Regular maintenance work is necessary to maintain the value of a property. What is the best way to do this?
Sure, a house is a lot of work. Again and again. The roof, window seals and external facade should be checked regularly, and technical systems should also be checked to ensure that they are working properly. Can be tedious here and there, but it's worth it. Because those who take good care of their property not only protect their value, but also protect themselves from avoidable problems. If, for example, pipes leak due to poor maintenance or if the chimney breaks unnoticed, this can have costly and time-consuming consequences for the homeowner.
Inspection, maintenance, repair and improvement
By definition, maintenance includes “all measures that are necessary to maintain or restore the usable condition of an object”. This is an umbrella term that is divided into four fields: inspection, maintenance, repair and improvement. It is therefore important to check the need for renewal through regular inspections in order to prevent damage in good time and thus avoid higher costs. “About 80 percent of structural damage is caused by the action of water,” says Michael Gruber, a court sworn expert for real estate. His tips: “Especially on the roof, the shingles should be checked every year in late autumn, as well as the gutters and sheet metal brackets, silicone and expansion joints replaced and gutters cleaned, as well as the leaves at the end of the downpipes or on the terrace drainage. Inside, shut-off valves on water pipes in particular should be replaced at least every 20 to 30 years or tested once a year. “
Inspection from the roof to the basement
According to the expert, the following applies to home ownership: “The property management should have an annual plan of necessary maintenance measures ready – roof overlay, cleaning of the gutters, window service, lift service, maintenance of the heating system.” Incidentally, Michael Gruber does not see any work on floors and walls as maintenance, but as renovation work. “Of course, they increase the value of a property, but they are incorporated into the overall condition.” A checklist is helpful for inspections from the roof to the basement. A few tips on this:
top, roof
Today, roofs are made of easy-care and robust materials, but the roof area remains sensitive. Even minor leaks at connection points, the chimney surround or the eaves box can have serious consequences.
– Missing roof tiles should be replaced as soon as possible, loose or displaced tiles should be correctly attached.
– Connections and penetrations (e.g. through antenna / satellite or ventilation pipes) should be checked regularly for leaks.
– Clean rain gutters and downpipes and also check snow guards or filters.
– Lightning protection systems must be regularly checked / maintained by a specialist (test report).
– On the inside, check the wooden parts of the roof structure for pests (fungi) and broken sealing membranes.
Windows & Doors
Windows and external doors are not only subject to mechanical stress, but also temperature differences and weather and environmental influences.
– Check the connection joints for leaks (drafts, moisture).
– Is the glazing showing the first signs of “blindness”? (Attention: possible drafts impair the insulating properties)
– Do you need a new coat of paint for the door and window frames?
– Façade & house base: The most common defects arise from weather and environmental influences. Expert Gruber: “It is often waited too long until the plaster is damaged, after which a complete renovation of the facade is often necessary.” Basically, all areas in which moisture can penetrate must be repaired immediately – this applies to cracks as well as damage to the Plaster.
– Dirt and crust formation can be removed by simply washing it off, brushing it off or using a high-pressure cleaner. This is important to ensure that the building materials are “breathable”.
– The infestation with algae and moss is a sign of permanent moisture, which can arise from damaged joints (use biocides if necessary).
– If lime leaching or salt efflorescence can be seen, the moisture not only penetrates, but also out. Special cleaners for lime leaching and dry brushing for salt efflorescence help, but the cause (e.g. porous surfaces or damaged connections) should be repaired.
– Birds can also damage the facade. So: watch the animals and take appropriate countermeasures.
Balcony / terrace
Both are subject to high demands on impermeability, as otherwise – as with flat roofs – there is a risk of moisture damage. In the worst case, this even affects the load-bearing structure. Control priorities:
– Keep the drains free of leaves and dirt.
– Check tiles / stone slabs for cracks, damaged expansion joints or peeling coverings.
– Check the connections to the walls (especially connection joints).
– Immediately remedy damage to the parapet or railing (high safety risk!).
Floor slab & basement
Where there is no basement, the floor slab should be checked regularly. Pay attention to the basement:
– Odor test – does the basement smell musty? (Signs of moisture).
– Visual test: Damp spots can be recognized by discoloration (on walls, ceilings, on the floor). Is there a fungal attack?
– Check the tightness of cellar windows or light wells.
Heating & hot water
Although modern heating systems have better energy efficiency, they are not exempt from signs of wear and aging.
– For chimneys, fireplaces, smoke ducts, ventilation systems, etc., the relevant regulations stipulate the intervals to be observed for inspection and cleaning by a specialist company (observe deadlines!)
– A thermal service should be carried out annually.
– Is there any calcification in the radiators, water and sewage pipes?
– Are there any abnormalities in the pipe connections?
– Do drains and fittings work without restrictions?
“In practice, unfortunately, many of the ongoing maintenance measures are not carried out,” states real estate expert Michael Gruber: “This mainly applies to work that is necessary at longer intervals. Here owners keep waiting until a complete renovation is necessary or massive consequential damage occurs. ”Tip, if the inspection reveals the“ construction sites ”on the house: In many cases, the costs incurred for craftsmen can be tax deducted, per year and household Tax rebates of several hundred euros are possible – Susanna Sklenar
