Autumn Maintenance Tips

Home Exterior

• Regularly clean gutters and downspouts. Make sure all drainage areas are unblocked by leaves and debris. Consider installing gutter guards to make the job a lot easier.
• Use a screwdriver to probe the wood trim around windows, doors, railings and decks. Use caulk to fill the holes or completely replace the wood.
• Lower humidity and cooler (not yet cold) temperatures make fall a good time to paint the exterior of your home.
• Inspect your roof, or hire a licensed professional to examine your roof for wear and tear. If the shingles are curling, buckling or crackling, replace them. If you have a lot of damage, it's time to replace the entire roof. Also, check the flashing around skylights, pipes and chimneys. If you have any leaks or gaps, heavy snow and ice will find its way in.
• To prevent exterior water pipes from bursting when the weather gets below freezing, turn off the valves to the exterior hose bibs. Run the water until the pipes are empty. Make sure all the water is drained from the pipes, if not; the water can freeze up and damage the pipes.

Keeping Warm

• Have your wood-burning fireplace inspected, cleaned and repaired to prevent chimney fires and carbon monoxide poisoning.
• Wrap water pipes that run along exterior walls with heating tape. It will save energy and prevent them from freezing.
• Clean and replace filters in your furnace or heating system. Contact a licensed heating contractor to inspect and service your gas heater or furnace to avoid carbon monoxide poisoning. Your local utility company will often provide this service for free.
• If you use a hot water system for heating, drain the expansion tank, check the water pressure, and bleed your radiators.
• Check the attic to make sure the insulation is installed properly. The vapor barrier on insulation should face down toward the living space. If it is installed incorrectly (with the vapor barrier facing up) then the insulation will trap moisture causing possible water problems. Cut slits in the vapor barrier to allow moisture to escape. To install attic insulation, unroll the insulation with the paper side out. Install small pieces of insulation between the joists on the attic floor. Be careful not to step between the joists.

Doors and Windows

The change in temperature and humidity and normal wear and tear can cause window seals to crack and shrink. Check your windows and doors inside and out for leaks and drafts. Caulk cracks or install weather stripping around windows and doors, including the garage door. Replace screens with storm windows and clean them if needed.

Gardens

• Fall is the perfect time to divide or move perennials. Remove dead annuals and mulch hardy perennials. Annuals typically die when temperatures drop below freezing. But perennials often appear as though they too have bitten the bullet. That's because their top growth dies back, although in most cases the root ball is hardy enough to survive even extreme temperatures, especially if it's covered with a layer of mulch.
• The best time to mulch perennials is after the first hard freeze. Just make sure you don't cover the crown or center of the plant, because that can lead to rot.
• Clean garden tools before storing for the winter.
• Trim dead branches out the trees to prevent them from coming down and causing damage in a winter storm.

• Lawn Care

  • Rake up the thick layers of leaves that settle on lawn surfaces. Large leaves in particular, especially when they get wet, can compact to the point where they suffocate the grass below and lead to all kinds of insect and disease problems. So it's a good idea to routinely rake or blow them off the lawn or, better yet, use a mulching mower to shred them into fine pieces.
  • Put the raked leaves in the compost pile or use as a mulch. Whatever you do, don't waste fallen leaves because they're an excellent source of nutrients and organic matter. You can also add them to flower beds to put a winter blanket on your garden.
  • Fall is a good time to aerate your lawn; it will allow moisture and nutrients to get into the roots. When you're done, spread fertilizer then grass seed.
  • This will be the ideal time to sow cool-season grasses such as fescue and rye - it will give them the opportunity to germinate and develop a good root system before freezing temperatures arrive. It's also the right time to fertilize turf grasses, preferably with slow-release, all-natural fertilizer. When given adequate nutrients, turf grasses have the ability to store food in the form of carbohydrates during the winter months. That will mean a better-looking lawn come spring.

  Attic Pest Control

  • Pests love attics because they are full of nice warm insulation for nesting, and they offer easy access to the rest of the house. With gable vents that lead into the attic it is a good idea to install a screen behind them to keep those critters out.
  • Even after closing off those entryways, pests can still find a way in. The first place to check for any unwanted guests is under the kitchen cupboards and appliances.

  Carbon Monoxide and Smoke Detectors

• Each fall, check carbon monoxide detectors and smoke alarms and put in fresh batteries. These are very important detectors to have in a home. A smoke alarm can save lives in a house fire. A carbon monoxide detector can also save lives if a home has oil or gas-burning appliances, like a furnace or water heater.
• Carbon monoxide is an invisible, odorless byproduct of burning oil or natural gas, and it can be deadly. For just a few dollars, a carbon monoxide detector will sound an alarm if the levels get too high.
• Always install carbon monoxide detectors according to manufacturer's instructions. Generally they should be installed near each potential source of carbon monoxide, and within ear shot of the living and sleeping areas.

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How to install motion detector lights

How motion detectors work

Motion detectors are small electronic eyes that detect infrared waves—heat waves that radiate from moving objects. When the detector senses an object moving across its field of view—especially warmer objects such as people, animals and cars—it electronically turns on the lights. The light stays on anywhere from 1 to 20 minutes, depending on how you preset the timer. Then the detector automatically shuts the light off unless it continues to sense movement. A photocell deactivates the light during daylight hours. Most motion detectors have a semicircular field of view of up to 240 degrees and a distance range, adjustable on most detectors, that extends to 70 ft. or more. The detector will react to the movement of your dog, an approaching person, a passing car or sometimes even wind-blown leaves.
Nuisance “trips,” such as blowing leaves or a passing car, can fool the detector and turn the lights on when you don’t want them. These can be annoying to both you and your neighbors, and in fact, some homeowners won’t install motion detector lights for this reason. However, you can solve most unwanted switching-on by adjusting the distance-range setting and by carefully aiming the sensor to limit its field of view. You can also narrow the field of view even more by applying tape to the sensor, as shown in Photo 7. If nuisance trips concern you, be sure to buy a light that has an adjustable distance/range setting, and an aimable detector unit as shown in Fig. A, Nos. 1 and 3.
Motion detectors allow you to operate the light in the conventional, manual way, usually by flipping a switch  off for a second, then back on. This allows you to keep the light on at night when you want to, even when there’s no motion. By double flipping a second time, you return to automatic.

Motion detector and light styles

Figure A: Motion detector and light styles

There are many motion detector and light styles to choose from.

Where to put them

For best effectiveness, position motion detector sensors to cover the walks leading to your front and back doors and the driveway (see lead illustration). That way the lights will come on when you come home at night. You can also use them to light up decks, patios and any potentially hazardous locations such as around stairways and swimming pools.
If improved security is a priority, position the lights to cover all the approaches to your house, including fence gates, the patio door, the darker areas of your yard, and around trees and bushes. Good lighting can’t guarantee security, of course, but it’s one of the best low-cost ways to get unwanted intruders to back away.
Ideally, it’s best to mount motion detector lights 6 to 10 ft. above the ground and position them so that most movement will occur across the sensitivity zone rather than directly toward the detector. Obviously you can’t always do that if you use existing light locations. One solution is to buy a remote motion sensor unit that you can mount some distance away from the light itself (Fig. A, #3). The wires connecting them to the light are low voltage and may not be dangerous, so you don’t have to enclose them in metal or plastic conduit.

How to install motion detector lights, step-by-step

1 of 7

Photo 1: Shut of the electricity

Turn off the power to the fixture at the main panel, then test the wires to make sure the current is off. Rub one lead of a voltage tester (from hardware stores or home centers) against the ground wire and rub the other lead first against the hot wire (black), then the neutral wire (white). If the tester lights up in either case, the power is still on. Shut off the correct circuit at the main panel.

« Previous Photo

Motion detector lights are easy to install, but each brand has a few different details, so read the instructions. You’ll find the basic information printed on the outside of the box. Read the box before you buy the unit so you know what you’re getting. You’ll find more detailed instructions inside the box.
Our step-by-step photos and tips from our experts provide a general guide of how to do the job. In most cases, you’ll simply replace an existing fixture with the new one, as our photos show. Make sure to turn off the power to the fixture at the main panel before removing it.
However, if you have to run a new electrical line and install a switch, the job can get much more complex. Outdoor electrical lines must be encased in approved conduit and weatherproof electrical boxes. If you’re not familiar with conduit or the rules for running new electrical circuits, call in a licensed electrician.
Working with old electrical boxes can be tricky too. Sometimes they don’t contain a ground wire (bare wire or one with green insulation) or other grounding means such as metal conduit. The National Electrical Code requires all electrical boxes and fixtures to be grounded. If you’re not sure yours is, check with your electrical inspector to determine if you have to run a new ground wire.
Additional installation tips:

• The cover of an outdoor electrical box must be waterproof. Seat the rubber gasket carefully (Photo 4). And if you are placing it against a rough surface, caulk it as well.
• Moisture can seep into the detector and light and ruin them. To prevent this, either locate the fixture under an eave or other protected area or buy one that has bulb seals  and angle the bulbs downward so water can’t run into the
• Heat from the light bulb itself can confuse the detector. Keep the bulb and detector as far apart as possible
• Adjust the field-of-view angle and set the distance range of your motion detector to avoid nuisance trips from normal passing traffic, animals, pools of water, air conditioners, heating vents and wind-blown trees and shrubs

Get an electrical permit from your local department of inspections. Check for special local rules and have your work inspected when finished.
CAUTION:Don’t let your ladder or your body touch lethal overhead power lines while you’re working.
CAUTION: Aluminum wiring requires special handling. If you have aluminum wiring, call in a licensed pro who’s certified to work with it. This wiring is dull gray, not the dull orange that’s characteristic of copper.

Size requirements of electrical boxes

You also need to check out the size of your electrical box. A shallow box like the one shown in Photo 1 no longer meets code requirements, and we had to replace it with a larger box, shown in Photos 2 and 3.
The computation table gives the method for calculating minimum box-size requirements. To do the calculation, count the number of wires coming into the box. However, some other things besides wires are counted as “wires” for computation purposes. For example, all the cable clamps used count for one wire, and we recommend always counting the fixture as two wires. Then multiply this total wire number by 2 cu. in. for 14-gauge wire (or 2.25 cu. in. for 12-gauge wire, even if there’s just one of the heavier wires in the box).
The computation method given here sometimes overestimates the minimum box size required by code, but it simplifies the calculation.Required Tools for this Project

Have the necessary tools for this project lined up before you start—you’ll save time and frustration.

• 4-in-1 screwdriver
• Wire stripper/cutter

Required Materials for this Project

Avoid last-minute shopping trips by having all your materials ready ahead of time. Here's a list.

Motion detector light
Electrical box, remodeling type
Wire connectors
Clear silicone caulk
Electricians tape, plastic

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Choosing the Right Door Knob and Lockset

Introduction
Selecting the correct door knob and lock-set for your home is a decision you’ll have to make when replacing, installing new or upgrading your door hardware. You’ll be choosing the type of doorknob style you want and the appropriate lock-set mechanism for your needs. The type of lock-set you select will be based on the security function you want the door hardware to perform. The Doorknob
Although you may expect the doorknob to be a round or square knob, it may not be a knob at all. It may be a “lever handle” or it may be a “handle set” which is a combination thumb latch / handle used on exterior entry doors. Lever handles are easier to grab than doorknobs and are an approved operating device meeting handicap ADA Barrier Free / Accessible Design requirements. Doorknobs are not approved for this use because they require tight grasping, tight pinching or twisting of the wrist to operate. Although ADA compliance is required in commercial construction and not necessarily required in your home, these Accessible Design standards are still useful if a wheelchair bound person lives in or visits your home.
In any case, lever handles make it easier to open a door, especially for folks with arthritis. Personally I like the looks of lever handle door hardware and have lever handles in my home just for the style and convenience of use. I love them.
Also worth noting are the different ways the doorknob attach to the lock-set. On older style door hardware the doorknob is attached using an exposed set-screw that fastens the knob to a square threaded spindle. When turned, the square spindle rotated and operated the latch mechanism. The downside to this style of attachment (besides the unsightly set-screw) is that the set-screw style doorknob often becomes loose and may end up spinning in your hand.
The currently popular method of attaching a doorknob to the lock-set mechanism uses no screw at all, but rather a concealed device called a detent. This type of ”no-screw” doorknob is easily removed using a special technique.
The Lock-set
There are an infinite variety of finishes and designs of lock-sets but they all come down to four basic types:

• Passage Lock-set (no lock)
  This type is used for general passage room access doors, closets, hallways. Neither knob is lockable and both turn freely.
• Privacy Lock-set (key-less lock mechanism)
  This type of lock-set is used for access to rooms that need privacy such as some bedrooms and bathrooms. The privacy side is lockable by a turn button that turns a lock mechanism. There is a small hole in the knob on the other side of the lock-set that allows use of a small emergency key to open the door if necessary.
• Keyed Entrance Lock-set (keyed locking mechanism)
  This type of lock-set is lockable on both sides and can be used with interior or exterior applications. It may be locked or unlocked by using a key on the outside or from the inside by using the turn button.
• Dummy (non-functional)
  This last type is essentially just a handle and does not turn or activate any type of locking or latching mechanism.

So decide on the type of door knob style that best meets your design needs and then select your lock-set type based on the security function you want the door hardware to perform. After that its just a matter of selecting the finish of your new door hardware and your are all set

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Home Maintenance and Handyman Tips for Living by the Sea

It's a dream life for many, a seaside property, the sun and the sand. However it is a very hard environment for our houses. I own a property maintenance business in a coastal area of NSW Australia, which has given me a great deal of experience with these problems. Hopefully this article will help you identify problems that can occur living by the sea, and give you some guidance in how to prevent unnecessary damage occurring.
Gutters
I see a large number of rusted gutters and downpipes in this area. Rust is a common problem because of the high level of salt that end up on your house. However there are ways to increase the life of your gutters and downpipes. The easiest is to ensure the you clean or have your gutters cleaned at least twice a year. I recommend that gutters are cleaned at the end of Autumn, after the leaves have stopped falling and before the rain in winter, and again at the end of spring and before the fire danger period of summer. Clean gutters will allow the water to drain away and take with it any salt residue. Blocked gutters result in a build up of a salty silt that sits in your gutter and begins to corrode at the paint and metal.
Along with keeping your gutters clean, is making sure they still fall correctly. This means that there are no low points in you gutter where the water will pool and not drain away freely. In heavy rain you may notice your gutters overflowing in a particular area, this is an indication of a possible low spot or blockage. If you gutters appear crooked or uneven to the eye, then you should get them checked and repaired if necessary.
The next points relate to your choice of gutters and up keep. Ensure that you paint your gutters. Not only will this improve the look of your house, it will help to preserve the gutters. If having new gutters installed make sure you do your research. At $50+ per meter of gutter installed you want to make sure that you are buying quality gutters that come with a warranty.
Screen doors, fly screens and security doors
Just like gutters, screen doors, fly screens and  screen doors, are susceptible to rust. But you have bought marine grade stainless steel? While this is a great product, stainless steel does rust. Make sure from time to time you wash your security or fly-screen doors. When replacing fly-screens opt for a nylon based mesh. Although it is not as tough as a wire based product it will have a longer life in a coastal environment
Locks
I have been asked to deal with a number of sticky locks. Coastal environments are very humid. Along with salt residue, a build up of dust inside the lock turns to a virtual glue when combine with the moisture from the air. Generally this is something I only see in old locks or locks in beach front streets. Never be tempted to spray WD40, de-greaser or an oil based lubricant into the lock. Although this may make the lock work in the short term, it will attract more dirt and dust and the lock will seize again. Often the lock just needs a small amount of graphite powder, a carbon based dry lubricant. This will usually get things moving again. If necessary the barrel may need to be removed and be cleaned before the lock returns to normal
Shade sails, umbrellas and fabric awnings
Shade sails, umbrellas and fabric awnings have become a popular and practical architectural feature of many houses. The shade they provide while allowing light and air movement are fantastic. They are also relatively cheap, available in a never ending array of shapes, sizes and colours, and can be taken down or wound in for the cooler months. Wind is the number one enemy of these shade systems. As a licensed shade systems installer, I am aware of the massive forces that they catch. Shade sails are called sails for a reason, and I have seen many a fascia and guttering pulled away, windows broken, sails torn and other damage from a combination of incorrectly installed or incorrectly tensioned shade sails. Unfortunately it isn't as simple as stringing the sail up between a couple of post and screwing it to your house. It is an achievable DIY project but I would emphasize the importance to study up and talk to people about installing them. They may be relatively inexpensive, but they can cause a lot of expensive damage. In relation to umbrellas and awnings - DON'T FORGET TO WIND THEM IN OR TAKE THEM DOWN - they are easily damaged and often repairing them is very difficult and expensive.
Fencing
Fencing is the last thing I will mention. I see a lot of rusted fences because the bottom sheets are in contact with the ground. Most manufacturers specify a particular distance that the panels should be installed from the ground. It is well worthwhile following these directions. I also see a large number of crooked fences that have moved over time. This is often due to the sandy nature of the soil. It is something that is difficult to address, but often installing larger posts deeper into the ground or concreting every third post for example may address the problem and prevent it from occurring. Other issues are things growing up against the fence and pushing it over, or in the case of vines, pulling it down. Again make sure you maintain your fences. Painting or oiling will extend the life of paling or wooden fences. Washing colorbond or other metal fences can also help to extend the life of the fence, although correct installation and installing quality fences with long warranties is probably the best option in my opinion.
So hopefully this has helped some people, or opened their eyes to a few issues that their homes face on the coast. We live in a great environment and with a little work we can avoid the extra hassles that may come up.

Brendan is the owner of Just Fix It Property Maintenance, on the Central Coast of NSW Australia. You can visit the website http://www.justfixitpm.com.au to see the range of services provided by this professional company.

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