Although most people expect a model specific owners manual when buying a new $15,000.00 car , I’ve never seen one for a house. Kind of embarassing, really. I’ve read a couple articles over the years, and seen them mentioned recently by Mike Maines in his “Pretty Good House” concept, but I wonder how common they are.
So while I’m recovering from hernia surgery I thought this would be a great time to invest a little energy and write one for a house we’re building for my son and his young family.
In general, or specific, terms what do you think a homeowners manual should include?
I will consider any and every suggestion. Looking for ideas. Throw them out there. Please. Or, if you have written a home specific owners manual yourself, and would be willing to share, I’d love to hear/see what you’ve done.
If you’re a homeowner, what would you like to see included in one?
Thanks for any suggestions – Jim
Replies
back in the day...
I used to collect all the manuals that come with the things that go into a house, 3-hole punch them, and put them in a 3-ring binder. I'd add photos of undrywalled walls so locations of the mechanicals could be noted.
There was a basic maintenance schedule. Basic stuff. Water system: When to change the whole-house water filter cartridge, to clean out the aerators on the faucets/showers, flush the water heater every X years.
HVAC, when to change the air conditioning filters, etc. Electrical, test the GFCIs, etc.
Some basic appliance stuff, vac the fridge and freezer condensers once a year. blah blah.
Gutters and dwnspouts, watch for black algae on the roof, etc.
Septic maintenance.
I also included all of the paint colors and sheens used in the house, and noted if they were latex or oil.
For flooring, I left behind a list of the types of floorings used, for tiled areas the colors of grouts used, as well as extra tile or extra strips of wood flooring for future patches or repairs.
I do remember we had a pretty extensive thread years ago on the "old" breaktime on this very same subject.
Tangent: Good health to you!
I'd suggest you go to Lowes, HD, Barnes & Noble, and your public library and review whatever books they have on home maintenance. You may find one that fills the bill, and if not you'll at least get some ideas.
Generally speaking you have a lot of generals and specifics to speak about. There are simple things like changing furnace filters, and complex things like replacing a defective faucet. There's knowing when to paint, when to reroof, what to do when something leaks. There's managing temperature and humidity in the winter in a cold climate, and no doubt some warm climate things (I recall discussions about spraying your yard for bugs). And there's lawn maintenance, tree maintenance, etc. (Not to mention lawn mower maintenance.)
Jim, speedy recovery!
I include all the specifics involved in my kitchen, bath and whole house remodels in a packet for the homowners.
The complete listing on all fixtures as noted on the delivery rcpts (included). This will have all the plumbing parts-name/line, model, finish.
All the flooring manufacturers, make, model, color, tile and grout color..........etc.
Trim name/number and size.
Any window or door delivery rcpts. so there's the size/finish/glass specs etc.
Paint colors/sheen.
Hardware rcpts - all.
In short-they shouldn't have to take anything with them to a supplier to figure out how to order, repair or replace. Go to the packet-anything I supplied will have backup info.
Started doing this when I'd get a call about work later at that location. I had all the info in the customer file.........but why should they call me with a specific question-I still keep all the records in the customer file-but they too now have a copy.
Too often, subs would just pitch the box and the fixture info-thinking what I don't know-now they know I want all the contents of every thing they install.
The idea of photo (on a thumb drive for instance) records of all wiring etc b/4 covering it up is a good one and I do take photo's of most all of my major remodels-if for no other reason than my pc. of mind.
A maintainance schedule would be a great addition to a spec book. Great idea.
All this takes time-for your family, no big deal. For a customer-an added touch that should warrant an added charge.
If you're like me-there's only so much room in the noggin to remember all the covered details of the hundreds or I guess thousands of things we've done.
I haven't logged in here for a very long time but what a pleasure it is to see names I know from way back on the WebX board, Jim, Mongo, Calvin. I can't remember when Dan came on board. Who's next, the bad-tempered Gabe?
Jim, I haven't much to contribute about your subject, just want to say take it easy and don't rush about getting back to work. I had hernia surgery just last year about this time. I was religious about following the surgeon's instructions because I didn't want to go through it twice. No problem since. One thing she said was, "Let pain be your guide. If it hurts, stop doing it.".
Ron
Ron
Used the square jig you sent me just the other day. Thanks again.
And how's it goin' at the school?
I'm going to dig up Gabes old email address-might be a nice reunion, if only for a short while.
I remember making that, oh, 8 years ago now. I was rushed and even as I packed it I was wishing I had made it better.
School is just a fantastic gig. It is so good i can barely believe it. I had two weeks off at Christmas - with pay. Another week next month - with pay. Three months off next summer - with pay! Six hours actual work per day and I have a really good gang of students. It has mostly been quite a lot of fun - with pay!
It's a bonus that I get to live in my mother's house. We're on a beach looking out over a very large bay to low montains. It is unspeakably beautiful. My mother is not here. Se's in a long-term care place almost next door to the school. She's 90 and it's nice to see her more often than I could if I was still in Nova Scotia. And there is nothing about the winter in Nova Scotia to miss.
There was a good-tempered Gabe too, remember? Young guy with the Jeep? Look him up instead.
I have actually looked in here once every few months. I am full of admiration for your tenacity.
Ron
tenacious.........vivacious............anyother-cious.....
Yes I do remember the wild jeep driving boy-he went to the first Fest. Too soon, he just faded into the world-here's hoping he is well and happy.
Glad I stopped here in the first place-otherwise I'd give new meaning to the term
dumb carpenter.
So, in case I venture north-what province did you move to?
Ron!
ronbudgell wrote:
There was a good-tempered Gabe too, remember? Young guy with the Jeep? Look him up instead.
I think that was Gaby. Drove his jeep into a lake? Too funny the gang that used to hang out here. Ron, good to see your name in print. Glad things are going well.
Best, Mongo
Hey Old Timer!
Good to see you again.
Gaby
I too wish I knew what happened to him. I believe his last name was Kafka. Something like that. Met him at Pete's fest - what a personable guy. His family moved from Budapest to Canada when he was just a boy, they were getting out from under the communist thumb.
I'm not active on social media, maybe someone could see if he's on facebook or something.
Mongo, Dan, Calvin - thanks for the suggestions. Exactly what I was hoping for. Keep them coming.
Hoping for more ideas folks. Anyone, anytime. I'm reading and considering every suggestion. As houses have become more complex, the systems within more sophisticated, the need for better homeowner education has also grown. I'd like to be part of the solution.
Thanks again - Jim
Get well soon!
Don't have a lot to add to what's been said about a manual, except I would probably call it a job file or something like that. One would have to think about the liability of calling it a manual. I think the term manual suggests a level of sophistication that most of us just don't have. Consumer manuals I'm sure are vetted by the lawyers before they ever go to print.
Don't mean to turn things sour, but I could see problems. I would at least have some legal advice on some sort of disclaimer if I called the file a manual
Get well soon!
Don't have a lot to add to what's been said about a manual, except I would probably call it a job file or something like that. One would have to think about the liability of calling it a manual. I think the term manual suggests a level of sophistication that most of us just don't have. Consumer manuals I'm sure are vetted by the lawyers before they ever go to print.
Don't mean to turn things sour, but I could see problems. I would at least have some legal advice on some sort of disclaimer if I called the file a manual
Sorry to hear about yur hernia, get well soon.
The attachment, 2 MB, hope it attaches, is what DW insisted on when I was out of town so she could find stuff.
The hernia repair is no big deal, Art. Like getting a flat tire repaired, but with a longer recovery time. Really.
But man, oh man, you did a good thing getting that info all together like that for her, or whoever has to diagnose, maintain, alter or repair something in your electrical, plumbing or heating systems. Excellent. That's inspiring.
I hope to do something similar for those systems, but you set the bar pretty high.
Thanks, hope you're well - Jim
Jim,
We do like Mongo and Calvin. Also draw a site map with all undergroud lines and shutoffs.
Congrats on the scrotum tuck.
KK
Don't forget -- how to unstop a toilet. (Plunger, then closet auger.)
Gaby, yep.
If I recall, he had a cute girlfriend, too.
Really though, is it that much of a mystery? He went to Petefest, met all of us, and no one has heard from him since. Seems clear enough to me.
Okay, okay, so I just want to say that I'm FAR to much of a gentleman to point out that it was YOU, who attended the first Fest with the Missus, who commented on someone ELSE'S good looking woman. While I, who attended alone (unless you include Cadioli) never cast eyeballs on, or have memory of anyone else's good looking woman.
Well. Except maybe Karin Matson. But she HAD to maintain to keep Sheryl Crow away from Scott.
you little devil
jimblodgett wrote:
Okay, okay, so I just want to say that I'm FAR to much of a gentleman to point out that it was YOU, who attended the first Fest with the Missus, who commented on someone ELSE'S good looking woman. While I, who attended alone (unless you include Cadioli) never cast eyeballs on, or have memory of anyone else's good looking woman.
Well. Except maybe Karin Matson. But she HAD to maintain to keep Sheryl Crow away from Scott.
Joyce will be exceptionally happy to read the above...............
ROTFLMAO!
Jim,
Yes I sent the saw set. That was a while ago. By now, all your saws should have been turned into needle slides. did you ever hear that? If a crosscut saw is sharpened really well you should be able to slide a needle down the teeth without it falling off.
I've been teaching carpentry in a community college in Goose Bay Labrador since last fall. I'm living in North West River, a village about 40 km away, a village where I have a lot of family, but I've never lived here myself.
Adrian and I are in touch sporadically. He was teaching cabinetmaking in Cape Breton for more than ten years, but they shut down that program last year. He's working with the carpenters now. He was a very big help to me when I started work as my school neglected to give me anything other than a textbook to teach from. I had to gather teaching material from all kinds of sources and put it together to meet the requirements of the curriculum. Wasn't easy and I'm still doing it. Adrian helped a lot with material and advice.
Jim, i would really like to know where VaTom hangs out. I'm thinking about an earth-sheltered house now, but there is so much I don't know about them - and he knows it all. Mine might not be a PAHS house, but the location is exposed to every wind that blows and I want cozy. That's my minimum requirement.
This is starting to feel like a place i want to be again.
Ron
Homeowners Manual
I've given abreviated versions of this manual to clients, and have been meaning to do a complete version for my own house (but of course there's always something more important, although my wife is afraid I'll croak and she won't be able to take care of anything.)
In a 3 ring binder:
1. All the owner's manuals and warantee information that comes with everything you supply. This should be classified into categories. If this stuff won't fit in the binder use sleves or manilla envelopes clearly labled. One section for each thing. Don't just throw a bunch of stuff in an envelope.
2. Remember to include everything on the lot not just in the house.
3. 11 x 17 is a great format because the sheets fit a binder as a foldout.
4. Complete as builts. This is easier if you have access to electronic versions of the plans. Don't try to put everything on one sheet.
5. An as built electrical plan for line voltage. It should show every outlet, switch and light with a circuit number that corresponds to a breaker. The locations of all breakers an panels. The locations of all ground connections.
6. An as built electrical plan for low voltage. Show phone, TV, cable, 'stat, & computer outlets and connections to the house.
7. An as built mechanical plan. Show ducts and outlets HVAC equipment and 'stats.
8. An as built plumbing supply plan. Show all valves for water, sprinkler and other connections and access areas.
9. An as built plumbing waste plan. Show locations of clean outs, vents and access areas.
10. An as built plan for fire sprinklers, if installed.
11. A plan for pool equipment, if there is one.
12. If you can, reference photos of anything that is hidden. E.g. locations of underground pipes, conduits, etc.
13. Locations and instructions for anything out of the ordinary.
14. Any permitted plans and construction documents.
15. A table of contents.
16. A plan of all gutters, downspouts, and storm drains.
17. Anything else you can think of. Don't clutter up the book with generic fix it information. It should be specific to the house.
Yep,
Still checking in every now and then but mostly at the splinter sites which are more active. Still taking the jobs every body else walks away from. Glad to see you're still B,F&S.
KK
A good friend bought a house that came with a "baby book" as she refers to it. It contains all the things mentioned: appliance manuals, maintenance info, furnace data, etc. It also has copies of the construction drawings. There aren't any photos nor any information about underground utilities. I'd like to see photos of walls prior to drywall and have exterior pipes, elec. lines located for me on the drawings. Photos of them would also be helpful.
Her home is a custom, one-off by an architect and very good builder. It was about five years old when she purchased. Its nice that the previous owners passed the book onto her.
I'd include everything in such a book that I'd want to see if I was going to remodel it in the future.
Home manual
For the maintenance suggestions/requirements part of your manual, you might try the NAHB web site. They sell a really good, detailed template that I used as the basis for my own home manual.
Rich
Mike, Sapwood, Telerich - thanks for the help. I agree that while I find myself writing a little bit generically about well pressure tank systems and dosed septic systems and how they work, I want to stick strictly to what systems THIS house has, how to maintain it, and how to do a little light trouble shooting. But holy smokes, I can see where it's going to be a LOT of writing - couple hours/day for a few weeks I think.
Yes, with word processors and apps and whatnot, there would almost have to be templates available, right? You'd almost think they'd be as common as home design software. Probably what John Svenson said about legal liability is acurate though. Man, I hadn't even considered that aspect of it. I don't even think that way, and I have a couple lawyers in the family.
Svenny, if that's really you, thanks again for that heads up.
Let's see if I can load a photo here...found this on my hard drive...bunch of good lookin' wimmins and knuckle heads at the original Fest. I see Gaby, but not any little cutie with him Andy.
Jim
Svenny, if that's really you..............................
What a memory!
Jimbo
It was the start of something really beautiful, no?
I thank my lucky stars we got a computer and I got on it. I surely hope that we can contiue this friendship and expand it .
So, how's that grampa thing going?
oops, thread diversion.
Grampaing is the greatest, man. I love it.
It's amazing to me that I missed all this wonder when my kids were young. Too busy racing around trying to make money or feed my own ego, I guess.
Incredible to watch him grow daily, see the little progresses as he develops. He is JUST on the edge of crawling on all fours - slides around on wood floors backwards a lot, but just hasn't quite got the hang of crawling forward yet. Incredible to witness.
Plus, having him around puts everything in a different perspective. I was thinking "how the heck am I gonna miss 6 weeks of work?". Then I see him and think about what he'd say 5 years from now, how insignificant 6 weeks would be in the long run.
Really looking forward to watching him grow, seeing what he gets into along the way.
Jim
That is great-so glad they decided to locate to your area. We are missing many hours of enjoyment with our daughter and family in Nashville. Thank goodness I missed non of her growing up.
Kath must be ecstatic!
Bat and ball is just around the corner...................