter time close the upper register and open the bottom register and during air conditioning season reverse these registers 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 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 If you have a heating and cooling unit outside the home make sure it is kept clear of obstruction Keep the unit free of debris Air filters should be cleaned or replaced at least every two months Turning your heat or air conditioning off or having a wide range of settings causes the system to expend extra energy to return the room to a comfortable temperature This leads to higher utility bills as well as excessive wear on your system If your HVAC system should fail to come on verify the following Check to see that the thermostat is properly set Check the circuit breaker in the panel box to make sure it is in the ON position Check the exterior disconnect switch located outside the home near the compressor and reset it if necessary Check the electrical disconnect switch located near the air handler and reset it if necessary Air filter Filter cleaning or replacement will provide cleaner air improve airflow and help reduce utility cost To clean remove or replace filters turn the fan off using the thermostat control then carefully remove the old filter and clean or insert a new one Replacement filters are available through most hardware stores Pitman s Custom Construction Page 6 of 18
Pitman s Custom Construction Interior Maintenance Tips  Heating and Cooling  You should inspect your air conditioning and ...
Pitman s Custom Construction Dehumidification Dehumidification is part of your air conditioning system The moisture removed from the air is condensed into water which is referred to as condensate The condensate drain removes the water and carries it to the outside of the house Regular maintenance of the drain pan and line should be performed to control algae buildup and eliminate water leaks 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 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 your utility bills will be and less wear and tear on the system compressor will occur Changing settings frequently will cause the supplemental heater to run more often and turning the system on and off expends extra energy to bring the temperature back to a comfortable level Setting air conditioning controls to a very low setting does not cool the home faster The same principle applies to heating Electrical The electrical system in your home is designed for safe and trouble free service and meets the National Electric Code Requirements Do not overload your circuits plugging too many appliances into one outlet and do not use light bulbs with a higher wattage than that specified by the fixture s manufacturer Plug valuable electronic equipment such as computers TV s and VCR s into surge protector strips If you have an outlet that does not work you should perform the following checks Check the circuit breaker in the service panel box to make sure the circuit breaker has not tripped If tripped you can reset it by switching the breaker to the fully OFF position and then back to the fully ON position This will properly reset the breaker The circuit breaker within the panel box controls appliances wall switches lighting and the HVAC system Each switch should be clearly marked as to what it controls Verify that a wall switch does not control the outlet If it is a GFI outlet press the reset button on the plate GFI outlets are often wired in a series and may possibly control other outlets throughout the home If an outlet is not working check all GFIs throughout the home and garage If the outlet still does not work contact a certified electrician Pitman s Custom Construction Page 7 of 18
Pitman s Custom Construction Dehumidification  Dehumidification is part of your air conditioning system. The moisture remo...
Pitman s Custom Construction Smoke Detectors The smoke detectors in your home are pre wired per electrical code requirements into the main electrical system In case of an electrical failure a smoke detector is backed up with a 9 volt battery Test the 9 volt battery twice a year and replace if necessary Plumbing Your plumbing system should require very little maintenance Most importantly however you should be aware of the location of your water main shut off valve in case of an emergency The temperature of your water heater should come pre set from the factory and an acceptable temperature range should be on the label of the heater Water temperature is usually set at 120 degrees by the manufacturer While lower temperature settings reduce utility costs keep in mind that dishwashers do not operate properly with settings below 120 degrees Fahrenheit Small amounts of scale deposits will collect and settle to the bottom of the water tank Remove this residue annually by draining the tank Before draining the tank shut off the power using the appropriate circuit breaker in the electrical panel box Furthermore completely refill water heater before returning the circuit breaker to the ON position If your hot water heater fails to come on verify that the circuit breaker is ON In cases of natural gas units verify that the gas valve is in the ON position Occasionally homeowners hear pipe noise which can result from temperature being set too high If you experience a pipe leak promptly shut off the valve nearest the leak and contact a professional plumber Faucets and fixtures will need normal maintenance and may eventually need replaced due to normal use It is recommended to periodically close and open all shut off valves to prevent seizing from corrosion Only use cold water when running your garbage disposal unit Allow water to run approximately one minute after turning off the garbage disposal to properly flush drain lines Never leave your home unheated in the winter as this may cause pipes to freeze and burst In colder climates detach all garden hoses during freezing temperatures Sewer Septic Drains Every plumbing fixture in the home is equipped with a drain trap an S shaped pipe that holds water and prevents sewer gas odors from coming back into the home If any sink bathtub or toilet fixture is not used frequently turn it on periodically to replace evaporating water and keep the water trap barrier in tact Do not pour grease into the drains and toilets or use caustic cleaners 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 You should not put materials such as hair grease lint garbage heavy tissue disposable diapers or sanitary materials into the sewer system as they may clog your sewer line If you find a leak in your sewer line call a qualified plumber immediately If you have a septic system you should have your septic tank pumped once a year Pitman s Custom Construction Page 8 of 18
Pitman s Custom Construction Smoke Detectors  The smoke detectors in your home are pre-wired, per electrical code requirem...
Pitman s Custom Construction Plumbing Problems Solutions Problem No hot water from gas water heater Toilet runs constantly Toilet makes loud noise when flushed Toilet makes dripping or gurgling noise Toile backing up or overflowing Hose sprayer in sink drips Slow draining sink or bathtub Water flow from faucet is reduced Water splatters out of faucet Water leaking from under sink Water dripping from shutoff valves Garbage disposal clogged Garbage disposal will not operate Likely Cause Solution Check and reset circuit Tripped circuit breaker or gfci breaker Temperature setting too low Adjust temperature setting Adjust float arm stem in toilet Water level in tank is too high water tank downward Ball cock in water tank is not Replace ball cock in toilet working properly water tank Warped or worn out flapper Replace flapper valve valve Turn toilet intake valve off Obstruction in line plunge toilet Dirty or defective Clean or replace Blockage such as hair in drain Remove hair or blockage Aerator at tip of faucet is Unscrew aerator screen and clogged rinse Open all faucets in home for 5 Air in water supply line minutes Hand tighten couplings on Loose plumbing fitting drain pipe Open valve all the way then Loose packing nut tighten the nut Use disposal wrench in bottom Obstruction in line of disposal Check reset button on bottom Tripped reset button of disposal Cabinets and Countertops Always clean cabinets and countertops with a gentle non abrasive detergent as they can scratch easily Always avoid using a sharp jagged utensil on countertops as damage may occur If cabinet doors become loose tighten hinges securely Avoid exposing cabinets to steam such as a dishwasher or a cabinet mounted coffee maker as this can cause the wood to warp Keep standing water away from back splashes side splashes and seams around the sink on laminate countertops These areas are prone to water damage since moisture will eventually break down the seal and cause swelling or delamination of the countertop Check seams periodically and recaulk as necessary Pitman s Custom Construction Page 9 of 18
Pitman s Custom Construction Plumbing Problems   Solutions  Problem No hot water from gas water heater Toilet runs constan...
Pitman s Custom Construction Tub and Shower Enclosures Shower enclosures create an extreme amount of moisture therefore it is recommended to frequently check all joints Over time cracks and separations between the tub and shower stall wall surfaces or bathroom floors will appear Maintaining these areas is critical as excessive moisture can severely damage underlying materials After showering check the floor outside of the shower to make sure it is dry A common problem occurs when small amounts of water splash out onto the floor at the faucet end of the enclosure and causes wood rot if not dried up Check caulking periodically to ensure against leaking Caulking is part of routine maintenance and should be the responsibility of the homeowner Whirlpool tub Never run the pump motor without the proper water level in the tub Running the tub without proper levels of water can damage it Also turn the pump off during draining Do not add bath oil bubbles or soap or any other liquid to the water Bathroom Keep bathrooms ventilated to reduce moisture and subsequent mildew problems Depending on your water source you may experience rust stains on your bathroom fixtures these should be cleaned with a rust removing cleaning product that will not damage the enamel or finish of your fixtures If you live in an area with hard water consider installing a water softener Clean porcelain cultured marble tubs and sinks fiberglass showers and tub shower combinations and shower stall floors with warm water and non abrasive cleaner Clean glass doors with a commercial glass cleaner Check bathtub stoppers and shower floor drain grates for hair accumulation Moisture Control Moisture and mildew are two problems that will occur in any room where water vapor is present To reduce mildew turn on the exhaust fan or slightly open a window while showering Wipe down the showering enclosure when done and then hang up towels and washcloths to dry To clean mildewed surfaces apply a liquid mildew agent in a well ventilated room and thoroughly rinse with clear water to disinfect Floors Floors are usually made of concrete or wood but they may be covered by a wide variety of materials Carpeting is durable and requires minimal care Color variations and shading may be noticeable and may depend on the surface texture and the pile fiber of the carpet Ceramic tile is easy to maintain and impervious to water The grout joints are not waterproof and require special attention to prevent water seepage Most hardwood floors are pre finished at the factory with baked on wax coating or urethane coating Wood floor tone grain and color variations are normal and reflect the characteristics of real hard wood Some squeaking and separating of the Pitman s Custom Construction Page 10 of 18
Pitman s Custom Construction Tub and Shower Enclosures  Shower enclosures create an extreme amount of moisture, therefore ...
Pitman s Custom Construction hardwood floors is normal and is caused by seasonal weather and humidity changes Resilient floor coverings are usually installed in kitchens bathrooms and laundry areas Before cleaning a resilient floor carefully read the manufacturers cleaning and care recommendations Always remember when cleaning your floors no matter what type of floor covering you have to lift your furniture when moving it never drag furniture across flooring as it may cause damage Vacuum carpets regularly and have them professionally cleaned as necessary Hardwood floors tile vinyl or linoleum floors should be mopped regularly making sure not to leave excess water on the floor after cleaning If you have tile floors you should check the grouting around the tiles and re grout if needed The grout may need to be periodically sealed to prevent discoloration Hardwood floors may require refinishing after several years depending on the amount of traffic through the household Interior Walls Your home has two types of walls load bearing and non load bearing 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 Drywall is screwed or nailed to the studs of the ceiling and wall surfaces The seams where sheets of drywall come together are taped spackled with joint compound allowed to dry and then sanded to prepare them for finishing Minor cracks in drywall and some nail pops are normal occurrences in new homes The generally accepted building standard is that slight imperfections such as nail pops seam lines and cracks not exceeding 1 8 are common Cracks should be repaired with joint compound sanded and repainted Hairline cracks at inside corners can be repaired with a flexible paintable caulk Nail pops can be repaired as follows Reset the nail deeper in the drywall or replace it with a new nail Place another nail 1 or 2 away and hammer it until it is below the drywall surface Cover the area with spackling compound and allow to dry completely The area may need to be covered with spackling a second time Sand until smooth and repaint Wallpaper seams can become loose or curl due to climate changes Re attach loose wallpaper with a wallpaper adhesive Interior Trim and Moldings Homes are built with various moldings such as floor moldings door cases and other trims Some separations of wood trims and moldings are normal and are either caused by home settlement or shrinkage expansion due to extreme dryness or humidity Weather stripping around windows and doors should be checked periodically and replaced if it becomes loose or damaged Windows and doors can expand contract and warp due to changes in temperature and moisture levels Abrupt changes in weather may cause vinyl windows to bind Pitman s Custom Construction Page 11 of 18
Pitman s Custom Construction hardwood floors is normal and is caused by seasonal weather and humidity changes. Resilient f...
Pitman s Custom Construction or stick Should this occur apply silicone spray to the window sash cracks Window condensation occurs when warm moist air comes in contact with a colder surface While moisture may appear on the windows this does not indicate a window problem Wipe up condensation as quickly as possible in order to avoid staining the drywall window sill or caulking Caulking Caulking is a building joint sealant used to seal dissimilar materials that are joined In time caulking hardens and cracks and should be removed and replaced prior to painting Caulking is part of routine maintenance and should be the responsibility of the homeowner Caulking around windows and doors should be checked and re caulked as needed at least twice a year Windows and Doors Weather stripping around windows and doors should be checked periodically and replaced if it becomes loose or damaged Windows and doors can expand and contract due to changes in temperature and moisture levels Doors that stick may require adjustment Check the hinges to make sure that screws are tight If necessary sand the edge of the door that is sticking until it closes properly and paint or varnish the sanded area to protect the wood Patio doors should be regularly caulked around the door and sills to prevent moisture penetration If not properly maintained water will penetrate under the sill and cause the sub floor to deteriorate over time Windows are designed to protect from the elements under normal weather conditions During severe weather conditions you may experience water or air penetration which is not indicative of a construction defect but rather of the severe weather condition 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 warrantied for proper mechanical operation Installation of an opener by others may alter the operation of the door The builder cannot be responsible for its mechanical operation 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 Attic When inspecting your attic be sure not to step on the drywall ceiling below as it was not designed to bear weight Make sure that there is no insulation or other materials blocking any vents Materials stored in an attic can be a fire hazard and most attics are not designed for storage you should check with your builder as to whether it has storage capacity or not as your ceiling joist will sag if too much weight is loaded on the joists Your attic may have louvered openings to allow moist air to escape Louvered openings should remain unobstructed at all times If they are closed harmful quantities of moisture may accumulate Pitman s Custom Construction Page 12 of 18
Pitman s Custom Construction or stick. Should this occur, apply silicone spray to the window sash cracks. Window condensat...
Pitman s Custom Construction Appliances Your new electric or gas appliances come with instruction manuals You should review the manufacturer s manuals for proper operation and maintenance of all appliances Make sure you fill out and mail all warranty cards for your appliances If an appliance should fail to work check the following things Make sure the appliance is plugged in If it is on a GFI outlet use the reset button Make sure the circuit beaker on the panel box is in the ON position Some appliances have fuses or breakers built in check the service manual If you suspect a gas leak turn off the main valve near the meter and call the Gas Company immediately Finally you should periodically check your dryer vent for lint or other materials to make sure it is not obstructed as this can be a fire hazard Fireplace and Chimney Your fireplace chimney and fluke should be inspected and cleaned annually Before building the first fire of the season check the fluke for soot build up and inspect the fireplace for loose or cracked firebrick Always keep your damper closed when not using your fireplace to stop heat from escaping up the chimney Do not burn pressure treated wood scrap lumber Christmas trees trash cardboard plastic or any flammable material Burning these materials may cause brick or fluke liners to crack Pitman s Custom Construction Page 13 of 18
Pitman s Custom Construction Appliances  Your new electric or gas appliances come with instruction manuals. You should rev...
Pitman s Custom Construction Home Maintenance Schedule Regular maintenance is the key Inspecting your home on a regular basis and following good maintenance practices is the best way to protect your investment in your home Establish a routine and you will find the work is easy to accomplish and not very time consuming Seasonal Home Maintenance Most home maintenance activities are seasonal Fall is the time to get your home ready for the coming winter which can be the most grueling season for your home During winter months it is important to follow routine maintenance procedures by checking your home carefully for any problem arising and taking corrective action as soon as possible Spring is the time to assess winter damage start repairs and prepare for warmer months Over the summer there are a number of indoor and outdoor maintenance tasks to look after While most maintenance is seasonal there are some things you should do on a frequent basis year round Make sure air vents indoors and outside are not blocked by snow or debris Check and change range hood filters on a monthly basis Test the ground fault circuit interrupters monthly by pushing the test button which should cause the reset button to pop out Pitman s Custom Construction Page 14 of 18
Pitman s Custom Construction Home Maintenance Schedule Regular maintenance is the key. Inspecting your home on a regular b...
Pitman s Custom Construction FALL Have your furnace or heating systems serviced by a qualified service company every two years for a gas furnace and every year for an oil furnace Lubricate the circulating pump on the hot water heating system Check and clean or replace air filters each month during the heating season Vacuum electric baseboard heaters to remove dust Remove the grill on forced air systems and vacuum inside the ducts Have well water tested for quality It is recommended that you test for bacteria once a year Check the sump pump and line to ensure proper operation and to ensure that there are no line obstructions or visible leaks Remove screens from inside casement windows to allow for the heating system to keep condensation off window glass Ensure all doors to the outside shut tightly and check other doors for ease of use Replace door weather stripping if required Ensure windows and skylights close tightly Cover outside air conditioning window units Ensure that the ground around your home slopes away from the foundation wall so that water does not drain into your basement Clean leaves from roofs and downspouts and test the downspouts to ensure proper drainage from the roof Check chimneys for obstructions such as bird nests Drain and store outdoor hoses Close the valve to outdoor hose connections and drain the hose bib unless your house has a frost proof hose bib If you have a septic tank measure the sludge and scum to determine if the tank needs to be emptied before the spring Tanks should be pumped at least once every three years Pitman s Custom Construction Page 15 of 18
Pitman s Custom Construction FALL      Have your furnace or heating systems serviced by a qualified service company every ...
Pitman s Custom Construction WINTER Check and clean or replace furnace air filters each month during the heating season After consulting your hot water system owner s manual turn the electric off to the water heater and drain water tank This will help control settlement and maintain efficiency Refill the water tank and then turn the electric back on to water heater Clean your humidifiers two or three times during the winter season Vacuum the bathroom fan grills Vacuum fire and smoke detectors as dust or spider webs can prevent them from functioning Check gauges on all fire extinguishers and recharge or replace them if necessary Check fire escape routes door and window locks and lighting around outside of your house Check all faucets for signs of dripping and change washers as necessary If you have a fixture that is not used frequently such as a laundry tub spare bathroom sink or tub shower stall or toilet run water briefly to keep some water in the trap Clean drains in dishwashers sinks bathtubs and shower stalls Test plumbing shut off valves to ensure they are working properly and to prevent them from seizing Pitman s Custom Construction Page 16 of 18
Pitman s Custom Construction WINTER      Check and clean or replace furnace air filters, each month, during the heating se...
Pitman s Custom Construction SPRING Have fire place wood stove chimney cleaned and serviced as needed Check air conditioning system and have it serviced every two or three years Clean or replace air conditioning filter if applicable Check the humidifier and clean it if necessary Check smoke detectors carbon monoxide detectors and security alarms replace the batteries as needed Clean all windows screens and hardware Check your screens to see if any repairs are needed Open any valves to your outside hose connections Examine the foundation for cracks leaks or signs of moisture repair as required Ensure the sump pump is operating properly Check downspouts for loose joints and clear any obstructions to ensure water flows away from the foundation Clear all drainage ditches and culverts from debris Pitman s Custom Construction Page 17 of 18
Pitman s Custom Construction SPRING       Have fire place wood stove chimney cleaned and serviced as needed.       Check a...
Pitman s Custom Construction SUMMER Monitor basement humidity and use a dehumidifier to maintain a safe relative humidity Check basement pipes for condensation or dripping and take corrective action For example reduce humidity and or insulate cold water pipes Deep clean your carpets and rugs Vacuum bathroom fan grill Disconnect the duct connected to the dryer and vacuum lint from duct Check security of all handrails Check smooth functioning of all windows and lubricate as required Lubricate door hinges and tighten screws as needed Lubricate garage door hardware and ensure proper operation Lubricate the automatic garage door opener motor chain etc and ensure that the auto reverse mechanism is properly adjusted Check and replace damaged caulking and weather stripping around windows and doors Check exterior wood and trim for signs of deterioration Clean and replace refinish as needed Remove any plants or roots that contact or penetrate the siding or brick Check the overall condition of your roof Note the condition of all shingles and examine all roof flashing such as chimney and roof joints for any signs of cracking or leakage Check the chimney cap and the caulking between the cap and the chimney Repair driveway and walkways as needed Repair any damaged steps that present a safety problem Pitman s Custom Construction Page 18 of 18
Pitman s Custom Construction SUMMER      Monitor basement humidity and use a dehumidifier to maintain a safe, relative hum...