5 Steps to Avoid Headaches With Rental Property Maintenance and Repairs

Are you tired of maintenance calls from your tenants? Then this 5 step guide will help you reduce and or eliminate future headaches.

Through out the years I have discovered the biggest maintenance problem areas are: plumbing, drains, toilets, appliances, and heating/cooling. Those are the areas you should focus on when preparing a vacant house for a new tenant. Are you ready to get started?

Here Are The 5 Steps To Take:

Step 1. The Plumbing: Check each faucet and make sure it operates properly. The water should stop dripping when the hot and cold water knobs are closed. Repair as required. Next look under each sink with a flash light while the water is running and make sure there are no leaks at supply lines and drain. Repair as required.

Next check the water supply line going to the toilets and verify there are no leaks or evidence of a leak. Next check the showers and bath tubs for operation. The water control knobs should be secure and the water should stop when the valves are closed. Take notice of how the water flows from the shower head. If clogged soak in vinegar or CLR chemical.

Next inspect the hot water heater for signs of leakage at the base and at the water supply line going into the top of the tank. Repair or replace as required. Next inspect the washer machine water supply lines for leaks and repair as required. Next check outside faucets/spigots for proper operation and that there are no leaks.

Step 2. The Drains: Check and test every drain including: sink drains, bath tub/shower drains, and washer machine drain. If you find a clogged or a slow drain than repair using a plumbers snake. Bath tubs, showers, and bathroom sinks always get clogged with hair and foreign objects such as tooth paste caps.

Step 3. The Toilets: I always rebuild every toilet with a fluidmaster toilet repair kit. I have had great luck with the repair kit and they cost under $25.00 each. Toilets are a heavily used item and should be rebuilt at every vacancy. This will save you from maintenance calls down the road.

Step 4. Appliances: The biggest appliance problems are the dishwasher, garbage disposal, and the burners on a stove.

Check the dishwasher by running it through its full cycle. Take off the bottom cover at the base and make sure there are no leaks while it is running. Repair any leaks.

Next check the inside of the dishwasher and make sure it is draining properly at the end of the wash cycle.

If a motor goes out on a dishwasher it is more cost effective to replace the dishwasher with a new one.

Next test every burner on the stove to make sure they operate and heat up. If they don't you will usually have to replace the non working burner element. Tenants usually destroy a burner element with excessive grease/oil when they are cooking.

Next test the oven and make sure it is heating properly.

Refrigerators have a tendency to collect a lot of dust around the condenser coils on the back of the refrigerator. A wet/dry vacuum works good for cleaning them.

Next clean the drain hole and drip pan. The drain hole often gets clogged with food particles. Refer to your owners manual for location of drain hole and drip pan.

Garbage disposals: I always remove them from middle to low end houses because they cause excessive maintenance calls. Tenants think they can put anything down a garbage disposal. Wrong! Save yourself headaches by removing them.

I also remove dishwashers on low end houses for the same reasons and you should to.

Step 5. Heating and Cooling: The HVAC system needs to be inspected and serviced once a year and the furnace filter needs to be replaced once a month.Accomplishing routine maintenance on this system will save you big dollars down the road by extending the life.

By following this rental property maintenance and repairs guide you should see a reduction in tenant calls. Giving you more free time to spend with your family.

How to Get Your Koi Pond Equipment Set For Winter

Depending on the climate in your area you will need to decide if you are going to run your pump and filter system through the winter.

If temperatures mostly stay well above freezing then it would be advantageous to keep your pump and filter running throughout the winter. The bacteria in your biological filter will be inactive at low temperatures. But, as long as you keep it supplied with oxygen-laden water the bacteria will remain alive.

The advantage of this is that when spring comes and the water temperature rises, the bacteria can immediately begin working to keep the water quality good for your fish. It will also be helpful in controlling algae.

If you do run your filter through the winter it would be best to minimize the water circulation in order to take advantage of the layering effect of the water. You don't want to stir up the warm water from the bottom and chill it by mixing it with the cold water from the upper regions of the pond.

Some of the things you can do with your koi pond equipment to minimize the water circulation is to turn off bottom drains, place the intakes to pumps/filters at mid-water rather than close to the top or bottom of your pond, place your intakes for waterfalls or fountains closer to the outlets, turn off surface skimmers, and/ or turn the pump down.

Doing these things will allow the bacteria in the biological filters to stay alive without interfering with the layering of the water. The water is densest at 39 degrees. As long as your pond is a minimum of three feet deep you will have a layer of 39 degree water at the bottom of your pond where your koi can hang out during the cold months.

Too much circulation of water in the winter can super chill the water by exposing warmer pond water at the bottom to the below freezing temperatures near the top, thus causing the death of your koi.

One problem to watch out for if you run a pump and filter in the winter is the potentially major damage that can be caused to your filter and plumbing system by a power outage that lasts for any extended period of time.

If you aren't home to make sure that no water remains in the filter and plumbing, and it freezes UV's and filters, they could break. This would mean costly replacement expenses of your koi pond equipment.

There are two alternatives to allowing this to happen. First, you could install a check velve in your system, using a long piece of tubing or wire to hold the valve open, thus allowing the water to drain out. Or, if your system is designed to allow the water to flow back into the pond in the event of a power outage,you wouldn't need to make any alterations at all!

Of course, you can choose to do the complete opposite of this with your koi pond equipment during the winter, and totally shut down your pumps and filter.

Cold water holds much more oxygen than warm water and your koi's respiration is slow. You really shouldn't need aeration or circulation.

It's not essential to keep the bacteria in your filter alive either, which is the only reason for running the filter in the first place.

If you turn off your koi pond equipment for the winter be sure to drain all plumbing. External filters, UV's, and external pumps all need draining. Since you don't want the seals to dry out you should leave submersible pumps in the pond or in a bucket of water in a warm place for the winter.

If this is what you choose to do, be sure to clean the filter thoroughly before starting things back up in the spring.

If ice will freeze over the pond in your area you will need to add a floating de-icer to keep an area free of ice. This opening is necessary during periods of ice cover to allow an exchange of gases. You don't want noxious gases trapped under the ice with your koi, or they may not be alive in the spring!

If you follow these simple tips during the winter you should have no trouble with your koi pond equipment.

Walk In Your Calling

Now therefore, behold, the cry of the children of Israel has come to Me, and I have also seen the oppression with which the Egyptians oppress them. Come now, therefore, and I will send you to Pharaoh that you may bring My people, the children of Israel, out of Egypt." But Moses said to God, "Who am I that I should go to Pharaoh, and that I should bring the children of Israel out of Egypt?" So He said, "I will certainly be with you..." - Exodus 3:9-12a (NKJV)

THE PREMISE

Our Father has endowed each of us with gifts, talents, and abilities. Within you may lay a singer, a dancer, a writer, a director, a minister, or an entrepreneur. Whatever it is differs from person to person, but one thing is certain: something lies within you.

You may have no idea what it is. It may be lying dormant, waiting for you to realize it's there so you can begin to use it. Or you may know exactly what it is, but any numbers of things - finances, fear, doubt - are keeping you from walking in it.

My purpose today is to encourage you to walk in your calling. If you are His, rest assured: God has called you to do something. I pray that, if you lack wisdom regarding your call, you will ask God who gives generously to all. And I pray that, if you know what your divine appointment is, but have not the courage to pursue it for whatever reason, you will find the hope and fire to lay hold of the vision God has for you.

WHY GOD CALLS US

God is omnipotent. He doesn't need anybody. He is all things unto Himself. Yet He chooses to love us, save us, and use us. Praise God! Why He loves and saves us I'll never know. His unmerited mercy and grace are mysteries too deep for me to understand. Don't get me wrong: I understand how salvation works, and its purpose. I just don't know why he decided to bother with us. But I'm so glad He did! What I do know, is why He uses us.

1. For His glory When we begin using gifts and pursuing visions that are God-breathed, people look at us and wonder: "Is this the same shy person that wouldn't look anybody in the eye doing a praise dance in front of all these people?" or "That can't be the same woman who had no self-esteem mentoring young girls!" Your light shines before others, they see your good works, and glorify your Father in heaven.

2. For our good Romans 8:28 says "And we know that in all things God works for the good of those who love him, who have been called according to his purpose." As you yield yourself and your gifts to Him, He begins to change you: healing you of past hurts, stripping you of old habits, and making you more mature in your walk of faith than you ever were before.

3. For the building up of the church Ephesians 4:12 tells us that we have our gifts "for the equipping of the saints for the work of ministry, for the edifying of the body of Christ." Through the use of our gifts we encourage, uplift, teach, and help our brothers and sisters in Christ.

4. For the salvation of the lost Acts 2:37 says "When the people heard this, they were cut to the heart and said to Peter and the other apostles, 'Brothers, what shall we do?'" They saw a manifestation of the Holy Spirit, witnessed the supernatural occurring, and heard Christ preached. It so overwhelmed them that nearly 3,000 were compelled to receive salvation that day!

SO WHY WON'T WE WALK IN IT?

If God's calling on our lives is so powerful, so life-changing, to ourselves and others, why are so many of us not walking in it? I believe that three of the main reasons are:

1. Fear or low self-esteem

Look at all of the excuses Moses made out of fear and low self-esteem:

- Exodus 3:11 - "Who am I that I should go to Pharaoh, and that I should bring the children of Israel out of Egypt?"

- Exodus 4:1 - "But suppose they will not believe me or listen to my voice; suppose they say, 'The LORD has not appeared to you.'"

- Exodus 4:10 - "O my Lord, I am not eloquent, neither before nor since You have spoken to Your servant; but I am slow of speech and slow of tongue."

- Exodus 4:13 - "O my Lord, please send by the hand of whomever else You may send." We often do the same thing. Fear of failure or low self-image will cripple us, not allowing us to see ourselves as God sees us: His children created in His image, and called according to His purpose.

2. Jealousy

In 1 Samuel 18 David had just returned from slaying Goliath. The women gathered in the streets singing "Saul has slain his thousands, and David his ten thousands." Verse 8 says "Then Saul was very angry, and the saying displeased him; and he said, 'They have ascribed to David ten thousands, and to me they have ascribed only thousands. Now what more can he have but the kingdom?' So Saul eyed David from that day forward." Saul was the king, set in place by God! Yet he coveted the praise given to another and felt threatened by him. Instead of resting in the favor God had shown him and concentrating in the call given him he became jealous and bitter towards David.

We are sometimes so busy wishing we had another's gift or ministry that we can't even see the special anointing God has placed on our own lives.

3. Unclean lives Psalm 66:18 tells us we can't pray right with sin in our hearts. 1 Corinthians 11:27-30 tells us we shouldn't take communion in an unworthy manner. 1 Timothy 3:1-13 is very specific about what sin issues in our daily lives disqualify us from holding church positions. Of all the reasons for not walking in our calling, this is perhaps the best intentioned. If we know our lives are not right with God and our walks are raggedy, we shouldn't feel comfortable trying to do the work of the kingdom.

PUT ON YOUR WALKIN' SHOES

These issues I just mentioned certainly exist, but they shouldn't be used as excuses for not being about our Father's business. Instead, they must be overcome.

If you suffer from a negative self-image you're certainly not alone. It affects everyone: male, female, young, and old. So how do you combat it? Get around some people who love you and want you to have what God has for you. People who will encourage you to walk in your gifting. Limit the amount of time you spend with discouraging and negative people who drain your spirit dry like leeches. And learn how to speak life to yourself!

- "You formed my inward parts; You covered me in my mother's womb. I will praise You, for I am fearfully and wonderfully made." (Psalm 139:13, 14a)

- "We am His workmanship." (Ephesians 2:10a)

- "For God has not given us a spirit of fear, but of power and of love and of a sound mind." (1 Timothy 1:7)

If you're wrestling with jealousy or are frustrated watching someone else's ministry blossom, acknowledge that envy as sin, repent of it, and let the scriptures guide your attitude.

- "But let each one examine his own work, and then he will have rejoicing in himself alone, and not in another." (Galatians 6:4)

- "For I know the plans I have for you," declares the LORD, "plans to prosper you and not to harm you, plans to give you hope and a future." (Galatians 6:4)

Is sin in your life keeping you from moving forward in God's will? It's a good thing when we are honest with ourselves and God about sin issues. But we're not to use those issues as excuses not to do as God commands us. Instead we are to follow His instructions for dealing with them.

- "Therefore if you bring your gift to the altar, and there remember that your brother has something against you, 24 leave your gift there before the altar, and go your way. First be reconciled to your brother, and then come and offer your gift." (Matthew 5:23-24)

- "If we confess our sins, He is faithful and just to forgive us our sins and to cleanse us from all unrighteousness." (1 John 1:9)

It's time to walk in our calling, sisters. God has birthed something in each of you. You have a prophetic dance ministry in you right now. An anointed singing voice or ability to play an instrument that can draw someone into sincere worship. A Christian novel that could bring hope or godly counsel to other believers. An inspirational play or movie. A business where you could provide goods or services to those in need or mentoring others. He's put something in you.

You may not be able to do it all at once, but you can start with what you have available to you. You don't need to know or have everything right now to be effective or valid. God doesn't call the equipped, He equips the called. Seek His face and ask Him for His timetable, His plan. Write the vision down. Meditate on it. Pray on it. Sanctify yourself for the work of the Lord.

Then put on your travelin' shoes and let's get to walkin'.

"For we are His workmanship, created in Christ Jesus for good works, which God prepared beforehand that we should walk in them." (Ephesians 2:10)

PRAY WITH ME Lord, I thank You for loving and saving me, and I thank You for using someone such as me. Please forgive me for my hesitation, my fear, my apprehension. You nailed my faults, my weaknesses, and my excuses to the cross 2,000 years ago. Help me to step out on faith, and walk in the calling You have on my life, trusting that You who started this work in me are faithful to complete it until the day of Jesus Christ. In Jesus' name, Amen.

Winterizing Your Boat - Thinking Ahead So Next Year You Can Hit The Water Without Problems

For boaters the sad truth is that winter is creeping upon us. Savvy boaters know this is the time to prepare our boats for next year. Those who are new to boating take heart help is on the way. Below are some helpful tips on "Winterizing your boat". Don't cringe at the possibility of yet more work to do, but consider this an opportunity to clearly know what the state of your vessel is for next year.

What should I do to prepare?

If possible, your boat should be out of the water for the winter, and in a climate controlled storage area. Knowing that this is not possible for everyone, you should consider shrink-wrapping your boat. This is also an expensive choice, but gives good protection for your boat. If these two options are unavailable to you then you should make sure that you place a tarp over your boat. Make a checklist using your owner's manual as a starting point. It should include winterizing information on your vessel.

Keep in mind that your insurance policy may not cover neglect for poor maintenance if damage occurs. Each year keep mental notes or write them down, of things you notice or remember that should be done before the next boating season. This should get easier every year. If you purchased your boat second hand, hopefully you included questions pertaining to winterizing in your pre-purchase questionnaire. If you have neither sources of information, create your list based upon of two possible choices or enlist the help of a boating friend or expert. One is for outboards, and one is for inboards.

Items for you're "Winterizing first aid kit":

1. Normal engine lubricants

2. Can of fogging oil

3. fuel stabilizer or fuel biocide (depending upon whether you have a gas or diesel engine)

4. 1-2 gallons of non-toxic propylene glycol antifreeze (for inboards)

Outboards:

Empty fuel lines and carburetors -

Fog the carburetor intake(s) -

Fog the cylinders -

Do a freshwater flush -

Drain Cooling passages -

Lubricate the linkages and the electric starter drive mechanism -

Drain and refill the gear case -

Touch up damaged paint -

Stabilize the fuel -

Clean and liberally lubricate the propeller shaft -

Store upright -

Inboards:

Change coolant -

Change engine and transmission oil -

Run engine out of fuel (gas engines only) -

Fog the intake (gas engines only) -

Drain the fuel tank and lines (gas engines only) -

Flush raw-water circuit -

Protect raw-water passages -

Diesel engines top off fuel tanks and add biocide -

Remove raw-water impeller -

Fog cylinders (gas engines only) -

Fog intake (diesel engines only) -

Drain muffler canister -

Degrease, de-rust and touchup -

Grease control cables -

Coat unpainted parts with an anticorrosion spray -

Tighten stuffing box -

Stern drive:

A stern drive in general is an inboard engine connected to an outboard drive system. With this in mind just follow the instructions for inboard protection and the outboard list for the lower end.

In addition you should consider doing the following:

Fill drive shaft housing with lubricant -

Place the stern drive in the full down position - this allows for draining of the water passages and for checking and/or adding the gear lube.

Additional things to consider:

Check fuel filters and replace if necessary -

Check, clean and grease engine control cables -

Grease fittings -

Check all drive belts for wear -

Check all hoses for signs of wear (bulging, cracking, leaking, and inability to flex) -

Check clamps for signs of rust or corrosion -

Seal engine openings - (remove next spring)

Boat exterior:

Wash, clean and wax the entire boat. Wax should be left on without polishing until spring for a great protective barrier from the elements -

Electronics:

Remove all electronics, like radios, depth finders, GPS chart plotters and radar. These need to be stored in a dry warm place. This will not only protect your equipment from the elements, but also from theft -

Batteries need to be removed, cleaned and re-installed - clean off dirt, grease and oil from the battery. Clean the terminals with a baking soda and water mixture and if necessary a wire brush. Then wipe them clean with a paper towel. Make sure that the fluid level in each of the battery cells is near the top, if not, add some distilled water and replace the caps. Check using a multimeter that the battery is showing around 12.6 volts or better. If not, do a slow charge with a battery charger. Re-check with the multimeter after 24 hours. If it is still holding the charge you are ready to go. Keep an eye on the battery to see if it is bulging around the sides. This condition should be a good indicator that the battery is ready to be replaced. Since batteries have acid in them, you should take precautions to avoid contact with your skin or clothing. If contact is made with skin you should wash with soap and warm water to get the acid off your skin. Acid on clothing means you will probably have to replace that item.

Boat interiors:

Clean everything you can in the interior - Make sure that you have removed any food items from the fridge and living areas (these will cause problems that you don't want next year).

Leave doors to rooms, cabinets or lockers open - This allows these areas of the boat to breathe.

Consider dehumidifying your boat interior - This will keep the smells down for next year.

Fresh water systems:

Drain out all fresh water systems - Refill with fresh water and a fresh water system cleaner. This removes bacteria and algae. Afterward drain it out again.

Drain your hot water tank - Avoid having to fill the hot water tank with antifreeze by connecting the inlet and outlet lines together.

Pump antifreeze through your system until the antifreeze comes out all of the faucets (pink colored antifreeze is the safe product) -

This list can be added to from your list of mental notes each year, but should give you a good start to "Winterizing your boat". Remember, if possible, to look into your boat owner's manual for specifics.

Using a Video System For Preventive Maintenance of Drain Cleaning

A drain maintenance system using a video system can cost anywhere from four hundred to one thousand dollars for professional systems. They are one way you can maintain a smooth running plumbing system. With a little preventive maintenance you will save time and money. You can put together an efficient system of drain cleaning tools and inspection cameras. Remember your plumbing system is the foundation to any business you are running. Many do not think of their pipes until there is an emergency. And then it is too late.

Drain maintenance refers to keeping your plumbing system in smooth running condition. With regular inspections and a recording system in place, you can keep track of the build up in your plumbing system. It is important to track the sludge build up in your pipes so you will not be caught off guard by a back up. You can plan for the equipment you need to keep on hand and the best time to perform your drain clearing work.

You can see the pluses to this set up. First you will be able to reduce the inconvenience to the building occupants. They will be able to plan around your work schedule each time you plan a drain clearing. Next your plumbers will have an easier job because it is easier to take out small sludge packs than dealing with an all out blockage.

Third you are able to avoid the health and safety issues that come from sewage backups. You also avoid the huge mess and inconveniences that come with the average plumbing emergency. You can start your inspection time table when you are ready. Then do the next one in about three months. This is an easy way to implement your system. You can use your initial findings to alter your time line as you choose.

This is all about your convenience and efficiency and effectiveness. For instance if you detect no major change in your pipes after the first two inspections you can make your inspections every two years or even once a year. But with all your planning you know that an emergency is still possible.

But cameras can help even in an emergency plumbing situation. Your tech with his camera outfitted with a water proof lens and light emitting diode equipment can see into even a flooded sewage back up. He can find the clog and help the pipes run trouble free again.

If you have an emergency or a slow building clog, the cost to clear the drains is less when you use cameras before and after the drain work. The plumbers are able to detect the clog and then use the right tools for the work.

They can detect the problem and see how far is the access point. This way they can in a hurry complete the work and do it in an efficient manner. When the techs look with their cameras after the drain clearing work they can assure that the entire blockage is removed. The problem will less likely occur again once it is initially removed.