For most people, owning a home would be their largest investment in life.
‘Maintenance-free House” is a misnomer.
A house may be classified as a low maintenance or a high maintenance property.
A well-maintained house will protect your investment and ensure that it is structurally safe and healthy for you and your family.
Maintenance is even more important in the case of a rental property, especially if it is your source of regular income.
Property investors can look forward to slow but steady rise in rent and house prices in 2012. Experts say that rents may rise in Auckland and many other parts of the country to counter the changes to depreciation, rising maintenance, insurance and other related costs.
Annual or biannual maintenance is important, irrespective of the materials used. The most critical external elements of the house that needs regular attention are the roof, wall cladding and the deck.
The Roof
The Roof is not often visible but usually the most critical part of a property.
Your roof will remain in a good condition, if it is washed every six to 12 months with low-pressure water, sugar soap and a soft bristled broom (except on textured roofs). Take extra caution while walking on the roof, especially if wet.
For metal roofs, check for corrosion. If there is white corrosion, remove it and repaint the roof. If there is red corrosion (rust), replace the roof.
Over-painting the roof while the top coat is still in good condition will extend its life. You must watch out for the accumulation of dirt or growth of lichen and algae on the tiles. These can be removed with sanitising wash. Pressed metal tile roofs should be recoated once in 15-20 years.
Moss removal chemicals can be used for concrete roof tiles. Replace cracked or chipped out tiles. Check the ridging and all flashing to make sure they are in place; if necessary, repair or replace them.
You must ensure that the gutters have not pulled away and are not sagging, leaking or sloping in the wrong direction. Remove leaves, dirt and other obstructions. Use barbecue tongs to remove leaves and dirt from downpipes.
The Walls
The main function of your cladding is to keep the weather out, so check for cracks, holes, loose cladding or fixings, places where sealing has failed or joints have separated. Contact a builder for urgent repairs if you see signs that water has already entered the building.
Regular cleaning of exterior surfaces (every six to twelve months) removes dust, dirt, mould and helps your building materials last longer. Use a low-pressure hose, a soft brush and mild detergent. Pressure washers (water blasters) are not always the best idea because they are powerful enough to force water under the cladding, where it can encourage mildew and rot.
Check around the base of your walls to make sure vent openings are clear of plants and dirt. Divert any runoff from rainfall away from the base of the house.
Cracks or flaks would mean repainting. Block up or fill in holes in the cladding that may let water or rodents in (except for drainage gaps built into the cladding system).
Decks and patios
Inspect the deck, porch and fence; look for loose nails and boards. Replace rotted boards and insecure railings. Clean and seal, stain or paint the deck, railing and stairs. Ideally, three consecutive warm, sunny days will be needed for the job. Check for loose railings and wobbly balustrades, broken paving or slippery green growth on decks. Repair or remove all hazards.
Repair cracks in concrete patios and driveways. For most cracks less than 1/4”, applying concrete caulk is a good way to make repairs. Clean the crack out with a high-pressure hose nozzle, let it dry, and apply the caulk into the crack.
For larger cracks, substitute concrete patch for caulk.
Prevention is the key to avoiding costly future repairs.
Bobby is director of Tarzan Design Ltd and a professional member of the Architectural designers of New Zealand. He is a Licensed Building Practitioner. Phone (09) 8360576 Website: www.tarzandesign.co.nz
