Fall 2017 Seasonal Reminder

October 3, 2017

Technically, fall is here but it hasn’t brought the cool weather to Texas yet. We are still regularly in the high 80’s.  Re-caulking, sealing, and roof inspections are in order. Checking door and window seals are also in order. For the rest of us, the lower temperatures are a relief, summer is mostly over and we can attack those projects we wouldn’t touch during the summer heat.

  1. Heating/Cooling-Air Filters:If you live in a dusty area and/or have been using your air conditioner a lot, inspect you filter and change it if it has noticeable build up from your spring change out.
  2. Exterior Inspection:  Walk round the house, look for bird and wasp nests, as well as locations that rodents might be using to get in the house. Remove the nests and use caulk to re-seal  any breaches in structure that may be an entry point for rodents or bugs.  Dont forget to look at you electrical service entry as spring and summer growth, additional tree trimming may be required.
  3. Roofing-Looking For Leaks:  Winters are a bad time to look for roof leaks so inspect your roof for leaks, trim away any tree limbs and clean debris off the roof. Look for raised nails and any breaches in the roof surface and all the exposed vents.
  4. Sealing the Leaks: Summertime weather can cause the home exterior to dry out. Look for cracks and voids in building materials. Seal them with a good latex caulk. Larger voids should be filled (first) with a foam spray caulk, then to make it dressed for paint, use the latex caulk to finish it off and paint as necessary.
  5. Interior Inspection: Flush kitchen and bathroom sinks with scalding hot water for approximately 3-5 minutes to clear out any build up. If its been running slow, pour a half of cup of baking soda in the drain followed with a 1/2 cup of vinegar. Close it up for 30 minutes then flush it with hot water.
  6. Surface Water Drainage: Culverts, waterways and landscape drainage systems should be cleared of debris and overgrowth that has occurred.
  7. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and check the condition of  the battery.
  8. Chimney Flue Inspections and Cleaning: For our northern friends this is the time to ensure your stoves and fireplaces are prepared for the winter use. Inspect the stove seals, clean the chimneys and flues.
  9. Drain and cut-off sprinklers: If you are in the northern climates, its time to turn off these services to protect them through the winter. In the south, southwest and western part of the US, we can wait a few more months. For more details see Winterizing Plumbing.
  10. Smoke Detectors: As we enter the heating season, it’s a good time to clean the cob webs and change the battery.
  11. Lawn Sprinkler Adjustment: Whether you have to shut down your sprinkler or just reduce your watering schedule, now is the time.
  12. Power Outages: For some of us, this time of year can bring extended power outages, check out this post to make sure you are prepared

Seasonal Reminder – Spring 2017

May 4, 2017

 

This seasonal reminder  provides a list of items you need to review before the summer months set in. If you need details on what to look for or what to do, click on the link (if there is one) and it will take you to the post that was written on the subject and provide more detail.

  1. Heating/Cooling-Air Filters: Assuming you have a forced air system, change the filter prior to the heavy air conditioning months.
  2. Roofing-Looking For Leaks:  Spring rains are approaching so inspect your roof for leaks, trim away any tree limbs and clean debris off the roof. Look for raised nails and any breaches in the roof surface.
  3. HVAC Outdoor Unit: Get your garden trimmers out and trim away any vines or growth away from the  outside condenser. You should have 18″ to 2 100_0233feet clearance around the unit. Also take your water hose and wash down the outside coils  that may have accumulated dirt. Check the condensation drain that comes from the air handler in the house. Ensure that it is clear of obstacles or debris by pouring water through it.
  4. Water Leaks: Check all water fixtures and toilets for leaks. Inspect fixture drains for water puddles or loose joints in the traps.
  5. Lawn Sprinklers: Exercise the system. Look for excessive water traveling down the driveway or sidewalks. Inspect the sprinkler heads, look for blow-by and odd spray patterns. Replace or repair the heads. If you need more help on this item, click the “lawn sprinklers” tab to see multiple subjects on locating lost heads, valves as well as tune-up recommendations.
  6. Exterior Inspection:  Walk around the house, look for rotted wood, peeling paint and other exposed surfaces. Use caulk to re-seal cracks and touch up paint to reseal the surfaces. Replace rotten wood as necessary.
  7. Interior Inspection: Winter dry-out will have caused some surface cracks around doorways and windows. Also  re-caulk/grout any cracks that may have surfaced in the bathroom and kitchen, especially around the tub and shower. These two areas experience the most use and require the most maintenance.  Replace or clean water filters, faucet strainers and vent-a-hood filters in the kitchen. Flush kitchen and bathroom sinks with scalding hot water for approximately 3-5 minutes.
  8. Water Heaters: Tank type water heaters should have their pressure release valve tested (opened and closed). This will also validate the drain pipe is clear and open.
  9. Gutters and Downspouts: Clean you gutters of leaves and debris. Flush them with water to ensure they flow freely.
  10. 100_0206Surface Water Drainage: Culverts, waterways, landscape drainage systems should be cleared of debris and overgrowth that may have occurred.
  11. Windows and doors: Look at the edges where the windows and doors connect to the house. Ensure the caulk is in good shape and add caulk as necessary, indoors and outdoors.
  12. Electrical Service: Inspect the Entrance, Mast and Weather-head. Look for any damage that may have occurred over the winter. Look for tree limbs that may be contacting the entrance cable.
  13. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
  14. Test your security system: Work with monitoring service to validate all the door, window, glass break, and motion sensors operate properly.
  15. Test Smoke Detectors:  It’s a good time to clean off the cob webs and change the battery.

If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write.


Seasonal Reminder Winter 2016-17

January 6, 2017

winterbirdWinter decided to show up today.. Kind of late, being that its mid-January. But hey: its Texas. It looks like it might just be a bounce in the temperature as it will be in the 40’s next week. With that said, you may have a few days to do some catch up home maintenance. For those of you in the “real” cold weather areas you have probably already done the items mentioned,

  1. Plant material that has previously lived through the winters may die, so hopefully you have already covered them up.
  2. Outdoor faucets may freeze up. Either cover them up with some form of insulation material or turn the faucet off below ground
  3. Its also a good time to look at the trees that may be near the electrical service drop. Look for limbs that have drooped too close to the service wire. This is not the time to trim them safelty, but you should take not and trim them in early spring. If they are putting excessive stress on the service line you should call a professional.
  4. Also look at my article on extended vacations.

If that wasn’t enough for you, here are the regular winter items to look at. Take care and stay warm.

Heating/Cooling-Air Filters: Assuming you have a forced air system, change the filters as we enter the heavy heating season.

  • Roofing-Looking For Leaks:  Winter rain and snow can cause the most marginal leak to show up, If you can still get on your roof, give it a look.
  • Attic Inspection:  Making a general inspection of your attic  is important. Look for rodent tracks, damaged electrical  wires and importantly vents and stacks.
  • HVAC Indoor Unit:  Besides the air filter, look at the general condition of the unit. If the unit uses natural gas look for a good strong flame.  If you smell natural gas anywhere, address it immediately.
  • Set Back Type Thermostat: If the battery is a year old, replace it.
  • Winterize Plumbing: Wrap exposed pipes, fixtures and drain down the automatic sprinkler system.
  • Surface Water Drainage: Culverts, waterways, landscape drainage systems should be cleared of debris and overgrowth that may have occurred.
  • Caulking and Sealing Windows and Doors: Look at the edges where the windows and doors connect to the house. Ensure the caulk is in good shape and add caulk as necessary, indoors. (leave the outdoor caulking till Spring).
  • Tile Grout and Caulk: Take a look in your bathrooms for separation in the tile grout and around the tub and shower. Winter heat will cause those materials to shrink. This is a great time to reapply caulk or grout in those areas.
  • Gutters and Downspout: Clean you gutters of leaves and debris. Flush them with water to ensure they flow freely. This is as much a fall issue for the colder climates, but in the warmer states we are still seeing leaves fall. Look for a new article on this one next year. As you may know, I hate gutters, but I found a new product that may reduce my dislike. I will order some of the product and install them on another house that has lots of tree to see if they work.
  • Exterior Inspection:  Walk around the house, look for those wasp/bird  nest and remove them with a broom. At this time of year you will have little resistance from them.
  • Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
  • Seasonal Power Outages: Winter storms can leave many without electricity and other essential services. Review these items for safety sake.

If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write. Email to HomeownerBOB@gmail.com


Seasonal Reminder – Summer 2015

June 30, 2015

169 I think most of the country, with the exception of California has had an extremely wet spring. For us here in the southwest, we are officially out of a 5 year drought (for now). With an annual rain fall of about 30 inches, you don’t really want it all in one month, but we surpassed it by achieving over 35 inches in the month of May. So, summer is officially here! With the 4th of July just around the corner, history could repeat itself as may not see much more rain till September.   This seasonal reminder is more about making sure everything continues to work well through the stress and strain of the summer months more than anything. If you live near me, getting these things done before 10 AM in the morning is the best time of the day, otherwise you may wait till after 6 PM or so (stay hydrated; regardless).  If you need details on what to look for or what to do, click on the link (if there is one) and it will take you to the post that was written on the subject and provide more detail.

  1. Heating/Cooling-Air Filters: If you live in a dusty area and/or have been using your air conditioner a lot, inspect you filter and change it if it has noticeable build up from your spring change out.
  2. 100_0233HVAC Outdoor Unit: We did this in the spring and it’s good to do it again as vegetation has been growing through the spring months. Get your garden trimmers out and trim away any vines or growth away from the  outside condenser. You should have 18″ to 2 feet of clearance around the unit. Airborne particles generated by the blooming of trees and flowers can easily show up around the air conditioning condenser. Take your water hose and wash down the outside coils. Check the condensation drain that comes from the air handler in the house. Ensure that it is clear of obstacles or debris by pouring water through it.
  3. Water Leaks: Check all water fixtures and toilets for leaks. Inspect fixture drains for water puddles or loose joints in the traps.
  4. Water Heaters: Make a visual inspection of the water heater. Look for dripping water and rust stains. Look at the exhaust flue to ensure it is still sealed. If its time to drain the tank or replace the anode, check the link for more details.
  5. Lawn Sprinklers: Even though we performed this maintenance during the spring, yard work and vegetation growth can cause some additional sprinkler maintenance. Exercise the system (again). Look for excessive water traveling down the driveway or sidewalks. Inspect the sprinkler heads, look for blow-by, odd spray patterns, missing heads, pooling water and brown spots.  Replace or repair the heads. Chasing Lawn Sprinkler Leaks is the first of the series and covers the inspection, leak detection, repairs and tips in more detail.
  6. 100_0503Exterior Inspection:  Walk round the house, look for bird and wasp nests, as well as locations that rodents might be using to get in the house. Use caulk to re-seal  any breaches in structure that may be an entry point for rodents or bugs.  They are all looking for cool locations and possible water. If you are not opposed to using perimeter bug spray, this is a good time.
  7. Interior Inspection: Flush kitchen and bathroom sinks with scalding hot water for approximately 3-5 minutes to clear out any build up. “Water Leaks”, cover this item too.
  8. Appliances: Use a hand-held vacuum cleaner to clear the dust bunnies from around all appliances such as washers, dryers and  dish washers. Pull you refrigerator out from the wall and do the same. If it’s within your skill set, turn off the unit, pull the back cover off,  and vacuum out the condenser coils and all the dirt around the fan.
  9. 100_0206Surface Water Drainage: Gutters, culverts, waterways and landscape drainage systems should be cleared of debris and overgrowth that has occurred.
  10. Electrical Service: Inspect the Entrance, Mast and Weather-head. With tree limbs heavy with leaves, seed pods, fruits and nuts, you may have some limbs that are drooping on your electrical service lines.
  11. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
  12. Test your security system: Work with monitoring service to validate all the door, window, glass break, and motion sensors operate properly.

If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write. Email to HomeownerBOB@gmail.com


Seasonal Reminder Fall 2014

September 28, 2014

Fall PictureThe Fall Season has been here for a week and it is still a bit warm. Looking at the long term forecast we may still see 90 degrees!   But no complaints. It was a mild summer with only a handful of days over 100. If you are in the northern climates this is your opportunity to “batten down the hatches” by tightening up the house. Re-caulking, sealing, and roof inspections are in order. Checking door and window seals are also a good idea. For the rest of us, the lower temperatures are a relief, summer is mostly over and we can attack those projects we wouldn’t touch during the summer. Click on the heading below to get a more detailed description of an inspection/maintenance item.

  1. Heating/Cooling-Air Filters:If you live in a dusty area and/or have been using your air conditioner a lot, inspect you filter and change it if it has noticeable build up from your spring change out.
  2. Exterior Inspection:  Walk round the house, look for bird and wasp nests, as well as locations that rodents might be using to get in the house. Remove the nests and use caulk to re-seal  any breaches in structure that may be an entry point for rodents or bugs.  Dont forget to look at you electrical service entry as spring and summer growth, additional tree trimming may be required.
  3. Roofing-Looking For Leaks:  Winters are a bad time to look for roof leaks so inspect your roof for leaks, trim away any tree limbs and clean debris off the roof. Look for raised nails and any breaches in the roof surface and all the exposed vents.
  4. Sealing the Leaks: Summertime weather can cause the home exterior to dry out. Look for cracks and voids in building materials. Seal them with a good latex caulk. Larger voids should be filled (first) with a foam spray caulk, then to make it dressed for paint, use the latex caulk to finish it off and paint as necessary.
  5. Interior Inspection: Flush kitchen and bathroom sinks with scalding hot water for approximately 3-5 minutes to clear out any build up.
  6. Surface Water Drainage: Culverts, waterways and landscape drainage systems should be cleared of debris and overgrowth that has occurred.
  7. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and check the condition of  the battery.
  8. Chimney Flue Inspections and Cleaning: For our northern friends this is the time to ensure your stoves and fireplaces are prepared for the winter use. Inspect the stove seals, clean the chimneys and flues.
  9. Drain and cut-off sprinklers: If you are in the northern climates, its time to turn off these services to protect them through the winter. In the south, southwest and western part of the US, we can wait a few more months. For more details see Winterizing Plumbing.
  10. Smoke Detectors: As we enter the heating season, it’s a good time to clean the cob webs and change the battery.
  11. Lawn Sprinkler Adjustment: Whether you have to shut down your sprinkler or just reduce your watering schedule, now is the time.
  12. Power Outages: For some of us, this time of year can bring extended power outages, check out this post to make sure you are prepared

Seasonal Reminder Spring 2014

March 23, 2014

Ladder work

Obviously, don’t try this ladder trick at home but you gotta wonder.  Looks like winter may hang on for a couple more weeks. Put your To-Do list together and catch a good day to repair the items that have deteriorated over the last few months and perform a little preventative maintenance around the house.   This seasonal reminder  provides a list of items you need to review before the summer months set in. If you need details on what to look for or what to do, click on the link (if there is one) and it will take you to the post that was written on the subject and provide more detail.

  1. Heating/Cooling-Air Filters: Assuming you have a forced air system, change the filter prior to the heavy air conditioning months.
  2. Roofing-Looking For Leaks:  Spring rains are approaching so inspect your roof for leaks, trim away any tree limbs and clean debris off the roof. Look for raised nails and any breaches in the roof surface.
  3. HVAC Outdoor Unit: Get your garden trimmers out and trim away any vines or growth away from the  outside condenser. You should have 18″ to 2 100_0233feet clearance around the unit. Also take your water hose and wash down the outside coils  that may have accumulated dirt. Check the condensation drain that comes from the air handler in the house. Ensure that it is clear of obstacles or debris by pouring water through it.
  4. Water Leaks: Check all water fixtures and toilets for leaks. Inspect fixture drains for water puddles or loose joints in the traps.
  5. Lawn Sprinklers: Exercise the system. Look for excessive water traveling down the driveway or sidewalks. Inspect the sprinkler heads, look for blow-by and odd spray patterns. Replace or repair the heads. If you need more help on this item, click the “lawn sprinklers” tab to see multiple subjects on locating lost heads, valves as well as tune-up recommendations.
  6. Exterior Inspection:  Walk around the house, look for rotted wood, peeling paint and other exposed surfaces. Use caulk to re-seal cracks and touch up paint to reseal the surfaces. Replace rotten wood as necessary.
  7. Interior Inspection: Winter dry-out will have caused some surface cracks around doorways and windows. Also  re-caulk/grout any cracks that may have surfaced in the bathroom and kitchen, especially around the tub and shower. These two areas experience the most use and require the most maintenance.  Replace or clean water filters, faucet strainers and vent-a-hood filters in the kitchen. Flush kitchen and bathroom sinks with scalding hot water for approximately 3-5 minutes.
  8. Water Heaters: Tank type water heaters should have their pressure release valve tested (opened and closed). This will also validate the drain pipe is clear and open.
  9. Gutters and Downspouts: Clean you gutters of leaves and debris. Flush them with water to ensure they flow freely.
  10. 100_0206Surface Water Drainage: Culverts, waterways, landscape drainage systems should be cleared of debris and overgrowth that may have occurred.
  11. Windows and doors: Look at the edges where the windows and doors connect to the house. Ensure the caulk is in good shape and add caulk as necessary, indoors and outdoors.
  12. Electrical Service: Inspect the Entrance, Mast and Weather-head. Look for any damage that may have occurred over the winter. Look for tree limbs that may be contacting the entrance cable.
  13. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
  14. Test your security system: Work with monitoring service to validate all the door, window, glass break, and motion sensors operate properly.
  15. Test Smoke Detectors:  It’s a good time to clean off the cob webs and change the battery.

If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write. Email to HomeownerBOB@gmail.com


Seasonal Reminder Winter 2014

January 9, 2014

Winter StormWinter got  here with an attitude for 2014, aka Polar Vortex (for what ever that means). Many of us are seeing record low temperatures and for those of us that have been living with mild winters, you should realize you will see some changes you may not have seen for quite some times. Furthermore, the longer it stays below zero, the more impact it can make.

  1. Plant material that has previously lived through the winters may die, so hopefully you have already covered them up.
  2. Outdoor faucets may freeze up. Either cover them up with some form of insulation material or turn the faucet off below ground
  3. Its also a good time to look at the trees that may be near the electrical service drop. Look for limbs that have drooped too close to the service wire. This is not the time to trim them safelty, but you should take not and trim them in early spring. If they are putting excessive stress on the service line you should call a professional.
  4. Also look at my article on extended vacations.

If that wasn’t enough for you, here are the regular winter items to look at. Take care and stay warm.

Heating/Cooling-Air Filters: Assuming you have a forced air system, change the filters as we enter the heavy heating season.

  • Roofing-Looking For Leaks:  Winter rain and snow can cause the most marginal leak to show up, If you can still get on your roof, give it a look.
  • Attic Inspection:  Making a general inspection of your attic  is important. Look for rodent tracks, damaged electrical  wires and importantly vents and stacks.
  • HVAC Indoor Unit:  Besides the air filter, look at the general condition of the unit. If the unit uses natural gas look for a good strong flame.  If you smell natural gas anywhere, address it immediately.
  • Set Back Type Thermostat: If the battery is a year old, replace it.
  • Winterize Plumbing: Wrap exposed pipes, fixtures and drain down the automatic sprinkler system.
  • Surface Water Drainage: Culverts, waterways, landscape drainage systems should be cleared of debris and overgrowth that may have occurred.
  • Caulking and Sealing Windows and Doors: Look at the edges where the windows and doors connect to the house. Ensure the caulk is in good shape and add caulk as necessary, indoors. (leave the outdoor caulking till Spring).
  • Tile Grout and Caulk: Take a look in your bathrooms for separation in the tile grout and around the tub and shower. Winter heat will cause those materials to shrink. This is a great time to reapply caulk or grout in those areas.
  • Gutters and Downspout: Clean you gutters of leaves and debris. Flush them with water to ensure they flow freely. This is as much a fall issue for the colder climates, but in the warmer states we are still seeing leaves fall. Look for a new article on this one next year. As you may know, I hate gutters, but I found a new product that may reduce my dislike. I will order some of the product and install them on another house that has lots of tree to see if they work.
  • Exterior Inspection:  Walk around the house, look for those wasp/bird  nest and remove them with a broom. At this time of year you will have little resistance from them.
  • Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
  • Seasonal Power Outages: Winter storms can leave many without electricity and other essential services. Review these items for safety sake.

If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write. Email to HomeownerBOB@gmail.com


Seasonal Reminder Summer 2013

July 13, 2013

Sprinkler1Summer is Here!!! You can plan on one thing here in Texas, the weather is always changing. While both the East and West Coasts have been having bad weather, its been quite pleasant here. Being nearly half way through July, we have only seen about 3-4 days over 100. It’s been GREAT!!. This seasonal reminder is more about making sure everything continues to work well through the stress and strain of the summer months more than anything. If you live near me, getting these things done before 10 AM in the morning is the best time of the day, otherwise you may wait till after 6 PM or so (stay hydrated; regardless).  If you need details on what to look for or what to do, click on the link (if there is one) and it will take you to the post that was written on the subject and provide more detail.

  1. Heating/Cooling-Air Filters: If you live in a dusty area and/or have been using your air conditioner a lot, inspect you filter and change it if it has noticeable build up from your spring change out.
  2. 100_0233HVAC Outdoor Unit: We did this in the spring and it’s good to do it again as vegetation has been growing through the spring months. Get your garden trimmers out and trim away any vines or growth away from the  outside condenser. You should have 18″ to 2 feet of clearance around the unit. Airborne particles generated by the blooming of trees and flowers can easily show up around the air conditioning condenser. Take your water hose and wash down the outside coils. Check the condensation drain that comes from the air handler in the house. Ensure that it is clear of obstacles or debris by pouring water through it.
  3. Water Leaks: Check all water fixtures and toilets for leaks. Inspect fixture drains for water puddles or loose joints in the traps.
  4. Water Heaters: Make a visual inspection of the water heater. Look for dripping water and rust stains. Look at the exhaust flue to ensure it is still sealed. If its time to drain the tank or replace the anode, check the link for more details.
  5. Lawn Sprinklers: Even though we performed this maintenance during the spring, yard work and vegetation growth can cause some additional sprinkler maintenance. Exercise the system (again). Look for excessive water traveling down the driveway or sidewalks. Inspect the sprinkler heads, look for blow-by, odd spray patterns, missing heads, pooling water and brown spots.  Replace or repair the heads. Chasing Lawn Sprinkler Leaks is the first of the series and covers the inspection, leak detection, repairs and tips in more detail.
  6. 100_0503Exterior Inspection:  Walk round the house, look for bird and wasp nests, as well as locations that rodents might be using to get in the house. Use caulk to re-seal  any breaches in structure that may be an entry point for rodents or bugs.  They are all looking for cool locations and possible water. If you are not opposed to using perimeter bug spray, this is a good time.
  7. Interior Inspection: Flush kitchen and bathroom sinks with scalding hot water for approximately 3-5 minutes to clear out any build up. “Water Leaks”, cover this item too.
  8. Appliances: Use a hand-held vacuum cleaner to clear the dust bunnies from around all appliances such as washers, dryers and  dish washers. Pull you refrigerator out from the wall and do the same. If it’s within your skill set, turn off the unit, pull the back cover off,  and vacuum out the condenser coils and all the dirt around the fan.
  9. 100_0206Surface Water Drainage: Gutters, culverts, waterways and landscape drainage systems should be cleared of debris and overgrowth that has occurred.
  10. Electrical Service: Inspect the Entrance, Mast and Weather-head. With tree limbs heavy with leaves, seed pods, fruits and nuts, you may have some limbs that are drooping on your electrical service lines.
  11. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
  12. Test your security system: Work with monitoring service to validate all the door, window, glass break, and motion sensors operate properly.

If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write. Email to HomeownerBOB@gmail.com


Testing Home Alarm Systems

January 21, 2013

Home Security Alarm Systems are probably one of the most overlooked household safety items. We all assume they will work properly when needed. If you are a follower of this blog, you have figured out that I like to fix it before it breaks and know how to use it when needed. I read most manuals , and try to troubleshoot something before calling a repairman.( I am really not that boring, but fairly predictable)  With all that said, many of us spend $100 to $500 a year to have our house monitored, but beyond about 3-5 false alarms a year, we rarely use much of the service provided.

This post will cover the basics of how to inspect your system. Even though you can call out a technician (for a fee) you can do most of analysis yourself. Typically the monitoring service will work with you over the phone as you cycle  the system. Since every system is a little different, you need to refer to your owners manuals to validate the exact process or method. My attempt here will be to generically walk you through the various stages and elements of the system.

Pre Inspection Check list

  1. Registration: Many municipalities require residential security systems be registered with the local police department. Typically, the fee is around $25. per year. Yes, it is an additional method of revenue generation for your local city, however if you fail to register the system they will (excessively) fine you for false alarms, as well as discontinue any dispatches. Ensure your registration is paid and up to date. Some municipalities will just refuse to dispatch without an up to date registration
  2. Documentation: Locate any/all alarm programming manuals. You might pre-read them prior to calling the alarm monitor center.
  3. Phone Connection: Assuming the installed system is monitored by an alarm center, there should be either a phone line connected or a Cell phone transmitter. If you don’t have your system monitored, you can still perform most of the tests. The assumed response upon activation will be an audible alarm.
  4. Phone Dialer: Some DIY systems have an outbound phone dialer. It can be set up to call a cell phone, pager, friend, but the police will not accept these calls direct. Typically this includes a recorded message to the intended receiving party. This is a cheap way to have a monitored system without paying the monthly fee.
  5. Alarm Monitor Center: Contact your alarm center to make sure all your contact information is current. This would include your primary and secondary contact numbers. As added insurance, ask the Center what number they would call from to contact you in case of an alarm condition.  (it may not be the main number). Program this number in your cell phone as “HOME ALARM“, so when you get the call, you will answer it.  With all that said, be ready to answer any password protection codes to further the dialog.

Security System Testing: Since there are dozens of alarm system types, they are all a little bit different. This method is generic and you may have to make a few changes or additions for your specific brand. Some tests can be performed without actually creating a real alarm. Most of the tests can be performed without monitor center but they need to be aware of the tests you are preparing to perform. Before you get started, call them and ask them if they can work with you over the phone to test the features of the system. This will get you through most of them. If you are testing anything that will provide an active alarm. Tell them you will be testing within a certain time frame (such as 10A to 10:30A). They can record the condition but not dispatch. When you are finished you can call them to confirm they saw all the conditions.

Key Pad Alarm: Most key pads include buttons labeled for Fire, Police or just Instant. Work with your alarm center for testing these conditions. Read the documentation on this devices as it will allow you to adjust settings or configurations.

  • Phone Dialers: Mentioned above, if you have one of these, make sure the call list is up to date and the phone line is still connected. As you test your system, any alarm activation that would be recognized by the alarm control center would be seen by your call list. If you have a monitored system you will probably not have an independent phone dialer, so skip this step.
  • Door/Window Sensors: If the alarm sensor was installed after the house was built, the sensors will look like this. Assuming you have these type sensors, opening and closing the door or window should be recognized by the local touch pad. There may even be a pre-alarm (beep beep) or a code showing up on the key pad.  Every system is a little different, but if you get this kind of pre-alarm, you should be able to open all windows and doors equipped with this type sensor. Open and close each and every location that includes a sensor to ensure the panel recognizes the condition. For instance, if every window in your house is monitored, when you have an open door/window, the alarm panel should display or beep, due to the change in the condition. A number code/red lamp or beep should occur of each window and door being monitored . Regardless of the system and type of display; you should have a clear or green condition with all the door/windows closed and a red/alert condition if the door/window is open. Be aware, you may not have sensors on every door and window. If that troubles you, adding a sensor is not that difficult and can be a DIY option or performed by the monitoring company.
  • Glass Break Sensors: As pictured these can be very generic looking, and they may look as much like a smoke detector, but their locations will be more room related than smoke detectors, they will also be a little smaller. These can be tested, but a sensor tester is required. Granted the cost of the tester is about the same as calling the technician to come out. So you make the choice. Typically this condition is set up to send an immediate alarm so, you need to contact the Alarm Center prior to testing. Each sensor should identify on the key pad as well as to the Alarm Center. It is good to know what the identification codes are as it will help you understand the failure location.
  • Smoke Alarms: Depending on the installation, the smoke detector may or may not be connected to the alarm system. If they are connected to your alarm panel, they are probably connected to each other as well. Once you activate one, it should cause the others to beep. Your documentation or Alarm Center can verify this. Independent detectors will have a test button on the surface, where integrated detectors may not. If it doesnt have a test button, it requires “smoke in a can“. This provides the necessary element to activate the detector. DO NOT us anything like a candle or burnt paper to perform this test. The can of smoke is about $15 and can be used more than once.
  • Motion Detection: These can be a bit more tricky to test. Try to find the manufacturers documentation to help understand a specific test plan. Typically they will be mounted on a wall or hung from the ceiling. By nature, they work best when you pass in front of it, not walking toward it. When it was installed, that should have been a big consideration as to its location. Many of them have activation sensor on them (red light that blinks) when it picks up on movement. However, to fully test it, you should arm the alarm and walk in front of it to be activated. Like the smoke alarm this will trigger an instant alarm condition, so work with the monitoring center to test this unit. 
  • Audible Alarm: You probably have already heard this by now, however, its important to ensure that the audible alarm comes on conditionally related to the alarm. So, it should be active on any door, window, smoke, or motion detection.
  • Non-Audible Alarm: Most alarm systems have a “Silent Activation” feature. Assuming you were involved in the initial installation, you should be aware how this work. Typically its associated with your entry code, but either the Alarm technician or Monitoring Center can walk you through this step.

Hopefully after finishing this exercise you will have a better understanding of the system and feel confident in its performance.


Seasonal Reminders Fall – 2012

September 24, 2012

The Fall Season has been here for a week. We are still regularly in the high 80’s. But no complaints. It was a mild summer with only a handful of days over 100. We did get to see some rain compared to the Midwest. f you are in the northern climates this is your opportunity to “batten down the hatches” by tightening up the house. Re-caulking, sealing, and roof inspections are in order. Checking door and window seals are also in order. For the rest of us, the lower temperatures are a relief, summer is mostly over and we can attack those projects we wouldn’t touch during the summer.

  1. Heating/Cooling-Air Filters:If you live in a dusty area and/or have been using your air conditioner a lot, inspect you filter and change it if it has noticeable build up from your spring change out.
  2. Exterior Inspection:  Walk round the house, look for bird and wasp nests, as well as locations that rodents might be using to get in the house. Remove the nests and use caulk to re-seal  any breaches in structure that may be an entry point for rodents or bugs.  Dont forget to look at you electrical service entry as spring and summer growth, additional tree trimming may be required.
  3. Roofing-Looking For Leaks:  Winters are a bad time to look for roof leaks so inspect your roof for leaks, trim away any tree limbs and clean debris off the roof. Look for raised nails and any breaches in the roof surface and all the exposed vents.
  4. Sealing the Leaks: Summertime weather can cause the home exterior to dry out. Look for cracks and voids in building materials. Seal them with a good latex caulk. Larger voids should be filled (first) with a foam spray caulk, then to make it dressed for paint, use the latex caulk to finish it off and paint as necessary.
  5. Interior Inspection: Flush kitchen and bathroom sinks with scalding hot water for approximately 3-5 minutes to clear out any build up.
  6. Surface Water Drainage: Culverts, waterways and landscape drainage systems should be cleared of debris and overgrowth that has occurred.
  7. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and check the condition of  the battery.
  8. Chimney Flue Inspections and Cleaning: For our northern friends this is the time to ensure your stoves and fireplaces are prepared for the winter use. Inspect the stove seals, clean the chimneys and flues.
  9. Drain and cut-off sprinklers: If you are in the northern climates, its time to turn off these services to protect them through the winter. In the south, southwest and western part of the US, we can wait a few more months. For more details see Winterizing Plumbing.
  10. Smoke Detectors: As we enter the heating season, it’s a good time to clean the cob webs and change the battery.
  11. Lawn Sprinkler Adjustment: Whether you have to shut down your sprinkler or just reduce your watering schedule, now is the time.
  12. Power Outages: For some of us, this time of year can bring extended power outages, check out this post to make sure you are prepared