homeowner`s manual

Transcription

homeowner`s manual

HOMEOWNER’S MANUAL
CONTENTS
SECTION 1
HOMEBUYER’S RESPONSIBILITIES ..............................1
Your Community Sales Manager ......................................................................................................... 1
Following a Predictable Road Map .....................................................................................................2
Financing and Closing Process............................................................................................................3
The Design Studio ...................................................................................................................................4
Consistent and Predictable Building Process .................................................................................6
The Construction Process and You.................................................................................................... 7
SECTION 2
QUADRANT HOMES CONSTRUCTION ........................ 11
Codes and Permits..................................................................................................................................11
Homesite ...................................................................................................................................................11
Foundation and Crawl Space ..............................................................................................................12
Framing .....................................................................................................................................................12
SECTION 3
SUGGESTED MOVING PREPARATIONS ..................... 15
SECTION 4
CUSTOMER SATISFACTION .......................................... 19
SECTION 5
HOMEOWNERS ASSOCIATION .................................... 21
Top 5 FAQs About Homeowners Associations .............................................................................. 21
More Information ................................................................................................................................. 22
SECTION 6
YOUR NEW QUADRANT HOME .................................. 25
Our Commitment to You .................................................................................................................... 25
Warranty ................................................................................................................................................. 25
Homeowner Service ............................................................................................................................ 26
Emergency Service.............................................................................................................................. 26
SECTION 7
EXTERIOR HOME MAINTENANCE ............................. 29
Landscaping .......................................................................................................................................... 29
Winterization ..........................................................................................................................................32
Exterior Surfaces ..................................................................................................................................33
Exterior Materials ................................................................................................................................ 34
Septic System........................................................................................................................................ 36
Water Conservation............................................................................................................................. 36
Exterior Seasonal Maintenance Checklist......................................................................................37
SECTION 8
INTERIOR HOME MAINTENANCE .............................. 39
Interior Walls ......................................................................................................................................... 39
Doors .......................................................................................................................................................40
Windows.................................................................................................................................................. 42
Appliances.............................................................................................................................................. 43
Plumbing................................................................................................................................................. 45
Electrical................................................................................................................................................. 47
Heating.................................................................................................................................................... 49
Flooring................................................................................................................................................... 50
Tile............................................................................................................................................................ 52
Cleaning .................................................................................................................................................. 53
Water Conservation............................................................................................................................. 53
Interior Periodic Maintenance Checklist ....................................................................................... 54
INDEX ...............................................................................56
HOMEBUYER’S
RESPONSIBILITIES
Congratulations on purchasing your new Quadrant home! Your journey as a Quadrant Homes’
homebuyer will be an exciting adventure, and we’re sure you’ll have many questions along the way.
Our goal is to provide you with as many answers as possible, and guide you through a hassle-free
experience.
From time to time, we’ll ask how we’re doing. Your candid feedback will make the process the best it
can be for everyone involved. After all, we want you to be so delighted with your experience that you
will want to refer us to other people in your life.
Your Community Sales Manager
CSM Name:
Phone:
Fax:
Email:
Your Community Sales Manager (CSM) will be your primary Quadrant Homes contact and will provide
answers to your questions.
In the first meeting with your CSM, you should have reviewed several important topics – most of which will
be covered in this manual, including:
• Buying process and time lines
• Our quality standards
• Building your home
• Selection process and the Design Studio
• How your warranty works
• The importance of your Homeowner Manual
• Our customer survey feedback process
• Your Homeowners Association
2
Following a Predictable Path
Included here is the Quadrant Road to Your New Home Map, which helps illustrate the path we take to
build your new home.
Purchase
agreement
signed
Review covenants,
declarations &
preliminary title
report
Review
Homeowner’s
Manual
Explore exterior
colors with
Community Sales
Manager
Attend process
orientation
conference with
Community Sales
Manager
Schedule Design
Studio
appointments
(Questions &
Final)
Complete your
loan
application packet
(if not previously
completed)
Visit
Design Studio
to pick up
selections
paperwork &
online password
Attend
loan application
appointment with
completed loan
packet
(if not previously
completed)
Obtain
building permit
Homesite
orientation with
Superintendent
(bring your
Manual)
Construction/
Lender
deposits due
Start Day
Start number:
Meet with
Community Sales
Manager to
amend
purchase price
Final appointment
with Design Studio
Coordinator
to
finalize
choices
&
colors
‘Questions’
appointment at
Design Studio in
preparation for
final appointment
Lender’s final
approval letter
received
Re-visit
Design Studio
to review choices
Home
detailing &
cleaning
complete
Home
approved for
start release
Meet with
Community Sales
Manager to notify
lender of final
purchase price
Pre-approval
from lender
3/2014
Foundation
walls
poured
Set signing
appointment
at Escrow
Review your
Homeowner’s
Manual
Lender’s loan
documents
to Escrow
Attend
homeowner
orientation
Confirm date &
time for
homeowner
Wall
framing
begins
DAY 1
Installation of
final choices
and colors
complete
Certificate of
occupancy
received
Sign closing
documents at
Escrow
Framing
complete
Appraisal
due to Lender
Notify utility
companies of
transfer
Roof complete
Interior trim,
paint,
& cabinets
installed
Rough plumbing,
electrical & heat
installed
Satisfy any loan
conditions &
finalize
interest rate
Attend framewalk
with
Superintendent
CLOSING DAY
Keys available
Pre-order new
utilities
(cable, garbage &
telephone)
Attend Lender
pre-closing
conference
Drywall
complete
Attend
acceptance review
of punch list items
DAY 62
Obtain firm
loan commitment
Our building process does not account for scheduled non-working days.
For up-to-date information on your home’s schedule, please contact your Community Sales Manager.
MOVING DAY
3
Financing and Closing Process
> Loan Application
Moving in to your new Quadrant Home requires
that your lender be appropriately involved. The
next steps help ensure that when your home is
completed and delivered, you will be ready to take
ownership.
If you haven’t already, you must apply for any
financing required to purchase your home within
five days of signing your purchase and sale
agreement. This step ensures enough time is
allowed to meet all the criteria necessary to start
and close your home. The following checklist will
get you started on the documentation you need to
provide your lender. Your lender may require items
we have not mentioned, but this will get you off to
a good start.
LOAN APPLICATION CHECKLIST
Property Information
Purchase Agreement: Include legal description of
property and sale price
Personal Information
Social Security Number and driver’s license for
each borrower
Home address for the last 2 years
Divorce decree or separation agreements
(if applicable)
Trust Agreement (if applicable)
Power of Attorney (if applicable)
Documentation of current residency status
(if you are not a U.S. citizen)
Name, address, and phone number of landlord
(if you are not a U.S. citizen)
INCOME
Most recent pay stubs
Documentation on any supplemental income such
as bonuses or commissions
Names, addresses and phone numbers of all
employers for last 2 years
W-2s for the last 2 years
If you are self-employed or earn income from
commissioned sales, copies of last 2 years of
tax returns with all schedules and year-to-date
profit and loss for current year, signed by your
accountant
Documentation of alimony or child support, if
this income is considered for the loan
REAL ESTATE OWNED
Names, addresses, phone numbers and account
numbers for all mortgage lenders for the last 2
years
Copies of leases and 2 years of tax returns for
any rental property
Market value estimate
LIQUID ASSETS
Complete names, addresses, phone numbers
and account numbers for all bank, credit union,
401K and investment accounts
Copies of all bank account statements for last 3
months
Copies of any notes receivable
Value of other assets such as auto, household
goods and collectibles
Cash value of life insurance policies
Vested interest in retirement funds or IRAs
LIABILITIES
Names, account numbers, balances and current
monthly payment amounts for all revolving
charge cards
Names, addresses, phone numbers and
account numbers for all installment debt and
approximate balances and monthly payments
for such items as mortgages, home equity loans
and auto loans
Alimony or child support payments
Names, addresses, phone numbers and account
numbers of any accounts recently paid off, if
used to establish credit
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> Prequalification and Loan Approval
> Locking an Interest Rate
Quadrant Homes requires that your lender provide
loan approval before we start your home. You
should obtain pre-approval from your lender prior
to visiting the Design Studio to help you determine
what you can afford. Keep in mind your final loan
approval will include the home price and your
anticipated amount for Design Studio selections.
While we can approximate when your home will be
complete, non-working days and other unforeseen
circumstances can delay the schedule. Very often,
your interest rate will be tied to an expiration date,
so be sure to allow for contingency time.
Your pre-approval may be conditional upon
certain requirements being met. You may need to
show copies of tax returns, your recent pay stub
or explain a late charge on one of your charge
accounts. Please take care of meeting all loan
conditions as soon as you can.
As you prepare yourself for closing, it is very
important that your financial condition remain
the same throughout the entire process, and that
you keep your lender informed of any changes. An
otherwise smooth home buying experience may
become difficult at the last moment if your home is
complete and your lender is not ready to close, or if
something in your credit profile has changed.
> Lender Affiliation
Although we have an affiliation with Quadrant
Home Loans, we will work with any lender of your
choice. If you have another lender, you will need to
provide your CSM with their contact information.
You should instruct your lender to keep your CSM
current on your loan process.
> Keeping Your Lender Informed
You need to keep in touch with your lender
throughout the process. During the construction of
your home we will keep you informed of important
milestones your lender will want to know.
> Preparing to Close
For example, if your lender needs additional
documentation from you prior to preparing loan
documents, it could create a delay for the escrow
company to have your closing documents ready
for signing. The escrow company will contact you
approximately 30 days prior to closing to introduce
themselves and answer any questions you have
about signing and closing. After the escrow
company receives your lender’s loan documents,
they will contact you to schedule an appointment
for signing.
> Occupying Your New Home
On workday 62 after the “acceptance review,”
the delivery of your home is complete and we will
expect you to close the sale. The final steps to
closing are recording your loan documents and
disbursing the loan funds. After that happens, the
community representative will give you the keys to
your new home.
The Design Studio
Quadrant Homes’ Design Studio and our
Built Your Way concept is the only one of its kind in
the Northwest. We are proud to share this exciting
experience with you and look forward to building
your dream home! Here are some important things
to remember as you begin this part of the
Built Your Way journey:
> Visiting the Design Studio
The Design Studio is open 7 days a week, by
appointment only. For hours, availability, closures,
and directions, please visit QuadrantHomes.com.
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Upon mutual acceptance of your purchase and sale
agreement, your Design Consultant will contact you
to schedule your first appointment, review initial
requests and answer any questions you may have.
You will receive a packet of information prior to
your first visit. Please review this information
carefully. Being organized and well prepared for
your Design Studio appointment is the key to
having a productive and enjoyable session.
Our goal is to deliver your new home in a timely
fashion, with the quality and attention to detail you
expect. Therefore, all customization and selections
must be completed within 45 days of mutual
acceptance.
Once your Personal Selections are finalized,
we ask that no more changes are requested, so
please think carefully about your requests prior
to authorizing them with your signature. However,
we understand that things happen, you forget to
add something, or you change your mind about
a selection. As long as your home has not been
released for construction, we’ll work with you to
complete a Final Change Order (FCO). FCO’s require
a special appointment and a fee of $250.
Ultimately our goal is to build your home just as
you order it, so it is very important that we work
together and communicate often. No changes will
be made after construction starts (release of home).
Once you have final loan approval and have
completed your Design Studio selections we will
secure a new home building permit and begin
building your new home.
Bellevue Design Studio
> Homebuyers Who Live Out of State
It is essential that Quadrant homebuyers finalize
their design/product selections in person. If you
live out of state, and will only be in Washington for
a limited period of time, we promise to do our best
to work with your schedule. If for some reason
you are unable to attend your Final Appointment,
please arrange to have someone represent you
in your absence. Your Community Sales Manager
and Design Consultant will assist you with the
necessary paperwork before your representative
attends the Final Appointment.
> Non-English Speaking Homebuyers
If you would like to have assistance from an
interpreter while at the Design Studio, just let us
know. We want your experience at the Design
Studio to be hassle-free and enjoyable.
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Consistent and Predictable Building
Process
Quadrant Homes uses several construction and
production techniques designed to build one of
the highest quality homes you can purchase.
Our “Even Flow” scheduling system is one such
industry-leading technique.
Even Flow means we keep the rate of home
starts, build time and new home completions all
at a constant rate. This way, we have a consistent
number of homes under construction at all times.
The result is a shorter than average cycle-time to
build your home and a predictable process for when
your home is delivered. The efficiency, reliability
and quality this system offers is one of the ways we
are able to deliver the Built Your Way Promise.
It is important that you have a basic understanding
of our process so you know what to expect
construction and as you plan ahead for moving day.
Understanding our construction process helps you
understand just how different we are from other
builders, and why our disciplined and structured
approach to construction adds to the value of a
Quadrant Home.
> Starting a House
Your new home will be released to start after we
receive your loan approval, final selections from
the Design Studio, construction payment, building
permit, and install your home’s foundation (in that
order).
Typically houses are released to start in your
community on a first-in, first-out basis. Remember
there are several communities going through this
same process, so release dates are dependent on
how many houses are waiting in the queue to be
released. Your CSM can give you an idea of how
many houses are ready to be released to start in
your community at any time.
When your home is released, it will be given a
start number. Construction will begin 10 working
days following the release date. Day 1 is the Start
of Framing. From there, progress on each of the
houses under construction is reported daily to a
central scheduling center at Quadrant Homes as
we complete and deliver your home.
> Working Days and Non-Working Days
It takes exactly 62 Working Days to build your
home. However, that doesn’t mean that counting 62
calendar days from the start of the framing process
accurately predicts your move in date—and here’s
why:
• Day 1 is when the lumber is delivered to your
homesite and framing begins.
• “Working Days” are Monday through Friday.
• Twelve recognized holidays will fall on a weekday.
• Approximately 20 “Non-Work Days” may be used
during the year to correct potential delays.
Counting 62 days forward on the calendar,
excluding weekends and holidays, is a great start to
narrowing in on the completion date of your home,
however…the orchestration of the construction
process by nature is a bit unpredictable. Weatherrelated delays, safety concerns and logistical
factors all have an impact on scheduled tasks.
Knowing this, we’ve already planned to use
weekends and holidays to recover from tasks
7
that may have been delayed days prior. Expect
on occasion to see tradespeople working on your
home during those “off-days.”
The Construction Process and You
Additionally, due to our decades of experience, we
also anticipate approximately 20 times per year
our production system will need a “catch-up” day
during the week—we call these “Non-Work Days.”
Think of it as our shutting down an assembly line
while certain tasks are brought back on track.
Safety is a top priority for Quadrant Homes, our
vendors and our homebuyers. While we are building
your home, we have all the responsibility and
liability for maintaining a safe work environment.
For everyone’s benefit, our safety rules are firm.
Each Non-Work Day will add another calendar
day to your 62 day schedule and typically, you’ll
experience three to five Non-Work Days during
the construction of your home. Severe weather
conditions, unforeseen supply shortages and even
safety inspections that are beyond our control
are the most common causes of a Non-Work
Day being called. For this reason you shouldn’t
commit to moving dates without taking these into
consideration.*
Rest assured, however, you will receive a same-day
phone call from your Community Sales Manager
any time a Non-Work Day is called. So go ahead,
count off those 62 working days, and remember to
count on the fact that we will call you each time we
use a Non-Work Day so that you are immediately
updated on the progress of your home.
*In most situations, any house at day 54 or further in the construction
process will not be affected by a Non-Work Day
> Safety
We do not permit unauthorized access to the
construction areas, and all houses are considered
“under construction” prior to delivery. It is
possible to visit your home at times if you make
arrangements ahead of time, and your CSM or
Superintendent accompanies you. You must,
however, observe all safety policies—including
wearing a hard hat, protective eye wear and hard–
toe shoes. We ask that you do not bring children on
these visits because of the hazards associated with
construction.
8
We understand that you are very interested in the
construction of your home, and have arranged
4 meetings with your Superintendent to review
progress, and explain what’s going on along the
way. Your CSM will coordinate those meetings
with you and explain each step in more detail.
> Your First Meeting – The Homesite Orientation
This meeting is scheduled after your home has
been released for construction. Your CSM will call
you to schedule this meeting, and will introduce
you to the Superintendent. The meeting will last
approximately one hour and is typically held at
the sales office. Please bring your Design Studio
selection information and this Homeowner Manual.
The Superintendent will answer any questions you
have and discuss the following:
• Quadrant Homes Safety Policy for Homeowners
• Your selections from the Design Studio (including
exterior options)
• How we “place” the foundation on the homesite
• Homeowner responsibility for final grading
conditions
• Our schedule system and the impact of NonWorking Days
> Your Second Meeting – The Frame Walk
Orientation
This meeting is scheduled prior to drywall, when
the framing is complete and the mechanical and
electrical systems and features are still visible. The
meeting usually occurs around Working Day 20,
and will last approximately one hour. Some of the
topics that will be covered are:
• Types of framing materials used and why
• Review of selections and features installed to date
(electrical/mechanical)
• Performance and maintenance characteristics of
features installed to date
• Review of construction schedule “stringline”
> Your Third Meeting – The Final Orientation
Meeting
This meeting occurs when your home is complete.
Before you can close escrow and take occupancy,
we still need to “deliver” your home. We want you
to be in the very best position to know how to
operate your home and care for it. Inviting friends
and family members during your final orientation
would be a distraction from this important goal.
This final “moment” in the process of building your
home typically lasts two hours but may take up to
three hours.
• Demonstrate that the home and your selections
are complete
• Demonstrate operating and maintenance
procedures for the features and systems in your
home
• Review consumer warranty access and Quadrant’s
Warranty Service process
> Your Fourth and Final Meeting – The Acceptance
Review (Work Day 62)
If the Superintendent noted any deficiency during
your orientation, it will be corrected before
occupancy. On Work Day 62, you will be asked to
acknowledge such corrections. Provided your loan
has been funded, you may take occupancy of your
home.
9
Notes
10
Notes
QUADRANT HOMES
CONSTRUCTION
In the previous pages, we outlined your
responsibilities as a Quadrant Homes homebuyer.
The following chapter will give you an overview
of some of the products and principles used to
carefully craft your Quadrant Home.
Quadrant Homes operates on a centralized
schedule, called a stringline schedule, allotting
62 working days for home-building tasks.
Construction proceeds at an even-flow rate, which
allows our vendors to manage their resources
effectively, giving them consistent volumes to
control. This consistency and predictability in
our work leads to simple, efficient houses and
processes. Our stringline schedule is how Quadrant
Homes consistently and predictably builds
affordable high-quality homes.
For more information on our construction practices,
visit www.quadranthomes.com.
Codes and Permits
> Building Code
One of the amazing things about American homes
is that the vast majority are built using completely
standardized building practices. One reason for this
consistency is the building codes that apply across
the country.
While zoning codes deal with your property and the
relationship of your building to the neighborhood,
building codes deal with the building itself. These
codes establish, by law, the minimum acceptable
standards for construction, electrical, plumbing,
and mechanical systems. They are designed to
safeguard health and safety in every building, and
are firmly adhered to when we are building your
new home. Prior to delivery your home will be
inspected by the local jurisdiction to ensure all
building codes are followed.
Your CSM or Superintendent will be happy to
explain any code item that applies to your home
you might not understand.
> Building Permit
A building permit is required for any new
construction. Additional sub-permits are also
required for utilities, plumbing, heating, cooling,
and electrical work.
In order to approve your building permit
application, the plan checker or building inspector
needs to have a clear picture of your home.
Quadrant Homes creates a detailed set of plans
for each home we build. Because Quadrant
Homes builds in many communities throughout
the Northwest, plans are reviewed by building
departments in many Washington jurisdictions.
Our permitting department works closely with the
design and production departments as well the
jurisdictions to obtain your permit as quickly as
possible.
> Quadrant Homes Quality
To ensure the quality of the product we deliver
to you, our Homeowner Service Department
will inspect your home several times during the
construction process. The inspections performed
by your Personal Service Representative (PSR) are
in addition to the required inspections performed
by the building department, Superintendent and
vendors involved in the construction of your home.
Homesite
Your homesite is inspected for quality at a very
early stage. Before your home is released, our
permitting department “sites” the footprint of the
house on the lot. The Superintendent reviews the
site plan and places small pins in the soil to mark
the precise location of the home’s footprint. This
gives a general outline of where the footing— the
concrete “platform” that the foundation sits on
and where the weight of the house is distributed
into the soil—should be poured. Once the footings
are placed, pending weather, the foundation can be
poured.
12
Foundation and Crawl Space
Located below the main floor system, the crawl
space does a number of things for the home. It
elevates the house off of the ground (especially
important in damp areas) and accommodates
variations in the topography of the site. Electrical
wiring and plumbing run through the crawl space,
making them easier to service.
The concrete foundation wall forms the perimeter
of the crawl space. The foundation carries the
weight of the structure and its occupants, and at
the same time, holds the wood frame structure of
the home to the ground in case of heavy winds or
earthquakes.
Within the concrete foundation wall is reinforcing
steel. This reinforcement is what enhances the
concrete’s strength. Concrete is very good in
compression and steel allows for tension strength.
Concrete girder pier “pads” designed and
engineered in the crawl space are there to support
the posts and beams in the crawl space. These
beams in turn support the structure of the main
floor.
Under-floor areas, such as the crawl space, are
ventilated by openings in the exterior foundation
walls. These openings are specifically located to
provide cross ventilation and are screened with
mesh.
Additionallly, in order to keep water out, perforated
pipe and gravel are used in a trench around the
crawl space to route water away. The drainage
system also handles water that might get into the
crawl space. That’s why we slope and trench inside
to allow for water to escape. The pipes and gravel
are then backfilled with dirt that slopes away from
the house to drain.
Framing
> I-Joists
I-joists are engineered wood systems that
support the main floor. I-Joists are designed to be
straighter, stiffer, stronger and more consistent in
performance than solid sawn lumber joists. The
wood used is re-engineered in a sophisticated
manufacturing process to produce a product that
outperforms traditional lumber.
On top of the I-joists is oriented strand board (OSB)
floor decking. The flooring edges are tongue and
groove joints.
The floor framing is connected with bolts from the
foundation to the sill plate. The I-joists and rim
joists are then nailed to the sill plate, and in turn,
the OSB floor decking is nailed to the joists and rim
joists.
In addition, there is a variety of steel hardware
designed to connect the framing to the foundation.
The engineer specifies this hardware (such as
foundation straps) to suit the design of the house.
> Wall Framing
Using OSB wall sheathing adds rigidity—you may
have seen diagonal pieces used at the corners of
older homes (built before plywood and OSB were
widely available). The OSB does the same thing, but
it provides much more strength.
> Building Wrap
When walls are built, they are covered in a building
wrap as a standard construction practice. Building
wrap serves as a windbreaker that is wrapped
over the sheathing and under the exterior siding.
It is then cut out around windows and doors. The
building then resists water intrusion, and thus
makes for a more comfortable, energy-efficient
home.
13
> Floor Trusses
The upper floor is built with floor trusses. We use
floor trusses because they provide longer, stronger
clear spans and greater design flexibility in locating
bearing walls and partitions on the main floor.
Because the floor truss system can be spaced
farther apart, fewer are needed. They can be built
to exact lengths in the shop and delivered to the
job site ready for installation. The lightweight, rigid
floor trusses go up easily and quickly, often without
the use of a crane.
> Roof Trusses
Our homes use roof trusses for the roof framing.
Trusses are pre-fabricated, triangulated wooden
structures used to support the roof and have a
number of significant advantages, such as strength,
efficiency and flexibility to span longer distances.
Roof trusses come in several standard
configurations: “W” truss, “M” truss or “scissor”
truss. Each performs a different task. “Gable”
trusses are used at the ends of the roof (the
outermost trusses on either end). The vertical
pieces are 16 inches on center so that siding can
be nailed to them. The trusses are attached to the
walls with small metal plates.
Once the trusses are up, the roof is covered in
roofing OSB, which gives the roof tremendous
rigidity.
Once roof sheathing has been completed, it is
covered by roofing felt (sometimes referred to as
“tar paper” or “building paper”). Roofing felt serves
as a waterproof barrier between the sheathing and
roofing material. We apply the roofing felt to the
clean surface shortly after sheathing is completed
to protect it from weather.
Now that you have a basic idea of how your home
will be constructed from the ground up, please
don’t hesitate to ask any additional questions
about Quadrant Homes’ construction processes.
Your Community Sales Manager will be happy
to research any questions you may have and
your Superintendant will make every effort to
ensure your site visits are as comprehensive and
informative as possible.
ROOF TRUSSES - OVERVIEW
web
member
bottom chord
Gusset plates can be metal (shown above)
or plywood (shown below)
bottom chord
top chord
gusset
plate
top chord
gusset
plate
14
Roof Trusses
7/16” OSB Roof Sheathing
Ceiling Insulation R-38
49
Gutter
2x6 Stud Wall at 24” OC
25/32” Floor Decking
7/16” OSB Wall Sheathing
Floor Trusses
Wall Insulation R-21
5/8” Gypsum Ceiling Board
1/2” Gypsum Wall Board
25/32” Floor Decking
LSL Rimboard
TJI Floor Joists
Floor Insulation R-30
8” Concrete Foundation
16” Contrete Footing
SUGGESTED MOVING
PREPARATIONS
Before you know it, it will be time to move in
to your brand new Quadrant Home! Here are
some helpful tips to ensure your move goes as
smoothly as possible.
> Change of Address Notifications
Banks, Credit Unions, Savings and Loans Associations
• See if your bank will transfer your account to
a bank in your new location. If not, ask them
to provide credit references so you can quickly
establish new accounts. If you have items in a
safe deposit box, don’t forget to retrieve them.
The Department of Motor Vehicles
• Be sure to change the address on your driver’s
license.
Insurance Companies
• Check to make sure your insurance companies
and policies reflect your new address (Auto,
Health, Life, Disability, etc.).
Magazine and Newspaper Subscriptions
• May require up to six weeks notice to change
their mailing list; each publication will have
change-of-address forms and instructions.
Post Office
• Use their change-of-address cards for forwarding
your first-class mail. There may be a charge for
forwarding magazines, etc. This can also be done
on line at www.usps.com.
Register to Vote
• Anytime you change addresses you need to
re-register to vote. Visit http://wei.secstate.
wa.gov/osos to find out how to register in your
area once you move.
> Utilities
Phone & Cable
• Quadrant Homes wires your home to
accommodate cable service and up to four
telephone lines. However, you must contact your
phone and/or cable provider to initiate service.
!
We highly recommend you contact the
intended phone and cable service provider
for your new home as soon as you purchase.
Educate yourself on the services they provide
and the equipment necessary for certain types
of network packages. How you intend to bundle
your phone and cable service may affect the
electrical options you choose in the Design
Studio and where phone and cable jacks are
located.
Disconnect Services
• Notify trash collections, milkman, diaper service,
and any other regular delivery services you
subscribe to of your new address.
• Gas, electricity, water, etc., will need advance
notice to disconnect their services for your
current home on your moving day.
New Accounts
A week before closing, call your new utility
companies (water, sewer, electricity, gas, etc.) to
set up your new account information and ensure
services transfer smoothly to you after closing.
If you are unsure of which utility companies to
contact, you can request a Community Utility
Listing from your CSM, or by calling Homeowner
Service at 800-338-8733.
> Moving to a Brand New Area?
• Obtain medical records from your doctors and
dentists and ask them to recommend new doctors
and dentists in your destination area.
• Arrange to obtain all personal records such as
school, birth, baptismal, marriage and other
important certificates.
• Transfer your bank accounts. You may be able to
have your present bank arrange credit references
so that you can quickly establish new accounts.
• Arrange for sufficient cash or traveler’s checks to
cover expenses, including the moving company,
until your new bank account is established.
Unless special provisions are made in advance,
your driver must be paid for your move before
your goods will be unloaded.
16
Key Contacts and Information
ELECTRIC COMPANY:
GAS COMPANY:
Contact Name:
Contact Name:
Address:
Address:
Phone: (
)
Phone: (
)
Fax:
Fax:
Email:
Email:
Website:
Website:
Account #:
Account #:
Notes:
Notes:
TELEPHONE COMPANY:
WATER COMPANY:
Contact Name:
Contact Name:
Address:
Address:
Phone: (
)
Phone: (
Fax:
Fax:
Email:
Email:
Website:
Website:
Account #:
Account #:
Notes:
Notes:
)
17
GARBAGE COMPANY:
INTERNET PROVIDER:
Contact Name:
Contact Name:
Address:
Address:
Phone: (
)
Phone: (
)
Fax:
Fax:
Email:
Email:
Website:
Website:
Account #:
Account #:
Notes:
Notes:
OTHER SERVICE:
OTHER SERVICE:
Contact Name:
Contact Name:
Address:
Address:
Phone: (
)
Phone: (
Fax:
Fax:
Email:
Email:
Website:
Website:
Account #:
Account #:
Notes:
Notes:
)
18
DELIVERY SERVICE:
DELIVERY SERVICE:
Contact Name:
Contact Name:
Address:
Address:
Phone: (
)
Phone: (
)
Fax:
Fax:
Email:
Email:
Website:
Website:
Account #:
Account #:
Notes:
Notes:
DELIVERY SERVICE:
DELIVERY SERVICE:
Contact Name:
Contact Name:
Address:
Address:
Phone: (
)
Phone: (
Fax:
Fax:
Email:
Email:
Website:
Website:
Account #:
Account #:
Notes:
Notes:
)
CUSTOMER SATISFACTION
> Referral Program
> Surveys & Feedback
Thank you for your purchase and welcome to the
Quadrant Homes family!
Our desire to keep in touch with our homebuyers
extends throughout the buying process until well
after move-in. To stay in touch and help Quadrant
Homes continuously improve, we will be asking
you how we are doing, many times in many ways.
Our sincerest wish is that you let us know how we
can improve the homebuyer experience by giving
us feedback. In return we promise to listen and
pursue your loyalty.
Our goal is to make your homebuying experience
with Quadrant Homes an outstanding one—so good
that you will be happy to refer Quadrant Homes
to a friend or family member. To us, your referral
is the ultimate test of customer loyalty. If that
happens, we know we’ve accomplished a job well
done. After all, friends and family make the best
neighbors!
If you’re interested in referring others to join the
Quadrant Homes family, please go online to:
www.quadranthomes.com/home-owners/referral/
Quadrant Homes surveys our customers at three
touch points:
• Mid-Way-Through: Day 20 frame walk orientation
• Shortly-After-Closing: 30 days after closing
• Long-After-Closing: 11 months after closing
Please take a moment to share your thoughts
during these survey touch points and let us
know how we’re doing. Your feedback is greatly
appreciated!
Quadrant Homes
LAC
Long After Closing Customer Survey
Customer Name: | Builder Name: | Survey Type:
EMAIL RESPONSE
Indicate your agreement with the following statements about your building experience.
0
1
My home design responds to our needs.
2
I am satisfied with the quality of materials and workmanship.
3
Quadrant Homes has been accessible and responsive regarding
warranty issues.
1
2
3
MWT
0
1
2
3
5
4
EMAIL
RESPONSE
Quadrant Homes addresses and resolves
problems
effectively.
4 = Surpassed Expectations
1
2
3
4
Important Notes
Indicate your agreement with
0 the
1 following
2
3
4statements about your building experience.
I am satisfied with the quality of repairs and service provided.
To date Quadrant Homes has met all of my expectations.
0
1
2
3
4
My personal service representative (PSR) treats me in a courteous
and respectful manner.
I have a clear understanding of the process remaining from now to
completion.
0
1
2
3
4
The service technicians who have done repairs in my home have
been courteous and respectful.
"Do you agree...?"
0 = Strongly Disagree
1 = Disagree
2 = Somewhat Agree
experience.
Shortly After Closing
Survey
3 = Agree
0
1
2 Customer
3
4
SAC
3
8
Legend
GuildQuality's
0
1
2 mission
3
4 is to help
builders and remodelers improve
the way they do business. We
measure quality and customer
satisfaction
0
1
2 for 3building
4
professionals who seek to deliver a
consistently superior customer
Quadrant Homes
2
7
1 = Disagree
3 = Agree
0
1
6
"Do you agree...?"
2 = Somewhat Agree
Mid-way Through
Customer
Survey
0
1
2
3
4
Customer Name: | Builder Name: | Survey Type:
4
Legend
4
Quadrant Homes
Quadrant Homes provided us with
I am satisfied with the quality of materials and workmanship.
0
1
2
3
4
your contact information, and we do
I receive a timely and courteous response from the homeowner's
not, under any circumstances
association/property management.
Customer Name: | Builder Name: | Survey
Type: information to anyone.
disclose
0
1 that
2
3
4
My Homesite Orientation (Lot Walk) and Frame Walk Orientation
EMAIL RESPONSE
On behalf of Quadrant Homes,
were professional and informative.
0
1
2
3
4
The overall appearance of my community is appealing.
thanks for your feedback. We
4
9
10
11
12
13
14
6
informative.
Sometimes we like to use survey comments for marketing purposes.
Yes my No
My Community Sales Manager (CSM) demonstrated
homesite to me prior to
May we use the comments you've made today?
purchase.
10
0
1
(888) 355-9223 Toll Free
(404) 355-9225 Fax
www.guildquality.com
2 [email protected]
3
4
No
0
1
2
How often do you utilize your community's amenities and what would influence you to use them
more often?
Overall, my experience with Quadrant Homes has been easier than I expected
Yes
No
it would be.
10 I have a clear understanding of how warranty issues are handled.
0
1
2
3
4
0
1
2
3
4
0
1
2
3
4
0
1
2
3
4
1
2
3
4
My orientation representative treated me in a courteous and
respectful manner.
Yeswith critical
No
Please forward this information, along withMy
myCommunity
name, to Quadrant
Homes. keeps me updated
Sales Manager
information without me
having to ask.
11
12
I would recommend my Community Sales Manager to a friend or family member
9
Yes
No
I was satisfied with the condition of my home upon move-in.
Yes
If you could change anything about your house, what would it be?
18
In what area(s) do you think Quadrant Homes fell short of your expectations?
14
15
My Home Mortgage Consultant provided the best financing
Yes
I would recommend Quadrant Homes to a friend.
11
solution to meet my needs.
No
13 My closing with All City Escrow went smoothly.
Were you referred by a Quadrant homeowner?
Yes
4
Click
for additional comments
3
4
17
14 for marketing purposes.
Sometimes we like to use survey comments
18
15 my
Please forward this information, along with
to Quadrant Homes.
or name,
family member.
Quadrant Homes delivers an exceptional customer experience.
Yes
I would recommend my Community Sales Manager to a friend
1 = Disagree
2 = Somewhat Agree
3 = Agree
Important Notes
GuildQuality's mission is to help
measure quality and customer
satisfaction for building
experience.
not, under any circumstances
disclose that information to anyone.
thanks for your feedback. We
welcome any comments or
questions about GuildQuality or
your survey.
Yes
0
(888) 355-9223 Toll Free
(404) 355-9225 Fax
www.guildquality.com
[email protected]
Click for additional comments
No
No
I received adequate information about my Owners Association during
the home buying process.
Yes
No
Yes
No
19
If you were referred by a Quadrant homeowner, who may we thank for the referral?
20
How can we improve the New Home Showroom experience for future customers?
18
Yes
19
Have you referred Quadrant Homes to others (friends/family/co-workers)
Yes
No
20
Sometimes we like to use survey comments for marketing purposes.
Yes
No
21
Please forward this information, along with my name, to Quadrant Homes.
Yes
No
22
If you could change anything about your house, what would it be?
23
In what area(s) do you think Quadrant Homes fell short of your expectations?
17
"Do you agree...?"
No
© 2009 GuildQuality
16
3
Legend
GuildQuality Incorporated
Have you referred Quadrant Homes to 12
othersQuadrant
(friends/family/co-workers)
Yesservice.
No
Homes’ mortgage company provided excellent
Is there anyone that you know who would be interested in purchasing a Quadrant Home?
16
2
The punchlist was completed in a timely manner.
13
17
19
GuildQuality Incorporated
No
1
8
16
Yes
0
7
15
Important Notes
Indicate your agreement with
the following
statements about
welcome
any comments
or your building experience.
0
1
2
3
4
Quadrant Homes addresses and resolves problems effectively.
mission is to help
0
1GuildQuality's
2
3
4
0
1
4
options
I chose for my homeyour
from survey.
the New Home Showroom
12 3The
I have a clear understanding of how warranty issues are handled.
were built according to my expectations.
measure
quality
and customer
0 GuildQuality
1
2
3 Incorporated
4
0
1
2
3
4
6 I am receiving a good value for my money.
satisfaction for building
and workmanship.
2 I am satisfied with the quality of materials
(888) 355-9223 Toll Free
(404) 355-9225 Fax
0
1 www.guildquality.com
2
3
4
0
1experience.
2
3
4
My construction representatives provided clear answers about how
Thehas
New
Home
Showroom
staff was knowledgeable
and professional.
Overall, my experience with Quadrant
been
easier
than I expected
7Homes
3 myYes
[email protected]
home was
Nobeing built.
it would be.
3
4any circumstances
Click for additional comments 0 1not,2 under
job site is kept clean and safe.
4 TheYes
disclose that information to anyone.
No
Yes
No
8 Is this your first Quadrant home?
0
1thanks
2
3for 4
your feedback. We
5 Quadrant Homes addresses and resolves problems effectively.
welcome any comments or
Yes what
Nomy monthly payment
Have you referred Quadrant Homes to others
My (friends/family/co-workers)
Community Sales Manager (CSM) demonstrated
Yes
No
9 would be prior to purchase.
0
1your
2 survey.
3
4
My home orientation prior to closing was professional and
5
Overall, my experience with Quadrant Homes has been easier than I expected
it would be.
Yes
No
No
20
Notes
HOMEOWNERS ASSOCIATION
Quadrant Homes is committed to establishing
vibrant neighborhoods our customers will
be happy to call home. Your Homeowners
Association assists in the realization of this goal,
from community development to build-out and
beyond. The following chapter will help answer
some basic questions about your Homeowners
Association.
Top 5 FAQs About Homeowners
Associations
1. What are the benefits of having a Homeowners
Association?
Your Homeowners Association (HOA) maintains
the common areas, preserves a consistent look
throughout the community, and can enhance the
sense of community. An HOA may prevent your
neighbors from making changes to their homes and
using their property in ways that might negatively
impact other homes.
2. What is an HOA?
An HOA is an incorporated Washington State nonprofit corporation. It owns and is responsible for
the maintenance and repair of designated common
areas in a subdivision. Members are everyone who
owns a home in the community – membership is
automatic when you purchase a home.
An HOA is not the same as a city; it does not
provide traffic control, police, security, animal
control or other municipal services.
3. What do assessments cover?
Assessments (sometimes called “dues”) are each
home’s share of the annual operating costs of the
HOA. Examples of these costs may include (but are
not limited to):
• Maintenance and repair of common area property
• Common area landscaping
• Property management fees
• Insurance on the common areas
• Water and electricity for the common areas
• Contributions to long-term maintenance reserves
In addition to assessments, all new homebuyers
pay an initial capital contribution. This set-up fee
is separate from advanced assessments. Instead,
the initial capital contribution goes into the HOA
operating account to pay start-up costs.
4. How does the property improvement process
work?
Property improvement review is one of the ways
your HOA can keep the community looking great,
the way it did when you moved in. The HOA may
prevent your neighbors from making inappropriate
changes to their homes and using their property in
ways that might negatively impact other homes.
The process is simple: if you want to make changes
to the exterior of your home, just fill out a property
improvement application and send it to the HOA.
Applications are available on the HOA website and
from the community association manager. You
should receive an answer, and some guidance
about how to make sure the project is a benefit
to the community, within 30 days, usually sooner.
Many Quadrant Homes communities have an online
Property Improvement Handbook to help you make
choices about improving the exterior of your home
and your yard.
5. Where can I learn more about my HOA?
• Your CSM has business cards or contact cards
for your community association manager. Feel
free to call or e-mail the community association
manager at any time, even before closing.
• Check out your HOA website. It should have
links to the rules, covenants or CC&Rs, bylaws,
assessment payment information, property
improvement information, and the community
association manager’s contact information.
• Within a few weeks after you move in to your
home, you’ll receive a welcome packet from your
HOA with more information.
22
More Information
> Legal Basis of HOAs
All HOAs are created by Covenants or CC&Rs. They
are recorded on the title to every piece of property
in a community; therefore, they are legally binding
upon the entire community. CC&Rs grant the HOA
and the HOA board legal authority and are the
source of restrictions that apply to all members.
Other governing documents include the Bylaws,
Articles of Incorporation, Community Rules,
Property Improvement Handbook, and Board
Policies. These documents may not conflict with the
CC&Rs, but add helpful guidance to homeowners.
> Role of the Declarant
HOAs are governed by a board of directors. After
transition, the board is elected by, and composed
of, homeowners. The board hires and supervises
the community association management
firm, which is responsible for the day-to-day
management of most HOAs.
> Homeowner Participation
An HOA is the way by which homeowners may
maintain the pleasant, desirable lifestyle envisioned
when they purchased a home in a Quadrant
community. After transition, HOAs are wholly
run by homeowners who volunteer to serve their
community.
> What are the Common Areas
The Declarant is usually the developer. It is a
corporation that owns the land being developed in
a community. The Declarant—sometimes Quadrant
Homes—is responsible for managing the HOA
during the development phase. As the initial owner
of all property in the subdivision, the Declarant at
first holds all voting rights in the HOA and appoints
the first Board of Directors.
Membership also gives you the right to use and
enjoy the common areas owned by the HOA.
Examples of common areas may include parks,
trails, mailboxes, detention ponds, play structures,
sport courts, etc. In some communities, local
jurisdictions or third parties may own what seem
to be common areas. Check the recorded plat
map or call the community association manager to
find out what your HOA owns.
> Transition to Owner Control
> What Uses are Restricted?
The HOA is turned over to the homeowners
after the developer is done developing, selling,
and building the community. After that period,
a meeting is held when homeowners vote to
elect members of the community to the board of
directors. That meeting is called the “transition,”
and marks the transfer of full control to
homeowners.
To preserve consistency and make living in your
community more pleasant, the CC&Rs include a
list of uses that are prohibited or restricted in that
community. Every HOA has its own unique list,
so check the CC&R’s. Examples of common use
restrictions include limits on breeding animals,
nuisances, and parking oversized vehicles.
23
Most Quadrant—controlled HOAs also have use
restrictions that—among other things—prohibit the
following:
• Businesses—homes are intended for residential
use only
• Signs
• RV, trailer, and commercial vehicle parking
> Property Manager
Most Quadrant Homes are built in communities that
hire professional community association managers
to run the HOA.
Typical responsibilities of community association
managers are to:
• Be the single point of contact for all HOA issues
• Maintain common areas by overseeing landscape
and maintenance vendors
• Manage the HOA finances—bill payment and
assessment collection
• Send violation notices when complaints are
received
• Provide escrow and lender information
In many HOAs the manager is not on site, so
homeowners must report issues by telephone,
email, or online.
> Resources for More Information
•
•
•
•
Your CC&Rs and Community Rules
Your homeowner website
Your Community Association Manager
Community Association Institute at caionline.org
24
Notes
YOUR NEW QUADRANT HOME
Quadrant Homes takes great pride in the homes
we build. Your new home is constructed with
quality, energy-efficient materials installed
by trusted vendor partners under careful
supervision. We stand by the quality standards
used to deliver your home, and that shows in our
commitment to warranty service.
We are highly confident in the standards used to
build your home. It is important to remember
that a new home is built from thousands of
components; involves hundreds of design choices;
relies on dozens of human hands, and takes months
to complete. If an error occurs, our new home
warranty is our promise to you that we’ll stand
behind our workmanship.
> Our Commitment to You
We Promise:
• Warranty Service Request response within four
business hours
• Decisions will be guided by the Residential
Warranty Corporation’s Limited Warranty
• Completion of warrantable repairs within 18 days
• 24-hour emergency service
> The Limited Warranty
During the sales process you will receive a sample
CD of the Residential Warranty Corporation’s
Limited Warranty which provides more information
about the warranty coverage for your new home.
You will receive your official copy of the Limited
Warranty at closing.
It is very important that you read and understand
the exclusions, performance standards, and
warranty obligations required of the builder,
Quadrant Homes, as well as what is required of
you, the homeowner. When purchasing a Quadrant
home, the owner and builder, Quadrant Homes,
agree to be bound by the terms of the Limited
Warranty.
The Limited Warranty covers:
• Year One: Defects in workmanship and materials
• Year Two: Portions of the plumbing, heating, and
electrical systems
• Year Ten: Major structural defects as defined by
the Limited Warranty
Warranty repair standards are based on the
Limited Warranty and typical industry practices.
We reserve the right to repair, replace or pay the
reasonable cost to repair any damaged materials.
If you sell your home, remaining Limited Warranty
coverage is automatically transferable to the new
owner.
> Manufacturer Warranty
Law requires that product manufacturer warranties
be passed from the builder to the homeowner. You
can find copies of manufacturer’s warranties in the
Homeowners section at QuadrantHomes.com. If
you have any questions or need assistance please
contact Homeowner Service at 800-338-8733.
*The Residential Warranty Corporation’s Limited
Warranty excludes coverage for appliances,
equipment or other consumer products and goods
covered by manufacturer warranty.
26
> Contact Us
> Emergency Contact:
Warranty Service Requests are coordinated
through the Homeowner Service Department. We
want to make sure that your request is recorded
and resolved as quickly as possible. To provide you
with the best service, all warranty service requests
must be submitted in writing one of the following
ways:
• Homeowner Service Web Portal: By logging in
to your online account, you can confirm receipt
of your request, keep a history of previous
Warranty Service Requests, as well as check the
status of repairs. You will receive an e-mail or
letter with your portal login information shortly
after closing. To access the portal, go to the
Homeowners section at QuadrantHomes.com.
E-mail your request directly to customer.service@
quadranthomes.com
• Fax your request to 253-928-1683, Attn:
Homeowner Service
• Mail your request to Quadrant Homes
Homeowner Service, 14725 SE 36th Street, Suite
200, Bellevue, WA 98006
• During business hours: 800-338-8733
• After hours, weekends or holidays:
425-455-2900
We will contact you within two business hours of
receiving your written warranty service request. It
is our goal to complete warrantable repairs within
18 business days. Service is performed Monday
through Friday between 8:00 a.m. and 3:30 p.m.
If for some reason your warranty service request
cannot be completed within 18 days, we will inform
you of the delay and its cause.
Have a question? Contact Homeowner Service
at 800-338-8733.
> Emergency Service
The following situations are considered warrantable
emergencies requiring 24-hour service:
• Plumbing:
Total stoppage of the plumbing/sewer system
Active plumbing leak requiring main water
shut-off
• Heating:
Total loss of heat
Total loss of hot water
• Electrical:
Total loss of power (not due to a community
power outage)
• Roof Leak:
Active roof leak (weather may delay repairs for
safety)
Your after-hours call will be picked up by an
answering service and directed to the on-call
Personal Service Representative (PSR). It is our
goal to respond within 24 hours. Repairs most
often will be scheduled for the start of the following
business day. If we receive a call outside normal
business hours for a non-emergency, you will be
directed to leave a message and your call will be
returned the next business day.
In rare cases where we are unable to supply a
vendor within a reasonable time period, the on-call
service representative may instruct you to contact
a qualified vendor of your choice. With prior
authorization, homeowners will later be reimbursed
for the cost of this service visit. Unauthorized
vendor expenses are not reimbursable.
Remember:
• Call 911 for a life-threatening emergency.
• Call the gas utility for a gas leak. Refer to your
utility billing statement for contact information.
Some common providers are:
Puget Sound Energy – 888-225-5773
Cascade Natural Gas – 888-522-1130
• Call the water utility for total stoppage of the
community water supply or a leak coming from
the street side of your water meter.
The following may be covered under warranty but
are non-emergencies:
• Automatic garage door opener not functioning
• Relighting pilot lights for gas appliances or
fireplaces
• Dripping sink faucet
• Leak at drain under sink or lavatories
• Lights or electrical outlets partially out
• Toilet stoppages, or overflows due to use
• Household appliance not working
• Telephone or television cable jacks not working
• Valves and switches that are tampered with or
not properly set
Please refer to your Homeowner’s Manual
for more information on what is or is not
covered under warranty, further definitions of
emergency situations and care and maintenance
recommendations.
27
It is important to remember the difference
between homeowner maintenance (which is your
responsibility), and warranty service (which is
Quadrant Homes’ responsibility). The Limited
Warranty lists warrantable items and provides
a resolution process if there is a disagreement.
As a rule of thumb, remember that any damage
or defect caused by neglect, abnormal use, or
improper maintenance will not be covered by
Quadrant Homes.
Here are some examples of the top five homeowner
maintenance responsibilities.
1.
Paint Touch-up: A paint touch-up kit will be
provided for touch-ups needed after closing, or
for use in seasonal maintenance.
2. Caulking: All caulking deteriorates and requires
maintenance, especially in “wet rooms” like
kitchens and bathrooms. Caulking touch-ups
are homeowner maintenance.
roots. Landscaping that dies due to lack of
maintenance will not be replaced. However,
there is a 30-day warranty covering death due
to transplant shock.
5. Appliances: Whirlpool and Kitchen Aid
appliances carry a manufacturer’s warranty
through the Whirlpool Corporation. By law,
Quadrant Homes is required to turn over
the warranty on all major appliances to the
manufacturer after closing. Contact Whirlpool/
Kitchen Aid at 866-233-8547 Ext. 2666, or
GE at 800-GE-CARES. Please have your
appliance’s model and serial number available
for the call.
Remember, all homes require care and maintenance
from day one. Care and maintenance guidelines
are more specifically outlined in the Interior &
Exterior Maintenance Sections of the Homeowner
Manual.
3. Cosmetic Damage: Please remember to
carefully note cosmetic damage such as
scratches, nicks, chips and stains to the
Superintendent during orientation. Cosmetic
damage reported after closing is considered
homeowner maintenance.
4. Landscaping: Newly installed landscaping
needs regular watering to establish healthy
EMERGENCY CONTACTS
Homeowner Service Department
Mon – Fri, 8:00 am – 5:00 pm: 800-338-8733
After hours, weekends, holidays: 425-455-2900
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Notes
EXTERIOR HOME MAINTENANCE
By caring for your new home and grounds
carefully, you will ensure many years of
enjoyment. Each and every homeowner’s
attention to exterior maintenance contributes
significantly to the overall look and desirability of
your new community.
In the following chapter, some items discussed
apply to your home but others do not. For example,
you may or may not have a septic system, but
every home has exterior water faucets. Please
disregard those items that obviously do not apply
to your home.
Landscaping
> Trees & Shrubs
The first year is a crucial time for newly
transplanted trees and plants, so they require
regular homeowner maintenance.
Maintenance Tip: Landscaping carries a 30day warranty to cover transplant shock. To
help your plants thrive, take care to water them
thoroughly and deeply. It may be necessary to
water daily during warm, dry months.
Water new plants thoroughly and frequently in
the absence of rain. Roots develop and grow with
water, air and nutrients. Light, shallow watering
keeps roots shallow and exposes plants to damage
in hot weather.
If you choose to add plants or shrubs to your yard,
use local resources to research and determine the
best plants for your geographical area and yard’s
sun exposure. Proper planning will pay off in the
long run and ensure the plants you purchase thrive.
Keep in mind that if your homesite has a street
tree, you are responsible for its watering and
feeding, as well as care and maintenance.
> Fertilizing Trees & Shrubs
Feed plants twice a year, in March and November,
with the appropriate fertilizer. The fertilization
needs of a plant will vary according to species,
soil type, pH, amount of rain, etc. Read directions
thoroughly and determine your plant’s needs once
established. If a tree is healthy and vigorous, it
may only need to be fertilized every other year.
A 3-1-1 (nitrogen, phosphorous, potassium) ratio
fertilizer is recommended. The best time to
fertilize is early spring, but you can also fertilize in
late fall and winter.
> Watering New Sod
New sod should be kept moist at all times during
the first two weeks. On a hot summer day, it may
be necessary to water 3-4 times a day for 15-30
minutes each time; on a cool dry day, 1-2 times for
15-30 minutes is recommended. In hot weather
new lawns need water all the time. For new sod it
may be necessary to water in the hot sun or in the
evening when typical watering is not recommended.
You can alter this watering schedule with rain, as
watering may not be necessary. After the first two
weeks, sod should be watered every one or two
days during warm, dry months.
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Here are some tips to make the most of your
watering:
• Water during daylight hours. Morning is the best
time because cool morning air will help prevent
water from evaporating. Avoid late evening
watering, as wet or damp lawns at night are more
susceptible to fungus and disease problems.
• Sandy soils dry quickly and need water more
frequently. Clay soils dry slower but need
more water to penetrate to the desired depth.
With clay soils, it may be necessary to water in
intervals to avoid wasteful runoff.
• Avoid deep saturation or puddling of water by the
foundation. Point sprinklers away from the walls
of the house.
An established lawn needs approximately 1 inch
of water per week. To test your lawn’s absorption
rate, place a number of shallow containers at
regular intervals running out from the sprinkler.
Turn on the water and note how long it takes to fill
the containers 1 inch. When you know how long it
takes your sprinkler to discharge 1 inch of water,
multiply by the number of inches you want. The
result equals the sprinkler’s run time.
> Fertilizing Lawns
• Potassium – It is the second most important
element. It strengthens the grass and helps it
withstand stress associated with foot traffic and
periods of drought.
• Phosphorus – It helps the early formation
and growth of roots. New lawns require more
phosphorus than established lawns, which need
very little.
The series of numbers on a fertilizer bag
represents the percentage, by weight, of nitrogen,
phosphorus and potassium in the bag. A ratio
of 16-4-8 represents 16 percent nitrogen, 4
percent phosphorus, 8 percent potassium and is
recommended for established lawns. For new lawns
consider using a Triple 16 (16-16-16) ratio and then
switch to a 4-1-2 ratio.
Fertilizers with a ratio of 3-1-2 in their formulas are
also suitable for northwest lawns. Lawns should be
fertilized every 6-8 weeks from February through
November. An application of lime each year in
November helps balance the acidity prevalent in
northwest soils. It is strongly recommended not to
use harsh weed or moss killers on your new lawn
for a period of one year as they can kill new grass.
Be careful with iron fertilizers as they can stain
concrete.
To keep new sod green and beautiful, you need
to fertilize on a regular basis. Fertilizing not only
helps grass grow, but it also helps prevent disease
and weed problems. The thicker and healthier your
grass, the less room there is for weeds.
Green Living Tip: Organic and slow-release
fertilizers activate more slowly and are less
likely to leach into streams and rivers. For best
results, fertilize in September and May.
The three major elements of a complete fertilizer
are nitrogen, potassium, and phosphorus:
• Nitrogen – The primary element most needed
by your lawn. It promotes root and blade growth
and makes the grass a healthy green; lawns
grow more slowly and become yellowish without
enough nitrogen.
> Overseeding and Aerating
Sometimes thatch, a layer of dead grass stems, can
build up on lawns. If you have more than a 1/2inch layer of thatch, it’s time to rent a de-thatcher
and make several passes over the lawn with it.
FERTILIZING SCHEDULE
February/March
April or June
August
September/October
November
> Early Spring Feed (with iron for moss and red thread control)
> Late Spring Feed
> Summer Feed
> Early Fall Feed (with iron for moss and red thread control)
> Winterizer (at half recommended rate or setting on spreader)
*Lime lawn in fall with Dolomite or in spring with pelleted lime.
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Compacted soil may also need to be aerated (by
poking lots of holes in it). You can also rent a
power aerator or hire a professional to do it for
you. Make sure your aerated soil is moist, and rake
or mow to break up the cores caused by aerating.
Leftover soil helps to decompose excess thatch in
your lawn.
Once you have aerated and/or de-thatched,
overseeding will help bring your lawn back.
Use a perennial rye/fine fescue mix of grass
seed specifically designed for our northwest
environment. Your local nursery or the Washington
State University Cooperative Extension can
help you choose the best grass blend. May and
September are the best times to aerate, de-thatch
and overseed.
> Mowing Tips
A lawn that is mowed frequently and correctly
resists weeds, insects, and disease and appears
lush and healthy. A lawn mowed infrequently
removes too many grass blades at one time and
may result in a lawn that looks thin and uneven.
Agricultural Extension Agent or the maintenance
vendor of your choice. You might also consider
green alternatives to traditional herbicides and
pesticides. Please be aware, pest control is not
covered under warranty.
Green Living Tips: Find non-toxic answers
to minimizing harmful insects. When you
use pesticides to rid your garden of “bad” bugs,
you kill the “good” bugs, too. These harmful
chemicals run off down our storm drains and into
our lakes and streams.
• Identify insects that are beneficial to your
garden. You can use these insects in place of
pesticides to help rid your garden of harmful
insects. For example, ladybugs eat aphid
larvae.
• If you don’t feel you have enough beneficial
insects in your garden, you can buy these
natural predators from garden stores. Nature
also gives us these little gardeners free of
charge—so take advantage of the free labor.
> Drainage & Grading
Maintenance Tip: New sod should NOT be
mowed until well rooted. A lawn may take
up to 2 weeks to root sufficiently for mowing,
and up to 10 weeks during dormant periods.
Walking on a wet lawn can leave footprints that
will not go away.
Your home site has been carefully graded to allow
surface water to drain away from the foundation.
Swales have been provided where necessary
along property lines or in locations where
natural drainage crossed your property before
construction.
For Best Results:
• Mow high and mow often. Setting your mowing
height between 2 and 2 1/2 inches ensures better
root development and crowds out weeds. Mowing
once a week during the spring and early summer
saves time and is less stressful on grass.
• Try not to cut wet grass. It’s easier to mow and
better for your lawn to keep the blade sharp and
mow when it’s dry. Wet grass blades don’t stand
up straight and can cause an uneven cut. Mowing
a wet lawn can also lead to soil compaction.
• Practice “grass-cycling.” Your lawn provides you
with more than one-third of its own fertilizer. By
leaving grass clippings on the lawn to fertilize it,
you help it grow greener and denser. This method
will not cause thatch buildup. Use a mulching
mower or push mower for best results.
• Alternate mowing patterns. Mowing the same
direction can cause wear patterns and also lead
to soil compaction.
Maintenance Tip: Changes in grade will
invalidate your Limited Warranty. Be sure
changes you make do not alter established
grade and swales. Drainage swales can also be
changed by erosion if you do not promptly install
landscaping.
> Pest & Weed Control
For information on insect or weed control
we recommend that you rely on your County
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It is important that you finish your rear yard
landscaping within six months to one year. (Please
check with your HOA for community-specific
requirements.) Installing landscaping solidifies
soil, reduces water runoff and erosion. If you do
not install landscaping right away, you are still
responsible for correcting the effects of erosion on
the grading of your homesite.
we recommend maintaining these structures as
delivered or consulting with a structural engineer
about changes.
Here are some helpful drainage tips:
• Be sure to maintain the proper drainage slope
away from the house.
• Normal settling may occur around the house
and in utility ditches. Fill depressions with dirt,
keeping the fill below the top of the foundation,
and at least 6” away from siding to prevent water
penetration or wood decay.
• Maintain swales. Sometimes swales are
accidentally filled in by homeowners or become
filled by soil erosion. If that happens, please
clear them out. Every homeowner is responsible
to correct the effects of natural erosion and
maintain their homesite grading plan.
• Avoid unequal soil expansion by watering evenly
throughout the yard and avoiding water traps
from additional concrete walks, patios, or flower
bed edging.
• Catch basin inlet grates should be kept free
of debris and sediment. Plugged inlets cause
flooding and erosion. Missing, loose or broken
catch basin inlet grates need to be reset or
replaced.
• Buried drain pipes should be checked periodically
and, if obstructed, cleared.
The preparation of your house for winter is an
important part of home maintenance. Winter
weather can be hard on a home. The following
home maintenance tips can help make sure your
home is winter-ready.
• Gutters: Clean out leaves and debris biannually.
Consider installing mesh guards to keep debris
from collecting. Clogged gutters can cause
foundation and siding damage if not addressed
promptly.
• Roof: Examine shingles and repair any you find
broken or curled. Remove moss with commercial
zinc-based moss remover.
• Exterior Water Faucets: Drain water from exterior
faucets, called “hose bibs,” and pipes. Remove
hoses from hose bibs.
• Landscaping Sprinklers: Turn off and blow out
sprinkler system pipes.
• Windows/Doors: Leaks around the windows and
doors can be a great source of heat loss; check
the caulking and putty and replace as needed.
Typically, every homesite will see traveling water
from site-to-site. For this reason, carefully consider
how the features you add may affect yard drainage.
It is very important that you do not stop or change
the flow of surface water when landscaping, or
constructing exterior features such as patios,
decorative walls, etc.
Caution: It is your responsibility to obtain
Homeowners Association approval prior to
starting work on any exterior improvement
projects. Without approval you risk having to
remove improvements later on. If you plan to
dig utilize Call-Before-You-Dig 800-424-5555.
> Retaining Walls
Walls installed on your property have been
professionally engineered and built according to
all required building specifications. Modifications
could jeopardize the integrity of the walls, which
could lead to their eventual failure. Therefore,
Winterization
> Cold Weather Care
Safety Tip: Remove snow and ice promptly,
taking care not to damage concrete. Thin
ice can be topped with calcium chloride, sand or
kitty litter for traction. Harsh chemicals are not
recommended as they can damage concrete and
landscaping.
> Frozen Plumbing Protection
During cold weather, please follow these
procedures to help prevent water pipes from
freezing:
• The thermostat should be set no lower than 65
degrees.
• Remove all hoses from outside hose bibs.
• If the outside temperature drops below 20
degrees, you should wrap all exterior pipes and
hose bibs with some type of insulation. (Foam/
cloth tape will suffice.)
• During freezing weather, consider covering
vents in the crawl space. Make sure that these
temporary covers are removed as soon as the
temperature is above freezing.
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> Stained Surfaces
Certain wood finishes are intentionally pre-stained
rather than painted. Stain provides a protective
finish, yet allows a natural grain and weathering
process. If you don’t like the weathered look, you
may want to restain the material every two to three
years. It is relatively simple to apply with either
a brush or spray. Moreover, re-staining does not
require the skill of repainting.
Varnish applied over stain can protect a stained
finish but may crack or peel as a result of weather
conditions, especially when exposed to the sun for
long periods of time. Varnish may need sanding
and resealing several times a year and is part of
homeowner maintenance.
Maintenance Tip: If leaving home for an
extended period of time during the winter
months, take the precautions listed above and
drain ice maker lines.
Exterior Surfaces
> Painted Surfaces
All exterior wood materials require repainting
periodically and in some areas annually if
facing more extreme weather. Exterior paint
is particularly subject to fading due to sun and
weather. Wood trim boards may pull away from
each other and require caulking with a good
exterior type caulk before repainting. Caulking
gaps helps prevent the possibility of leaks and
improves the appearance of your home.
Maintenance Tip: Lighter colors usually
require repainting sooner than darker
colors. Make sure the area to be painted is clean
of dirt, grease and debris.
Wood trim will develop minor cracks and raised
grain as it ages and dries. Much of this aging will
occur during the first year. Raised grain can result
in peeling paint; however, this is not due to a defect
in materials or workmanship. Painting of wood
trim and gutters is considered proper homeowner
maintenance.
Green Living Tip: Use and dispose of paint
properly. When you paint, plan carefully
and buy only what you need. (One gallon of
paint will usually cover 300-400 square feet.)
If you don’t use it all, consider donating the
leftovers. Theatres, non-profit organizations,
shelters, friends or neighbors may be able to use
extra paint.
> Mildew
Mildew is a fungus spread by windswept
microscopic spores. When spores land on a
surface, they feed either on the material, or on
surface dirt. Mildew spores can lay dormant and
thrive in warm, shady locations, such as under
eaves, soffits or siding and by bushes, shrubbery
and trees. During humid or rainy periods, mildew
can collect on any exterior area. To the unaided
eye, mildew frequently resembles dirt. Mildew may
be black, green, red, purple or gray.
You can keep mildew at bay by keeping the surface
of your house clean and free of dirt or other
contaminants that provide a food source. Cut back
trees and shrubbery from the house. To clean
exterior mildew, carefully scrub the affected areas
with diluted bleach and cleaning solution.
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Exterior Materials
> Roof
The roof on your home will give you years of good
service with the proper maintenance. Keep roof
and valleys free of debris. Debris can result in
possible discoloration and deterioration, which is
not covered by your Limited Warranty.
Safety Tip: Serious injury can result
from climbing onto the roof. Since most
homeowners do not have proper fall protection,
we recommend allowing only a licensed and
bonded roofing contractor on your roof.
Leaks are most likely to occur where the roof
joins the roof jacks or vent pipes. These areas
are protected by metal flashing that prevents
water from leaking into the house. The seal at
the roof jack (metal flashing where the vent pipes
go through the roof) may require inspection and
resealing periodically to prevent leaking.
Flashing and shingles should also be periodically
inspected for signs of rust or cracking. A roofing
contractor may need to periodically replace
weather-damaged shingles and repair cracks with
flashing cement or compound. Repairs should be
completed as soon as the roofing material is dry.
> Gutters & Storm Drainage
Gutters and downspouts carry water away from
the foundation to the storm system. It is the
homeowner’s responsibility to keep the gutters,
downspouts and tight line drains free of debris.
Plugged drain lines can cause the yard to become
saturated and dampen the crawl space or
basement.
> Vinyl Siding
Compared to brick or wood, vinyl is less expensive
to replace, doesn’t need repainting and requires
less maintenance, but there are specific care tips to
keep in mind.
• Don’t lean objects against it, and keep heat
sources far away. Vinyl is plastic and can melt if
exposed to high temperatures. It is recommended
to keep barbecues at least 5 feet away from
siding and away from eaves or overhangs.
• Siding may bow slightly if exposed to
high temperatures. Check with the siding
manufacturer’s warranty to see if bowing has
occurred within acceptable limits.
• Generally siding can be cleaned with a garden
hose. If this does not do the job satisfactorily,
then most manufacturers suggest equipping the
garden hose with a soft-bristled, long-handled car
brush.
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• Consult the manufacturer’s instructions on
proper cleaning agents. Be sure to observe the
precautionary instructions and protect shrubs
and plants from direct contact with cleaning
agents.
Maintenance Tip: Cleaning siding with a
pressure washer is NOT recommended.
Siding is not designed to repel highly pressurized
water sprayed upwards. Siding leaks due to
pressure washers are not covered under the
limited warranty.
Your driveway, sidewalk, and garage floor can also
be damaged by salt solutions applied to public
streets during winter months. Salt residue can
be picked up on the undercarriage of vehicles
and dripped onto the concrete surfaces. This
may eventually cause scaling and pitting. Clean
surfaces periodically to remove salted water.
For oil spills on concrete, you may try using
dishwashing detergent on the spot, brushing
gently and then washing the spot using low water
pressure from a garden hose.
> Concrete
> Masonry
All concrete naturally cracks as it shrinks, dries and
cures. Since concrete is placed over soil which can
shift, small cracks and minor surface variations are
inevitable. In anticipation of normal stress, we have
provided for control cracking, where needed, by
installing “joints” in the seams. Minor cracks with
no significant vertical or horizontal displacement
do not require repair or replacement. These types
of cracks are not covered under your Limited
Warranty.
Masonry is an extremely low-maintenance material;
however, periodic inspection is necessary to check
for normal settling cracks. Repair cracks according
to the manufacturer’s recommendations.
To allow for drainage, small weep holes were
created at regular intervals at the bottom of
masonry walls. These weep holes allow moisture,
which accumulates between the interior surface
of the masonry and the sheathing material behind
the masonry, to escape. These holes must be kept
open to allow for proper drainage.
> Framing
Wood, the most versatile and widely used of
all framing materials, was used in building the
framework for your home. As a natural material,
wood will expand and shrink seasonally. You may
see exterior wooden framing members crack
and separate. This type of minor cracking is not
structural. Some separation is normal and is easily
repaired by caulking the gap, and painting over
the repair as necessary. Caulking and painting
is considered a normal part of homeowner
maintenance.
> Fencing
A good sweeping is recommended to clean exterior
concrete. Avoid washing exterior concrete slabs
with cold water from an outside faucet when
temperatures are high and the sun has been
shining on the concrete. Abrupt changes in
temperature can damage the surface bond of the
concrete. If washing is necessary, do so when
temperatures are moderate.
Maintenance Tip: Some chemicals may
cause cement surface decay and expose
the stone beneath. Products like potassium
chloride, urea, and sodium chloride which can
damage concrete and kill vegetation should be
avoided whenever possible.
It is natural for wood fencing and gates to absorb
water, swell, and then dry and shrink. This
process will cause nails and other attachments to
naturally loosen over time and require occasional
re-tightening. Some “curling” and “cupping” of
wood is to be expected with exterior fencing as it is
exposed regularly to the elements.
In areas where wooden gates and fences are
painted or sealed with stain, you must maintain
these finishes to prevent deterioration. Many
communities have Homeowners Association
requirements that require fences to be stained or
sealed within a certain time period. Refer to your
Homeowners Association for approved community
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stain colors. If you install your own fence make
sure to submit a PIC application and utilize the local
Call-Before-You-Dig service at 800-424-5555.
> Plumbing - Exterior Faucets
Because faucets have moving parts, they will need
repairs over time. You can extend the life of your
faucets by treating them gently. Avoid turning
water on and off forcefully. New houses often have
dirt or metal in the water lines, which can damage
faucet washers. We recommend keeping a supply
of various size washers on hand so you can change
washers when needed.
Most exterior faucets are “frost-free” meaning
the water shut off is not exposed to the exterior
elements, but is within the insulated portions of
the home, minimizing the potential of the faucet to
freeze.
Septic System
If your home is not connected to a municipal sewer
system, then you have an underground septic tank,
which collects water-carried household wastes from
the kitchen, bathroom and laundry and partially
purifies it. The wastewater then enters the drain
field through perforated pipes and flows into the
soil.
It is natural for a slight amount of odor to be
present in the first year of use. This odor will
gradually dissipate as a purifying culture of
bacteria is established in your septic system.
Because these bacteria are vital to the natural
cleansing process of the septic system, avoid
putting lye or other caustic materials into sinks,
toilets or drains, as they may damage the bacteria
culture. Make an effort to use only biodegradable
detergents.
There are a few basic guidelines for proper care:
• Know where your tank and drain field are. This
will be pointed out during your homeowner
orientation. Avoid driving, parking or planting
trees in those areas.
• Have the system pumped every two to three
years to remove accumulated sludge and scum.
Using a garbage disposal unit will significantly
increase the amount produced, requiring more
frequent pumping.
• Do not flush plastic products, oil, grease,
corn husks or similar products, which do not
decompose, into your system.
• Practice water conservation; also divert runoff
from your drain field to keep an excess of water
from overloading your septic system.
Water Conservation
Clean water is essential for survival and important
for our health and economy. All beings and plants
need clean water to thrive. Currently, more than
60 percent of our water pollution comes from
individual usage—not from industrial waste. It’s
easy to be a part of the solution by incorporating
water-safe practices into daily life.
• Water smarter, not harder. Water vegetation
only as needed in the coolest parts of the day to
avoid excess evaporation and maximize water
absorption. Only water established yards 1 inch
per week during the hottest months of the year.
Otherwise, let rainfall water for you.
• Find grass alternatives for slopes. Using
indigenous plants, grasses and ground covers
on sloped areas saves water, time and labor.
Ecoturf, a mixture of lawn grasses and broad leaf
perennials, can create a meadow-like appearance
and needs less water than grass.
• Sweep, don’t spray. Sweep down sidewalks and
driveways rather than using a hose. Using a
broom to clean also keeps foreign debris from
entering storm drains.
• Avoid leaks. Promptly repair leaky hose bibs
or sprinkler valves. Report utility leaks to your
water utility company as soon as possible to avoid
water loss.
• Avoid fountains that don’t recycle water.
Ornamental fountains are beautiful, but if they
don’t recycle water they can be costly and
wasteful.
• Wash the car, not the fish. When you wash
your car in the driveway, water runoff goes into
storm drains affecting rivers, lakes and streams.
Consider washing your car at a commercial car
wash that filters and reuses water.
• Know the importance of groundwater.
Groundwater is rainwater that filters into the
ground and is a major source of drinking water.
Avoid things that contaminate groundwater
like harsh pesticides, fertilizers or dumping of
hazardous and toxic materials into storm drains.
• Work with wetlands, not against them. Your
wetlands house wildlife and help keep water
clean. Using pesticides, herbicides and hazardous
chemicals around our homes can affect wetlands.
Filling and draining wetlands reduces fish and
wildlife populations and increases water pollution.
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EXTERIOR SEASONAL MAINTENANCE CHECKLIST
Fall
 Blow out landscaping irrigation
 Clean gutters & downspouts
 Clean yard drainage and debris
 Plant/fertilize
 Prune trees
 Check and replace caulking
 Repair or replace door weather stripping
 Look for damaged roof shingles
Winter
 Winterize: Check valves & disconnect hoses
 Check seals around doors & windows
 Winterizing fertilizer
Spring
 Aerate and fertilize lawn
 Check hose bibs for debris
 Clean mildew from exterior surfaces
Summer
 Exterior paint touch-up
 Caulk columns & siding
 Water landscaping
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Notes
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INTERIOR HOME MAINTENANCE
This section has been developed to introduce you
to some of the most familiar parts of your new
Quadrant Home. The following information, along
with the manufacturer maintenance suggestions,
help establish basic care and maintenance
recommendations for your home. If there is any
inconsistency between the information in this
manual and the manufacturer instructions, you
should always follow the manufacturer’s care and
maintenance recommendations.
Most of the items discussed below will apply to your
home, but others do not. For example, you may
or may not have hardwood flooring or ceramic tile
countertops, but every home has a water shut-off
valve. Please disregard those items that obviously
do not apply to your home.
Interior Walls
> Drywall
The interior walls of your new home are
constructed of gypsum wallboard or “drywall.” As
your new home settles and responds to seasonal
changes, drywall will shift, causing nail pops and
cracks. You may see this more often around
door and window openings where temperature
changes are more pronounced and wet rooms
like bathrooms which alternate from moist to
dry conditions. Rest assured drywall repairs are
cosmetic and non-structural.
While it’s nearly impossible to prevent drywall
cracking altogether, you may take some basic
steps to stabilize environmental conditions in your
home and discourage excessive settlement. Try
to maintain a consistent temperature throughout,
especially during periods of extreme weather. Run
fans before and after bathing, showering, cooking
and running laundry. Also make sure your whole
house fan runs on a consistent basis to circulate air
and control moisture.
After the first year of home ownership all drywall
repairs are considered homeowner maintenance.
Since you will see non-warrantable hairline cracking
in the first year and other drywall movement later,
it is worthwhile to learn basic drywall repairs.
> Nail Pops
“Nail pops” are simply nails coming loose from
studs, or joists, pushing dried joint compound
ahead of them. The result is a bump or blister in
the drywall surface.
To repair a nail pop, remove the protruding nail
entirely, then install another drywall screw an inch
or two above or below the nail pop, sinking it below
the paper surface. Cover area heavily with Spackle
or joint compound, let dry, sand smooth, texture
and repaint surface.
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> Drywall Crack
> Millwork
Drywall cracks are easily repaired in much the same
manner as a nail pop. Cut a small “V” joint along
the length of the crack about 1/8” deep and 1/8”
wide. Fill heavily with Spackle or joint compound,
let dry thoroughly, sand smooth, texture and
repaint surface. For very small hairline cracks you
may be able to simply fill the crack with compound,
dry and repaint.
Separations, dings and scratches that occur with
wear are easily repaired by filling cracks with
wood filler. Many hardware stores carry a variety
of products from wood filler to pens and crayons
which are meant to match the millwork color as
closely as possible and simulate wood grain.
To get started, first reset loosened millwork nails
with a hammer and nail set. Fill holes or cracks
with wood filler (or Spackle if painted millwork) and
buff away the excess material with a dry sponge or
cheesecloth.
You may notice minor separations at the joints of
millwork around doorways, archways, and wallboard
due to the shifting framing members. You might
consider delaying the repair of minor millwork
cracking until approximately two years after
closing, when the majority of settling and shrinkage
will be complete.
Doors
> Paint
The interior walls and ceilings in your home have
been painted with latex paint. While some types
of eggshell and satin paint are more conducive to
cleaning, please DO NOT vigorously scrub the walls
in your home, as this could remove both the paint
and drywall texture.
Maintenance Tip: You have been provided a
paint touch-up paint kit for moving damage
repair or interior wall touch-up due to normal
wear and tear over time. Consider keeping your
paint cans so you can restock them.
The best time to patch small cracks, chips, gouges,
etc is before painting. Before applying materials
(latex caulking, joint compound, etc.) or paint, make
sure the work surface is free of dirt, grease and
debris.
Interior paint is exposed to light and other
elements which cause fading and discoloration over
time. Paint from the original can may not perfectly
match a surface exposed to even one month of
sunlight. Therefore, be aware paint touch-ups are
sometimes visible under certain lighting conditions.
As seasons change, especially from humid
summers to drier winters, you may notice interior
and exterior doors that become more difficult
to operate. Your front door has built-in features
such as an adjustable threshold and strike plate to
account for seasonal changes. There are also steps
you can take to adjust interior doors. We highly
recommend you become familiar with basic door
adjustments and maintenance as they will be useful
throughout the lifetime of your new home.
> Exterior Front Door
If the front door will not close properly it may be
due to misalignment of the door lock. To adjust,
first tighten the screws in the strike plate on the
door jamb. If the door still will not stay closed, it
may be necessary to reset the strike plate one way
or the other to compensate for the minor settling
that occurs in every home.
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When adjusting the strike plate, first loosen the
two screws on the strike plate and move the inside
sliding plate towards the door jamb as needed.
Retighten the two screws. You may need to do this
a couple times to find the right fit. When the door
closes and the dead bolt moves easily into the jamb
without obstruction, the strike plate is in the proper
position.
If you feel air around the bottom of a door you
might also need to adjust the height of the
threshold to provide a tight fit and to prevent air
from flowing under the front door.
First, open the door and remove the four small
plastic plugs in the threshold carefully with a
putty knife. Save these plugs so you can replace
them after adjusting. Underneath the plastic
plugs will be four slotted screws in the threshold.
These screws when turned clockwise will raise
the threshold to the desired height. After all four
screws have been adjusted so the bottom of the
door is in contact with the threshold, the plastic
plugs can be re-installed.
> Exterior Door Hardware
To maintain polished metal and prevent corrosion,
regularly wipe all metal parts with a soft cloth
to remove dirt and grime. Then apply a car wax
to the metal surface in accordance to the wax
manufacturer’s instructions. Be careful not to
get wax in the keyhole. Certain brass finishes
may change color, tarnish, or pit with time due to
natural air exposure, prolonged use and handling.
> Locks
Occasionally you will need to retighten the
screws that hold the door locks and handle sets
to the door. This is easily accomplished with a
screwdriver. A small amount of silicone lubricant
will keep the inner part of door locks working
smoothly. Graphite should be used to lubricate
“keyed” locks.
> Sliding Glass Doors
Sliding glass doors are suspended in a frame and
slide on nylon rollers. Occasional spraying of
the tracks with a silicone solution after cleaning
will assure smooth operation. Rocks and dirt
should be removed promptly from the track to
avoid damage to both nylon guide wheels and the
track. If a door is hard to open or close, be sure to
check the track to determine if an object may be
restricting its operation. Never force a door, as you
may rack it out of square and incur unnecessary
repair expense. The moveable side of the door
has adjustment screws on the jamb edges which,
when tightened or loosened, provide the required
tensions for smooth operation.
Small drain holes are located in the tracks and
permit water to escape from the track channel. Be
sure these holes are kept open; otherwise, water
may back up under the moveable side and leak into
the house. Although this door is equipped with
rubber sealing strips and nylon weather stripping
to provide a tight seal, some rain may seep around
the edges if hard, driving rain blows water directly
against door surfaces.
> Garage Doors
Overhead garage doors are subject to seasonal
temperature changes and may require periodic
adjustment. Occasional slight sticking is normal
and even desirable for a weather-tight fit.
The moving parts of garage doors should be oiled
about once every three months. The screws that
fasten the hardware to a door should be tightened
after one year because springs may rust or break.
Replacements can be found at many local hardware
stores. To install new springs, open the door,
brace to keep it from falling, hook the spring on
the bottom, and pull it to the upper hook. In some
cases it may be best to have a garage door repair
company do the replacement.
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If an overhead door is left up for long periods of
time, it may warp inward. Adjust the nuts on the
metal rods or straps across the top and bottom of
the door to correct it.
guides for proper projection into the track. The
aluminum track should be sprayed with a silicone
solution to lubricate the nylon guide and allow easy
operation.
> Interior Doors
> Door Stops
If an interior door is swollen and sticking, try
sanding the area where the door meets the jamb
using a light grain sandpaper. If you’re having
difficulty locating the sticking area, you might try
placing a piece of carbon paper in between the
door and jamb to locate the sticky point. Once the
sticking area is located, lightly sand that area until
the door operates freely.
Rubber door stops were installed in your home
to minimize damage to drywall from opening
doors. However, please be aware door stops are
not intended to prevent damage from a door that
is slammed open. Take care when opening and
closing doors and make sure door stops are not
removed.
Also check for hardware failure such as loose
screws and hinges. Tighten any loose screws and
check the door for sticking. If the problem persists
check to see if the door or frame has shifted or is
misaligned. Look carefully around the strike plates
and bolt. If there is a misalignment take out the
strike plate and file to fit properly.
Windows
Maintenance Tip: To open a locked interior
door, locate a universal key usually left
above a bathroom door casing between the jamb
and drywall. Insert the key, or a very thin flat
head screwdriver, into the hole in the door knob
and turn the handle.
> Bi-Fold Doors
Bi-fold doors are hung on tracks with nylon guides
at both the top and bottom of the door. Bi-fold
closet door tracks require occasional lubrication
to allow the rollers to move smoothly. Silicone
spray lubricant or a similar type of dry lubricant is
recommended instead of oil, which collects dust
and gets sticky.
Maintenance Tip: Close bi-fold doors
carefully and resist forcing shut, as this can
cause the guide to fall out of alignment. Adjust
bi-fold doors if necessary.
If the bi-fold door slips off its track, only a minor
adjustment with a screw driver is necessary. First
get into the closet and shut the door. Look for the
guide mechanism and the mechanism’s opening.
Slide the mechanism up or down as necessary until
it moves in the track freely without force.
Tighten the lock screw, which holds the guide in
place on the track. When making this adjustment,
check the other lock screws for tightness and the
For the most part your new windows should require
little maintenance. However, there are some simple
steps you can take to ensure the windows in your
home operate properly.
• Keep window and sliding glass door channels free
of dirt by vacuuming periodically. If the window
sill channel or frame gets dirty, you may also
wash it with mild, nonabrasive soap and water.
Wipe dry when finished.
• Periodically lubricate all sliding window and door
tracks and rollers. It is recommended that you
lubricate the hardware components once a year.
In areas with high salt air, at least twice a year is
recommended.
• Inspect the weep holes located on the window’s
exterior bottom rails to make certain they are
clear of any dirt or debris. A soft bottle brush
or can of high-pressure air can be useful to clear
openings, if necessary. A good time to inspect
and clean weep holes is when excessive rain is
anticipated.
> Window Screens
Window screens may require periodic cleaning to
allow for proper air ventilation. When cleaning,
remove the windows screens from the widow
frames. Place the window screens on a flat surface
(such as the driveway) and use a mild soap, water,
and a soft bristle brush to remove dirt and grime.
Clean both sides of the window screen and around
the interior and exterior of the frame. Rinse off the
window screens with lukewarm water, and allow the
screen to dry completely before replacing in the
window.
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Safety Tip: Window screens are designed for
quick and easy removal in an emergency.
Window screens will not prevent a fall through an
open window. Young children should be carefully
supervised near open, screened windows and
should not be permitted to place their weight
against, or push against, a window screen. Avoid
furniture configurations that give children easy
access to opened windows.
> Blinds
When operating your blinds take care to open the
blinds only when slats are in the open position.
Permanent damage may result from opening
blinds with the slats closed. You can also protect
the finish by cleaning slats often with a soft
cloth. Occasionally, take blinds down and wash
thoroughly, replacing the cords and tapes as
needed.
> Condensation
Condensation occurs whenever warm, moist air
inside a home comes in contact with a colder
surface such as a window, toilet tank, water heater,
etc. Excessive condensation can occur with a large
number of indoor plants, steam cooking and lack
of fan use. By utilizing your home’s ventilation
systems such as range hood fans, bathroom fans
and the whole house fan you can:
• Keep warm air from getting moist.
• Remove warm, moist air before it can settle
indoors.
• Remove excess moisture from the air.
• Depending on the level of excess humidity, a
dehumidifier can also be used to help combat
condensation.
Appliances
The appliances in your home are warranted and
serviced by the manufacturer, Whirlpool/Kitchen
Aid or GE. When calling the manufacturer for
service, be prepared with:
• Your closing date (the “date of purchase” when
your warranty begins)
• Appliance model number and serial number
Before enlisting warranty service first check to
see if the appliance is properly plugged in, and
then check the fuse box or circuit breaker. Also
follow the trouble-shooting steps provided in the
appliance’s instruction manual.
With a gas appliance, check to see if the pilot light
is lit and the gas is turned on. If you suspect a gas
leak, turn off the main gas valve near the meter
and call the gas utility company.
Here are some other helpful hints for some specific
appliances.
> Dishwasher
• Refer to your owner’s manual for care
instructions and suggestions on the proper
loading of your dishwasher.
• Don’t let plastic, glass, utensils or other objects
fall to the bottom of the dishwasher, as pump
damage may occur.
• The garbage disposal should always be emptied
before running the dishwasher to prevent leaking
from a clogged disposal.
• Be aware that a small amount of water will remain
in the bottom of the dishwasher at all times. This
is normal and helps to prime the dishwasher
motor.
• Interior water stains may occur over time
depending on the water mineral content of your
local water supply.
> Stove, Oven & Range Hoods
Consult your appliance manuals for specific care
and maintenance instructions and for troubleshooting steps in the case of malfunction.
Safety Tip: In the event of a power outage,
do NOT use your gas appliance for heat.
Be aware, most modern gas appliances have a
safety feature that prevents their use during a
power outage.
Gas stoves, ovens or broilers may fail to light if
the burners are clogged. If burned food particles
clog the holes, clean them with a wire brush or
thin stiff wire, taking care not to push the material
further into the holes. Ovens and broilers should
be cleaned frequently to prevent build-up of bakedon spills.
Clean or change the filter on your range hood
regularly to keep it operating correctly and
minimize a potential fire hazard. Clean mesh
filters by swishing around in hot sudsy water. After
rinsing in hot water, drip dry. Clean the underside
of the range hood with a damp, sudsy cloth to
remove deposits before they harden. Fan blades
can be wiped, taking care not to bend the blades.
Oil the fan motor as directed in your manual.
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> Washer & Dryer
If you are installing your own washer and dryer
take care to remove all plumbing connection
caps. Check lines for debris and run water to
ensure proper operation. Follow all manufacturer
installation guidelines carefully.
Consider enlisting the services of a licensed and
bonded contractor for appliance installation. In
the event a leak occurs due to installation of
an appliance not purchased through Quadrant
Homes, all damages are considered homeowner
responsibility.
Periodically check the exterior exhaust flap for
dryer lint, and empty the dryer’s lint trap regularly
to prevent clogging and minimize a potential fire
hazard.
receptacle on the 1/2 hot outlet. (The disposal
may run continuously if plugged in the wrong
receptacle.) If you have turned off the breaker, turn
it back on and push the red reset button on the
disposal underneath the sink.
> Whole House Fan
Your home is equipped with a special fan, called
the whole house fan, designed to circulate air
throughout the home. The whole house fan is
located in the hall bathroom and looks like a
regular bathroom fan. However, unlike a regular
bathroom fan, it runs on a timer as well as the
wall switch. Most often the timer is located in the
laundry room area and looks like a circular dial with
metal pins running along the outer edge.
> Garbage Disposal
While a garbage disposal is capable of grinding up
most food waste it is not designed to handle all
materials. Hard objects, fibrous and greasy foods
should be avoided as they can clog and damage
garbage disposals. Avoid:
• Cooking grease
• Fruit pits, bones
• Corn husks, celery stalks, banana skins, avocado
skins and flower stems
• Potato skins, cooked noodles and rice
• Marbles, kitty litter, fish tank rock, utensils
Always use plenty of cold water when operating the
disposal to keep the sink drain open and cool the
disposal motor. Allow water to run 10-15 seconds
before and after using the garbage disposal.
Should the drain stop up, do not put “unclogging”
chemicals down the disposal.
If the garbage disposal clogs, first turn off the
disposal at the switch. You might also consider
unplugging the unit under the cabinet or turning
off the breaker to the area. Once the power is off,
using your hand or a tool, remove the blockage.
Safety Tip: Always have the garbage
disposal switch turned OFF when removing
substances from a clogged garbage disposal.
Some disposals have a special wrench to loosen the
blade’s circulating plate. Affix the wrench to this
connection located at the bottom of the unit under
the cabinet. After the clog is dislodged, plug in
the disposal, being careful to plug into the correct
**Please be aware that the whole house fan
timer overrides the wall switch. So if you notice
the fan is on and the wall switch doesn’t work,
you must shut the fan off at the timer.
You can program the whole house fan timer to run
at different times by removing the circular face of
the timer and moving the metal pins to the desired
order. As the dial turns and catches a metal pin the
fan will turn on until the dial reaches the next metal
pin and shuts off. Move pins closer or farther apart
to adjust length of run time.
The whole house fan is preset to run more
frequently upon move-in. You may choose to
decrease this run time; however do not disconnect
it entirely. The circulation of air is vital to the
function of many of your home’s systems and is
crucial to maintenance.
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Plumbing
> Clogged Drains
Your plumbing system has been professionally
installed and inspected and should provide you
with years of trouble-free service with minimal
maintenance. If a problem arises, tend to it
promptly to prevent water damage and avoid
additional repairs. Here are some plumbing
procedures to be aware of, in the unlikely event of a
plumbing leak.
You can help prevent drains from clogging by
keeping hair and other debris out. But, if a clog
occurs, first use a plunger. The rubber cup of the
plunger must cover the drain opening, with water
above the level of the cup. Rhythmically work the
plunger up and down 10 to 20 times to build up
pressure in the pipe. On sinks, cover the overflow
using an old rag, and, if it is a double sink, close up
the other drain prior to plunging.
If a plunger doesn’t work you can try a plumber’s
snake, available at hardware or plumbing stores.
The snake may loosen the debris enough to pass
through the pipes, or the debris may attach itself to
the end of the snake. Turn the handle of the snake
in the same direction when removing it as when
you inserted it to keep any material from dropping
loose on the way up.
Maintenance Tip: The first place to look for
a stopped up drain is in the p-trap. This
curved pipe serves as a water barrier to block
sewer gas. If you have fixtures that are used
infrequently, it is a good idea to run water
through periodically. This will keep the water
barrier intact.
> Faucets
• Main Water Shut-Off Valve
The main supply valve, usually located where
water enters the house, controls the flow of your
entire system. It will be specifically pointed out
during your homeowner orientation. Make sure
everyone in your household knows how to turn it
off in an emergency.
• Fixture Shut-Off Valves
Intake valves for fixtures are located nearby,
usually behind the toilet, under the sink, etc. Turn
off the water supply at this point if the specific
fixture leaks or when making repairs.
• Leaks
If you discover an active leak, turn off the water
supply at the nearest intake valve. If the leak
is in your yard or garage, turn off the water at
the meter. Minimize damage by mopping water,
extracting it with a shop vacuum, catching it in a
bucket, pulling up carpets to dry, etc.
Aerators are attached to the ends of faucets in
kitchens and bathrooms to reduce splashing and
cut back on water use. They collect bits of debris
from the water supply and need periodic cleaning.
Simply unscrew the aerator from the end of the
faucet, rinse washers and screens to remove debris,
and replace them in their original order.
Maintenance Tip: You can extend the life of
your faucets by treating them gently. Avoid
excessive force when turning water on and off.
If your faucet leaks you can most often fix it by
replacing washers, but single-control faucets may
need the cartridge replaced. You can find washers
at hardware stores, but you may have to go to a
plumbing supply store for a replacement cartridge.
46
Before you begin, be sure to turn off the water
supply at the nearest intake valve. With a wrench,
unscrew the large nut at the top of the faucet,
taking care not to damage the finish. Unscrew the
internal assembly. At the base of the assembly, a
small, slotted screw holds the washer in place. Use
a small screwdriver to remove the washer; replace
the washer with a new one of the proper size.
Check for loose material or debris in the seating
area. Replace the inner assembly and the large nut
and tighten carefully. Turn the shut-off valve back
on and check for leaks.
seat of rust or dirt and replace the ball or intake
valve washer.
Green Living Tip: Check for toilet leaks by
adding a few drops of food coloring to the
toilet tank. Don’t flush the toilet for 15 minutes.
After, if color appears in the toilet bowl you
have a leak in the flapper valve. Once the test
is done, immediately flush to avoid staining the
bowl, and replace parts as necessary.
> Fixtures & Finishes
China and porcelain surfaces will chip if hit by a
heavy or sharp object and can be scratched or
dulled by scraping or banging of metal utensils.
Once a surface is scratched or nicked, the finish is
more likely to stain, and it becomes increasingly
harder to restore the luster.
All glass used in bathtub and shower enclosures is
tempered safety glass. Slight imperfections can
be found in rough rolled glass, such as bubbles,
streaks, tear drops, runs and similar markings.
> Supply Lines & Water Pressure
If you have a kitchen sink faucet with a built-in
sprayer, periodically check the connection between
the sprayer and hose and retighten the screws as
necessary. This connection can loosen with use
over time, and may require periodic maintenance.
> Toilets
New “water saver” toilets use less water than the
toilets of yesteryear. Be aware you may need to
flush more than once. Single-ply toilet tissue is
recommended. Refrain from disposing of other
items in the toilet, even if the items are identified
as “flushable” by the manufacturer.
Maintenance Tip: Leave-in toilet cleaning
tablets can erode internal toilet mechanics
over time and should be avoided.
A toilet that doesn’t flush properly or runs may
need a simple water level adjustment. To adjust,
remove the tank top lid carefully and adjust the
float by either freeing it from binding or adjusting
the float screw until the proper water level is
achieved. In time, you may need to clean the ball
Plumbing pipes are highly resistant to rust and
corrosion and should last a lifetime. If a leak in the
system should occur around a loose or damaged
joint, contact Homeowner Service within the first
two years of home ownership; after two years call
the plumber of your choice. We recommend not
trying to repair the leak yourself.
In areas where water pressure is high, regulators
are installed to reduce the pressure and protect
appliances and internal plumbing such as
dishwashers, washing machines, etc. It is very
important that you DO NOT adjust the pressure
regulator.
If the water pressure is very high, you may
occasionally hear a slight pounding or knocking
sound when closing a faucet abruptly. Worn or
loose washers, loose faucet parts, air in the pipes
or dramatic seasonal changes can also create
plumbing noise.
Appliances such as the dishwasher and washing
machine have mechanical shut-off valves that send
pressure shock back through the pipes of the water
system. Rest assured this sound is normal. Most
people will have no difficulty distinguishing normal
water shut-off noise from loud knocking, which
might indicate a repair is needed.
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> Frozen Plumbing Prevention
Electrical
When temperatures are below freezing, you will
want to take preventive measures to keep your
plumbing in good working order.
• Insulate Exposed Pipes and Faucets –
Disconnect garden hoses from outdoor faucets
and store for the winter. Consider wrapping pipes
and faucets in unheated areas. Also consider
covering crawl space vents to prevent circulation
of cold air.
• Indoor Precautions – Do not allow indoor
temperatures to drop below 65 degrees
Fahrenheit. Locate the faucet furthest from the
main shut-off valve and turn cold water on to just
a trickle. This keeps water moving through your
system and helps prevent freezing. Be aware this
will increase your water bill, however.
• If the Pipes Freeze – Once the pipes are thawed,
rewrap the pipes with dry insulating material
to prevent refreezing. Methods of thawing
pipes that require an open flame are extremely
dangerous and should be avoided.
• If the Pipes Burst – Turn off the main shut-off
valve to control flooding and prevent further
damage.
Your new home has been wired to meet code and
safety standards. Ordinarily, small household
appliances can be plugged into any electrical outlet
without fear of over-loading a circuit. However, the
use of larger appliances, or simultaneous use of
several small appliances on the same circuit may
cause an overload and trip a circuit breaker.
> Crawl Space
The crawl space is the open area between the
ground, foundation walls, and first floor joists.
All crawl spaces are ventilated to help evaporate
moisture and prevent mildew. The dirt of the crawl
space is covered with a moisture barrier, called
Visqueen, designed to keep moisture away from
wood framing.
Dampness under the Visqueen is common and it
means the Visqueen is doing its job by keeping
moisture below. The crawl space is also graded to
allow any ground water or seepage to exit through
a positive drain. If there is ever standing water
below the vapor barrier, peel back the Visqueen
and dig a trench from the standing water to the
positive drain.
In order to protect your home from mildew, it is
important that the vapor barrier is kept in good
repair and the crawl vents are unobstructed. Your
crawl space is not intended to be a storage area.
Items placed in the crawl space will hold moisture
above the moisture barrier and can cause future
damage.
Only a licensed electrician should be allowed to
make any repair or modification to your electrical
system. We recommend never attempting a repair
yourself. There are, however, simple steps to follow
in diagnosing a problem.
> Circuit Breakers
Your electrical wiring is protected by circuit
breakers located in the main panel. The main
circuit breaker is located in the electrical service
panel along with numerous smaller circuit breakers.
On the inside lid of the breaker box you will find a
description of which circuit breakers control the
various rooms and appliances in your home.
Circuit breakers which have “tripped” should be
reset by first switching the breaker to the full “OFF”
position, then fully back to the “ON” position.
There will be an audible click. If the circuit breaker
trips again, attempt to locate the cause and
correct.
Other causes of circuit breaker tripping are:
(1) worn cords or defective plug connections;
(2) defects within an appliance; (3) starting an
electrical motor (motors require more current to
start than they require when operating); (4) outlet
exposed to moisture.
Safety Tip: Avoid direct contact with worn
wires or plugs. If you cannot locate the
cause yourself, call an electrician.
You should check your appliance for a possible
short or other malfunction if the breaker continues
to cut off. NOTE: Do not plug in large appliances
like a freezer or treadmill unless it is specified as a
dedicated outlet.
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> GFCI Breaker – Ground Fault Circuit Interrupter
The ground fault circuit interrupter (GFCI) is a low
voltage breaker required by building code as a
safety feature to control the electrical current to
“wet” areas of your home. GFCI plugs are often
located in the kitchen, bathrooms, garage, and
exterior. GFCI outlets sense extra load on the
circuit and cut power to prevent electrical shock.
not working, call Homeowner Service during year
one or a licensed and bonded electrician if the
warranty has expired.
> Lights, Fixtures & Bulbs
Most of the light fixtures in your home are designed
to accept 60 watt light bulbs. Larger bulbs
generate too much heat and can be a fire hazard.
To prevent this hazard, be careful to stay within the
wattage rating marked on the fixture.
Recessed can light fixtures are located throughout
your new home. Do not use bulbs greater than
75 watts. A higher wattage bulb may activate
the thermal overload device in can lights and
automatically shut down the light fixture.
If a GFCI trips you can reset it. The test/reset
button is located on one of the GFCI plugs. Push the
button “in” to reconnect power to the plug.
Most exterior outlets are controlled by a GFCI in the
garage. If exterior outlets do not have power, first
reset the GFCI in the garage before resetting the
breaker.
> Outlets
Electrical code requires outlets to have a safety
feature which discourages the entry of foreign
objects. To plug in your appliance first put the
prongs in partially; after you feel the safety
mechanism release, continue plugging the
appliance in fully.
If an outlet is not working, check to see if it is
switch operated. Often these outlets are installed
upside down by the electrician to differentiate
them. If switch operated, only the upper receptacle
will be controlled by the switch.
If the outlet is still not working and is not controlled
by a switch, plug in an appliance to see if it’s
operable in another location. If the outlet is still
If you have problems taking down a dome ceiling
fixture to change a bulb there are some helpful tips
to consider: First, allow the fixture to cool down.
When hot, the glass dome expands, making the
fixture more difficult to unscrew. After the fixture
is cool, use a screwdriver to tap gently around the
exterior of dome. If you have rubber gloves, put
them on as this will provide a more solid grip on the
glass. Using both hands, start gently unscrewing
the glass. Be careful to avoid upward pressure on
the glass as this may create unnecessary friction.
Keep turning gently until the glass is removed.
> Power Failures
In the event of complete power failure, notify the
power company. If the power failure has occurred
only in your house, check the main circuit breaker
located in the panel box to determine if it has been
tripped. If this doesn’t correct the problem, flip the
main breaker to the OFF position and call the power
company.
> Electrical Safety Tips:
• Do not overload a circuit by using too many
appliances at the same time.
• Do not modify 3-wire cord appliances to 2-wire.
The third wire should be grounded and used
appropriately for safety.
• Water is a conductor of electricity. Always unplug
appliances before touching wet fixtures or metal
at the same time.
• Never touch a fan, radio or any other appliance
while in a bathtub or shower.
• Power surges can cause bulbs to burn out. Power
surges are the result of local conditions within the
electrical utility.
49
> Smoke Detectors
Smoke detectors are strategically placed in your
home in compliance with jurisdictional fire safety
requirements. The smoke detectors are hardwired and have battery back-up. If you hear a
beeping noise this may indicate a battery requires
replacement.
Rather than replacing a battery individually,
replace all of the batteries at once. If the beeping
continues this may indicate a problem with
the wiring of a detector. If this occurs contact
Homeowner Service or an electrician.
Test smoke detectors every six months to make
sure they are operating normally. A good way to
remember is to test during daylight savings time.
Also give them a thorough cleaning to ensure dust
doesn’t collect on the cover or within the unit.
Heating
To get maximum efficiency from your heating
system, read and follow all warranty and operating
information provided with your furnace and
thermostat. If you have additional questions, or if
an emergency arises, contact Homeowner Service.
> Care & Problem Solving
If you experience a total loss of heat, check the
circuit breaker to be certain it is in the full “ON”
position. A tripped breaker must be turned all the
way off then back on to reset. Also check to make
sure the switch next to the furnace is on.
The thermostat switch must be on “heat” and the
fan switch should be on “auto.” If you go through
this list with no success, call Quadrant Homes’
Homeowner Service or a licensed and bonded
heating contractor.
Maintenance Tip: Replace the furnace filter
every three months to ensure maximum
efficiency and maintain air quality. Consider
having your heating system inspected and
cleaned at least once a year by a professional.
> Electronic Air Cleaner & HEPA Filter
If you purchased an electronic air cleaner or
HEPA filter please be aware these systems
require maintenance in addition to the regular
maintenance for your heating and/or air
conditioning. HEPA systems may require purchase
of special replacement filters. Please refer to
the manufacturer’s care instructions for proper
cleaning and maintenance.
The Electronic Air Cleaner’s lightweight aluminum
collecting cells are durable and easy to maintain.
They can be removed and washed out every two to
three months. Please be aware that the Electronic
Air Cleaner operates by attracting dust particles.
Don’t be alarmed if you observe minor sparking or
hear noises consistent with static electricity.
> Fireplace
Quadrant Homes offers installation of both electric
and gas fireplaces. Both models are operated with
a simple switch on the wall and should circulate
heat if the fan option was selected at the Design
Studio.
Gas fireplaces require more troubleshooting
knowledge as this fireplace relies on the supply of
natural gas to ignite a flame. Familiarize yourself
with how to turn the gas supply on/off, and how to
light the pilot light. To light the pilot:
1. Locate gas supply valve (typically behind
louvers, below glass opening).
2. Open valve by pivoting handle so it’s parallel to
gas line.
3. Locate pilot assembly with spark igniter
(located behind and below logs in the firebox –
typically in the bottom center).
4. Then locate red or black igniter button. Push
igniter to verify spark at pilot area.
5. Locate the black or green valve control knob
(knob with the words “ON,” “OFF” and “PILOT”
on it). Push in and rotate counter-clockwise
until the word “PILOT” is in the 6 o’clock
position.
6. While pressing and holding in the valve knob
(in “PILOT” position – it should press in about
1/4”), press the red button repeatedly (once per
second) until the pilot ignites. If the pilot does
not light, wait five minutes and try again. Once
the pilot is lit, continue to hold the valve knob in
for 30 seconds, then slowly release.
7. If the pilot light goes out, contact your nearest
dealer for service. Remember to shut the gas
supply valve off. If it remains lit, press the valve
knob in slightly and rotate counter-clockwise
until the word “ON” is in the 6 o’clock position.
50
8. Finally, turn the unit’s ON/OFF switch (or wall
switch or remote control) to the “ON” position
to start your fire.
9. Enjoy your fireplace!
Please familiarize yourself with the main gas feed
line. If the fireplace is running and you don’t want
to reach under the fireplace to shut off the gas,
there is a metal handle located in the floor next to
your fireplace. This valve when turned closes off
the gas line. Use this valve if you need to shut off
the gas quickly while the fireplace is on in order
to avoid direct contact with the fireplace. You will
most often shut your fireplace off by turning the
wall switch off.
On a new gas fireplace there is a curing time or
burn-in time when the oils, etc. from manufacturing
are released. To speed up this process burn the
fireplace three hours; completely cool down the
fireplace, remove the glass and clean it with
specialty fireplace glass cleaner; replace the glass
and continue to burn the fireplace an additional
9-21 hours. (Make sure you re-latch the glass
so it is securely fastened on your fireplace.) If
necessary, open a window to release any odor
during this process. This should help eliminate the
manufacturing smell on a new fireplace.
> Water Heater
Your home has been supplied with a quality water
heater with sensitive thermostatic controls. We
have set the controls as required by code to
prevent accidental scalding and to conserve energy.
The temperature of your water heater is preset at
the factory and may range from 125 to 145 degrees
Fahrenheit. Lower temperatures are recommended
for homes with small children. However, please
note that setting the temperature below 125
degrees Fahrenheit may interfere with the proper
functioning of your dishwasher.
Once your hot water heater is set at the desired
temperature, keep adjustments to a minimum.
Recovery time for hot water takes longer in winter
months since water entering your heater is colder
during winter.
Your hot water heater may be heated by natural
gas. If the pilot fails to light, follow instructions
printed on the water heater, call the supplier or
Homeowner Service.
Safety Tip: Don’t store anything near your
hot water heater because it will obstruct
the flow of air and create a fire hazard.
If your home includes an electric water heater, the
electric heating element(s) may also be warranted
by the manufacturer. Check the manufacturer’s
materials provided with your water heater for
specific details.
Flooring
> Vinyl Flooring
Take care when moving heavy furniture or
appliances into your new home. As a precaution,
place plywood or hardboard panels on the new
floor and “walk” the objects across the panels.
Carpet samples or remnants can also be used for
this purpose. Vinyl is not designed to withstand
damage from heavy objects and may tear or
wrinkle. Tears in vinyl floors are not warranted, and
must be noted prior to occupancy.
Sharp edges of furniture legs can also permanently
damage vinyl with extended use. Consider using
plastic caps, furniture pads or castors on furniture
legs.
Tears, cuts and indentations can also occur from
high heels, rocks embedded in shoes, dropped
objects, unprotected chair or table legs, or
children’s toys. Deep burns and cuts should be
repaired by a qualified flooring installer.
Maintenance Tip: Thin “stiletto” heels can
seriously damage all types of flooring. A
woman wearing 1/4” high heels exerts in excess
of 2,000 lbs of pressure per square inch. These
shoes can dent vinyl floors, hardwood floors,
chip ceramic tile, and puncture carpet.
Vinyl flooring may discolor with some rubberbacked floor rugs and with sun exposure over
time. Avoid using rugs that have rubber to latex
backing. To protect your floor from sunlight during
peak hours, full-length window coverings are
recommended for large windows and sliding glass
doors.
When cleaning your vinyl floor, remove loose dirt
daily with a broom, dust mop or vacuum. Wipe
spills immediately; use a damp sponge, cloth
or mop to clean dried spots. When a thorough
cleaning is required, use diluted detergent or a
51
cleaner recommended by the manufacturer. Scrub
to loosen dirt, wipe up cleaning solution, rinse and
dry thoroughly. Never let water stand on vinyl
floors.
> Carpet
The carpeting in your home was laid by a
professional installer as prescribed by the
manufacturer. While wear is inevitable, there are
some steps you can take to care for your carpet so
you can enjoy it for years to come. Proper care is
quick, easy and inexpensive.
• Prevent soil accumulation
Clean outdoor mats at doorways to keep dirt from
being tracked indoors.
Relocate furniture periodically to allow for even
distribution of wear.
Use mats and runners in heavy traffic areas to
reduce wear.
Rotate non wall-to-wall carpet occasionally to
reduce wear.
• Vacuum frequently
Soil and dust left in carpets are gritty, sharpedged particles that erode the pile as effectively
as sandpaper. You cannot vacuum too frequently.
• Clean up spills promptly
Check with the carpet manufacturer to get
the proper stain cleaning instructions. A well
intentioned but improper attempt at stain
removal may permanently damage the carpet
fibers.
Maintenance Tip: Vacuuming will remove
loose fibers from carpet yarns. You may
see a high volume of loose fibers after moving in.
This is normal with new carpet and should lessen
with time depending on how often you vacuum.
Seams in the carpets are unavoidable, as carpet
is manufactured in roll widths which are normally
less than the width of a room. As time goes by,
carpet fibers relax and seams, which may be more
noticeable when new, become less noticeable with
time.
> Filtration Soil
Filtration soil is a natural occurrence in carpet
along the edge of walls, under doorways, around
baseboards and heating vents, and along the edges
of stairs. This is because the carpet acts as a filter
for dust that is circulating due to open windows,
natural convection currents and anything that
can create a movement of air within the home.
Quadrant Homes caulks the edge of all walls to help
prevent soil filtration.
This condition may appear over a period of only
a few weeks, or it may take months or even years
before it is noticeable. The severity of the problem
is directly proportional to the volume of airflow and
the relative dirtiness of the air.
Carpet filtration soil is much more noticeable on
lighter carpets. Regular cleaning and replacing
filters in your furnace, air cleaner and/or air
conditioner is a good preventative measure.
However, some carpet filtration may not be
completely prevented.
> Carpet First Aid
• Burns: Cut charred tips by cutting with curved
fingernail scissors. A deeply burned spot may
need major replacement; see your carpet dealer.
• Dents: Caused by furniture or heavy objects.
Move furniture occasionally. Brush the dented
area or use a grooming tool to loosen and stand
up mashed tufts.
• Fuzzing: Pile of loose fibers bound at one end.
Mostly due to fiber breakage, surface wear
and the cutting of filaments by embedded grit.
Vacuum frequently to get rid of grit. Carefully
clip protruding fibers.
• Pile Crushing: Pile becomes crushed or
compacted with use. Vacuum with “beater
bar” or use a carpet rake to restore and lift the
crushed pile.
• Pilling: Small balls of tangled fiber lint. “Pills”
can be clipped with scissors.
• Shading: Carpet appears variously dark and light.
This is characteristic of dense, cut pile carpets
and occurs when light reflects differently from
the tips and sides of tufts; can be minimized
by making final vacuum strokes in the same
direction.
• Shedding: Loose fibers are normal in new cut pile
carpets, and the amount is insignificant. Vacuum
regularly to remove loose fibers.
• Snags: Tufts that are pulled out of the carpet.
Clip off with scissors; never pull them. If a long
“run” occurs, see your carpet dealer to retuft or
glue back in place.
• Sprouts: Yarn tufts that stick up higher than the
carpet. Clip off excess length with scissors or
fingernail clipper. Do not use a knife.
52
•
•
•
•
•
•
Safety Tip: Chemicals and carpets are a bad
combination. Here are some culprits:
Acne medicines
Acne bleaches
DMSO muscular-ache medication
Household cleaners
Insecticides and pesticides
Plant food
Once a chemical stain is visible on your carpet,
the damage is done and the carpet will likely need
restoration or replacement. If you know that one
of these chemicals has come in contact with your
carpet, utilize a professional carpet cleaner as soon
as possible.
> Hardwood
Hardwood flooring is an investment that, with
proper care, will last for years to come. Familiarize
yourself with the hardwood flooring manufacturer’s
care and maintenance recommendations. Often
manufacturers advertise specific products to clean
and care for hardwood or manufactured flooring.
> Hardwood Maintenance Tips
• Wipe up spills immediately. Standing water is the
enemy of hardwood; NEVER wet mop hardwood.
Always thoroughly dry if using a damp cloth to
clean.
• Clean dirt and grit frequently. Small particles can
act like sandpaper and can damage the finish on
your hardwood floor.
• Control environmental conditions: Ideal interior
temperature is 68-72 degrees and 40-60 percent
humidity.
• Vacuum with a brush attachment; don’t vacuum
with a beater bar.
• Lift furniture to move; do not drag across the
floor.
• Be aware that high heels can dent a hardwood
floor.
• Don’t use throw rugs with rubber or vinyl backing
without checking to determine if they will affect
your floor’s finish.
• Direct sun can discolor your hardwood floor. Use
curtains or blinds to protect flooring from the
sun’s intense UV rays.
• Maintain adequate air circulation and ventilation;
excessive heat or dryness can result in gapping
and splitting, and excessive humidity can result in
cupping.
• Hardwood flooring is a natural material that
expands and contracts slightly in response to
seasonal changes. Minor gaps are to be expected.
Tile
> Ceramic & Granite Countertops
Tile countertops are durable and with reasonable
care, will give you years of good service. As a
preventative measure you may wish to apply
a grout sealer to the countertop to reduce the
chance of discoloration. This sealant product is
available at most hardware stores and should be
applied soon after you move in.
Maintenance Tip: Granite tile, unlike
ceramic, is a more porous tile and requires
sealing with an approved sealant up to two times
a year to prevent staining.
Ceramic tile grout is subject to cracking with the
slightest shrinkage of lumber, and it is inevitable
that this will occur during the first year. Check
grout and caulking every six months and touch up
as needed. Eventually the maintenance of your tile
counter will require that you remove and replace all
grout.
Tile can be damaged by sudden impacts such as a
dropped pan and by knife cuts. Avoid using rough
and jagged utensils on countertops or exposure to
high heat by placing a pot from a stove burner on
the tile surface. If you have a high gloss finish, be
aware the surface is more susceptible to scratching.
Deep colors and brightly glazed tiles also scratch
more easily than lightly colored and matte tiles.
> Tub & Shower Tile
Tub and shower tile may also develop separations
where vertical and horizontal surfaces meet at
90-degree angles, and where tile meets plastic,
fiberglass or other material. This separation is
natural and is caused by expansion and contraction
of various materials.
It is extremely important that you re-caulk these
areas when separation occurs to prevent water
damage to surrounding areas, walls and cabinets.
Seal any separation or gap that could let water
travel and cause possible damage. Caulking that
contains silicone works best where water is present.
53
Maintenance Tip: Caulk naturally shrinks
with time and requires replacement. All
caulking is considered homeowner maintenance.
Cleaning
Green Living Tip: Learn about alternatives
to toxic cleaners. Consider child and pet
friendly alternatives or “all-purpose” cleaners
that can be used to clean walls, floors, counters
and tile.
> Bathroom
Avoid using abrasive cleaners that dull or stain the
finish if used improperly or excessively. The safest
cleansers are non-abrasive powders, such as baking
soda.
Use ordinary dishwashing detergent to keep shower
door glass clean. If hard water mineral deposits are
a problem, use a commercial glass cleaner.
> Kitchen
Use a non-abrasive cleanser or a commercial
stainless steel cleanser when needed; these
generally resist staining and need only occasional
scrubbing.
Rust stains should be removed with a commercial
powder rust remover.
Wet, metal utensils can cause rust stains if left in
the sink. Wet steel wool pads can also leave rust
stains; they should be stored appropriately.
Dishwashers are great time savers, but dishwasher
detergent is hard on the environment. Consider
products that are chlorine- and phosphate-free.
Most oven cleaners contain lye and can burn your
skin and eyes. They also leave a foul smell in the
air. To keep oven cleaning to a minimum, place
aluminum foil or a metal tray underneath whatever
it is you are cooking, and wipe up spills as soon as
the oven is cool.
> Laundry
Household chlorine bleach or detergents with
phosphates can irritate the lungs and eyes. Nonchlorine bleach won’t have the same disinfectant
properties, but they are safer for you and your
family. So are phosphate-free detergents.
Some spot removers also contain toxic chemicals
and should be avoided. Before resorting to these
stain removers, try using dishwashing liquid, water
or rubbing alcohol on the spot.
Safety Tip: Never mix two household
cleaners together; it can be hazardous!
When certain products with chlorine bleach are
mixed with ammonia or acid cleaners they can
emit hazardous gases that cause lung damage.
Water Conservation
Water conservation saves both water and energy,
as energy is needed to heat water and run
appliances. Small steps can go a long way. The
following tips are offered to aid your conservation
efforts:
• Turn off the water while brushing your teeth.
• Flush only toilet appropriate materials. (1.6
gallons per flush)
• Bath or shower? A partially full bathtub uses less
water than a long shower, but a short shower uses
less water than a full tub. (5-10 gallons per minute
for shower)
• Load your dishwasher to capacity before turning
it on. (15-25 gallons per load)
• Load your washing machine to capacity before
running. (40+ gallons per load)
• Repair all leaks promptly to prevent valuable
water loss. A slow drip can use 15-20 gallons a
day, and a 1/16-inch faucet leak wastes over 100
gallons in 24 hours.
Green Living Tip: The easiest way to check
for a leak is to check your water meter
reading, and then check it again an hour later.
Do not use any water during this period. If the
meter reading changes, you have a leak. If you
have a leak, find your main water shut-off valve
and turn it off. Again, read the meter, wait an
hour and check it again. If the meter reading
has changed, the leak is in the line leading to
your house. If the reading is the same, the leak
is within the home.
54
INTERIOR PERIODIC MAINTENANCE CHECKLIST
First 30 Days
 Seal tile & grout
Every 90 Days
 Change the furnace filter
Every 6 Months
 Test smoke detectors & replace batteries
 Check caulking & reapply if necessary
Every 12 Months
 Touch-up tile grout
 Check crawl space drainage & plumbing
 Inspect window & door seals (before windy & rainy seasons)
 Clean window weep holes (before windy & rainy seasons)
 Clean fan blower fireplace debris
Periodically or
as needed
 Change light bulbs as needed
 Flush water heater
55
Notes
56
Index
Appliances • 43
Dishwasher • 43
Garbage Disposal • 44
Stove, Oven & Range Hoods • 43
Washer & Dryer • 44
Whole House Fan • 44
Building Process • 6
Starting a House • 6
Working Days and Non-Working Days • 6
Cleaning • 53
Bathroom • 53
Kitchen • 53
Laundry • 53
Codes and Permits • 11
Building Code • 11
Building Permit • 11
Quadrant Homes Quality • 11
Community Sales Manager • 1
Construction Process • 7
Acceptance Review • 8
Final Orientation Meeting • 8
Frame Walk Orientation • 8
Homesite Orientation • 8
Safety • 7
Customer Satisfaction • 19
Referral Program • 19
Surveys & Feedback • 19
Doors • 40
Bi-Fold Doors • 42
Door Stops • 42
Exterior Door Hardware • 41
Exterior Front Door • 40
Garage Doors • 41
Interior Doors • 42
Locks • 41
Sliding Glass Doors • 41
Electrical • 47
Circuit Breakers • 47
Electrical Safety Tips • 48
GFCI – Ground Fault Circuit Interrupter • 48
Lights, Fixtures & Bulbs • 48
Outlets • 48
Power Failures • 48
Smoke Detectors • 49
Exterior Materials • 34
Concrete • 35
Fencing • 35
Framing • 35
Gutters & Storm Drainage • 34
Masonry • 35
Plumbing - Exterior Faucets • 36
Roof • 34
Vinyl Siding • 34
Exterior Seasonal Maintenance Checklist • 37
Exterior Surfaces • 33
Mildew • 33
Painted Surfaces • 33
Stained Surfaces • 33
Exterior Water Conservation • 36
Financing and Closing Process • 3
Keeping Your Lender Informed • 4
Lender Affiliation • 4
Loan Application • 3
Locking an Interest Rate • 4
Occupying Your New Home • 4
Preparing to Close • 4
Prequalification and Loan Approval • 4
Flooring • 50
Carpet • 51
Carpet First Aid • 51
Filtration Soil • 51
Hardwood • 52
Hardwood Maintenance Tips • 52
Vinyl Flooring • 50
57
Foundation and Crawl Space • 12
Framing • 12
Building Wrap • 13
Floor Trusses • 13
I-Joists • 12
Roof Trusses • 13
Wall Framing • 12
Heating • 49
Care & Problem Solving • 49
Electronic Air Cleaner & HEPA Filter • 49
Fireplace • 49
Water Heater • 50
Homeowners Associations • 21
Common Areas • 22
FAQ • 21
Homeowner Participation • 22
Legal Basis of HOAs • 22
Property Manager • 23
Restricted Uses • 22
Role of the Declarant • 22
Transition to Owner Control • 22
Homesite • 11
Interior Periodic Maintenance Checklist • 54
Interior Walls • 39
Drywall • 39
Drywall Crack • 40
Millwork • 40
Nail Pops • 39
Paint • 40
Interior Water Conservation • 53
Landscaping • 29
Drainage & Grading • 31
Fertilizing Lawns • 30
Fertilizing Schedule • 30
Fertilizing Trees & Shrubs • 29
Mowing Tips • 31
Overseeding and Aerating • 30
Pest & Weed Control • 31
Retaining Walls • 32
Trees & Shrubs • 29
Watering New Sod • 29
Moving Preparations • 15
Change of Address Notifications • 15
Moving to a Brand New Area? • 15
Utilities • 15
Design Studio • 4
Electrical Appointments • 5
Final Change Orders • 5
Finalizing Your Selections • 5
Non-English Speaking Homebuyers • 5
Out of State Homebuyers • 5
Q & A Appointments • 5
Your First Visit • 5
Plumbing • 45
Clogged Drains • 45
Crawl Space • 47
Faucets • 45
Fixtures & Finishes • 46
Frozen Plumbing Prevention • 47
Supply Lines & Water Pressure • 46
Toilets • 46
Septic System • 36
Tile • 52
Ceramic & Granite Countertops • 52
Tub & Shower Tile • 52
Warranty • 25
Contact Homeowner Service • 26
Emergency Contact • 26
Emergency Service • 26
Homeowner Maintenance • 27
Manufacturer Warranty • 25
Windows • 42
Blinds • 43
Condensation • 43
Window Screens • 42
Winterization • 32
Cold Weather Care • 32
Frozen Plumbing Protection • 32
58
QUADRANTHOMES.COM
© 2001-2014 The Quadrant Corporation. All Rights Reserved. “Quadrant Homes” is a registered service mark of The Quadrant Corporation.
3/2014

homeowner`s manual

Transcription

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