Buying A House - Maintenance?

[SteadyDoinIt]

My wife and I are in the stretch run on a house purchase - closing is tentatively set for July 26th.

Being first-time home buyers, we want to ensure our ongoing maintenance costs are accounted for and understood before moving. The house is super efficient and only two years old, so we don't anticipate any large costs anytime in the near future. That said, we are still going to put ~$400/month for the first 12 months into our general savings to account for unforeseen issues - a/c going out, roof blowing away, dishwasher breaking, etc. We currently have ~6 months of expenses between our checking/savings/brokerage accounts, so an additional $4.8k will only serve to buffer that.

Beyond the above "rainy day" fund, we are curious what ongoing maintenance expenses we should expect.

1) regular a/c and heater servicing (2x/year)
2) pest control (quarterly? we live in Texas)
3) a/c filter replacement (quarterly)

It's a question from obvious home-ownership novices, but what else are we missing?

Thank you for the feedback!

[mak1277]

1) regular a/c and heater servicing (2x/year)

I've lived in my house for a decade and I've never had "regular" HVAC servicing done. 

Are you getting a home warranty with the purchase?  I've always gotten one at the seller's expense for the first year of ownership. 

[neo von retorch]

Do you have...

 - trees
 - grass
 - paved driveway
 - brick / concrete walkway
 - water pipes, equipment
 - shingles
 - wooden window/door frames (facing weather)
 - any outdoor structures, wooden deck
 - any heat system (not sure what Texas is like ;)!)

Given your "new" house... roof should last 20-50 years before needing new shingles. If there are touch points, i.e. vents/pipes that come out in the roof, you should re-apply whatever "tar-like" substance professionals recommend to keep it waterproof.

HVAC should last 10-20. Really just every few years, you need to clean out the little condensor overflow tube.

[ematicic]

Septic system or on City sewage?

[Dee18]

Some things I learned when I bought a newish house in a southern state many years ago:
1. Inspect your house twice a year.  Go in the attic during the day and see if there are any “leaks” where sunlight is coming in.  If so, a small animal or water could also get in there so seal it up (except of course for intended air vents, which I would screen to keep out critters). In my house the roofers had completely forgotten to seal around vent pipes, a few inexpensive rubber gaskets  quickly took care of that problem. If you have a basement, inspect it for “leaks” also, as well as for moisture, mold, and any insect infestations. Catching problems when they start means you have small problems to deal with.
2.  If you have a wooden deck it needs maintenance: cleaning and resealing.  How often depends on the weather and the quality of the sealant. If you don’t, it will need replacement sooner.
3. I paid for a termite bond, but otherwise did my own pest control.  It’s cheap and easy and you can know what you are using.  Where I live pest control companies spray way more pesticides than needed because that’s how they make money.
4. Make sure water from your roof runs away from your house, whether through gutters or landscaping.  Avoid having plants grow up against the house.
5. Keeping grass taller helps it choke out any weeds.
6. I also did not have a service contract for hvac. I did clean out the outdoor air conditioning unit every spring, washing out dirt, leaves, etc.  I changed my hvac filter every month.
7. My seller also included the home warranty the first year and it saved me a lot of money when there turned out to be a plumbing repair.

Enjoy your new home!

[SteadyDoinIt]

1) regular a/c and heater servicing (2x/year)

I've lived in my house for a decade and I've never had "regular" HVAC servicing done. 

Are you getting a home warranty with the purchase?  I've always gotten one at the seller's expense for the first year of ownership.

Yes, we have a $575 provision for home warranty from the seller.

As far as the HVAC servicing, where do you live? It's already nearly touching 100 in Houston and will be that way with high humidity until October at the earliest. It may be overkill, but I know that most of our family and friends have their systems serviced at least yearly.

[SteadyDoinIt]

Do you have...

 - trees yes
 - grass yes
 - paved driveway yes
 - brick / concrete walkway yes
 - water pipes, equipment yes
 - shingles yes
 - wooden window/door frames (facing weather) yes
 - any outdoor structures, wooden deck no
 - any heat system (not sure what Texas is like ;)!) yes

Given your "new" house... roof should last 20-50 years before needing new shingles. If there are touch points, i.e. vents/pipes that come out in the roof, you should re-apply whatever "tar-like" substance professionals recommend to keep it waterproof. 10-4

HVAC should last 10-20. Really just every few years, you need to clean out the little condensor overflow tube. 10-4

Thank you!

[SteadyDoinIt]

Some things I learned when I bought a newish house in a southern state many years ago:
1. Inspect your house twice a year.  Go in the attic during the day and see if there are any “leaks” where sunlight is coming in.  If so, a small animal or water could also get in there so seal it up (except of course for intended air vents, which I would screen to keep out critters). In my house the roofers had completely forgotten to seal around vent pipes, a few inexpensive rubber gaskets  quickly took care of that problem. If you have a basement, inspect it for “leaks” also, as well as for moisture, mold, and any insect infestations. Catching problems when they start means you have small problems to deal with.
2.  If you have a wooden deck it needs maintenance: cleaning and resealing.  How often depends on the weather and the quality of the sealant. If you don’t, it will need replacement sooner.
3. I paid for a termite bond, but otherwise did my own pest control.  It’s cheap and easy and you can know what you are using.  Where I live pest control companies spray way more pesticides than needed because that’s how they make money.
4. Make sure water from your roof runs away from your house, whether through gutters or landscaping.  Avoid having plants grow up against the house.
5. Keeping grass taller helps it choke out any weeds.
6. I also did not have a service contract for hvac. I did clean out the outdoor air conditioning unit every spring, washing out dirt, leaves, etc.  I changed my hvac filter every month.
7. My seller also included the home warranty the first year and it saved me a lot of money when there turned out to be a plumbing repair.

Enjoy your new home!

Thank you! Great info.

[jlcnuke]

Print this out and follow it:

https://www.artofmanliness.com/articles/keep-your-house-in-tip-top-shape-an-incredibly-handy-home-maintenance-checklist/

[Sibley]

Gutters - need to be kept clear. Frequency depends on circumstances.

Make sure to change air filters in your HVAC system regularly. I've had multiple furnace pros tell me to get the cheap paper ones and change monthly. The more efficient ones that pull out all the allergens, etc can increase the air pressure or something like that, but it'll shorten lifespan.

Generally get to know your house. What's normal for my house isn't going to be normal for yours. You want a basic understanding of where things are (don't be the person on FB last night with a plumbing emergency and didn't know where the shut off was). What systems do you have? At a basic level, what do they do/how do they work? What are symptoms of a problem? If something breaks, you'll have a better chance of keeping things under control.

There's usually some basic things that if you do them are wonderful preventative maintenance. Learn those things. Often, related to keeping things clean.

What's considered common issues in your area? If everyone else gets raccoons in the attic, then you better know that and periodically inspect.

Consider what the elements are placing stress on. Observe the wind, water, and sun patterns around and on your house. If your front door is in direct sun for 8+ hours a day, its taking a beating. It will require maintenance sooner than if it were in shade. Plan for it.

[mak1277]

1) regular a/c and heater servicing (2x/year)

I've lived in my house for a decade and I've never had "regular" HVAC servicing done. 

Are you getting a home warranty with the purchase?  I've always gotten one at the seller's expense for the first year of ownership.

Yes, we have a $575 provision for home warranty from the seller.

As far as the HVAC servicing, where do you live? It's already nearly touching 100 in Houston and will be that way with high humidity until October at the earliest. It may be overkill, but I know that most of our family and friends have their systems serviced at least yearly.

I live in the DC area and I run my AC any time the temps are over about 75 degrees (so my AC is on from March - October here usually).  Never had it serviced and it's never broken down in a decade.

[DreamFIRE]

See this existing thread:

https://forum.mrmoneymustache.com/welcome-to-the-forum/budgeting-home-maintenance-costs/

[steggy81]

I'm in Houston, TX.  I'd say HVAC is every 10 years, roof every 20.  Just replaced our roof and a/c unit last year.  Fun times! ;)  We planned for it but still sucked to write checks for $8,000 and $15,000 in one month.  Yes, the a/c went out the same month we had our roof replaced.  When the temps were approaching 100 recently our a/c was already buckling.  I'd say service it once a year at least in May.

I have a quarterly pest control service.  Yes, we can do it ourselves, we have done it ourselves, but husband is in school full time again and he is non-existent.  Two small children around and have to be quite choosy as to what we do ourselves.  It's $86 a quarter.  The other huge expense is water in the summer to keep the grass from going up in flames.

If your water heater needs to be replaced and if it's in the attic, that can be quite expensive as well. 

Good luck!

[AlanStache]

I think I averaged 100$/month at Lowes for the first year all on 'random small things'; it has since slowed down.  Before you buy if you can get someone who has owned for a long time and done home maintenance to look at the house.  Home Inspectors are there to check a box for the bank not find problems for you. 

Home warranties are fine the first year when the seller pays for it but I think they are junk there after.  Trouble is the contractor doing the work knows they will get paid no matter what, so you have no power to tell them to take a hike and hire someone else.

Definitely look all over the home, if something does not look right make note of it.  Take pictures so you can tell if something is getting worse or not. 

[TheWifeHalf]

Septic system or on City sewage?

I didn't see where this was answered, but
if you're using a septic system, ours, and I think it's typical, every 6 months we have to go out to what TheHusbandHalf called 'the switch' so the other half of the leach field is being used. This switch is on the top of the septic tank, near an edge, that I covered with a decorative concrete disc. I've never done it, never even looked in there, but he said if I did, it's obvious what to do.

[MilesTeg]

That new a home should require very little ongoing maintenance for at least 10 years.

1.) furnace and a/c inspection every 2-3 years ($100)
2.) Furnace filter (do NOT buy fancy/small micron filters, they just make your furnace run longer and harder! Just get "standard") $100/yr
3.) sprinkler blow outs (if needed in your area?) $50/yr
4.) Yard maintenance/gutters/etc. (it's a LOT cheaper to keep up a landscape than to 'overhaul' one).

However you'll want to save up a fund for major replacement items, there's a thread linked that gives a good rundown. Though I would say the numbers in that OP are way, way over inflated. Checkout prices on current replacement items and amortize over their warranty period for a good estimate.

Also, things like 'roof blows off' are things that should be covered by your insurance, not out of pocket. Yes, you need insurance. I would also suggest extended insurance coverage. Most insurance policies only cover labor and materials estimates for rebuilding the structure, which is not always in line with real market costs because home insurance doesn't consider materials upgrades. A few more bucks a year is, IMO, worth it to make sure you are fully covered in the event of a total loss.

Most importantly, do NOT purchase the house without a 3rd party inspection. Even a 2 year old home can have major problems that you won't necessarily notice yourself especially with the 'shiny new look' of a newer house. Foundation flaws, out of code construction/additions/landscaping, pest infestations (insects, mice, etc.), faulty plumbing, radon, etc. Your $575 warranty is not a substitute.

[cheddarpie]

Before I bought my (1902) house six years ago, someone told me that 1% of its value is a good rule of thumb for annual maintenance expenses. Of course some years end up being more expensive than others, but in general this "rule" has held mostly true -- I've had a variety of repairs/maintenance to do (rotten deck/porch repairs, replaced washing machine, replaced broken window, furnace repair, re-wiring some electrical work, etc.) in some years and have done some voluntary improvements in others. 

[Clamdigger]

I bought my house new in 1996 and here is my list of major fixes and expenses:

• Year 1.  Had several window panes replaced due to broken seals.  No cost due to warranty.
• Year 10.  Hail damaged roof and had insurance company pay for reshingling. $6000.
• Year 12.  Replaced hot water heater. $800.
• Year 15.  Lightning strike near the house damaged about $4000 in electronics.
• Year 20.  Replaced furnance and AC. $8400.

I need to replace the carpeting, appliances, rear deck, and a few windows.  I also would like to remodel the kitchen and master bathroom.  Probably would cost $25,000 total.

[DreamFIRE]

Learn to DIY.   I've spent less on upkeep and repairs than it appears most other people are spending.  I've own homes over 3 decades.

[Fishindude]

Things you will have to deal with:
Lawn mowing and care.
Maintenance, trimming and upkeep of landscaping
If asphalt, driveway seal every couple years, can go about 5 years on initial install before sealing.
If on a septic, might have to pump tank every 5-8 years, more so if large family.
General cleaning of exterior siding, patio's, decks, etc. at least annually.
Upkeep & restaining of wood deck every 2-3 years, if applicable.
Exterior painting every five years, if applicable.
Shingle roofs last 15-20 years.
Water heaters avg. about 10 year lifespan.
Clean the AC coil a couple times annually.
Annual furnace / AC inspect and service.
Annual gutter cleaning, if applicable.
Clean dirt out of garage floor drains a couple times annually, if you have them.
Things that open and close a lot like doors & windows will have upkeep & maintenance issues.

Good luck !
I like the idea noted below ... plan on putting away 1% of your homes value annually for such expenses.

[HipGnosis]

A major factor is whether you can and will do minor maintenance and repairs.  Fixing a small leak before it becomes a big problem saves a whole lotta money.  But you have to have knowledge, ability, tools and some supplies.
Cleaning and sealing a deck has already been mentioned.
If it's your first home, you will need to buy all the lawn and landscaping tools and supplies.

That new a home should require very little ongoing maintenance for at least 10 years.

Many would beg to differ.  My brother bought a 'new' house, thinking it'd be 'good' for a few years.  He bought it while it was being built.  He had multiple meetings with the builder/contractor specifying his desires for the floor plan, cosmetics and structural preferences.
He spent all kinds of $ after he moved in correcting things that weren't done to his satisfaction and upgrading cheap, contractor quality fixtures, etc.   

[MilesTeg]

A major factor is whether you can and will do minor maintenance and repairs.  Fixing a small leak before it becomes a big problem saves a whole lotta money.  But you have to have knowledge, ability, tools and some supplies.
Cleaning and sealing a deck has already been mentioned.
If it's your first home, you will need to buy all the lawn and landscaping tools and supplies.

That new a home should require very little ongoing maintenance for at least 10 years.

Many would beg to differ.  My brother bought a 'new' house, thinking it'd be 'good' for a few years.  He bought it while it was being built.  He had multiple meetings with the builder/contractor specifying his desires for the floor plan, cosmetics and structural preferences.
He spent all kinds of $ after he moved in correcting things that weren't done to his satisfaction and upgrading cheap, contractor quality fixtures, etc.

Those things aren't maintenance... The OP specifically asked about maintenance, not upgrades/improvements.

[Rcc]

Agreed with the general flow of replies.

To contribute to the discussion:

Once you've determined all the maintenance you will DIY (its probably more than you think), place the doing of said items into a shared calendar on a schedule so you dont need to try to "recall them all". Slightly better than a checklist, as said calendar will remind you to (my quick examples)

1. When I need to augur out my dryer vent
2. When I need to change air filters
3. When I need to service my tankless water heater...

And so on. Customize to your new place the first time you do "something" so your list matches what works for your place.

[Arbitrage]

There's more we could - and probably should - be doing, but here are a few of our costs in ~5 years of home ownership.

Random purchases from Home Depot/Lowes that were extremely common over the first year (as referenced by another owner above)
$1500

Other yard care purchases - lawnmower, etc.
$500

Garage door: Spring broke.  Bottom seal failed, no easy replacement (but figured something out).  Opener failed.  Another spring failure.  Rail failed due to faulty installation of new opener. 
~$1000

Sliding door and old windows replaced - most windows and one sliding door were newer, but a few were not and were getting worse and worse. 
$4500

Plumbing drain line leak, resultant pest problem
$1700

Second plumbing drain line section replacement after persistent clog, tree root damage
$1200

Pest problems - traps, poison, exterminator (mostly DIY, but relied on exterminator once):
$500

Attic insulation DIY
$600

Air conditioning service (only once, not so critical where I live as in Houston)
$125

Air/water filters
$100

Cabinet repair when one fell off the wall and almost landed on me (!)
$75

Ceiling fan installation
$250

Thermostat failure and replacement
$75

Gardener (DIY for first four years, gave up last year):
$220 one-time cleanout and subsequent $100/mo.

It goes on, but you get the idea.  Many DIY repairs, but certainly not all.  This list doesn't include some big-ticket maintenance items that are coming at some point - repaint interior/fill cracks, repaint exterior, roof, replacement of HVAC, tenting for termites, water heater or other major appliance replacement.  It also doesn't include what amounts to an enormous drain on finances that all of my homeowner friends participate in and do their best to encourage us to join in on - upgrades and remodels (Tens to $100K+). 

A decent guideline is to budget 2% x the value of the structure of your house annually (different than your house price, which includes land).  You'd have to budget extra if you're doing bigger upgrades and/or have a large yard to care for.  Naturally, the more you DIY, the lower you can probably get your cost, but it's a lot of work. 

[SteadyDoinIt]

Thanks for all the replies, guys.

To answer a few questions and give some comments:

1) @ematicic we are on city sewage. Nips that in the bud.
2) @jlcnuke hell of an article. Got that bookmarked - I'll input several of those suggestions into my calendar.
3) Thank you for the thread reference @DreamFIRE
4) I think we'll take your theme on a/c servicing and pest control @steggy81 Watering will be kept to a minimum so as to not piss off the neighbors but still keep a decent yard (and foundation).
5) We'll stay away from the fancy air filters per multiple responses.
7) We have had an inspection, and the house comes back mostly in great shape. We have worked to and nearly through the credits portion of negotiation to this point. I'm just concerned with not missing any ongoing maintenance.
8) I like the 1% plan @cheddarpie - at $400/month budgeted right now, we fall into the 1.5% range.
9) @Rcc My wife and I use a fantastic (free) app called Cozi where we can input our calendars, grocery lists, ongoing meetings, etc etc and are both able to access via smart phone. My goal for this thread was to populate our calendar to create the reminders for us. We're on the same page!

[DreamFIRE]

I've had $100/mo budget for maintenance since I bought my previous house in 1992.  Since I was always under that budget, I've kept it for my current house, which is a lot larger (2600 sq. ft. with 2 car attached garage).  But after 16 years in this house, I'm averaging close to $50/mo. in actual maintenance.  I'm on the original HVAC system, although I replaced the heat exchanger myself once, and I haven't had to re-shingle the roof, so I haven't had any excessively expensive things done.

Now, I have spent thousands more on remodeling, adding insulation, and upgrading some things, but those were completely by choice, so I consider that discretionary spending, not a maintenance expense.  Example, I upgraded to a newer more modern looking insulated garage door while the old one was working fine.  I upgraded TVs twice, not because of a failure, but because I wanted a better TV.

Despite having only spent $50/mo over an extended period of time, I've left the $100/mo in the budget because it's only a matter of time before I get hit with a big expense like a roof, which is probably about 20 years old at this point.

[ematicic]

Garage door: Spring broke.  Bottom seal failed, no easy replacement (but figured something out).  Opener failed.  Another spring failure.  Rail failed due to faulty installation of new opener. 
~$1000
 

Nice, forgot about that! We had a brace break on ours and it caused the entire door to buckle so we had to replace the entire door. We did upgrade at that point to an insulated door and it is was a very good choice. We have a pressure washer and if it gets too cold in winter the manifold can freeze to the point of cracking if it is not properly drained. The insulated door, 2 car garage, would maintain an inside temperature around 36 degrees even when close to 0. The non insulated door would yield temps down to 28 degrees.