For many people, purchasing their home will be the single most expensive investment they make in their lifetime. It can seem daunting particularly if you are a first time home buyer.

Home ownership also comes with the responsibility of maintaining it, and this is an area I feel a lot of people overlook when preparing to purchase their first home. The cost of the home + the cost to maintain it equals the TCO (Total Cost of Ownership).

A home is a collection of some sophisticated systems that work together to keep the home livable and comfortable. But these systems need regular maintenance for optimal performance. And neglecting this maintenance can have severe financial consequences. Let’s take a look at some of these systems and compare service vs. replacement costs.

Water Heater

Svc. Maintenance cost – $200-$300

Avg. replacement cost – $1,500 – $2,200 (40 gal.)

A good water heater preventive maintenance visit should include the following:

• Checking for leaks in the tank and water connections
• Inspect flue, air intake and draft diverter for corrosion or blockage (gas models)
• Check connections: for gas models check the gas supply line and shutoff valve. For electric models inspect the power connections
• Test the Temperature and Pressure Relief (TPR) Valve
• Inspect the sacrificial anode rod and replace as necessary
• Check and adjust the temperature setting as necessary
• Drain and flush the tank
• Inspect and clean the burner compartment (gas water heaters). Modern gas water heaters have sealed burner assemblies. These can be serviced but should be done by a qualified professional

Beyond regular maintenance, installing a water softener/water treatment system in the home can also extend the life of any water using appliance, especially water heaters. The Houston area has notoriously hard water and used untreated can accelerate the deterioration of water consuming appliances.

A properly maintained water heater can last up to 12 years or longer. Neglected ones can often fail in half that time or less.

It is recommended that your water heater be serviced once a year. If budgets are tight this can be stretched to every 2 years but not recommended to go longer than that. Many reputable plumbing companies have preventive maintenance plans that can include this service, which can lower your cost.

HVAC

Svc. Maintenance Cost – $150-$300

Avg. Replacement Cost – $5,500 – $16,000

HVAC preventive maintenance should include:

• Cleaning of condenser and evaporator coils
• Checking and clearing condensate drain lines
• Cleaning drain pan
• Replace air filters
• Inspect blower assembly
• Inspect ductwork
• Test the thermostat

On the subject of air filters, this is not something that should be done just annually so it is something you, the homeowner need to pay attention to throughout the year. The frequency of changing can be influenced by a number of factors, but you should check a minimum of every 3 months and change as needed. Additionally, many programmable thermostats have a feature that prompts to replace the filter at regular intervals so take advantage of that if your thermostat includes this feature.

Roof

Svc. Cleaning cost – $600 – $900

Avg. Replacement Cost – $6,000 – $15,000

A roof is one of those things where you know It’s there obviously, but how often do you look at it? Well if you’re not you should be. Proper roof maintenance can add years to it’s life, and they are expensive to replace so the minimal effort needed is totally worth it.

To start, look at the trees around your property and keep them trimmed back so that no branches overhang or touch the roof. Falling branches can damage roof coverings and heavier branches can even damage the underlying roof support. Branches that overhang and touch can also keep areas of the roof in permanent shade which should be avoided if possible. This can allow algae and mildew to grow and shorten a roof’s lifespan. Also, when branches touch they can abrade the roof surface during windy periods and strip away granules from an asphalt roof causing accelerated wear.

So periodically, I’d say once a quarter, take a look at your roof. This can be done from ground level, but if you have an extendable ladder you can lean it against the roof edge and inspect from there. Do this from at least one location on each side of the house. From here you can see if there are any damaged or missing shingles and evaluate the condition of any roof penetrations (plumbing vents, roof vents, skylights, water heater, etc..). Be sure to also look at the underside of the roof from the attic. Here you can inspect the decking and check for any evidence of active or previous leaks.

Inspecting from the edge of the roof will also give you an opportunity to inspect the condition of the gutters and clean them out if needed.

Cleaning intervals can be influenced by a number of factors but you should plan for at least once every 3 years or so. Cleaning can remove accumulated dirt and grime and also remove any algae or mildew that may have started to grow. I would advocate for a “soft wash” at lower pressure. I’d be hesitant to let anyone use a pressure washer on an asphalt roof. Do some research and make some calls before settling on who you hire.

Sewer Line

Sewer scope inspection – $350 – $500

Cost to replace 6ft section of sewer line – $1,000 – $2,000

Your main sewer line tends to be one of those “out of sight, out of mind” systems. The problem here is that they work well till they don’t, and when they don’t it can be sudden and require immediate attention.

You can avoid these emergencies and surprises by getting your sewer line inspected by a camera scope every 2-3 years. This can allow you to catch issues like root intrusions – one of the most common sewer line problems – at an early stage when there can be multiple lower cost options to treat this condition. Once root intrusions reach a certain point sometimes the only option is to dig up the line and replace a section. Regular inspections can help avoid this costly scenario.

Make a Schedule!

It can be confusing to try and keep track of all this stuff in your head. Use modern tools to help. Personally, Google Calendar pretty much runs my life right now and in a good way. Use that or whatever calendar app you currently use and set recurrent reminders for these routine maintenance actions. The encourages you to be proactive when they pop up to remind you and helps prevent you from treating these activities as “deferred” maintenance. I put deferred in quotes because too many times deferred becomes a euphemism for “never”.

The Bottom Line

As noted above, owning a home comes with a responsibility to maintain it – and that maintenance is going to cost some money. There’s no getting around it. But establishing and sticking to a routine maintenance schedule is the best way to keep these costs under control, and protect the most expensive investment most of us are ever likely to make.

#actionableintelligence #informeddecisions #homeownership #homemaintenance