Door or drawer does not close

Hinge or guide is out of alignment

Adjust the hinge or guide with a screwdriver.

Drawer does not slide smoothly

Guide is misaligned or needs lubricant.

Adjust the guide and/or lubricate it with silicone.

Loose knob

Screw has loosened.

Tighten screw.

Some carpet seams are more visible than others

Fibers are separating from the effects of vacuuming and normal traffic.

Vacuum the carpet in the same direction as the seams.

Carpet is faded at doors and/or windows

Excessive sunlight.

Cover the window with window coverings to reduce the effects of the sun.

Carpet is matted on stairs and at high traffic areas

High traffic soiling the carpet.

Vacuum high traffic areas more regularly than other areas. Have the carpet cleaned by a professional.

Cracked or loosened tile

Improper adhesion.

Repair, replace and/or re-secure the tile.

Loosened or missing grout

Shrinkage, expansion, contraction or settling of your home.

Re-grout or re-caulk the disturbed areas.

Mold or mildew on grout

Excessive humidity or steam.

Clean tile with X-14 or a solution of household bleach and water.

Travertine tiles coming loose

Excessive sharp contact with floor like heels, dog toe nails, etc

Travertine is highly porous and requires a heavy back butter of mortar with highly hydrated thinset. After install refill with non-sanded grout.

Leaks through chimney

Tree debris on roof, loose or missing storm collar, sealants worn at siding or flashing

Keep roof area around chimney clean, verify storm collar is in place or add if necessary. Reseal siding, corner boards and any counter flashing that may be loose.

Minor crack in concrete

Shrinkage or settlement.

Fill cracks with silicone caulk or latex concrete.

Water seepage

Grading change or negative slope at foundation.

Restore the proper grades to landscaping.

Mildew in basement

Normal dampness.

Add a dehumidifier

Damp crawl space

Foundation vents not open or negative drainage to the foundation which water to leak into the crawl space.

Open all foundation vents and make sure the grade runs away from the home.

Concrete dusting

Normal wear

Seal the concrete to prevent dusting. It must have cured for at least 6 months before sealing.

Laminate top miter joint has separated

Shrinkage or minor settlement of your home.

Re-caulk the miter joint.

Backsplash has separated

Shrinkage or minor settlement.

Re-caulk the miter joint.

Warping of deck boards

Direct sun causes chemical treatment to dry out.

Frequent sealing with a deck sealer. Frequency depends on sealer specifications.  Use galvanized deck screws to secure loose boards.

Loose boards on deck

Wood shrinkage

Re-nail the board or use galvanized deck screws??

Nails raising

Wood shrinkage

Reset nail or use galvanized deck screws??

Crack, splits, or wood decay

Water damage

Periodically apply sealer or wood preservative to the wood.

Dark discoloration of the wood

Mildew

Periodically use deck cleaner or bleach to kill mildew.

Dishwasher or washer will not operate

No power or water to appliances.

Make sure the appliance is plugged in and that the water to the appliance is turned on and working properly.

Dishwasher has brown stains on exterior

Clean with soft, damp cloth and mild detergent. If stainless steel use a stainless steel cleaner.  Clean the interior of the dishwasher, with a paste of powdered
dishwasher detergent and water or use liquid dishwasher detergent on a damp sponge to clean the cooled-down interior. A white vinegar rinse may remove white spots and film. Vinegar is an acid, and using it too often could damage your dishwasher. Put 2 cups (500 ml) white vinegar in a glass or dishwasher-safe measuring cup on the bottom rack. Run the dishwasher through a complete washing cycle using an air-dry or an energy-saving dry option. Do not use detergent. Vinegar will mix with the wash water."

Food disposal will not turn on

Reset button is tripped or the blade is obstructed.

Press the reset button on the underside of the unit. For units which require a wrench, insert the tool and rotate the blades from the underside. (Make sure the power switch is OFF when making adjustments to your disposal.)

Doors will not stay open

Settlement

Adjust hinge pin.

Door will not hinge

Settlement

Adjust the keeper.

Key not operating smoothly

Normal usage

Spray white graphite into key hole.

Door knob is loose

Normal usage

Tighten the screws on the outer edge of the knob base.

Stained door shows wear and weathering

Normal wear and tear

Sand lightly and re-apply varnish.

Exterior door and panel warping

Moisture penetration

Be sure all edges of the door or paneling are sealed and that there is good paint or varnish coverage on the surface.

Clothes do not dry

Dryer vent may be blocked.

Make sure the dryer line is not kinked or clogged with lint

Clothes do not dry

Dryer booster fan not working.

Requires annual maintenance (cleaning). HVAC contractor handles the installation.

Light fixture not working

Bulb may not be tightened or the light may not be receiving power.

Tighten the bulb and check to make sure the fixture is plugged in. If the light still does not turn on, check the circuit breaker to make sure it has not
tripped.

GFCI outlet or switch not operating

GFCI outlet has tripped.

Reset the receptacle or circuit breaker.

No power at receptacle or fixture

Circuit breaker has tripped.

Reset the circuit breaker.

Complete power failure

Interruption in electrical service to the house.

Contact your power company.

Cracking or peeling of painted surfaces

Normal aging of paint, especially on sides of the home receiving more intense sunlight

Clean, scrape and sand the surface; then prime and repaint with the appropriate color.

Gaps at trim joints or between finishes

Normal caulk or filler shrinkage

Re-caulk or refill areas where there are gaps.

White powdery substance appearing on bricks

Efflorescence or soluble salts

Wash the surface with Prosoco and rinse clean with water. Do not use a stiff brush.

Smoke backs up into room

Damper not open or chimney flue is blocked.

Open the damper and/or clean the chimney.

Smoke smell in house when fire is not burning

Dirty flue, ashes left in the firebox or the whole house fan is pulling air down the chimney.

Clean the flue, clean out any cold ashes and/or close the damper.

Cracks in the refractory

Burning fires that are too large or too hot.

Repair the refractory and burn smaller fires.

Excessive black soot in the fireplace

Burning poor quality wood or burning items other than wood.

Clean the chimney. Burn only dry, seasoned hardwoods.

Strong drafts coming from fireplace

Damper left open after using the fireplace.

Close the damper whenever the fireplace is not in use. You may also want to consider adding glass doors to your hearth to prevent drafts.

Door not closing

Electric eyes are out of alignment, electrical storm confused brain, wire broken or loose

Use the rope and plastic red handle (slide bolt) to operate manually. Lights in eyes should be solid to indicate good contact. Unplug the opener for 5 minutes to let it reset.

Gaps between wood planks appearing in heating season

Dry air is causing the wood to dry and contract.

This condition will most likely correct itself after the heating season. If the gaps are severe, you may want to consider adding a humidifier to your home which will prevent hardwoods from drying out. Before adding any such system contact an HVAC contractor.

Cupping of hardwood planks

Air is too moist.

Check the foundation for standing water, and eliminate any excesses by making sure the proper landscaping grades are in place. If you do not have a foundation
related water problem, you may want to add a dehumidifier to your home to correct this problem.

Discolored or softened areas of floor

Moisture penetration or water leaks.

Check the surrounding areas for leaks and correct them immediately.

A/C or Furnace does not start

No power to unit or furnace cover is open.

Check the switch and power supply. Replace the cover on the furnace.

Uneven temperature in the home

Unbalance air flow

Adjust the registers in each room to increase or decrease the air flow as needed.

A/C system blows warm air

Compressor may not be sufficiently charged or it may have a Freon leak.

Have the compressor recharged and checked for leaks.

System does not heat or cool adequately

Clean or change filter.

Overflow pan filling with water

Clogged condensate drain.  Low on Freon, Dirty filter. No float switch or broken float switch.

Clean condensate drain with capful of bleach.   Refresh Freon.  Replace filter. Repair/replace float switch.

HVAC tripping breaker panel

Undersized breaker or compressor may require hard start kit.

Contact an electrician.

Furnace/air handler will not turn on

Door safety switch not depressed.

Check that door is closed firmly.

Furnace/air handler will not turn on

Float switch in pan or condensate pump has been activated.

Call HVAC contractor. Temporary solution is to empty out water.

HVAC unit running constantly

Thermostat set to ON or RUN. Low on Freon or has a leak.

Start by turning thermostat to 'AUTO'.  Call HVAC contractor.

Standing water near compressor (outside unit)

Each unit puts out 6-8 gallons daily.

Each unit puts out 6-8 gallons daily.

Air infiltration at windows or doors

Poorly fitted or missing weatherstripping.

Replace or repair weatherstripping. Caulk if necessary.

Running constantly

Zone valve stuck open

Manually screw open and close valve.

Running constantly

Defective timer (lightning strike)

Unplug the timer, remove & replace battery, plug back in.

Standing water

Settlement and/or broken irrigation line.

Raise grade and repair irrigation line.

Sprinkler head stuck

Dirt and grime in between shaft and housing.

Tap gently with handle of screwdriver. Apply silicone spray to lubricate shaft of head.

Hinges on door squeak

Friction on hinge pin

Apply wax to hinge pin.

Door key does not operate

Normal usage

Tighten screws and/or lubricate with white graphite.

Door knob is loose or rattles

Normal usage

Tighten the screws on the knob base.

Water leaking from under the sink

Loose plumbing fittings.

Hand tighten the coupling on the drain pipes.

Water rushing noises originating at walls

Water draining through the pipes.

This is a normal sound and does not indicate a leak in the system.

Reduced water flow at the faucet

Aerator is not clogged.

Unscrew the aerator, rinse it well and replace it on the faucet.

Water stains on the ceiling of the room

Water leaking at caulking or grout.

Repair the caulking or grout at the shower or tub above the leak. If the leak is not at the shower or tub, turn off the water and call a plumber.

Saturated carpet outside shower after use

Door is not closed completely when shower is in use, the seal at the door is leaking, or silicone used to seal frame has broken down.

Check all three.  Close door. Replace rubber seal or touch-up silicone.

No hot water from hot water heater

Temperature setting is too low or the pilot light is out.

Adjust the temperature setting or re-light the pilot light. It is best to call a gas company representative to come to your home to re-light the pilot light.

Toilet makes loud noise when flushed

The ball cock (the balloon which floats in the toilet tank) is not working properly.

Replace the ball cock and/or toilet mechanism.

Water main shut off valve (locate) - Slab

In garage under water heater or in the front hall closet.

Water main shut off valve (locate) - Crawl Space

Located along perimeter of crawl or in front hall closet.

Water main shut off valve (locate) - Basement

Located front or side foundation wall. Often times located ion interior of basement wall in close proximity of exterior front hose spigot.

Sewer Ejector Pump not working

Float inoperable due to Foreign matter/effluent . Pump motor burned out.

Remove lid, clean float. Replace motor.

Sewer Clean out locate

Typically within 3-4' of the home

Often painted black or brown in a planter bed area

Flooding toilet (shut off)

There is a supply valve located directly below each commode and lavatory

Locate valve and turn counter-clockwise. If unable to locate, shut off main water to house in basement/crawl or garage. If unable to locate these, turn off at street.

Drain cleaner tips (what to use for what)

Commercially available in grocery and home improvement centers

If possible, remove the stopper in lavatory sinks and tub stoppers to prevent the finish from being damaged. Always follow the manufacturer's directions.

Loud humming/vibrating noise

Backflow preventer valve at hose bib.

Result of normal usage

Toilet flush making moaning noise

Dirt/construction debris in valve or worn parts.

Make certain that valve is fully open and if noise persists, replace ballcock assembly.

Pressure reduction valve

Every home has a pressure reducing valve to limit the pressure in the plumbing lines and fixtures to between  60-75 lbs

If you find that you have reduced pressure, check all aerators and clean screens in them. If this fails to improve pressure, have a licensed plumber inspect and adjust the pressure reduction valve.

Toilets running all the time

Either the valve inside the ballcock is stuck open

Replace ballcock of flapper valve.

Toilets running intermittently

The ballcock assembly has a piece of trash in the valve or the flapper is not sealing properly.

Remove trash and adjust.

Toilets flushing randomly

Typically due to leak in the seal at the flapper.

Replace seal or rubber flapper.

No hot water

Typically this occurs when the pilot has gone out

Re-light water heater using instructions on the unit. If this happens often, it may be possible that the thermo-coupler needs replacing.

High water bills

Water main leak. Toilet running.

Turn off main valve inside house.  Check water meter dial at curbside for movement. If movement you have a leak b/w main and house.  If no movement open valve back up, movement starts, then you have a leak inside the house at one of the fixtures.  **If you can prove that you have a leak in some cases the municipality will reimburse for the sewer usage.

No hot or cold water at single handle shower/tub

Cartridge full of debris or needs replacement.

Aggressively turn faucet all the on and off multiple times in order to flush out debris.  If this does not work replace the cartridge.

High pitch noise when turn on hot water (from water main)

Pipes expanding because of hot water. Water pressure too high.

Normal. No defect. Try lowering temperature of water, may be too hot.  Wrap in insulation.

Noisy or banging pipes

Pipe maybe loose within its strap.

Slide a piece of rubber behind strap.  If on masonry, wedge a block of wood behind pipe and attach pipe to block with a strap.

Roof leaks during heavy rains, but not during regular rains.

Leaks at attic vents or louvers.

Dry wet areas after rains or place a bucket under the leak during storms to collect water. Such leaks are rare and usually do not recur.

Water overflowing gutters during rain.

Leaves or debris in gutters or the downspout is blocked.

Clean gutters and/or downspout.

Water overflowing gutters during heavy rain.

Heavy rain is too much for the gutter system to handle.

In such cases, there is no course of action to take as this is typical during excessively heavy rains. It is not likely this will recur during normal rains.

Water leaks at the perimeter of the roof.

Gutters are clogged with leaves or debris.

During a storm, keep the area as dry as possible. After the storm, be sure to clean the gutters as soon as possible.

Roof leaks during snow or ice storms.

Ice or snow build-up on shingles.

Keep the area as dry as possible during the storm. This is a normal occurrence during heavy winter storms and will only occur rarely, if at all. If this is a problem during normal rains, contact Customer Service.

Shower door will not stay shut

Roller hangers are out of alignment.

Adjust roller hangers.

Shower door out of square

Roller hangers are out of alignment.

Adjust roller hangers.

Loose Siding

Bowed stud, loose nail.

Add nails as needed.

Chaulking

Exposure to sun, chemicals.

Pressure wash and apply another coat of paint.

Minor separation of interior trim

Shrinkage or settlement of your home.

Caulk or patch and paint or stain the area(s) as necessary.

Trim is dulled in certain areas

Variations in grain or texture which are causing an uneven absorption of the finish.

This is a natural occurrence. No action necessary.

Loose trim

Shrinkage due to contraction of your home.

Re-nail the trim into proper position and touch up as needed.

Turning on randomly

Air switch has been turned on by electrician impulse in system

Use test button on GFIC to keep unit from turning on without water.

Black residue coming out of jets

Often attributed to the use of bath oils or soaps

These oils and soaps will stay in the internal plumbing pipes of the unit, grow mildew and finally evaporate however these flakes will travel in the water the next time the unit is used. There are specific methods for eliminating this on the specific manufacturer's website

Whirlpool tub does not operate

GFCI circuit breaker has been tripped.

Reset the GFCI or circuit breaker.

Tub does not fill adequately

Tub capacity is greater than that of the water heater.

Fill the tub with hot water only at first. Then add cold water to adjust the temperature. The water heater should recover quickly enough to add more hot water.

Tub jets shooting with too much pressure

Small jets can't be turned on or off.  Some or all of larger jets may be in off position.

Open all the large jets to reduce pressure.

Roman tub faucet with hand shower - water coming out of the spout and the hand shower

Diverter knob not working properly.  Knob may be screwed down to tight.

Loosen diverter knob a few turns.

Vinyl floor finish looks dull

High traffic or furniture movement causing dullness.

Follow the manufacturer’s instructions for restoring the surface finish.

Nails or staples pop up under vinyl floor

Movement in framing and/or underlayment.

Gently reset the nails or staples.

Wood rot

Lack of caulking maintenance.

For smaller areas of rot, remove damaged wood, and fill with high performance wood filler, caulk and paint.  For larger areas of rot, remove damaged wood, replace entire piece, caulk and paint.

Window is stuck and will not open

Heating and cooling may make window difficult to open.

Work gently with a putty knife taking care not to damage casing.  Lubricate tracks with silicone spray or beeswax.

Window will not stay up

Window track and spring may lose tension over time.

Remove sash and tighten the adjustment screw by turning it clockwise.

How to remove brown stains from the exterior of the dishwasher

Clean with soft, damp cloth and mild detergent. If stainless steel use a stainless steel cleaner.  Clean the interior of the dishwasher, with a paste of powdered
dishwasher detergent and water or use liquid dishwasher detergent on a damp sponge to clean the cooled-down interior. A white vinegar rinse may remove white spots and film. Vinegar is an acid, and using it too often could damage your dishwasher. Put 2 cups (500 ml) white vinegar in a glass or dishwasher-safe measuring cup on the bottom rack. Run the dishwasher through a complete washing cycle using an air-dry or an energy-saving dry option. Do not use detergent. Vinegar will mix with the wash water."

How to fix nails popping through drywall surface.

.

Reset the protruding nail into the drywall or remove it entirely. Place another drywall nail approximately 2 inches below or above the original nail, and gently
hammer it slightly below the drywall surface. Repair the drywall as directed in the Drywall section.

How to fix minor cracking of the drywall surface.

Press a small “V” shaped indentation using the back of the putty knife along the length of the crack about 1/8” deep and 1/8” side. Fill with spackling compound and smooth or sand lightly. Then touch up with matching paint.

How to fix drywall cracks larger than 1/4".

Apply compound in the crack and cover it with a strip of drywall tape. Add another layer of spackling over the tape, feather the edges well and allow to
dry. Sand until you have a smooth finish, and repaint the area.

How to fix deep scrapes or indentations.

Apply spackling compound to the damaged area. Depending on the depth of the damage, 2 or 3 applications may be necessary to allow for the spackling to shrink as it dries. Sand after each layer and paint after the final application.

How to remove mildew on exterior finishes.

Clean affected areas with bleach and water solution.

How to prevent weeds in planter beds

Add mulch to a depth of 1-1/2” to 2”.Apply pre-emergent herbicide per directions on the box and after referring to the “Landscaping” section in this manual.

How to prevent weeds in the lawn

Overseed your lawn if you have Fescue grass and then fertilize. Apply either pre-emergent or post-emergent herbicides as necessary.

How to treat yellowed areas in the lawn

Apply fertilizer to your lawn per the manufacturer’s directions on the package.

How to treat wilted trees and shrubs

Apply fertilizer per the directions on the package. Apply liquid iron per the directions on the container. Water your lawn with more frequency and for longer periods of time.

How to treat erosion in lawn

Fill eroded areas, overseed, fertilize, mulch with wheat straw and water regularly to promote grass growth.

How to remove blemishes from interior walls

Bumping into walls with furniture, toys, etc.

Clean the spots with a damp sponge and a mild detergent. Use a slightly thinned paint to touch up the area.

How to Winterize a Spigot

Typically have a blue take attached to valve; located un basement, crawl of under sinks

To winterize, turn valve counter clock-wise and open spigot. To turn on in spring, shut off spigots and open valve with blue tags.

How to drain whole house

Shut off main water at meter, open up lowest spigot, tub or faucet and then open the highest one. This will allow air into the pipes so that the water will drain out. Turn down water heater temperature.

Drain cleaner tips (what to use for what)

Commercially available in grocery and home improvement centers

If possible, remove the stopper in lavatory sinks and tub stoppers to prevent the finish from being damaged. Always follow the manufacturer's directions.

How to stop air from leaking through windows or doors

Replace or repair weather stripping. Caulk if necessary.