Homeowner Maintenance

Sandbridge Dunes

A suggested list of maintenance items is shown below. It covers the owner’s unit and limited common elements such as the balcony area. It does not cover the common areas.

Last revised: 12/05/2006

Please send comments and suggestions to Tom Haser.

Heat Pump / Air Handler

The air filter(s) should be changed regularly. The manufacturer (Trane) recommends changing the filter once a month. Many air handler units have a single filter (covered by a white grated metal cover on the wall or ceiling). Some air handler units have a second filter located on the top unit. See the Trane owner’s manual for additional maintenance instructions, or visit http://www.trane.com.

Owners should consider a maintenance service agreement with a professional heating and air conditioning (HVAC) company. A typical agreement provides for two visits a year to inspect, perform a system-check, and ensure appropriate freon levels.

The air handler unit in the closet has a PVC pipe that carries water from the air conditioner to a drainpipe. The PVC pipe has a U-shaped trap that collects dirt over time. Your service contractor can provide tablets that prevent algae from forming and clogging the trap.

Both Siebert Realty and Sandbridge Realty offer services for changing the air filters and twice-per-year service agreements. You can also contact any qualified HVAC company for a service agreement. The subcontractor who installed the original HVAC systems during the construction of Sandbridge Dunes is R.L.Midgett Inc. – they can be reached at 757-485-7445.

When your condominium is vacant for an extended period during cold weather months, Trane recommends setting the thermostat at 55 degrees. Turning the heat pump off completely in the winter may lead to frozen water pipes, which can burst and cause extensive damage.

Range

GE Appliances recommends the use of CERAMA BRYTE cooktop cleaner to clean the range cooktop. Cleaner kits are available at most stores that sell home cleaning supplies. The interior of the oven can be cleaned with the self-cleaning feature. See the GE Appliances owner’s manual for additional maintenance instructions, or visit www.GEAppliances.com.

Refrigerator Water Filter

There is an indicator light just inside the refrigerator door that indicates when the water filter needs to be replaced. The indicator light is to the right of the controls for the freezer and refrigerator temperature settings. Detailed instructions for replacing the filter can be found in the GE Appliances owner’s manual, or visit www.GEAppliances.com.

Washer

The GE Profile washer does not require any routine maintenance. Trouble-shooting tips can be found in the GE Appliances owner’s manual, or visit www.GEAppliances.com.

Dryer

The lint filter should be cleaned before each use. In addition, the exhaust duct should be cleaned once a year with a vacuum hose attachment. For more information, see the GE Appliances owner’s manual, or visit www.GEAppliances.com

Granite countertops

Granite is a semi-porous stone and it can stain. Owners may want to reseal the granite every two years to protect it. Sealants are available at most home improvement stores.

Scuff marks

An effective way to remove scuff marks (e.g., the front door, baseboards, etc.) is to use the Mr. Clean Magic Eraser, available at most stores that sell home cleaning supplies. It’s an inexpensive way to keep painted surfaces looking new between coats of paint.

Locks

Due to exposure to salt air and weather conditions, the exterior locks (front door, garage storage unit) can become difficult to operate. For example, it can become difficult to insert the key into the lock. A small shot of a good lubricant can easily fix this problem (WD-40 works well).

Note: Many of the locks on the garage storage units were originally installed upside-down. With just a screwdriver, the locked can be removed and reinstalled right side-up in just a few minutes.

If you have not changed your front door lock since acquiring your unit, please consider doing so. When under construction, the complex was on a master key system with the builder. As a result, there are many individuals who could potentially have a copy of the original master key. If you change your locks, please remember that owners are required under the condominium by-laws to provide our management company (United Property Associates) with a copy of your new key. The management company secures your key at their corporate office and uses it for emergency use only. Of course, if you rent your unit, then Siebert Realty or Sandbridge Realty need a copy of the new key also.

Fire suppression system

(Does anyone have any suggested wording for this section????)

Smoke Alarms

(Each unit has two or three smoke alarms that are wired to the unit. The smoke alarms have a backup battery in case of power failure – these batteries should be replaced every XX months).

Windows

You should clean your outside windows minimally twice per year to avoid etching of the glass by salt and air pollutants. Window cleaning is not covered by your condominium fee. Siebert Realty and Sandbridge Realty offer window cleaning services.

Owners may be interested in installing exterior window hurricane shutters. According to the condominium rules and regulations, any such shutters must be approved by the Unit Owner’s Association. (Note: At this time, unit 411 has approved hurricane shutters installed, so interested homeowners might want to take a look at them).

Caulking

Owners should inspect and replace exterior caulking as necessary around area such as the front door and windows.

Pest Control

Owners may wish to apply appropriate pest control treatments in their units; in particular to the balcony area.

Pool

The homeowners association has contracted with a pool maintenance company for all pool maintenance. No homeowner should ever add chemicals to the pool or attempt any other maintenance with the approval of the Board.

Winterization

During the cold winter months, many units are vacant for extended periods of time. The following is a list of maintenance-related items to consider during these periods:

• Keep the heat turned on and set the thermostat at 55 degrees or higher.
• Consider lowering the thermostat on the electric water heater to reduce energy costs.
• Considering shutting off the main water valve
• Consider taking any steps to make it appear that your unit is occupied, such as leaving a few lights on or leaving a radio turned on.
• Do not leave any food that can spoil in the refrigerator in case of a power outage.
• Bring in all balcony furnishings
• See the comments above about window hurricane shutters.

Summary Checklist

Frequency	What to do
Monthly	· Inspect/replace HVAC air filter(s)
Twice per year	· Have HVAC system checked · Clean outside windows
Once per year	· Replace water filter in the refrigerator · Vacuum out dryer exhaust duct · Inspect/replace caulking as needed · Replace smoke alarm batteries??
Every two years	· Reseal granite countertops
Off-season vacancy	· Keep thermostat at 55 degrees Fahrenheit