Preventative maintenance checklist?

[Conduit]

Hi all,

I've been a daily reader for a while but have not posted as I am a bit shy and I can normally find the info I am after if I search the history for long enough.

However, I have not been successful this time and would like to ask for help. I work in a factory that follows a preventative maintenance program that focuses on fixing equipment at "convenient" times (even if it is not broken) and therefore avoids major breakdowns at "inconvenient" times.

This method works well and it would make sense to me if I approached maintenance of IP's in the same way. Surely it is easier to replace the header tank ballcock washer every year at a convenient time (even if it is not worn yet) than have a phone call at 2am from a tenant reporting water pouring through the ceiling... and it would work out much cheaper in the long run too!

My question....does anyone have a checklist of routine maintenance items that could be done that would help avoid urgent callouts. EG, change ballcock washers, clean gutterings, clean S traps, change the element in the hot water cylinder..

I would also be keen on your opinions of how often these things need attention.

Cheers
Paul

[artemis]

I am also interested in any replies. The below American article is one I saved off the net a couple of years ago, covering appliances. May be useful.


Maintain and Save
by Tricia Goss
Helpful hints to keep appliances running like new

Repairing or replacing major appliances can really put a hole in your budget. Preventative maintenance can keep your appliances running as well as possible for as long as possible. Here are helpful hints for ten major appliances to
get you started.

1. Clean your air conditioner filter once a month with dish
soap to sustain airflow. Never operate the A/C when the
external temperature falls below 60 degrees. This can cause
the coils to freeze up. Hose off your central air unit monthly
to remove debris and maximize airflow. This will also help
your electric bill stay down.

2. Change your furnace filters monthly when in use. Again,
this increases airflow and keeps your utility use lower. Most
local gas companies will come to your home to inspect your
unit at the start of the season. They often carry small,
common parts and will replace them as a service to their
consumers.

3. Make sure your washing machine is on a flat surface with a
level. Uneven settings can cause unbalanced loads and
"walking," which can damage the barrel over time. If your
barrel shows rust, try running a load of hot water and two
cups of lemon juice. At least twice a year, check the water
supply hose for kinks, bulges, or cracks. Consider replacing
damaged rubber hoses with flexible stainless steel connectors,
which have a much longer life span.

4. Scrub your dryer's lint screen with warm, sudsy water to
eliminate buildup of softener and soap. Use a steel vent brush
to remove lint clogging the vent hose, being careful to
disconnect the power source first.

5. Every month, place a bowl with two cups of white vinegar
upright in the dishwasher. Run by itself on a normal cycle.
This will eradicate mineral and soap accumulation.
Periodically remove the strainer and soak in soapy water.
Remove the spray arm from the bottom carefully and use a thin,
stiff wire to clean the small holes. Remove mineral deposits
with white vinegar, then replace. Scour strainer with a
plastic scrubber and return to the washer.

6. Clean your refrigerator's condenser coils with a special
brush found at most hardware stores. Newer models have a grill
covering the coils in the bottom front that pops out, while
older refrigerators will need to be pulled away from the wall,
as the coils are located on the back. Do this every six
months. This is also a good time to check your icemaker's
inline filter. Clean the ice box's door gasket monthly with a
blend of baking soda and warm water. Not only does this
cleanse icky food stains, it will also help the gasket stay
pliable and hold a better seal. Test the seal by closing the
fridge door on a dollar bill and tugging on it. If it slides
right out you need to replace the gasket. To remove ice from a
manual defrost freezer, never try to scrape it away as you
could puncture a wall and ruin the appliance. Simply remove
all food and unplug. Do this every other month to avert
buildup and shorten defrosting time.

7. Prolong the life of your microwave by keeping it free of
spattered food that can burn up inside. Make it easy by
placing two cups of water and two teaspoons of baking soda in
a microwave-safe bowl and heating it on high power for three
minutes. Any gunk will then easily wipe off with a sponge.
Wipe the door gasket as well.

8. Place lemon wedges into ice trays and cover with water.
When frozen, toss a couple of the cubes down the drain and
turn on the garbage disposal to freshen the drain and sharpen
the disposal's blades.

9. Keep your stove burner pans clean by scrubbing with soapy
water and a non-abrasive pad. Never line with foil, as it may
cover necessary vents or even cause a short circuit. Clean the
range vent filter with dish soap and degreaser.

10. Drain your water heater twice a year to prevent sediment
buildup. As with your washing machine, check your fill line
and replace if kinked, cracked, or bulging. Test the relief
valve by placing a pail under the copper overflow pipe that is
near the floor and carefully pressing the valve at the top. If
hot water does not spray out, replace the valve. This is a
crucial safety device.

Remember the old adage about an ounce of prevention being
worth a pound of cure. Make maintenance a habit to get the
most out of your appliances and keep your budget healthy.

[xris]

Hello conduit,

Welcolm and what a great initial post.

In my opinion this topic has many aspects to it, all centred mainly around the topics of maintenance and financing.

There have been posts before on the cost of maintenance and that it is really a lot higher than most people think it is or budget for. I believe a general conclusion was reached that maintenance could be seperated into short term and long term maintenance.

Regarding your actual question, a good or prudent LL will check these issues on each property inspection and follow up with maintenance work, without waiting for the chattel to break down. However, in reality this does not happen, at least not with me. It requires a lot of focus and self-discipline.

I would though question a couple of conclusions you draw. By following your program I do not believe a LL will avoid the 2.00am call out to any great extent. Of the several emergency calls I have had (only two at very inconvenient times) the cause was something I could not really have done anything about. One was a window blowing out due to a freak gust of wind and the other was water flooding the garden and laundry due to a collapsed underground pipe from the street. These things just happen and are what I would call Acts of God.

Also, I believe there are good reasons why a LL might defer needed maintenance. Although perhaps not releveant to fixing a ballcock, to redecorate two rooms will be a major inconvenience to tenants who will almost certainly say "We don't really care about the drab wallpaper".

However I believe the main results of following your suggestion is that you...

1/ Spread maintenance costs out more evenly.

2/ Yes, you do cut down on costs in the sense of 'a stitch in time'.

3/ You maximise your return by keeping the property in tip-top condition.

4/ You are forced to stay focussed on the business approach to the property which has benefits for you and for your tenant. (What a good landlord he is, always attending to detail. We'll help out by....., and we won't waste our time by trying to rip him off.)

About your list. I believe most good landlords do have a list, although this will vary in size.

Anyway, a good thread that will bring on many posts I am sure.

xris

[Conduit]

Thanks Artemis and Xris for your responses. No doubt dispite any amount of effort there will still be a few midnight phone calls, but if I can prevent a couple of them my wife will be very happy - which makes a happy family.

I will continue to work on the checklist and if it stands the prove of time I will post my learnings.