Maintenance Checklist for Condos, HOAs and Homeowners
Buildings: Look for sagging gutters, loose window frames, deteriorating concrete or brickwork, missing roof shingles, or water damage under. Look for evidence of water ponding around building foundations. Fill and regrade for positive drainage. Ponding on walkways can be cured by clearing ground drains or installing drain tile pipe to carry water away
Landscaping: Clean up fallen branches and leaves. Use a mulching mower to spread clippings evenly over the lawn and fertilize naturally. Loosen the soil around perennials; plant annuals or a vegetable garden. Prune shrubs and trees; repair sprinkler systems. Clean out ground and storm drains.
Patch and Paint: Repair siding; patch and paint as necessary.
Turn on Outside Water: Hook up the hoses and inspect for cracks or leaks. Replace old washers.
Windows: Wash and repair caulking
Check Exterior Vents: Make sure all exhaust fans are clean and remove lint buildup from the clothes dryer vents.
Repair Wood Decks: Check for dryrot, negative drainage or ponding. Look underneath at the deck, supporting posts and joints and use a small screwdriver to probe for dryrot. Check the deck fences and rails. Replace bad wood as needed. Check the points of connection to the building since this is often done incorrectly and provides a point of water intrusion. Check flashing at sliding glass doors, again a likely point of leakage. Hammer loose nails or replace them with galvanized deck screws. Replace any broken boards or rails. Rent a power washer to clean dirt and mildew from the wood, then apply an all-weather sealer or stain.
Repair Fences: Winter rains can change existing grade contours. Other than the posts, there should be no earth to wood contact which will promote dryrot and insect infestation. Check the posts to ensure they are solid and replace any that have dryrot. Use only metal, redwood, cedar or pressure treated posts. Look for signs of sprinkler overspray on fences and adjust spray heads accordingly. Repair broken fence boards and paint or seal them as needed.
Prepare for Pool Opening: Purchase pool chemicals and needed equipment. Schedule and perform cleaning. Clean pool furniture. Inspect with the pool contractor. How is the plaster? Are the railings and coping stones loose? Are their potential trip hazards?
Playground: Do a safety check of the playground equipment
Spring Clubhouse Cleaning: Remove cobwebs and wash grimy areas. Wash heat registers. Remove drapes for dry cleaning. Clean carpeting and bathrooms. Wax floors. Polish woodwork.
Sweep Parking Lot and Private Streets
Chimney Caps: At the roofline, scrutinize the chimney caps. Are any caps missing or rusted through that need replacing. Make a note by location. Next look at the chimney chases (enclosures). The section above the roof line gets more weather than the sheltered part and the siding often needs repair or repainting.
Roof and gutters: Is anything obvious that needs repairing or cleaning? Note any areas that have moss buildup so that moss killer can be applied during the summer. It is recommended that you have a roofing contractor do the roof and flashing inspection. The gutters and downspouts probably need a post winter cleaning.
Siding and trim: Do any popped nails need to be resecured? Check the caulking joints around the windows, doors and trim. More than likely some have opened up and need recaulking. It’s very important to seal all points of water intrusion. Is any paint peeling? In particular check the south sides or those likely to receive more weather. Scrape bad areas, prime and spot paint, unless you’re planning a project-wide painting this year.
Grounds: For asphalt, the best time to do the sealcoating and general repairs is during warm, dry weather. Don’t forget to repaint curbs and parking spaces. Walk the concrete walks and look for tripping hazards caused by lifted, cracked or sunken slabs. Moss and algae growth can cause slipping hazards. Treat or pressure wash as needed.
Lighting: Check common area lighting for broken, cracked, or rusting fixtures. Consider upgrading older incandescent lighting to more efficient high pressure sodium, metal halide, halogen or fluorescent. The light levels will increase dramatically and the power bills will plummet.
Sprinkler System: Walk the common area landscaping with your landscape contractor. Check the sprinkler system for broken pipes, missing or broken heads, and clogged valves. Splash blocks can be added where downspouts dump into landscaped areas. Look for wet, spongy areas in the lawn indicative of drainage problems. If severe enough, the landscaper can install drain tile pipe to dry the area out. Check for bare spots or pests in the lawn and ground cover.
Trees: Trees are one of your biggest assets and should be closely inspected at least every three years by an arborist. Your landscape contractor only contracts to do maintenance pruning. Have the arborist perform corrective care.
Put these things in motion so your homeowners association can hit the ground running.