Maintenance Manuals             

Please contact Paul Mayeski at 800-557-2217 for more information.

BARRERA AND COMPANY'S GENERAL MAINTENANCE SUGGESTIONS

ROOFING: These procedures should be done semi-annually, preferably before and after the winter rains:

A) Routine inspection and cleaning to keep the roofs free from debris (leaves, etc).
B) Check all venting at pipe jack collars and other penetrations for leaks, patching with roof mastic to prevent water penetration.
C) Mineral cap sheet lap separations at horizontal/end joints should be resealed where necessary with a recommended sealing compound.
D) Check all metal roof flashing for twists and corrosion, and repair using suggested sealant.
E) Ridge-caps and damaged shingles should be repaired and checked for water tightness as needed.

Any localized intermittent failures and leaks should be treated as emergency repairs until the complete re-roofing of the building is necessitated according to the evaluated timetable.

As well as this, adopting an "on-going" annual preventive maintenance program with a qualified roofing contractor will help keep the system water-tight and insure maximum life expectancy of the roofing materials/applications

PAINTING: Curtailing surface deterioration by "touching up" will reduce the frequency and cost of a major repaint. Sand all doors lightly, scrape all deteriorated paint from wood trim, and prime raw areas where needed is the primary preparatory maintenance required. Painting should also be carried out in accordance with the manufacturer's recommendations, with all minor openings filled with a recommended sealant.

Wrought iron painting method (if applicable): Thoroughly wire-brush all scaled and surface rusted areas, apply vinegar to all bare metal (pickling), properly rust?proof susceptible bottom rail welded joints, and repaint using a rust inhibitive primer for the undercoat.

ASPHALT SURFACES: The anticipated life expectancy of the asphalt is provided that regular sealing and a prudent preventive program is maintained in the interim period. The asphalt paving should have semi?annual inspections to verify surface conditions, possible deterioration of curbs and pavement edges, base material failure, and tearing due to root growth under the pavement. All surfaces should be kept free of debris and rock so that vehicles do not force these objects through the thin sealed layers of the pavement. The frequency of seal-coating may vary due to traffic conditions.

FENCING: Special attention should be given to the upright supports of all the fencing, and they should be replaced or repaired immediately on signs of weakening. In addition, maintaining proper base clearances, minimizing vegetation fence growth, adjusting sprinkler heads, and painting on a regular 3-5 year cycle, will help prolong the life of the fencing.

LIGHTING: All lighting fixtures should be inspected annually for signs of deterioration, especially at the fixture bases where they meet the ground level and point of fixture attachment to the post or mounting base. Any needed replacements for bulbs or covers will occur on such a sporadic schedule that they more than likely will be cleaned and replaced on an "as?needed" basis

WOOD DECKING: Approximately once a year, the deck should be checked for loose boards and protruding nails, thoroughly cleaned, and resealed. Cleaning involves the removal of dirt, algae, moss, and other organic matter. Resealing is accomplished by applying a clear or semi-clear liquid sealant (as recommended) to all exposed surfaces.

POOL/SPA: The joints in the concrete decks surrounding the pool area and especially the joints between the concrete deck and coping tiles require semi?annual inspections to insure that they are watertight and are preventing water from reaching the underlying soil. The joints, as well as any cracks that may develop in the concrete surface, should be cleaned out and sealed promptly. It is extremely important to maintain a watertight barrier between the pool deck and the underlying soil. Failure to do so greatly reduces the normal life expectancy of the pool deck as the soil swells and shrinks from varying moisture content.

An acid wash is solely for cosmetic and maintenance purposes, and its necessity relies on the quality of your maintenance. An acid washing removes the somewhat glazed finish on the "original" plaster, leaving it more susceptible to staining from any chemicals being added subsequently. Each time this is done, it reduces the remaining life of the plaster finish. Acid washing could be needed as often as every 3 years, and is totally at the discretion of the Association. The cost for a periodic acid wash has not been included.

LANDSCAPING: Replacement of the valves is done periodically on an "as needed" basis and may be handled through the operating budget. The sub-surface drainage systems should be kept free of debris at all times. The irrigation system and watering cycles should be periodically evaluated to prevent over-watering. Careful monitoring of any potential tree problems should be maintained, so as to be addressed in future reserve or operating budgets. Due to the unpredictable nature of this category, the landscaping and irrigation systems should be constantly reviewed and amounts revised to properly reflect its history.

TENNIS COURTS: The court surfaces should be kept clean and free of debris at all times. Monthly cleaning to include light sweeping and rinsing is recommended.

WATER SYSTEMS: Due to safety reasons and code requirements, it is recommended that all, maintenance inspections and repairs be completed by a licensed professional. Use all recommended safety precautions and manufacturers instructions when servicing any mechanical equipment.

Boiler - Annual evaluations of the boiler components are recommended. Inspect the boiler pressure relief valve to verify size and code requirements. Make sure alkalinity and pH are properly controlled. Review the electrical systems to the boiler and pumps. Check for loose pipe-fittings or possible gas leaks. Inspect flue for rust, leaks or any other type of damage (look for water marks at joints and seams). All vents are to be sized per the boilers manufacturers recommendations. Check combustion air paths and clean all screens, grills or filters. Replace damaged burners, gaskets or seals as needed.

Electric Water Heater - Generally it is recommended to drain the water heater once or twice a year to remove sediment. Periodically check the thermostat setting, gaskets or seals for leaks, power system, safety valve, and evidence rust or sediment in the tank or pipes.

Gas Water Heater - Partially drain water heater every 6 months to prevent sediment build-up. Annually clean flue and test the temperature pressure relief valve. Other possible maintenance requirements: cleaning of burner ports; replace the anticorrosion anode rod.