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CONTENTS - Back Creek I Homeowners Association

1. COUNTERTOPS AND VANITY TOPS 29 RYLAND HOMES Tile can be damaged by dropped objects or by forcefully hitting the counter edges Cultured Marble Vanity Tops Clean cultured marble with a damp cloth and a non abrasive detergent Caulk cracks and separations of seams adjacent to walls with a silicone caulk taking care to wipe the cultured marble clean once caulking is complete Do not use clear silicone caulk as it yellows with age and stains easily See Re Caulking of Tubs and Showers in the Plumbing Fixtures Section COUNTERTOP PRECAUTIONS 1 Keep countertop dry at all times 2 Excessive heat can cause charring burning lifting or blistering Do not place hot pans coffee pot baking dishes hot iron or burning cigarettes directly on laminate countertop surfaces Use protective hot pads or trivets under countertop electrical appliances 3 Always use a cutting board since knives will gouge and mar the surface 4 Steam from an open dishwasher may cause swelling and delamination Allow time for the dishwasher to cool before opening the door To further reduce moisture damage apply a silicone spray to the underside of countertops directly over the dishwasher and two feet left and right of the dishwasher 30 COUNTERTOPS ANDVANITY TOPS SE 1 HOMEOWNER S MANUAL Countertop separating from wall Countertop chipped or damaged Dull finish on cultured marble surfaces SOLUTIONS TO COMMON COUNTERTOP PROBLEMS
2. RYLAND HOMEOWNER S MANUAL CONTENTS INTRODUCTION SERVICE POLICY SERVICE DIRECTORY HOMEOWNER MAINTENANCE CHECK LIST SERVICE AND MAINTENANCE GUIDE GL AIR CONDITIONING AND HEATING APPLIANCES ATTIC BATHROOMS CABINETS CONCRETE COUNTERTOPS AND VANITY TOPS DECK DOORS ELECTRICAL SYSTEM EXTERIOR FINISHES FIREPLACE FLOORING AND FINISHES FRAMING AND CARPENTRY INTERIOR WALLS AND CEILINGS LANDSCAPING AND GRADING PAINTING PLUMBING SYSTEM PLUMBING FIXTURES ROOFING GUTTERS AND DOWNSPOUTS WATER INFILTRATION AND CONDENSATION WINDOWS OSSARY INDEX SE 1 iii vii 11 14 15 18 21 28 32 34 40 46 54 58 67 69 73 78 81 86 95 99 104 109 117 CONTENTS RYLAND HOMEOWNER S MANUAL INTRODUCTION SE 1 THE EXCITEMENT Is BUILDING Your brand new Ryland home is or will soon be under construction And as a future Ryland homeowner you will soon want to know how to properly maintain and care for your home Our feeling is that the more you know about your home the better you will be able to take care of it and that means you ll enjoy it more To acquaint you with the variety of maintenance aspects common to homeownership Ryland is providing you with this Homeowner s Manual Here you ll discover a tremendous variety of useful information that will guide and help you to effectively handle most maintenance and service requirements THE HOMEOWNER S MANUAL CONTAINS THE FOLLOWING SECTIONS
3. to clean and will reduce concrete dusting C PORCHES STEPS STOOPS AND SIDEWALKS In most cases exterior concrete cracks are due to the freeze and thaw cycle slight home settlement or shrinkage that occurs during the concrete curing process TYPICAL REPAIR GUIDELINES First Year Coverage 1 An expansion and contraction crack on porches steps stoops and sidewalks that exceeds 1 8 inch in width will be repaired by filling the crack with a flexible silicone concrete caulking A crack on porches steps stoops and sidewalks that exceeds 1 4 inch in vertical displacement will be repaired by removal and replacement of the affected area A porch step stoop or sidewalk that settles heaves or separates in excess of 1 2 inch from the house structure will be repaired by surface capping Water should drain from outdoor stoops and steps The possibility of small amounts of water standing on covered porches for a short period after a rain can be anticipated If water remains on concrete stoops or steps a repair will be made by removing and replacing the affected areas For standing water on brick steps the affected step will be replaced A concrete surface that disintegrates by means other than chemicals or abuse will be repaired by removing and replacing the affected area Minor chips will be repaired by surface patching if noted on the Pre Settlement Check List Caution Concrete surfaces under normal usage and weather cond
4. 15 17 43 59 Bathtubs and Tub Shower Combinations 86 89 Before Calling for Service 3 12 Bifold Door 34 Brick 24 25 46 49 50 54 56 Brick Veneer 49 50 Cabinets 16 18 20 Cable TV 4344 Carpeting 58 59 Caulking 15 16 21 23 25 27 30 48 63 65 71 80 90 98 105 Ceiling and Roof Framing 67 Ceramic Tile Countertops 28 29 Ceramic Tile Floors 63 Ceramic Tile Walls 15 Circuit Breakers 3 12 4042 Circuit Tripping 42 Concrete Block 21 Concrete 21 27 99 101 Concrete Foundation 21 99 Condensation 22 82 96 99 105 107 Countertop Precautions 30 Countertops and Vanity Tops 28 31 Crawl Space Areas 102 Dampers 5 Deck 7 8 32 33 Dishwasher 11 30 Door Hardware 38 Door Locks 38 Door Precautions 35 Doors 5 34 39 78 101 Downspouts 73 95 100 Drain Traps 81 82 84 85 Drainage 22 23 73 96 100 Drawer and Hinge Care 19 Driveways 25 Duct Work 5 6 Efflorescence 22 23 50 52 80 Electric Dryer Il Electric Meter 41 Electric Oven and Cooktop 11 Electrical System 3 4041 44 Emergency Heating 8 Exhaust Fans 10 101 107 Exterior Doors 34 36 Exterior Finishes 46 53 Exterior Hosebibs 81 83 91 INDEX 117 RYLAND HOMES 118 Fascia 4748 Faucet Aerators 90 Faucets 83 86 90 91 94 Fertilizing 74 76 Fiberglass Shingles 95 96 Fireplace Equipment 55 Fireplace 54 57 Fireplace Inspections 55 Flashing 95 96 98 99 Flooring and Finishes 58
5. 4 Acrack or void in the grouting of ceramic tile will be re grouted one time 5 Loose underlayment will be repaired by removing the affected tile resecuring the underlayment and then re installing the tile and grouting Ceramic Tile Floor Repair Note Ryland cannot ensure that ceramic tile floor repairs requiring new material will match the color of the existing tile material or colored grouting Color variations are normal Pre Settlement Orientation Check List Carefully examine all tile floors during the Pre Settlement Orientation Scratches and chips will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List HOMEOWNER S MAINTENANCE GUIDELINES Grout Sealing Water can penetrate grout seams and joints and will damage materials adjacent to and underneath the tile This occurs when FLOORING AND FINISHES 63 RYLAND HOMES 64 excessive amounts of water are used during floor washing or in the bathroom from splashes and spills from showers tubs and sinks The homeowner can apply a silicone based grout sealer at move in time to reduce staining mildew and water penetration Grout sealers are available at hardware stores and should be used following manufacturer s guidelines Seam Caulking The seam joints where baseboard and tile meet will crack and erode from normal settlement of the home Inspect these areas frequently and apply a silicone caulk to the joints as needed Floor Protecti
6. HOMEOWNER S MANUAL Attach furniture protectors to the bottom of furiture legs to protect the resilient flooring from scuffing and surface damage Be aware that high heeled shoes will damage resilient floor coverings and that rubber backed or latex backed rugs or carpet may cause permanent discoloration D WOOD FLOORS Pre finished wood parquet and plank floors are pre finished at the factory with a baked on wax coating or a urethane coating On site finished wood floors are also protected with a urethane coating Wood floor tone grain and color variations are normal and reflect the natural characteristics of real hardwood Some squeaking of hardwood floors is normal and is caused by seasonal weather and humidity changes TYPICAL REPAIR GUIDELINES First Year Coverage 1 A hardwood flooring problem caused by defective workmanship will be inspected and corrected to meet the manufacturer s installation specifications 2 A problem caused by defective material will be inspected and corrected A A floor board with a split or crack that exceeds 1 8 inch in width or a gap between floor boards that exceeds 1 8 inch in width will be replaced B A floor board with a split or crack that is less than 1 8 inch in width will be filled with a color coordinated wood filling compound 3 A hardwood floor that squeaks will be inspected to determine the specific cause and will be corrected if caused by defective installation 4 An uneven h
7. Inspect window screens and repair or replace as necessary Xii HOMEOWNER MAINTENANCE CHECK LIST SE I HOMEOWNER S MANUAL ANNUAL CHECK LIST ATTIC Check attic to ensure that soffit vents are not blocked with insulation and move insulation back to its original location if there are voids on the attic floor CABINETS s Check drawers and hinges for proper alignment Tighten and adjust as necessary DECK Check and tighten all deck bolts Replace damaged pickets rails and boards Replace warped boards that create a trip hazard Re seal wood surfaces with a preservative as necessary following manufacturer s instructions DOORS Check and repair or replace weatherstripping on exterior doors as necessary Check and tighten door hardware and lubricate as necessary Tighten all bolts on garage door Oil moving parts of garage door gt KSA lt 3 kS lt 3 kS lt 3 kS SUMP PUMP Clean sump pump following manufacturer s instructions and the directions in the Plumbing Fixtures Section of this Manual SE 1 HOMEOWNER MAINTENANCE CHECK LIST xiii RYLAND HOMES SPRING CHECK LIST AIR CONDITIONING SYSTEM Hire an HVAC Contractor to perform seasonal maintenance check up for summer Ensure that rugs draperies and furniture do not block air supply registers EXTERIOR HOSEBIBS Turnexterior faucets on by reversing the winterizing process described in the Plumbing Fixtures Sectio
8. 8 inch in width will be repaired by filling the crack with a flexible silicone concrete caulking 2 A crack in the basement floor or garage slab that exceeds 1 8 inch in vertical displacement will be repaired by grinding surface patching or other methods as required 3 A basement or garage slab that settles heaves or separates in excess of 1 4 inch from the house structure will be inspected by a Ryland representative to determine the cause and to monitor future movement 4 A crack in concrete slab on grade that ruptures the surface of resilient flooring will be repaired by removing the flooring material and then grinding chiseling or surface patching the concrete Concrete floors in habitable moms shall not have pits depressions or areas of unevenness that exceed 1 4 inch in 32 inches measured horizontally This does not apply to basement floors or where a floor or portion of a floor has been designed for drainage purposes HOMEOWNER S MAINTENANCE GUIDELINES Due to certain soil types some staining of concrete is normal Clean concrete floors with a solution of five tablespoons of baking soda to a gallon of water Before using the cleaning solution wet the floor with clear water and loosen dirt with a steel brush or scraping blade CONCRETE 23 RYLAND HOMES A concrete sealer may be applied to the floor following the manufacturer s directions approximately six months after you move in This will make it easier
9. Likely Cause Settlement Re caulk gap between countertop and wall Accidents Contact porcelain or countertop repair company Daily use Apply automotive wax and buff to restore finish COUNTERTOPS AND VANITY TOPS 31 RYLAND HOMES DECK INTRODUCTION A deck is constructed with pressure treated wood which resists rot decay and termites TYPICAL REPAIR GUIDELINES First Year Coverage 1 A deck support post that warps or twists in excess of 1 inch over an8 foot length will be replaced A rail post that warps or twists in excess of 1 2 inch will be replaced 2 A deck board that develops cracks at knots that are across the grain will be replaced 3 A deck component that becomes loose or cracked and impairs deck safety will be repaired by re attachment or it will be replaced 4 Cupped decking or rails that exceed 3 16 inch across the face of the board will be replaced if the board cannot be re nailed Deck Repair Note Ryland cannot ensure that deck repairs requiring new material will match the color of the existing material Color variations between new wood and existing wood are normal If the deck has not been stained or sealed the new wood will naturally weather to a uniform color If the deck has been stained it is the homeowner s responsibility to apply stain or other finishes to the new boards HOMEOWNER S MAINTENANCE GUIDELINES To prolong the life and beauty of the deck treat it periodically with a water
10. The heating elements located in the furnace unit s air handler will turn on for a short time The supplemental heat will also turn on if the thermostat is adjusted more than two degrees above room temperature AIR CONDITIONING AND HEATING 7 RYLAND HOMES Emergency Heating Should the heat pump fail activate the Emergency Heat switch on the thermostat The red light indicates that it is on This will stop the heat pump from operating and will provide supplemental heat until the HVAC Contractor arrives Defrosting During winter ice can accumulate on the sides of the heat pump s exterior coil When ice covers 80 of the surface the system automatically activates a defrost cycle that lasts about five minutes heating the coil to melt the ice It will also activate the supplemental heat to prevent ducts from blowing cold air into the home during the defrost cycle This process may occur several times each day and you will notice that steam rises from the unit when it occurs This is completely normal and is not cause for concern HOMEOWNER S MAINTENANCE GUIDELINES Keep the heat pump unit level and keep the area surrounding the unit clear to allow unimpaired airflow Do not plant bushes near the unit and be careful that dirt leaves and grass clippings are cleared away Do not build a deck around or over the heat pump unless there is an 18 0 inch clearance on the sides and a 6 0 foot minimum clearance on top 8 AIR CONDITIONING AND H
11. closed position when fully opened open position before opening Window binds or is Paint or dirt on Clean jamb and difficult to open jambs spray with silicone Condensation on inside High humidity inside Use exhaust fans and surface of home Moisture trapped a dehumidifier Open window between window and blinds or curtains blinds or curtains WINDOWS 107 RYLAND HOMEOWNER S MANUAL GLOSSARY SE 1 A Aerator A small removable extension at the tip of a sink faucet with air ports and screen that mix streaming water with air to reduce splashing and conserve water Aggregate The gravel or stone that constitutes the bulk of mixed concrete normally covered by a smooth fin ish Air Gap A safety device on kitchen sinks that prevents contaminated sink water from being drained back into the dishwasher Air Hammer A banging noise in plumbing pipes caused by air infiltration Alkali A soluble mineral salt or mixture of salts capable of neutralizing acids Areaway Drain A drain system for the basement door that is below grade B Ball Cock A device in flush toilets consisting of a valve connected by a lever with a floating ball The valve shuts when the ball is raised and opens when the ball is lowered Baseboard A decorative and protective wood molding positioned where the wall meets the floor Bleeder Nut A nut located on the underside of the in terior shut off valve that unscrews to drain water from ex
12. does not work Main breaker tripped Electrical outage Outlet switch is off or circuit breaker is tripped GFCI receptacle or circuit breaker is tripped Switch is off or bulb is burned out Circuit breaker tripped or appliance broken Reset main breaker Call power company if power is still out Turn on switch Check and reset breaker Reset GFCI Check and reset circuit breaker Turn on switch Turn off power to replace bulbs Reset circuit breaker If problem persists see appliance manual ELECTRICAL SYSTEMS 45 RYLAND HOMES EXTERIOR FINISHES A INTRODUCTION Exterior finishes are applied once the exterior framing is complete and the drywall is placed within the home The exterior is finished with wood vinyl or aluminum siding a brick or stone veneer or a combination of these materials B VINYL SIDING Vinyl siding reduces the need for future painting You should be aware that vinyl siding is installed loosely to allow for expansion and contraction that occurs with changing temperatures A small amount of deflection should be anticipated TYPICAL REPAIR GUIDELINES First Year Coverage 1 A vinyl siding problem caused by defective workmanship will be inspected and corrected to meet the manufacturer s installation specifications 2 A vinyl siding problem caused by defective material including panels with inconsistent fading or finishes that discolor crack or peel will be inspe
13. during normal working hours If you or an adult family member cannot be available we ask that you authorize in writing a neighbor or friend to provide the necessary access As an alternative please fill out the Permission to Enter and Key Receipt provided by your Ryland Service Representative vi SERVICE POLICY AND PROCEDURES SE 1 RYLAND HOMEOWNER S MANUAL SERVICE DIRECTORY RYLAND HOMES DIVISION OFFICE ADDRESS TELEPHONE YOUR RYLAND SALES REPRESENTATIVE YOUR RYLAND SERVICE REPRESENTATIVE MAJOR RYLAND CONTRACTORS NAME TELEPHONE Heating amp Air Conditioning Electrical Plumbing List the names and telephone numbers of product manufacturers and appropriate contractors for parts and service CONTRACTOR TELEPHONE MANUFACTURER TELEPHONE Appliances Brick Cabinets Carpeting Ceramic Tile Fireplace Garage Door Landscaping Paint Resilient Floors Roofing Security System Siding SE 1 SERVICE DIRECTORY vii RYLAND HOMES Windows amp Doors Wood Floors Other Contractors CONTRACTOR TELEPHONE IMPORTANT TELEPHONE NUMBERS Police Department Hospital Fire and Rescue Telephone Company Gas amp Electric Co Sewer and Water Schools Elementary Middle School High School U S Post Office Others viii SERVICE DIRECTORY MANUFACTURER TELEPHONE SE 1 RYLAND HOMEOWNER S MANUAL MAINTENANCE CHECK LIST INTRODUCTION The importance of maintaining your new home
14. free Do not clean stainless steel sinks with steel wool or metal brushes and do not leave rubber mats in the sink since they trap water and produce surface discoloration To restore luster to stainless steel apply a small amount of mineral oil with a soft cloth then wipe dry BATHROOM SINKS HOMEOWNER S MAINTENANCE GUIDELINES Sink surfaces can be easily chipped and stained so treat accordingly Prevent hair accumulation clogs by periodically removing the stopper for cleaning Avoid setting lit cigarettes on the edge of the sink as they will burn and permanently damage the surface G BATHTUBS AND TUB SHOWER COMBINATIONS HOMEOWNER S MAINTENANCE GUIDELINES Cleaning Clean porcelain on steel bathtubs fiberglass tub shower combinations and shower stall floors with warm water and a non abrasive cleanser Clean glass shower doors with a commercial glass cleaner Check bathtub stoppers and shower floor drain grates for hair accumulation Do not step into a bathtub or tub shower with shoes on Gritty particles adhere to shoe soles that will scratch the enamel Re Caulking of Tubs and Showers Over time cracks and separations between tub or shower stall and wall surfaces or bathroom floors will PLUMBING FIXTURES 89 RYLAND HOMES appear Maintaining these areas is critical since excessive moisture can severely damage underlying materials It will be necessary to re apply a tub and tile caulk when the previous caulking has dr
15. free latex paint is applied to the interior walls of the home This is not a scrubbable paint and will smudge if cleaned Ryland does not recommend washing these surfaces but instead suggests using the supplied touch up paint to cover paint scuffs and marks Cleaning Semi Gloss Latex Painted Surfaces A lead free semi gloss latex paint is applied to interior wood trim and doors These surfaces may be cleaned with a sponge and lukewarm water The less moisture on the sponge the better Wipe quickly with a gentle 78 PAINTING HOMEOWNER S MANUAL washing pressure from top to bottom without allowing the solution to run down the door or trim if the water does not work try the same procedure using a small amount of mild detergent mixed with water Once complete lightly rinse the washed area with plain water and allow to dry SE1 PAINTING 79 RYLAND HOMES SOLUTIONS TO COMMON PAINTING PROBLEMS Likely Cause Exterior paint peeling Blisters in paint Wrinkling runs and or drips Interior and or exterior caulking cracks or shrinks Paint peeling off masonry Efflorescence peeling on foundation Surface not cleaned Scrape sand prime Moisture solvents and repaint under paint surface Poor adhesion caused Scrape fill resulting by water or solvent depression sand trapped under paint prime and repaint Paint applied too Sand smooth and thick repaint Normal drying Remove old caulking settl
16. functioning 3 Downspouts splash blocks and sump pump discharges that recirculate through the soil will be repaired by diverting or relocating the discharge area 4 Areas around the foundation that settle will be raised with additional soil to establish proper flow of water away from the foundation See Grading in the Landscaping and Grading Section 5 Water that enters through sewer lines water lines or electrical WATER INFILTRATION AND CONDENSATION 99 RYLAND HOMES connections and penetrates through foundation walls will be repaired by applying a hydraulic cement or comparable material to the inside of the affected area If water penetration persists the exterior foundation wall will then be excavated to determine appropriate corrective measures Caution Water leakage caused by homeowner neglect or a homeowner change in the exterior soil grade that causes the infiltration will not be repaired Ryland will inspect the situation and explain a proper course of action that the homeowner can implement to correct the problem HOMEOWNER S MAINTENANCE GUIDELINES Controlling Foundation Water Infiltration The following guidelines when implemented will help control and prevent water infiltration problems 1 Keep gutters and downspouts free of blockage from leaves or other debris If gutter seams leak apply a gutter sealant available at hardware stores 2 Keep splash blocks directly beneath downspout openings and position them
17. ie 2 A defective plumbing valve or fitting will be inspected and repaired by replacing the defective parts Some noise coming from the water pipe system is normal and is caused by water flow and pipe expansion and contraction Noisy plumbing caused by loose pipes or air hammer will be inspected to determine the cause and corrected to reduce or eliminate the noise Freezing of drain waste vent and water supply lines will be inspected and corrected by either further insulating the area and pipe or by moving the pipe to a more protected location This does not apply to any exterior faucet that must be winterized by the homeowner See Winterizing Instructions under Exterior Hosebibs in the Plumbing Fixtures Section PLUMBING SYSTEMS 81 RYLAND HOMES 82 TYPICAL REPAIR GUIDELINES TWO Year Coverage The following guidelines apply to water lines the main shut off valve intake valves drain traps and sanitary sewer lines 1 A water supply problem caused by defective workmanship or equipment will be inspected and corrected to meet the manufacturer s installation and product specifications A A water supply problem caused by the municipal water main or other conditions beyond our control is not Ryland s responsibility 2 A soil waste vent or water supply line that leaks will be inspected and repaired by cementing the affected area Condensation on piping does not constitute leakage and is not covered Caution It is impo
18. is commonly used in walls floors ceilings and around ducts Blown insulation of loose fiberglass can be used in flat ceiling areas Plastic foam may be used for spot insulation around windows and doors pipe openings and other air leakage points TYPICAL REPAIR GUIDELINES First Year Coverage 1 An insulation problem caused by defective workmanship will be inspected and corrected to meet the manufacturer s installation specifications plus local building code requirements DRYWALL Drywall is installed according to the manufacturer s specifications The seams where sheets of drywall come together are taped spackled with a joint compound allowed to dry and then sanded to prepare them for painting TYPICAL REPAIR GUIDELINES First Year Coverage 1 Drywall materials including corner bead and seams that exceed 1 4 inch out of plumb for any 32 inch vertical measurement will be corrected by feathering the wall with joint compound to meet installation specifications INTERIOR WALLS AND CEILINGS 69 RYLAND HOMES 2 A nail pop will be repaired by resetting or replacing the existing protruding nail covering the area with spackling compound and sanding the area to a smooth finish 3 A crack that exceeds 1 16 inch in width will be repaired by spackling and sanding the repaired area 4 Corner bead that becomes detached will be re attached by re nailing Corner bead that is twisted will be replaced 5 Ryland will repair and touch u
19. proper fit Check that doorway widths leading to the fmal appliance location are wide enough to move the appliance through TYPICAL REPAIR GUIDELINES First Year Coverage 1 An appliance problem caused by defective workmanship or equipment will be inspected and corrected to meet the manufacturer s installation and product specifications APPLIANCES 11 RYLAND HOMES 12 Warranty Caution Any electrical HVAC or plumbing addition alteration or modification to the original appliance installations may void all applicable warranties Manufacturer Warranties The appliances installed in your home are protected by Manufacturer Warranties that may extend beyond Ryland s First Year Coverage Should you experience warranty protected problems beyond the first year of occupancy please contact the appropriate appliance manufacturer HOMEOWNER S MAINTENANCE GUIDELINES Before Calling for Service If an electrical appliance fails to work implement the following checklist before Calling the appropriate Electrical HVAC or Plumbing Contractor Otherwise you may be charged for a service call 1 Check that the appliance is plugged in 2 If the appliance is plugged into a wall switched electrical outlet make sure the switch is On 3 The circuit breaker in the panel box controlling the appliance should be in the On position See Circuit Breakers in the Electrical Systems Section 4 Some appliances come with their own separate fuses or cir
20. surface of an interior or exterior wall will have slight variances However a wall that bows more than 1 4 inch within a 32 inch horizontal or vertical measurement will be corrected by cutting and repairing the affected stud 3 A wall that is out of plumb by more than 1 4 inch within a 32 inch vertical measurement will be repaired by moving the base or top plates into a plumb position 4 A wall that is out of square by more than 1 4 inch within a 32 inch horizontal measurement will be corrected to meet specifications FRAMING AND CARPENTRY 67 RYLAND HOMES 5 A hole in exterior sheathing will be repaired by taping 6 A cracked or broken truss will be inspected for structural integrity and repaired to meet engineering specifications 7 Roof sheathing with uneven areas that exceed 1 2 inch over a 2 foot span as measured horizontally across the trusses will be repaired by reinforcing the affected area 8 Floor squeaks resulting from improper installation will be inspected and repaired 68 FRAMING AND CARPENTRY SE 1 HOMEOWNER S MANUAL INTERIOR WALLS AND CEILINGS A B INTRODUCTION Your Ryland home features two types of walls load bearing and non load bearing Warranty Caution Any alteration of bearing walls may undermine the structure by reducing its load bearing or support capacity and may void HOW s major structural defect warranty INSULATION Flexible insulation in the form of fiberglass blankets
21. to melt this highly concentrated salt causes pitting spalling and possibly the exposure of aggregate Although unsightly this surface deterioration eventually stops and does not continue past the contaminated areas Salt Precautions Apply a concrete sealant to protect the concrete from water penetration Weight Precautions Keep excessive weight such as moving vans large construction vehicles firewood sand and lumber off the driveway to prevent cracking CONCRETE SE 1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON CONCRETE PROBLEMS Likely Cause Minor cracking Normal settlement Fill with flexible shrinkage expansion J silicone concrete and contraction caulking Minor dusting Heavy traffic Apply concrete sealer after 6 months in home SE 1 CONCRETE 27 RYLAND HOMES COUNTERTOPS amp VANITY TOPS A COUNTERTOPS amp VANITY TOPS Kitchen countertops are covered with laminate material or ceramic tile while cultured marble is used on bathroom vanity tops TYPICAL REPAIR GUIDELINES First Year Coverage 1 A laminate countertop that delaminates will be repaired by re gluing 2 Loose or missing filler material in the miter joints of laminate tops will be re applied one time 3 A cracked ceramic countertop ifie will be replaced if caused by structural movement and will not be replaced if caused by homeowner abuse or negligence 4 A loose ceramic countertop tile will be re secured by removing an
22. where they are located on sinks bathtubs showers toilets water heater washing machine and laundry tub Toilet valves are behind the toilet and sink valves are under the sink E DRAIN TRAPS Every plumbing fixture in the home is equipped with a drain trap an S shaped pipe that holds water and acts as a barrier to keep airborne bacteria and sewer gas fumes from coming back into the home If a sink or bathtub fixture is not used frequently turn it on periodically to replace evaporating water and to keep the water trap barrier intact 84 PLUMBING SY STEMS SE 1 HOMEOWNER S MANUAL HOMEOWNER S MAINTENANCE GUIDELINES Drain traps can be cleaned by putting 3 tablespoons of ordinary washing soda not baking soda into the drain Add a little hot water let stand for 15 minutes then flush with hot water Use a rubber plunger to unclog a blocked toilet Cautions Do not pour grease into drains or toilets or use caustic sodas to open plugged drains Do not use a plunger when using any drain cleaning chemicals When using a chemical drain cleaner carefully follow the manufacturer s safety precautions and product directions SANITARY SEWER LINES In the final stages of preparing your home for move in Ryland tested and flushed the sewer lines to ensure they were clear and working properly HOMEOWNER S MAINTENANCE GUIDELINES Do not put hair grease lint garbage heavy tissue disposable diapers or sanitary materials into the sewer
23. will be filled sanded and repainted EXTERIOR FINISHES SE 1 HOMEOWNER S MANUAL Exterior Wood Trim and Wood Siding Repair Note Ryland cannot ensure that wood trim and siding repairs requiring new material will match the color of the existing material Color variations caused by weathering effects are normal Where surfaces are repaired that require staining or painting Ryland will paint or stain the new material only HOMEOWNER S MAINTENANCE GUIDELINES Keep garden sprinklers away from the house and do not plant shrubbery too close to the walls Periodically inspect the exterior to be sure that wood siding and trim joints and seams are tightly caulked Loss of seal can result in water damage For mildew problems see Painting Section E BRICK VENEER SE 1 Upon completion of construction the brick was cleaned with a diluted acid solution or a nor acidic solution per the manufacturer s recommendation Slight variations in size color and placement create the textural interest that contributes to the look of a brick exterior Surface chips and cracks add a weathered appeal while small hairline cracks in the mortar are caused by shrinkage Minor brick chipping cracking and mortar shrinkage are normal TYPICAL REPAIR GUIDELINES First Year Coverage 1 Brick veneer problems caused by defective workmanship will be inspected and corrected A A crackin the mortar joint of the masonry veneer that exceeds 1 8 inch in widt
24. within the system will be inspected and corrected to meet the 70 F specification 3 The air conditioning system shall be capable of maintaining a temperature of 78 F as measured in the center of each room at a height of 5 0 feet Should outside temperatures exceed 95 F a differential of 15 F from the exterior temperature will be maintained Deficiencies will be inspected and corrected to meet the 78 F specification Rooms on second floors or on finished lower levels will vary in temperature from rooms on the floor where the thermostat is located 4 Aclogged condensation line caused by defective workmanship will be corrected by removing the clog TYPICAL REPAIR GUIDELINE Two Year Coverage 1 A refrigerant line that leaks will be inspected to determine the source of the leak and will be repaired by sealing the leak recharging the unit and restoring the system to proper working order Warranty Caution Any addition alteration or modification to the original heating venting or air conditioning system installation may void all applicable warranties Manufacturer Warranties The air conditioning gas heating and heat pump equipment installed in your home is protected by Manufacturer Warranties that may extend beyond Ryland s First Year Coverage Should you experience warranty protected problems beyond the first year of occupancy please contact the HVAC Contractor listed in Ryland s Homeowner Service Directory HOMEOWNER S MAINTE
25. you experience warranty protected problems beyond the first year of occupancy please contact the Manufacturer directly ROOFING GUTTERS AND DOWNSPOUTS 95 RYLAND HOMES SHINGLES Roofing felt is attached to the roof sheathing and fiberglass shingles are laid over the felt The underside of fiberglass shingles has a mastic or glue applied to it that when warmed by the sun automatically seals the upper shingle to the one beneath it HOMEOWNER S MAINTENANCE GUIDELINES Shingle Inspections Severe winds may cause some fiberglass shingles to lift slightly however they will settle back into position during warmer weather Visually check the roof from the ground after severe storms to determine if shingles are torn broken or missing and have a Roofing Contractor immediately replace them to prevent water penetration and damage FLASHING Roof flashings are sheet metal trims used around roof openings on chimneys vents valleys and skylights Their purpose is to channel water onto the shingles RIDGE VENTS The ridge vent is located at the peak or top ridge of the roof and serves to reduce the heat that builds up in the attic As the hot air rises out of the ridge vent cooler air is drawn into the attic through the soffit vents Keep obstructions away from the vent openings SKYLIGHTS See Skylights in Window Section GUTTERS AND DOWNSPOUTS Gutters channel rain water run off from the roof to downspouts that guide the wat
26. 66 Foundations 21 22 99 101 Framing and Carpentry 67 68 Frozen Pipes 83 84 Garage Door 37 38 43 Garbage Disposal 11 85 94 Gas Heating Equipment 6 Gas Oven and Cooktop 1 1 Grading 73 77 97 99 Ground Fault Circuit Interrupters 43 Gutters 47 95 100 103 Hardwood Floors 61 63 Heat Pump 24 7 10 Heating 1 10 42 88 93 Hosebibs 81 83 91 Humidifier 10 Insulation 14 15 36 69 88 Intake Valves 81 82 84 Interior Doors 5 34 35 Interior Faucets 90 91 Interior Trims and Moldings 71 Interior Walls and Ceilings 69 72 Kitchen Sink 89 Laminate Cabinets 19 INDEX Laminate Countertops 29 Landscaping and Grading 73 77 97 99 Lawn 73 77 Light Fixtures 44 Locks 38 Main Shut Off Valve 81 84 Masonry 21 23 25 48 50 52 54 80 Microwave Oven 1 Mildew 16 33 49 52 53 64 80 102 Mirrors 16 Moisture Control 22 101 Mowing 75 Nail Pops 70 New Shrub and Tree Care 76 Noisy Pipes 83 Outlets and Wall Switches 42 Painting 32 36 4649 69 78 80 Patios 25 Pilot Light 3 6 93 Plant Ledges 71 Plumbing Fixtures 16 29 30 81 86 94 Plumbing System 81 82 84 Porcelain Fixtures 86 88 Porches 24 25 Post Lamp 44 Range Hood 11 Refrigerator 1 Registers 1 5 7 9 Resilient Floors 66 Ridge Vents 14 95 96 98 Roof Sheathing 68 96 Roofing 95 98 105 Rust Stains 29 HOMEOWNER S MANUAL Salt Damage 26 Ventilation 22 101 102 105 Sanitary Se
27. AL SYSTEM A INTRODUCTION The electrical system in your Ryland home is designed for safe trouble free service and meets both local and national electric code requirements Electrical wiring switches outlets and circuit breakers were installed by the licensed Electrical Contractor listed in Ryland s Homeowner Service Directory TYPICAL REPAIR GUIDELINES First Year Coverage 1 Anelectrical outlet wall switch or light fixture problem caused by defective workmanship or equipment will be inspected and corrected to meet the manufacturer s installation and product specifications 2 A ground fault circuit interrupter GFCI is installed to prevent electric shock The units are sensitive to power surges and some tripping is normal A GFCI that trips frequently will be inspected and corrected to meet the manufacturer s installation and product specifications TYPICAL REPAIR GUIDELINES Two Year Coverage 1 A circuit breaker problem caused by defective workmanship or equipment will be inspected and corrected to meet the manufacturer s installation and product specifications 2 Electrical wiring that falls to carry its designated load as a result of defective workmanship or equipment will be inspected and corrected to meet the manufacturer s installation and product specifications and to meet national electrical code specifications CALLING FOR SERVICE For prompt service contact the Electrical Contractor listed in your Ryland Homeowne
28. CIES Most emergencies are either electrical plumbing or heating related and are normally handled by the appropriate Contractor or Utility Company The names and service telephone numbers of both are listed in Ryland s Service Directory Before calling for help with an emergency please review the appropriate electrical heating or plumbing section in this Manual to determine if something very simple can resolve the problem Unnecessary use of our emergency service may delay a necessary response to a genuinely critical situation VALID EMERGENCIES INCLUDE Electrical Emergencies An emergency exists when there is no electrical power anywhere in your home Please do not call unless you have checked to ensure that all circuit breakers in the main electrical panel are in the ON position Plumbing Emergencies An emergency exists if your home is completely without water or if all toilets are stopped up If there is some water and at least one working toilet your service call will be handled during regular business hours Heating Emergencies An emergency exists if there is no heat anywhere in the home Please note that air conditioning failure is not considered an emergency unless there is a health threat to someone in the home Otherwise such problems will be handled during regular business hours SERVICE ACCESS TO YOUR HOME When routine repairs are necessary Ryland Service personnel and our Contractors will need access to your home
29. EATING Low refrigerant in heat pump or dirty air filter Excess humidity in home Accumulated dust on electrical coils Call TVAC Contractor Clean or replace filter Lower huinidifier setting Use exhaust fans Normal Happens once each year SE 1 HOMEOWNER S MANUAL APPLIANCES SE 1 INTRODUCTION Your Ryland home comes equipped with a variety of appliances and may include an electric oven and cooktop or a gas o ven and cooktop a microwave oven countertop broiler convection oven range hood dishwasher refrigerator garbage disposal washing machine or electric dryer At move in time test ail appliances for proper operation Review the Manufacturers Service Manuals for operafion and maintenance instructions Then file the manuals in a convenient locafion for future reference Where appropriate fill out and return the Warranty Registration Cards to the manufacturer Failure to do so may void the manufacturer s warranty Many manufacturers offer a toll free 800 Rotline service to answer questions about appliance problems and operation For future reference record these nurnbers in Ryland s Homeowner Service Directory For appliance repair protecfion that extends beyond the manufacturer s warranty period you may want to consider a service contract available through an appropriate Contractor If you purchase your own appliances carefully measure existing appliance openings to ensure
30. EATING SE 1 SE 1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON HEATING amp AIR CONDITIONING PROBLEMS Reduced airflow or Dirty air filter Clean or replace air filter excessive dust on vents as necessary and registers Indicator light on Disconnect breaker Check disconnect Thermostat stays on at heat pump or breaker Reset or continuously panel box tripped replace as necessary Gas furnace does not Furnace cover not Close and latch operate closed tightly cover securely Heat pump fan or Circuit breaker Reset circuit breaker air conditioner not tripped at panel box or unit operating Air conditioner or Outside unit Clear obstructions heat pump not obstructed by snow from top and sides of operating properly bushes leaves etc unit Inside air handler is Condensate pump if Check circuit leaking water applicable not breaker Insure that working pump is plugged in Inside air handler is Inside coil is frozen Call HVAC leaking water Contractor Inside air handler is Condensate drain Gendy tap condensate leaking water clogged line or pour a cup of 50 50 bleach water solution through condensate line AIR CONDITIONING AND HEATING 9 RYLAND HOMES 10 SOLUTIONS TO COMMON HEATING amp AIR CONDITIONING PROBLEMS Likely Cause Inside or outside coil is frozen Excess water on window panes Burning smell when winter of auxiliary heat first turned on AIR CONDITIONING AND H
31. ER INFILTRATION amp CONDENSATION A BASEMENT WATER INFILTRATION To reduce water infiltration at basement walls Ryland implemented several important precautions during the construction and grading process of your home The block foundation may be covered on the outside with a cement parging while poured in place concrete foundation walls do not require parging Both are sprayed with a material that is water resistant but not waterproof A drain around the exterior perimeter of the basement is installed to carry off any water that might penetrate the structure In some instances an interior perimeter drain is also installed Gutters and downspouts are used to control and direct roof water off and away from the home And finally the grade around the home s exterior was carefully graded to divert water away from the foundation See Foundations in the Concrete Section and Grading in the Landscaping and Grading Section TYPICAL REPAIR GUIDEELINES First Year Coverage 1 Water leakage through the basement foundation will be repaired per the Repair Guidelines outlined in the Concrete Foundation Section Leaks resulting in actual trickling of water shall be repaired Wall or floor dampness may occur but is not considered a deficiency 2 Water that enters the home from the top of the foundation and runs down the inside wall will be repaired by re caulking the exterior seals and by insuring that the siding and flashing is properly installed and
32. ICE For prompt service contact the HVAC Contractor listed in your Ryland Homeowner s Service Directory directly Ryland cannot assume responsibility for service performed by anyone other than the authorized Contractor AIR FILTER The air filter located adjacent to the furnace fan unit helps reduce the flow of dust into the air In some installations the air filters may be AIR CONDITIONING AND HEATING 3 Ryann HOMES located at the return air grilles As the filter collects dust it reduces the system s efficiency and must be either cleaned or replaced Ryland has installed one air filter in each filter location and will at the Pre Settlement Orientation demonstrate proper filter installation cleaning and replacement procedures After that the cleaning replacement and maintenance of air filters is the homeowner s responsibility HOMEOWNER S MAINTENANCE GUIDELINES Monthly filter cleaning or replacement will provide cleaner air improve air flow and help reduce utility costs To remove and clean or replace filters turn the furnace and fan off using the thermostat control then pull out the old filter and clean or insert a new one Replacement filters are available through hardware stores C THERMOSTAT The thermostat controls the entire heating and cooling system and is physically located to maximize the efficiency of the HVAC system Air conditioner and heat pump thermostats provide a selectable fan switch to circulat
33. LINES First Year Coverage 1 A sliding glass door that binds will be inspected and corrected by adjusting it to meet the manufacturer s installation specifications 2 A sliding glass door lock that does not lock properly will be repaired by adjusting the latch keeper or door lock mechanism 3 Double pane glass doors that lose their seal and become fogged between the panes will be replaced in accordance with the manufacturer s product warranty Pre Settlement Orientation Check List Carefully examine all window and sliding door glass during the Pre Settlement Orientation Glass that is broken or scratched will not be repaired or replaced after occupancy unless specifically noted on the Pre Settlement Check List HOMEOWNER S MAINTENANCE GUIDELINES Clean glass with a spray glass cleanser and wipe frames with sudsy water and a soft cloth Periodically clean the bottom of the door track and check to ensure that drain holes are clear of obstructions To keep the doors moving freely apply a silicone spray to the tracks DOORS 35 RYLAND HOMES Keep sprinklers away from sliding glass doors and windows when watering the lawn D EXTERIOR DOORS An exterior door that is properly aligned fitted weatherstripped and maintained will help control energy costs Exterior doors are steel clad to prevent warpage and to maximize insulation TYPICAL REPAIR GUIDELINES First Year Coverage 1 An exterior door will warp to some degree due to temp
34. NANCE GUIDELINES Service Contract An extended annual service contract may be available from an HVAC Contractor that provides seasonal check ups of the heating and cooling components plus periodic cleaning The advantage is that AIR CONDITIONING AND HEATING SE 1 HOMEOWNER S MANUAL SE scheduled service may reduce system failure by preventing problems before they occur BEFORE CALLING FOR SERVICE 1 Insure that the thermostat is properly set 2 For an electric furnace or heat pump A Check the circuit breaker in the panel box If tripped reset by switching the breaker to full OFF then fully back to the ON position If the circuit breaker will not reset contact the IWAC Contractor See Circuit Breakers in the Electrical System Section B Check the electrical disconnect switch located on or near the furnace and reset C Check the exterior disconnect switch located outside the home near the heat pump and reset 3 For a gas furnace A Check the circuit breaker and switch at the furnace to be certain they are set to the On position B Check the pilot light then re light in accordance with the manufacturer s instructions or contact the Gas Company for assistance C If the gas furnace is equipped with an automatic pilotless ignition please call for service and do not attempt self repair D Check to ensure that the door on the front of the gas furnace which has a safety switch is securely closed CALLING FOR SERV
35. ROSION After first heavy rain check foundation for erosion and fill eroded areas Ensure that splashblocks are correctly positioned to divert rain water away from the home Thereafter always be on the alert for erosion and take immediate action to fill eroded areas x HOMEOWNER MAINTENANCE CHECK LIST HOMEOWNER S MANUAL EVERY MONTH CHECK LIST AIR CONDITIONING AND HEATING Check air filters and clean or replace as necessary Vacuum air supply and air return registers to remove dust and lint FIRE EXTINGUISHERS gt Check fire extinguishers to ensure that they are fully charge GARBAGE DISPOSAL gt Clean disposal blades by grinding up ice cubes Freshen it with baking soda and by grinding up citrus fruit rinds INTERIOR CAULKING Check for cracks or separations in caulking around sinks bathtubs toilets faucets countertops and backsplashes ceramic walls resilient and ceramic floors window sills and any other areas originally caulked by Ryland To repair these areas use an appropriate caulking compound and follow the caulking instructions in the Plumbing Fixtures Section of this Manual RANGE HOOD FAN gt Clean or replace dirty filter SMOKE DETECTOR gt Test smoke detectors Clean and or vacuum detector openings as necessary SE 1 HOMEOWNER MAINTENANCE CHECK LIST xi RYLAND HOMES EVERY SIX MONTHS CHECK LIST CABINETS Clean and apply a light coat of w
36. Ryland s Service Policy Provides instructions to request service the appropriate forms and explains what to do in case of electrical plumbing or heating emergencies Service Directory Provides a convenient list of all major Contractor firms involved with the construction of your home Includes the address and telephone number of your local Ryland Division Office and the name of your Sales Representative and Service Supervisor Homeowner s Maintenance Check List Provides a condensed listing of important preventative maintenance procedures and establishes a time schedule for when specific maintenance items should be performed Service and Maintenance Guide During the first year keeping your home in tip top condition is a shared responsibility between Ryland Homes and you the new homeowner This section will acquaint you with the major mechanical systems and components of your home from the air INTRODUCTION iii RYLAND HOMES conditioning and heating to the plumbing and electrical systems from the exterior construction of roof attics and finishes to the interior construction of kitchens and bathrooms The Service and Maintenance Guide presents a range of subjects all listed alphabetically for quick reference Further the Guide defines Ryland s responsibilities to you and explains your maintenance responsibilities as the homeowner Each section is then broken down into four main parts 1 The Introduction to each section
37. The grout joints between the tiles are not waterproof and require proper maintenance to prevent water seepage and damage of materials adjacent to and undemeath the tile Cracks in the caulking joints between tile and tub in the shower stall comers and at the floor are caused by the high degree of moisture present in every bathroom as well as from the normal shrinkage of caulking material Separation between the tub and wail tile is caused by home settlement and by the weight of the tub when filled with water TYPICAL REPAIR GUIDELINES First Year Coverage 1 A cracked ceramic wall tile will be replaced if caused by structural movement and will not be replaced if caused by homeowner abuse or negligence 2 A loose ceramic wail tile will be re secured by removing and replacing the tile mastic re positioning the tile and then re grouting 3 A crack in caulking where the ceramic tile meets tub shower comer seams or base of tub will be re caulked one time 4 A crack or void in the grouting of ceramic tile will be re grouted one time Note Drywall flooring materials insulation paint and woodwork can suffer severe damage due to unattended grouting and caulking problems Inadequate homeowner care or failure to immediately report grout and caulking problems can result in extensive damage and this damage will not be repaired by Ryland Pre Settlement Orientation Check List Carefully examine all ceramic wall tile during the Pre Settleme
38. ached In vanity and kitchen countertops the warping or detachment of laminate material from the wood substrate Dethatching The loosening and or removal of matted grass and leaves from existing lawns which allows the grass to breathe and therefore promotes healthy growth Drywall Also known as gypsum board or sheetrock these large sheets are attached to the wall studs and ceiling framing to construct the walls and ceilings of the home 110 GLOSSARY SE 2 HOMEOWNER S MANUAL SE 1 E Efflorescence A white powdery substance that can form on new block brick or stucco finishes It is composed of water soluble salts that are present in mason my materials and that rise to the surface via water evaporation F Face Frame The front of kitchen and bathroom cabinets to which the hinged doors attach Face Nailing Nailing through a finished exposed surface so that the flat top of the nail head is still visible after nailing Fascia The exterior horizontal trim around rafters Also positioned directly behind gutters and over gable trim boards Can be either aluminum or wood covered Fillers A wood putty used in preparation for rpainting to fill holes or cracks in wood Filler Board Cabinet grade wood used to fill gaps that occur between cabinets and wall openings Flashing Flat sheet metal inserted under roof shin gles at overhangs and vent pipes and above windows and doors frames to keep rain water from penetr
39. ail pops 3 To prevent cracks wider than 1 4 inch from reopening first apply the spackling compound cover the crack with a strip of drywall tape add 70 INTERIOR WALLS AND CEILINGS SE 2 SE 2 HOMEOWNER S MANUAL another top layer of spackle feathering the edges well sand to a smooth finish then re paint 4 Deep scrapes and indentations on drywall surfaces can be filled with two or three applications of spackling compound Allow it to dry thoroughly and sand between each application Wall Fasteners and Anchors There are a variety of specially designed wall fasteners for drywall available from a hardware store They offer strength in supporting an object like a large framed picture and yet create little damage should you move the picture later PLANT LEDGES Plant ledges are architectural design features and should be used strictly to hold plants and other decorative objects They are not constructed to support the weight of an adult or child INTERIOR TRIMS AND MOLDINGS Ryland homes are built with kiln dried ceiling moldings floor moldings door casings and other wood trims Some separation of wood trims and moldings is normal and is caused by home settlement plus shrinkage or expansion due to extremes of dryness or humidity TYPICAL REPAIR GUIDELINES First Year Coverage 1 An interior wood trim or molding problem caused by defective workmanship or materials will be inspected and corrected to meet installation
40. air rails and for exterior area molding Moldings finish the junction of different materials or shapes Nail Pops A nail that comes loose from a stud and pushes joint compound up Caused by normal wood shrinkage and home settlement 112 GLOSSARY SE 1 HOMEOWNER S MANUAL SE 1 0 P Oil Canning A loud booming noise that occurs in sheet metal duct work that buckles Can also occur with vinyl siding as a result of temperature changes Parging A water resisting exterior coating used to protect concrete foundations from water penetration Pointing The filling and finishing of brick mortar and stone cement masonry Joints Ponding The collection of water on driveways walkways or lawns Ponding for excessive periods of time are indicative of grading problems R Resilient Vinyl flooring used in areas such as kitchens halls bathrooms and playrooms Retaining Wall Tie Large timbers usually assembled into a wall often backfilled with soil Ridge Vent A open vent system located along roof peaks which in conjunction with soffit vents creates a natural air ventilation S Scaling In concrete the breaking away of the top surface of the concrete caused by a freeze thaw cycle in painting the flaking or peeling away of paint Silicone A synthetic lubricating compound with high resistance to temperature change and water When added to caulking it extends elasticity properties and increases the life of
41. ar Follow splotches stains on furniture scratches manufacturer s pre finished floors and spills guidelines Grout cracks along Normal expansion Re grout cracks baseboards and contraction Grout staining Liquid spills and Follow grease from food manufacturer s guidelines 66 FLOORING AND FINISHES SE 1 HOMEOWNER S MANUAL FRAMING AND CARPENTRY A SE 1 INTRODUCTION Framing and carpentry with wood studs beams and joists creates the skeletal structure of the home Ryland uses a pre engineered truss system that supports the weight of the roof and can be used in combination with conventional ceiling and roof framing Warranty Caution Attic access must be installed parallel to and in between the trusses Roof trusses should not be cut to install attic stairs This can structurally damage the integrity of the roof and will void HOW s and any other structural defect warranty TYPICAL REPAIR GUIDELINES First Year Coverage As the wood in your home dries normal shrinkage will occur that causes settlement While every home has certain degrees of settlement not all settlement is severe enough to require repair All wood framing and carpentry settlement will be inspected and repaired to meet state and local building specifications as follows 1 Floor decking with a ridge or depression that exceeds 1 4 inch within a 32 inch horizontal or vertical measurement will be corrected to meet specifications 2 The
42. ardwood floor caused by boards that buckle swell or warp and that exceed a 1 4 inch ridge or depression within any 32 inch measurement as measured parallel to the joists will be inspected to determine the cause A Ifthe problem is caused by defective workmanship the affected area will be repaired to meet the manufacturer s installation specifications SE 1 FLOORING AND FINISHES 61 RYLAND HOMES B If floor warpage buckling or swelling is caiised by excessive humidity and moisture in the home Ryland will provide the homeowner with recommendations to reduce the moisture level See Homeowner s Maintenance Guidelines in the Water Infiltration and Condensation Section 5 A hardwood floor board with hollow knot holes or loose knots will be removed and replaced Pre Settlement Orientation Check List Carefully examine all hardwood floors during the Pre Settlement Orientation Scratches gouges dents and other damage will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List Hardwood Flooring Repair Notes Ryland cannot ensure that hardwood flooring repairs requiring new material will match the color of the existing material It is normal to expect surface nailing to occur around the perimeter area of pre finished hardwood floors and around ally repaired areas as well HOMEOWNER S MAINTENANCE GUIDELINES For pre finish hardwood floor cleaning and maintenance guidelines please refer to the
43. ass clippings are cleared away Do not build a deck around or over the air conditioner unless there is an 18 0 inch clearance on the sides and a 6 0 foot minimum clearance on top G HEATPUMP SE 1 Your home may be equipped with an electric forced air heating system that includes a heat pump The heat pump is an electrically powered single refrigeration unit located outside the home that provides both heating and cooling functions It operates on the principle that outdoor air even in wintertime contains heat or thermal energy During wintertime the heat pump extracts heat from the outside air and then transfers it to the indoor air In the summer the process is reversed whereby the heat pump removes heat from indoor air discharges it outdoors and then circulates cooled air throughout the home A heat pump can be expected to operate continuously if outside temperatures fall below 40 F the resulting increased air circulation provides a more consistent inside temperature Heated air coming from the registers feels cool to the touch This is normal since the heat pump generates a low level of heat sometimes below 90 F while normal body temperature is 98 6 F Supplemental Heat when outdoor temperatures fall below 25 to 30 F the heat pump is unable to draw sufficient heat from the outside air and a supplemental heating unit automatically turns on You will know it is operating when the indicator light on the thermostat lights
44. ating the house structure Flue A vertical duct constructed of sheet metal or clay that channels smoke or gas fumes from a fireplace or gas furnace out of the home G Gabled Louvers A vent with louvers located at the peak of gable ends Graphite Lubricant A finely powdered graphite used as a lubricant GLOSSARY 111 RYLAND HOMES Ground Fault Circuit Interrupter GFCI A specialized electrical device that will interrupt electrical power where a weak electrical loss of ground occurs Normally installed in areas where water may be present Grout A white or colored plaster like mortar compound used to fill spaces between ceramic tiles H J K Header A heavy timber that spans open spaces in walls over doors and windows and provides support to structural members above it Honeycomb In concrete an open cell like surface texture that occurs while pouring the concrete Hose bib The exterior faucet connection for lawn and garden hoses Joint Compound A plaster like compound used with drywall tape to join sheets of drywall into a smooth continuous panel Joists The horizontal support members used to construct the floor Keeper Plate The metal plate that keeps a door lock latch firmly in place L M N Lockset A door lock Mastic A construction adhesive that is thick and waterproof Moldings Shaped strips of ornamental wood used around doors and windows Also used for base molding tile molding as ch
45. ature adjustment Call Plumbing quickly on water heater Contractor for set too low adjustment Hot water recovery Burnt out heating Call Plumbing is slow element Contractor Toilet rims Water level in tank is Adjust float arm constantly too high stem in toilet water tank downward Toilet makes loud Ball cock in water Replace ball cock in noise when flushed tank is not working toilet water tank properly Toilet backing up Obstruction in line Turn toilet intake and or overflowing valve off and plunge toilet Water flow from Aerator at tip of Unscrew aerator faucet is reduced faucet is clogged screen and rinse thoroughly PLUMBING FIXTURES 93 RYLAND HOMES Water splatters out of faucet Water leaking from under sink Water dripping from shut off valves Garbage disposal clogged Garbage disposal will not operate 94 PLUMBING FIXTURES SOLUTIONS TO COMMON PLUMBING FIXTURES PROBLEMS Likely Cause Air in water supply line Loose plumbing fitting s Loose packing nut Obstruction in disposal Tripped circuit breaker Open all faucets in home for five minutes Hand tighten coupling s on drain pipes Open valve all the way then gently tighten nut Use disposal wrench in bottom of disposal Check reset button on bottom of disposal unit HOMEOWNER S MANUAL ROOFING GUTTERS AND DOWNSPOUTS A INTRODUCTION SE 1 The roof of your Ryland hom
46. ax DOORS Check screws on door lockset and hardware and tighten as necessary Lubricate bifold and by pass doors as necessary Clean sliding door track and apply silicone spray to tracks as necessary ELECTRIC Test and reset all GFCI Ground Fault Circuit Interrupter receptacles Check electrical extension and appliance cords Replace frayed or split cords EXTERIOR FINISHES Check for cracks and voids in exterior caulking and re caulk as necessary Inspect vinyl siding and clean as necessary per manufacturer s instructions 2 Check exterior painted surfaces for damage and weathering To repair follow the maintenance instructions contained in the Painting Section of this Manual PLUMBING Check water supply lines and valves to sinks and toilets Tighten if loose or leaking Clean out faucet aerators spray nozzles and drains Check pipes and drains for water leakage Remove water heater residue following instructions in the Plumbing Fixtures Section of this Manual te WATER INFILTRATION AND CONDENSATION Check basement and foundation for moisture Review Water Infiltration and Condensation Section of this Manual WINDOWS Check sills for caulking cracks or separations and re caulk as necessary Check weatherstripping around windows and repair or replace as necessary Check windows for smooth opening and closing Operation Clean tracks and lubricate as necessary
47. b fertilizer manufacturer s directions Trees and shrubs Too much or too Check soil around wilting little water base of plant and water accordingly Wetness around Settlement of soil Fill settled areas and foundation around home re mulch or re seed as necessary LANDSCAPING AND GRADING 77 RYLAND HOMES PAINTING A INTERIOR amp EXTERIOR PAINT TYPICAL REPAIR GUIDELINES First Year Coverage 1 Interior and exterior paints that do not adhere to or cover up the surface to which it is applied will be refinished 2 Interior and exterior paints that run wrinkle peel or crack will be scraped and sanded the resulting depressions filled and the surface primed and repainted 3 Water stains will be sealed with a primer sealer before repainting so the mark will not bleed back through Pre Settlement Orientation Check List Carefully examine all painted surfaces during the Pre Settlement Orientation Paint with scuffs and dirt marks will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List Painting Repair Note Ryland cannot ensure that painting repairs requiring new material will match the color of the existing material Paint repairs may show Slight variations in color as a result of weathering aging or pigment variations in different pa int manufacturing runs Color variations are normal HOMEOWNER S MAINTENANCE GUIDELINES Cleaning Flat Latex Painted Surfaces A lead
48. bathing Wipe off wet tiles when done then hang up towels and washcloths to dry To clean mildewed surfaces and reduce mildew odors apply a liquid mildew agent in a well ventilated room followed by a disinfectant and thorough rinsing with clear water Soap Scum In some geographic areas hard water or water that is high in mineral content can contribute to soap scum buildup To clean and remove this residue wash the affected surfaces with a mild vinegar and water solution BATHROOM SE 1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON BATHROOM PROBLEMS Tikely Cause Grout cracks Settlement Re caulk cracks with between tiles silicone based caulk SE 1 BATHROOMS 17 RYLAND HOMES CABINETS INTRODUCTION Kitchen and laundry room cabinets bathroom vanity bases and medicine cabinets are selected for their attractive appearance durability and ease of care With proper maintenance the cabinets will remain serviceable and attractive TYPICAL REPAIR GUIDELINES First Year Coverage 1 Cabinet door warpage that exceeds 1 4 inch as measured from the face frame to the point of furthermost warpage when the door is closed will be repaired by adjusting the hinges A cabinet drawer that does not fit flush against the face frame when closed will be repaired by adjusting the drawer guides A gap between the cabinet and ceiling or wall that exceeds 1 4 inch in width will be repaired by installing a filler board or trim of si
49. bers from carpet yams an occasional tuft may be lifted above the surface Do not pull out the tuft just snip it off to the length of the other tufts using scissors Color fading caused by sunlight can be minimized by closing the draperies during the day or by using shear draperies to reduce incoming sunlight RESILIENT FLOOR COVERINGS Resilient floor coverings come in 6 foot or 12 foot wide rolls or individual tiles and are installed in foyers kitchens bathrooms laundry areas and finished basements TYPICAL REPAIR GUIDELINES First Year Coverage 1 A resilient floor covering problem will be inspected A A problem caused by defective workmanship will be corrected to meet the manufacturer s installation specifications B A problem caused by defective material will be repaired by removing and replacing the affected area in accordance with the manufacturer s product warranties and specifications 2 Resilient floor covering seam joints will be visible A A seam that gaps will be repaired B Individual tiles that pop up or come loose will be re glued 3 Resilient flooring that lifts bubbles or becomes unglued will be repaired by re gluing FLOORING AND FINISIIES 59 RYLAND HOMES 60 4 A raised nail head or staple in the sub flooring or underlayment that does not break the surface of the resilient flooring will be repaired by re setting the nail or staple 5 A raised nail head or staple in the sub flooring or u
50. ble silicone concrete caulking 2 A crack in the driveway slab or patio that exceeds 1 4 inch in vertical displacement will be repaired by removal and replacement of the affected area 3 A driveway or patio that permanently settles heaves or separates in excess of 1 2 inch from any adjoining slab or apron will be repaired by surface capping of the affected area 4 A concrete surface that disintegrates by means other than chemicals or abuse will be repaired by removing and replacing the affected area 5 Minor low spots that hold water are normal and should be anticipated CONCRETE 25 RYLAND HOMES 26 Caution Concrete surfaces under normal usage and weather conditions should not disintegrate to the extent that the aggregate is exposed and loosened Even during the First Year Coverage Ryland is not responsible for concrete deterioration caused by homeowner abuse or negligence salt chemicals heavy vehicles and or other factors beyond our control Concrete Repair Note Ryland cannot ensure that concrete repairs requiring new material will match the color of the existing material Color variations are normal and will become less noticeable over time HOMEOWNER S MAINTENANCE GUIDELINES Salt Damage Salt and other de icing chemicals will cause severe damage to exterior concrete surfaces Even when salt is not used it can be tracked in from the street on feet tires or accumulated under the fenders of your vehicle When left
51. ce on Crystallized soluble Scrub with water masonry finishes salts and stiff brush Mildew on wood Wet weather and Pressure wash siding lack of sunlight at affected area with affected area diluted bleach 52 EXTERIOR FINISHES SE 1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON EXTERIOR FINISH PROBLEMS Likely Cause Mildew on vinyl Wet weather and lack of Pressure wash with siding sunlight at affected area water SE 1 EXTERIOR FINISHES 53 RYLAND HOMES FIREPLACE 54 INTRODUCTION Ryland uses both masonry and pre fabricated fireplaces Masonry fireplaces are constructed in the field with brick and mortar while pre fabricated fireplaces are factory built of sheet metal and then delivered to the home site TYPICAL REPAIR GUIDELINES First Year Coverage 1 A pre fabricated fireplace problem caused by defective workmanship or equipment will be inspected and corrected to meet the manufacturer s installation and product specifications Cracks in refractor panels of a pre fabricated fireplace that are 1 64 inch or less are acceptable Cracks in excess of 1 64 inch will be repaired in accordance with the manufacturer s recommendations A masonry fireplace that does not draw smoke up the chimney will be inspected to determine the cause of the problem and corrected A brick crack in a masonry fireplace that exceeds 3 16 inch in width will be removed and replaced A crack in the mortar of a masonry fireplace that e
52. ced A A carpet seam with visible gaps that exceed 1 8 inch at the seam joint will be repaired by re seaming the carpet sections B A carpet that buckles or stretches will be re stretched and re secured C A carpet that separates from the tack strip will be re secured to the tack strip 2 A carpet problem caused by defective material or unjustified not caused by homeowner negligence staining fading or discoloration will be repaired by removing and replacing the affected area An independent carpet testing agency will inspect and test the carpet to verify unjustified staining and discoloration This process could take as long as two months Their decision and recommendations are considered binding Carpet Repair Note Ryland cannot ensure that carpet repairs requiring new material will match the color of the existing material Ryland is not responsible for man 14acturer dye lot variations 58 FLOORING AND FINISHES SE 1 HOMEOWNER SS MANUAL C Pre Settlement Orientation Check List Carefully examine all carpeting during the Pre Settlement Orientation Carpet damage or stains will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List HOMEOWNER S MAINTENANCE GUIDELINES Frequent vacuuming and immediate stain removal are primary carpet care steps For complete instructions please refer to the manufacturer s cleaning recommendations While normal vacuuming will only remove loose fi
53. cted and corrected by replacing the material in accordance with the manufacturer s product warranty and specifications 3 Interior water leakage caused by defective workmanship or defective vinyl siding material will be corrected by repaliing the affected panels and by repairing the interior areas damaged by water 4 A vinyl panel that comes loose or unattached will be re secured The vinyl siding manufacturer does not provide warranty coverage should the panels come loose or detached by winds in excess of 54 miles per hour Wind gusts in excess of 54 miles per hour are considered as Acts of God and repairs may be covered by homeowner s insurance 5 Oil canning or excessive buckling of the siding will be repaired 46 EXTERIOR FINISHES SE 1 C SE 1 HOMEOWNER S MANUAL Warranty Note The length of warranties for vinyl siding is different for different manufacturers For specifics please review the product literature appropriate to your siding installation Vinyl Siding Repair Note Ryland cannot ensure that siding repairs requiring new material will match the color of the existing material Color variations caused by weathering effects are normal HOMEOWNER S MAINTENANCE GUIDELINES Cleaning For specific cleaning instructions please refer to the appropriate Manufacturer s Service Manual SOFFIT AND FASCIA The vinyl soffit and aluminum fascia do not require painting The soffit vents are located under the roof overha
54. cuit breakers Review the Manufacturer s Service Manual for exact location then check for proper setting APPLIANCES SE 1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON APPLIANCE PROBLEMS Likely Cause Clothes do not dry Clogged dryer vent due Remove kink or line to kinked line lint build f obstruction up or other obstruction SE 1 APPLIANCES 13 RYLAND HOMES ATTIC 14 ATTIC INTRODUCTION The attic space is constructed with either a truss system or rafters Warranty Caution Roof trusses should not be cut to install attic stairs This can structurally damage the integrity of the roof and will void HOW s major structural defect warranty HOMEOWNER S MAINTENANCE GUIDELINES The attic truss system is not engineered to support additional weight and should not be used for any storage purpose Ryland installs a variety of attic vents to remove excessive heat and moisture from the attic space These include ridge vents gable louvers roof louvers soffit vents and baffles where the roof meets the wall Do not cover these vents with insulation or any other material Insulation in the attic protects the rooms below it If the insulation is moved it will leave gaps between the insulation panels and may obstruct the attic vents Always replace moved insulation back to its original position SE 2 HOMEOWNER S MANUAL BATHROOMS A CERAMIC TILE WALLS The ceramic tile in your bathroom is easy to maintain
55. d replacing the tile mastic re positioning the tile and then re grouting 5 A crack or void in the grouting of ceramic countertop tile will be re grouted one time 6 A crack in caulking where the laminate or ceramic tile counter meets the wall will be re caulked one time Caution Service requests regarding the Typical Repair Guidelines presented above must be immediately reported to Ryland by the homeowner Failure to do so is considered negligence and can result in significant water damage which will not be repaired by Ryland Pre Settlement Orientation Check List Carefully examine all countertops and vanity tops during the Pre Settlement Orientation Scratches chips and stains will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List Ceramic Countertop Tile Repair Note Ryland cannot ensure that ceramic countertop tile repairs requiring new material will match the color of the existing tile material or colored grouting Slight color COUNTERTOPS AND VANITY TOPS SE 1 K HOMEOWNER S MANUAL SE variations are normal Also be aware that the grout used on ceramic tile counter tops will stain and that such stains will not be repaired by Ryland HOMEOWNER S MAINTENANCE GUIDELINES Laminate Countertops Clean laminate countertops with a soapy cloth or sponge or use a non abrasive liquid household cleanser for more stubborn stains There are one step cleaning products available for lam
56. d basement of Ryland homes It is important to understand that concrete is a porous brittle material that will expand contract and crack as the result of temperature changes shrinkage and stress Hairline cracks that may appear on foundation walls are usually cosmetic as opposed to structural Foundation cracks are common and are caused by shrinkage or stress Shrinking results from the normal curing process of concrete that varies with the time of year and the moisture conditions that exist when the concrete is poured Stress is caused by soil placed up against the wall plus the full weight of the home that rests upon the walls The weight from these forces can create a variety of stresses which in combination with seasonal temperature variations can cause concrete and masonry foundations to expand and contract If your home has a basement the block foundation may be covered on the outside with a cement parging while the poured in place concrete foundation walls do not require parging Both have an application of a material that is water resistant but not totally waterproof Crawl space foundations do not require the application of water resistant materials TYPICAL REPAIR GUIDELINES First Year Coverage 1 A vertical crack in the foundation that exceeds 1 8 inch in width will typically be repaired as follows A A slight contraction and expansion crack may be filled with a flexible silicone concrete caulking B Inthe case of water p
57. d oil the moving parts of garage doors every six months DOORS 37 38 RYLAND HOMES F DOORS Garage doors use high tension springs that make homeowner repair dangerous Please contact a garage door company for spring repairs DOOR HARDWARE TYPICAL REPAIR GUIDELINES First Year Coverage 1 Brass plated door hardware with finish deterioration will be repaired by replacing the fixture This does not cover brass tarnishing or damage caused by improper cleaning HOMEOWNER S MAINTENANCE GUIDELINES The brass plated door knockers door locks door handles kick plates and hinges used throughout the home are exposed to both outside elements and common everyday use and this may cause them to discolor Clean these with a damp cloth and do not use abrasive cleansers or solvents Periodic polishing following manufacturer s recommendations will help maintain their original luster and appearance Do not use brass polish on lacquered brass parts or fixtures SE 1 SE HOMEOWNER S MANUAL SOLUTIONS TO DOOR PROBLEMS Problem Likely Cause Solution Door will not stay Settlement Bend hinge pin open Door will not latch Settlement Adjust keeper properly Hinges on door Friction on hinge pin Apply wax to hinge squeak pin Door key does not Normal usage Spray white graphite operate smoothly into key hole Door knob loose or Normal usage Tighten screws rattles DOORS 39 RYLAND HOMES ELECTRIC
58. e or other obstructions that restrict normal air flow E GAS HEATING EQUIPMENT In communities where natural gas is available the home may be equipped with a gas fired forced air heating system Operation and maintenance instructions are provided by the manufacturer and should be carefully reviewed The local utility company is a good resource for additional gas energy information and energy saving tips HOMEOWNER S MAINTENANCE GUIDELINES Pilot Light The gas furnace may feature a pilot light that stays lit all the time or a pilotless ignition If the unit has a pilot light keep it on during the summer The minimal amount of heat it generates will keep the furnace dry and prevent corrosion Do not store combustible items such as clothing brooms dust mops or oily rags near a gas furnace as this presents a fire hazard Flue A gas furnace has a flue that vents exhaust fumes to the outside of the home A ticking sound resulting from flue expansion and contraction is normal F AIR CONDITIONER Gas heated homes are equipped with an air conditioning compressor located outside the home The system provides cool air by removing heat and humidity 6 AIR CONDITIONING AND HEATING SE 1 HOMEOWNER S MANUAL HOMEOWNER S MAINTENANCE GUIDELINES Keep the air conditioning compressor level and keep the area surrounding the unit clear to allow unimpaired air flow Do not plant bushes near the unit and be careful that dirt leaves and gr
59. e appropriate to your installation Soffit and Fascia Repair Note Ryland cannot ensure that soffit and fascia repairs requiring new material will match the color of the existing material Color variations caused by weathering effects are normal EXTERIOR WOOD TRIM AND WOOD SIDING TYPICAL REPAIR GUIDELINES First Year Coverage 1 An exterior wood trim or siding problem caused by defective workmanship will be inspected and corrected to meet installation specifications An exterior wood trim or siding problem caused by defective materials will be inspected and corrected A A split board will be repaired by filling the crack sanding and painting or it will be replaced if the split exceeds 118 inch in width B A board that warps or bows in excess of 1 4 inch for any 32 inch measurement will be replaced C A board with excessive sap leakage will be cleaned sealed and repainted A veneer trim board that delaminates will be replaced Joints between exterior trim elements including siding and masonry shall not result in open joints in excess of 3 8 inch In all cases the exterior trim masonry and siding shall be capable of performing its function to exclude the elements A butt or miter joint between exterior trim boards that exceeds 1 4 inch in width will be repaired by caulking one time Caulk or filler that shrinks will be repaired by re caulking or by filling the affected area one time Wood trim with loose or missing knots
60. e is constructed with roofing felt shingles flashing ridge vents gutters and downspouts These materials are installed following manufacturer s guidelines and product specifications TYPICAL REPAIR GUIDELINES First Year Coverage The following guidelines apply to roofing felt shingles flashing ridge vents gutters and downspouts 1 Any defect in roof workmanship or material that causes water leakage will be inspected and corrected to eliminate roof leaks Any interior damage caused by roof leakage will be repaired 2 Fiberglass shingles that come loose or unattached will be re secured Neither the shingle manufacturer nor the Roofing Contractor provide warranty coverage should the shingles come loose or detached by winds in excess of 54 miles per hour Winds this powerful are considered as Acts of God and repairs may be covered by homeowner s insurance 3 Standing water in the gutter that exceeds 1 2 inch in depth will be repaired by adjusting the pitch of the gutter 4 Gutters that come loose or unattached will be re secured with gutter spikes every 2 feet placed into the tails of the trusses Shingle Repair Note Ryland cannot ensure that shingle repairs requiring new material will match the color of the existing material Color variations caused by weathering effects are normal Manufacturer Warranties Fiberglass shingles are protected by Manufacturer Warranties that may extend beyond Ryland s First Year Coverage Should
61. e the air when neither heating or cooling is required A heat pump thermostat has a blue green light that indicates when the supplemental heating element is on See Supplemental Heat under Heat Pumps in the Air Conditioning and Heating Section TYPICAL REPAIR GUIDELINE First Year Coverage 1 A thermostat that malfunctions will be inspected and then repaired or replaced as follows A A thermostat problem caused by defective workmanship will be corrected to meet the manufacturer s installation specifications B A thermostat that is improperly calibrated will be repaired by re calibrating C A thermostat that cannot be repaired will be replaced 4 AIR CONDITIONING AND HEATING SE 1 SE 1 HOMEOWNER S MANUAL Manufacturer Warranty The thermostat installed in your home is protected by a Manufacturer Warranty that may extend beyond Ryland s First Year Coverage Should you experience warranty protected problems beyond the first year of occupancy please contact the FIVAC Contractor listed in Ryland s Homeowner Service Directory AIR DISTRIBUTION SYSTEM The heating and cooling system can be adjusted and balanced to meet individual temperature preferences When the right balance is achieved utility bills and wear and tear on the heating system are reduced Duct Work and Dampers Ducts carry and distribute heated or air conditioned air to each room Some air ducts are fitted with adjustable dampers that open to increase or close to res
62. ed on exterior faucets to allow water to only flow out of the home 114 GLOSSARY SE 1 HOMEOWNER S MANUAL Valve Seat An interior part of the faucet valve assembly where the valve rests Vitreous China Highly impervious glass like china often used to finish sinks showers and tubs W Wall Ties The metal pieces that tie masonry veneer to the frame of the home or when pouring concrete the metal pieces that the hold concrete foundation wall forms in place until the concrete cures Washers A round rigid rubber or plastic disc used as a sealing device in water faucet valves Washing Soda Used for heavy cleaning of surfaces and to help prevent accumulation of materials in drain traps Washouts An area where water has produced soil erosion Weatherstripping A weather insulating strip of material placed around doors and windows to reduce water entry into the home Also reduces air infiltration in to the home or escape of conditioned air out of the home Window Balance A counter balance device in window housings that assists with the opening and closing of a window and then keeps the window in position GLOSSARY 115 RYLAND HOMEOWNERER S MANUAL INDEX Aerators 90 Air Conditioning 1 10 Air Distribution System 1 5 Air Drafts 42 Air Filters 1 34 Aluminum Siding 46 Aluminum Windows 105 Appliances 11 13 4143 Attic 14 67 96 Bathroom Maintenance 16 101 Bathroom Sinks 86 88 89 Bathrooms
63. el the main circuit breaker in the electric panel box and show family members how to turn it off in case of emergency SE 1 HOMEOWNER MAINTENANCE CHECK LIST ix RYLAND HOMES FIRE EXTINGUISHER Purchase a general purpose fire extinguisher for each floor of the home plus one small kitchen extinguisher for grease fires Demonstrate proper usage to family members in case of an emergency FIREPLACE Purchase fireplace screen wood grate or andirons and tools as necessary FIRST AID KIT Keep first aid materials and a book on first aid procedures in an accessible location FLOORING Attach furniture protectors underneath furniture legs to protect hardwood resilient and ceramic tile floors HOUSEHOLD TOOLS Acquire basic tools to help you with normal home maintenance chores to include pliers adjustable wrench flat blade and Phillips head screwdrivers claw hammer hand saw tape measure caulk and caulking gun putty knife paint roller and brush power drill and drill bits assorted nails brads screws nuts bolts sandpaper utility knife toilet plunger and flashlight LANDSCAPING Follow your Landscaping Contractor s instructions for year round landscaping care Review and implement recommendations in the Landscaping and Grading Section of this Manual PLUMBING Locate and label the main water line shut off valve and show all family members how to close it in case of a plumbing emergency WATER E
64. ement expansion J only if unsightly amp contraction Caulk open gaps Surface not cleaned Scrape peeling paint Moisture solvents Repaint with latex under paint surface paint Alkali compounds Scrape apply alkali on foundation neutralizer repaint Bleeding wood Wood resin seeping Sand apply stain knots out killer repaint Mildew on painted surfaces 80 PAINTING Fungus from Carefully wash with moisture and little water diluted sunlight chlorine bleach HOMEOWNER S MANUAL PLUMBING SYSTEM A INTRODUCTION A Plumbing Contractor installed all plumbing lines and Systems in your Ryland home and these have been tested and inspected In most cases minimum homeowner maintenance is all that the plumbing system requires Attending to small problems as they occur keeps them from becoming larger more costly ones Ryland assumes no responsibility for consequential damages to personal property TYPICAL REPAIR GUIDELINE 30 Day Coverage 1 A clogged sewer or drain problem caused by defective five workmanship or material will be repaired by removing the clog and then corrected to meet the manufacturer s installation and product specifications The homeowner is responsible for all repair costs should homeowner action or negligence produce the clog TYPICAL REPAIR GUIDELINES First Year Coverage The following guidelines apply to water lines the main shut off valve intake valves and drain traps
65. enetration or structural repair of a poured wall foundation a crack can be repaired from the interior by CONCRETE 21 RYLAND HOMES 22 injecting an epoxy resin material into the crack to bond the concrete together C A crack in a poured wall or block foundation may be repaired by excavating the exterior wall chiseling an inverted V shaped channel filling the exposed crack with a hydraulic cement and then re damp proofing the wall 2 A horizontal crack in the foundation occurs infrequently Horizontal cracking will be inspected by a Ryland representative to determine the cause and to monitor future movement 3 A wall tie or honeycomb on poured wall foundations that leaks water will be repaired by applying an epoxy or hydraulic cement to the affected area from either side HOMEOWNER S MAINTENANCE GUIDELINES Drainage Proper water drainage around the foundation will keep the basement dry and eliminate unnecessary stress on the foundation wall In many locations drain tile and sometimes a sump pump are used to drain water away from the foundation Familiarize yourself with the system installed in your home and locate where the drain tile discharges Check periodically to insure that all drains are clear of debris that pumps are operating window wells are clean and that the soil around the foundation properly slopes away from the home See Controlling Foundation Water Penetration in the Water Infiltration amp Condensation Sec
66. er heater will be inspected and repaired by replacing the defective parts Warranty Caution Any addition alteration or modification to the water heater sump pump or plumbing fixture installation may void all applicable warranties 86 PLUMBING FIXTURES SE 1 HOMEOWNER S MANUAL Manufacturer Warranties The water heater and sump pump if applicable installed in your home are protected by Manufacturer Warranties that may extend beyond Ryland s First Year Coverage Should you experience warranty protected problems beyond the first year of occupancy please contact the Plumbing Contractor listed in Ryland s Homeowner Service Directory Pre Settlement Orientation Check List Carefully examine all bathtubs showers toilets and sinks during the Pre Settlement Orientation Scratches chips and cracks will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List B WATER HEATER SE 1 The electric or gas water heater is equipped with an automatic temperature and pressure relief valve a safety feature that opens and releases excessive pressure or heat build up Should this occur water will flow from the tank until both temperature and pressure are reduced to safe levels HOMEOWNER S MAINTENANCE GUIDELINES Hot Water Temperature Water temperatures ranging from 125 F to 145 F are pre set at the factory as specified in the Manufacturer s Service Manual While lower settings reduce utility ope
67. er to ground level drainage areas Splash blocks located at the base of the downspouts divert water away from the foundation See Water Infiltration and Condensation Section ROOFING GUTTERS AND DOWNSPOUTS SE 1 HOMEOWNER S MANUAL HOMEOWNER S MAINTENANCE GUIDELINES Gutters and downspouts should be inspected and cleaned regularly Check for holes and leakage make necessary repairs and clear the gutters of accumulated debris such as leaves twigs branches balls and other objects Gutters need to slope slightly downward to channel water to the downspout Splash blocks should be properly positioned at the bottom of the downspout to direct water away from the foundation Finally the soil grade must slope away from the home See Grading in the Landscaping and Grading Section ROOFING GUTTERS AND DOWNSPOUTS 97 RYLAND HOMES SOLUTIONS T0 COMMON ROOF GUTTER AND DOWNSPOUT PROBLEMS Likely Cause Roof leakage Gutters plugged up Clean gutters and downspouts Roof leakage Loose flashing Secure and re seal Loose pipe collars flashing and pipe collars Roof leakage Loose or missing Secure and or replace shingles and or ridge loose or missing vents shingles ridge vents Roof leakage Hole in gutter or Inspect locate and downspout repair Skylight leakage Loose flashing Secure flashing Caulking Inspect and re caulk deteriorated 98 ROOFING GUTTERS AND DOWNSPOUTS SE 1 HOMEOWNER S MANUAL WAT
68. erature differences between the inside and outside surfaces A An exterior door that warps in excess of 1 4 inch as measured diagonally from corner to comer will be repaired by adjusting the door back to normal operation B M exterior door that warps to the extent that it becomes inoperable will be replaced C An exterior door that allows air infiltration will be repaired by adjusting the weatherstripping or threshold 2 An exterior door that sticks will be repaired by adjusting the door hinges or jamb 3 An exterior door lock that does not lock properly will be repaired by adjusting the latch keeper or door lock mechanism Pre Settlement Orientation Check List Carefully examine all doors during the Pre Settlement Orientation Dents will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List HOMEOWNER S MAINTENANCE GUIDELINES Painting Steel clad doors are maintenance free and require little attention except for painting and upkeep from dents and scratches Weatherstripping Weatherstripping on exterior doors helps maintain the home s energy efficiency preventing the loss of conditioned air and reducing the infiltration of outside air Weatherstripping must remain in place to operate effectively 36 DOORS SE 1 E HOMEOWNER S MANUAL 1 Replace weatherstripping that becomes loose or damaged 2 Prolong the life of vinyl and rubber weatherstripping by applying a silicone spra
69. face of the brick nor greater than 51716 inch from the edge nor greater than 1 2 inch on the corners Brick Veneer Repair Note Ryland cannot ensure that brick or mortar repairs requiring new material will match the color of the existing material Color variations are normal HOMEOWNER S MAINTENANCE GUIDELINES Bricks can be cleaned with a soap and water solution Gentle scrubbing with a non abrasive household cleaner will remove most stubborn discolorations A white powdery substance that may appear on masonry walls is called efflorescence It is composed of water soluble salts originally present in masonry materials that are brought to the surface when water evaporates Efflorescence can usually be removed with a stiff scrub brush and water HOMEOWNER S MANUAL F STONEVENEER Slight variations in size color and placement create the textural interest that contributes to the look of a stone exterior Minor stone chipping cracking and cement shrinkage are normal TYPICAL REPAIR GUIDELINE First Year Coverage 1 A crack in the cement joint of stone veneer that exceeds 1 8 inch in width will be repaired by pointing or patching Stone Veneer Repair Note Ryland cannot ensure that stone or cement repairs requiring new material will match the color of the existing material Color variations are normal G SYNTHETIC STUCCO VENEER Synthetic stucco veneer combines gypsum board with expanded polystyrene covered with fibe
70. g spring it is the homeowner s responsibility to notify Ryland of the potentially dead planting Caution Do not remove or transplant trees and shrubs from their original location as this will void the Landscape Contractor s warranty Should a tree or shrub die leave it in the ground and let the Landscape Contractor remove it HOMEOWNER S MAINTENANCE GUIDELINES Watering It is extremely important that new plants and trees be watered twice a week for the first month and once a week for the next three months Weather conditions may affect watering frequency This should be done with an open end garden hose one minute on shrubs and three to four minutes on trees For best results contact a lawn care specialist for proper maintenance guidelines Fertilizing Plants should be fertilized on a regular basis Contact a lawn care specialist for proper maintenance guidelines 76 LANDSCAPING AND GRADING SE 1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON LANDSCAPING AND GRADING PROBLEMS Likely Cause Tips of grass blades Dull mower blades Sharpen blades frayed or turning tan Weeds growing in Improper weed Use pre emergent lawn control weed control in the spring Lawn thinning out Thatch build up Lawn needs aeration after several or dethatching mowings Slow growth or pale Lack of lawn Fertilize following sod fertilizer manufacturer s directions Trees and shrubs Lack of tree and Fertilize following turning yellow shru
71. g the door hinges and jambs or by planning the edges of the door back to normal operation 3 An interior door with detached veneers will be repaired by gluing and clamping 4 An interior door with a gap that exceeds 1 1 4 inches as measured from the bottom of the door to the finished floor surface will be re hung 5 An interior door lock that does not operate properly will be repaired by adjusting the latch keeper or door lock mechanism HOMEOWNER S MAINTENANCE GUIDELINES Sticking Doors Home settlement or swelling caused by humidity may cause the door to be out of alignment In some cases this may only be temporary due to seasonal variations and the sticking will tend to correct itself without any adjustment SE 1 HOMEOWNER S MANUAL If adjustment is required 1 Check hinge screws for tightness 2 Fold sandpaper around a wooden block and sand the edge that sticks but be careful to not remove too much wood 3 Always paint or varnish sanded or planed areas to protect the wood from future moisture penetration and sticking Bifold Doors Keep the door tracks free of paint and dirt and apply a small amount of wax or silicone spray to the guide edges of the tracks Door Precautions Interior doors are hollow core and are not designed to support attachments and hanging accessories Hanging heavy items on door knobs or at the top of a door can damage hardware and hinges C SLIDING GLASS DOORS TYPICAL REPAIR GUIDE
72. ge l Ground settlement around foundation walls utility trenches or other filled areas shall not interfere with water drainage away from the home Settling of ground around these areas shall not interfere with drainage away from the home Ryland will fill affected areas to restore proper drainage one time and the repaired area will be reseeded or resodded to the original specifications The homeowner is responsible for removing planted landscaping that they have installed and that is affected by the placement of the filler material Areas that washout or erode at downspouts or drainage swales will be repaired one time at the homeowner s request The repair includes filling the eroded areas reseeding and then stabilizing the area The stabilization method will be determined by Ryland Standing or ponding water that remains for more than 24 hours on the lawn or for more than 48 hours in a swale will be inspected and corrected to meet specifications No grading determination will be made when there is frost on the ground or if the ground is saturated with water HOMEOWNER S MAINTENANCE GUIDELINES The best way to keep the basement dry is to maintain the original grading around the home Proper grading ensures that surface water will flow away from the home rather than accumulating and soaking into the ground immediately around foundation walls Over time the grade around the house can settle If this occurs spread additional so
73. h will be repaired by pointing or patching B A mortar joint that varies more than 3 8 inch in width will be corrected by removing and replacing the affected brick C A horizontal mortar joint should run in a straight line Any variation that exceeds 1 4 inch over a 32 inch measurement will be corrected by removing and replacing the affected brick EXTERIOR FINISHES 49 RYLAND HOMES A brick with dips or bulges that exceed 2 inch as measured vertically or horizontally will be repaired by removing and replacing the affected brick A window sill that is level or that tilts toward the window will be removed and replaced so that it tilts away from the window and allows water to drain away from the home A brick veneer problem caused by defective material will be inspected to determine if the brick meets specific dimensional tolerances if these tolerances are not met the affected brick will be removed and replaced A 50 EXTERIOR FINISHES Brick Size Bricks may vary m size because of variations in the raw material and manufacturing processes Size variations however will not vary by more than 1 2 inch in length or width Brick Distortion Bowed brick will not exceed 3 8 of an inch over the brick s length Brick Chipping Bricks may be chipped during packaging shipping or on the job site Chips are measured from an edge or a comer and the total length of these chips will not be greater than 10 of the perimeter of the
74. home when the fire Left over ashes in ashes Install is not burning firebox Wet flue chimney cap Smoke smell in Exhaust fan pulling Close damper home when the fife air down flue into is not burning home Water inside Rain coming down Install chimney cap fireplace chimney Cracks in fire brick Burning fires that Get brick and mortar and or in mortar are too large and too repaired Do not hot build large fires 56 FIREPLACE SE 1 HOMEOWNER S MANUAL SE 1 SOLUTIONS TO COMMON FIREPLACE PROBLEMS Likely Cause Down drafts pull Drafting problems Call Ryland for smoke into home inspection Excessive black soot on Burning poor quality Burn only dry inside of fireplace and wood or items other Get chimney cleaned flue seasoned hardwoods than wood FIREPLACE 57 RYLAND HOMES FLOORING AND FINISHES A INTRODUCTION Your home is finished with a variety of flooring materials which may include a combination of carpet resilient vinyls hardwood and parquet floors and manufactured tiles B CARPETING The carpet is durable and requires minimal care Color variations and shading may be noticeable and depend upon the surface texture and pile fiber of the carpet TYPICAL REPAIR GUIDELINES First Year Coverage 1 A carpet problem caused by faulty workmanship including gapping at seams carpet buckling separation of carpet from tack strip or mismatched dye lots will be inspected and repaired or repla
75. ied out or eroded To re caulk the area use a tub and tile caulk available in local hardware stores Do not use a clear silicone caulk Begin by removing the old sealer and cleaning the area Once the area is dry apply fresh caulking to fill the vacant space then smooth out the fmish with a wet finger H INTERIOR FAUCETS Interior faucets are either single lever faucets or washer faucets HOMEOWNER S MAINTENANCE GUIDELINES Single Lever Faucets The single lever kitchen and bath faucet are low maintenance washer less faucets Should the cartridge ever need to be replaced turn off the water supply under the sink remove the handle assembly and unscrew the cartridge Take the cartridge to a local plumbing supplier and match accordingly being sure to follow installation instructions Washer Faucets A washer faucet has a shut off feature that requires light closing pressure to stop the flow of water Do not apply too much pressure since washers can be damaged Faucet Aerators Screened aerators screw into the spout of a faucet to add air to the flowing water and to reduce splashing and water consumption Aerators are easy to remove for periodic cleaning and this should be done every three to four months Washer Replacement Dripping faucets can drumatically increase water bills and represent the loss of a valuable natural resource Over time all washers will wear out and must be replaced Neglecting to change washers may cause damage t
76. il in the depressions to raise and re establish the grade LANDSCAPING AND GRADING 73 RYLAND HOMES To prevent erosion and ponding of water 1 Do not alter the soil grade 2 Keep water ditches or swales open and free of leaves and debris Do not install sheds hot tubs decks fences pools trees shrubs or gardens in the swales Otherwise water may not flow properly through the swale 3 Direct water run off away from the home to prevent washouts Reposition splash blocks if they are moved Do not allow sprinklers to wet the house or form puddles near or against the foundation 4 Correct any areas in need of seed by loosening the dirt seeding and watering until mature B LAWN Yards will be graded seeded fertilized and strawed or if applicable sodded before closing weather permitting Mter closing lawn maintenance is the homeowner s responsibility TYPICAL REPAIR GUIDELINES FIRST YEAR COVERAGE 1 Sod will be alive at Settlement A Sod that is not alive at Settlement will be replaced B Gaps between sections of sod that exceed 1 inch in width will be repaired by filling the gaps with cut sod or by filling the gap with soil 2 Your home will be enrolled with a professional lawn care company for a 1 year program They will contact you within the first 30 days after closing HOMEOWNER S MAINTENANCE GUIDELINES The future beauty of your yard depends on the care and attention you provide Ryland cannot be responsib
77. inates that clean reduce streaking and leave surfaces polished As with all cleaning products carefully follow the manufacturer s instructions Always clean across the joints in laminate countertops Rust Stains The contact of wet metal on sink surfaces for example the bottom of a shaving can may produce rust stains To remove them apply a powdered rust remover following the manufacturer s instructions Keep standing water away from the back splash seams and the seal around the sink These areas are prone to water damage since excessive moisture will eventually break down the seal and cause swelling or delamination Check seams periodically and re caulk as necessary See Re Caulking of Tubs and Showers in the Plumbing Fixtures Section Ceramic Tile Countertops Clean countertop tiles with a damp cloth and remove accumulated film with a soapless nor abrasive detergent or tile cleanser Use a mild vinegar and water solution to remove grease and soap scum Keep white tile seams clean by brushing with diluted bleach in a well ventilated room Apply a grout sealant with a small brush to reduce grout staming taking care to keep the sealant off the tile surface Caulk cracks and separations of seams adjacent to tile with a silicone caulk taking care to wipe the tile clean once caulking is complete Do not use clear silicone caulk as it yellows with age and stains easily See Re Caulking of Tubs and Showers in the Plumbing Fixtures Section
78. isting vents Do not use crawl space areas for storage of items that may be damaged by high humidity and mildew 102 WATER INFILTRATIONS AND CONDENSATION SE 1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON WATER INFILTRATION amp CONDENSATION PROBLEMS Likely Cause Wet basement floor Altered grade Correct grade Clear or walls Clogged areaway debris from drains drain or gutters and gutters Damp basement floor Condensation Use a dehumidifier or walls Excessive moisture inside the house Water is present Condensation line is Snake out and clear around furnace unit clogged or line Realign pipe to misaligned to drain floor dram WATER INFILTRATION AND CONDENSATION 103 RYLAND HOMES WINDOWS A INTRODUCTION The windows in your Ryland home may be single or double pane glass with wood or aluminum frames TYPICAL REPAIR GUIDELINES First Year Coverage 1 An insulated double pane window with condensation forming between the panes has a broken seal and will be replaced in accordance with the manufacturer s product warranty 2 Condensation that forms on the inside of a window is caused by interior humidity and Ryland will instruct the homeowner about measures to reduce indoor humidity 3 A window problem caused by defective workmanship will be inspected and corrected to meet the manufacturer s installation specifications 4 A window problem caused by defective material will be inspected and repaired
79. itions should not disintegrate to the extent that the aggregate is exposed and loosened Even during the First Year Coverage Ryland is not responsible 24 CONCRETE SE 1 HOMEOWNER S MANUAL for concrete deterioration caused by homeowner abuse or negligence salt chemicals heavy vehicles or other factors beyond our control Concrete Repair Note Ryland cannot ensure that concrete or masonry repairs requiring new material will match the color of the existing material Color variations are normal HOMEOWNER S MAINTENANCE GUIDELINES Remove snow and ice promptly from porches steps and stoops If a thin layer of ice cannot be removed cat litter or clean sand offer safe traction Do not apply de icing salts or chemicals to any concrete surface Repeated thawing and freezing with salt and chemicals can damage brick concrete and mortar as well as kill grass shrubs and trees DRIVEWAYS AND PATIOS Driveways are subjected to heavy use and severe weather conditions You may experience slight cracking and movement in the driveway slab due to the freeze thaw cycle vehicular traffic and soil settlement It is not uncommon for exterior poured concrete to rise and fall due to the freezing and thawing of the soil on which they are poured TYPICAL REPAIR GUIDELINES First Year Coverage 1 An expansion and contraction crack in the driveway slab or patio that exceeds 1 8 inch in width will be repaired by filling the crack with a flexi
80. ive liquid household cleanser for more stubborn stains There are one step cleaning products available for laminates that clean reduce streaking and leave surfaces polished As with all cleaning products carefully follow the manufacturer s instructions Shelves and Lazy Susan Cabinets Flat and carrousel shelves are not designed to hold weight that exceed 20 pounds per square foot Keep canned goods flour sugar and heavier products on the bottom shelf of the base cabinets If desired apply contact paper to shelves to protect against scratches and water stains Drawer and Hinge Care Check the hinges at least once a year for proper alignment and tightness using a screwdriver to make necessary adjustrnents Check drawers for easy movement and apply a silicone spray to the drawer guides should sticking occur Close the drawers to protect the drawer guides and to keep the contents clean Repairing Nicks and Scratches Hardware stores offer color matching putty stains and polymer fillers to cover and repair cabinet nicks and scratches CABINETS 19 RYLAND HOMES SOLUTIONS TO COMMON CABINET PROBLEMS Likely Cause Cabinet drawer Drawer glides out of Realign track sticks alignment or debris Check for debris in track Spray with silicone 20 CABINETS SE 1 HOMEOWNER S MANUAL CONCRETE A SE 1 FOUNDATION Two types of foundations concrete block or poured in place concrete are used to build the foundation an
81. le for improper landscape care and maintenance We offer the following suggestions to make the job easier Seeding Proper watering cutting reseeding and fertilizing is the homeowner s responsibility after the original seed application 74 LANDSCAPING AND GRADING SE 2 CHAR HOMEOWNER S MANUAL SE 1 Where grass seed is used a layer of straw is placed on top of the seed Do not rake the straw away as this will disturb the germination of underlying grasses Gently redistribute the straw if it is heavily matted The straw will eventually decompose and provide the soil with additional nutrient Watering Both sod and grass seed require constant moisture for the fiirst full growing season If allowed to dry out the grass seed will not germinate and the sod will shrink and gaps will appear between the sections If this occurs the homeowner will need to repair these areas Water each section of the lawn for 30 minutes twice each day once in the morning and once in the late afternoon When moving the sprinkler check to see if you are leaving foot prints If so the area has been over watered Be aware that sod when initially installed will occasionally go into shock and turn brown The sod is not dead and you should continue to water it Extremely hot weather or above average rainfall will affect these instructions Mowing Mow the new grass when it attains several inches of new growth Do not rake the newly seeded areas as
82. listed in Ryland s Homeowner Service Directory Neither Ryland nor the Electrical Contractor will pay for wiring repairs done by the telephone or cable TV company LIGHT FIXTURES AND POST LAMP HOMEOWNER S MAINTENANCE GUIDELINES Interior and exterior lighting fixtures require periodic homeowner maintenance to preserve the finish Carefully review and follow the instructions provided for these fixtures Do not use indoor bulbs in exterior lighting fixtures Do not use light bulbs with a higher wattage than the maximum wattage stated on the light fixture SMOKE DETECTORS The smoke detectors in your home are pre wired per electrical code requirements into the main electrical system HOMEOWNER S MAINTENANCE GUIDELINES Test the detectors weekly and clean and vacuum the openings of the smoke detector once a month Visually inspect the clear button of the test switch to see that the indicator light is glowing To test the alarm press the Test button for about ten seconds or until the horn sounds loudly Never use an open flame to test the detector The built in test switch accurately tests all detector functions as required by Underwriter s Laboratories This is the only way to test the detector 44 ELECTRICAL SYSTEMS SE1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON ELECTRICAL PROBLEMS Likely Cause Complete power failure Electrical outlets not working GFCI switches not operating Light fixture not working Appliance
83. lus a fan unit to distribute and circulate air throughout the home via ducts and registers Heat pumps and air conditioners have an outdoor unit that transfers heat into and or away from the home It is important to read the Manufacturers Service Manuals operating instructions maintenance guidelines warranties and energy saving recommendations provided to you at the Pre Settlement Orientation Where appropriate fill out and return the Warranty Registration Cards to the manufacturer Failure to do so may void the manufacturer s warranty Note As equipment technology frequently changes the Manufacturers Service Manuals will supercede all recommendations and procedures contained in this guide TYPICAL REPAIR GUIDELINES First Year Coverage The following guidelines apply to the heating and air conditioning system Guidelines specific to air filters thermostats and the air distribution system are contained in their respective descriptions 1 A heating or air conditioning problem caused by defective workmanship or equipment will be inspected and corrected to meet the manufacturer s installation and product specifications 2 The heating system shall be capable of producing an inside temperature of 70 F as measured in the center of each room at a height of 5 0 feet above the floor under local outdoor winter design AIR CONDITIONING AND HEATING 1 RYLAND HOMES 2 conditions as specified in the ASHRAE Handbook Deficiencies
84. manufacturer s instructions For site finished wood floor cleaning use a dust mop that is lightly misted with water Caution The protective urethane coating on site fin ished wood floors can react with certain commercial floor wax products These products generally have a warning label that use on a urethane floor will cause discoloration and or clouding of the floor surface Problems caused by these products will not be repaired by Ryland Use entrance rugs or mats to protect wood flooring from dirt and water spots Do not use foam plastic or rubber backed mats as they may cause discoloration Mop up water spills immediately Do not set potted plants 62 FLOORING AND FINISHES SE 1 HOMEOWNER S MANUAL SE 1 directly on a hardwood floor as moisture can leak through and cause permanent staiing and warpage Attach fumiture pmtectors to the bottom of furniture legs to protect the hardwood flooring from scuffing and surface damage Be aware that high heel shoes will damage hardwood floors CERAMIC TILE FLOORS Ceramic tile is easy to maintain and impervious to water The seams and joints are not waterproof and require special attention to prevent water seepage TYPICAL REPAIR GUIDELINES First Year Coverage 1 A cracked floor tile will be replaced 2 A loose floor tile will be re secured by removing and replacing the tile mastic re positioning the tile and then re grouting 3 A crack in caulking will be re caulked one time
85. milar color 4 A cabinet that becomes loose from the wall or bulkhead will be resecured unless it is determined that the weight limitation of 20 pounds per square foot has been exceeded A cabinet handle drawer handle hinge or drawer guide that fails to operate as designed will be replaced N Oo Nn ON A lazy susan that fails to operate as designed will be adjusted unless it is determined that the weight limitation of 20 pounds per square foot has been exceeded Pre Settlement Orientation Check List Carefully examine all cabinets during the Pre Settlement Orientation Scratches chips and cracks will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List 18 CABINETS SE 1 HOMEOWNER S MANUAL HOMEOWNER S MAINTENANCE GUIDELINES Wood Cabinets Wood cabinet tone grain and color variations are normal and reflect the natural characteristics of real wood Clean wood cabinets with the same gentle care you would give any fine wood furniture Lemon oil applied once or twice a year will protect the finish and appearance Cabinet mounted coffee makers are not recommended since the rising steam will damage solid wood and wood veneer causing fading or delamination For the same reason position regular coffee makers out from underneath the upper cabinets and near the front of the counter Laminate Cabinets Clean laminate cabinets with a soapy cloth or sponge or use a non abras
86. n of this Manual ROOFING se Visually inspect roof from the ground for loose warped torn or missing shingles Hire a Roofing Contractor should repairs be required Hire a Contractor to check and clean gutters and down spouts inspect for ice or winter damage and repair gaps in flashing and soffits Hire a Contractor to check skylights for loose flashing and gaps in caulking FALL CHECK LIST EXTERIOR HOSEBIBS 2 To prevent exterior pipe freezing review and implement the winterizing instructions in the Plumbing Fixtures Section of this Manual FIREPLACE b Have chimney professionally cleaned as necessary Check firebox for loose fire brick or mortar HEATING SYSTEM Hire an HVAC Contractor to perform seasonal maintenance check up for winter ROOFING Hire a Contractor to clean and check gutters for leakage Check alignment of gutters downspouts and splashblocks to ensure that water is properly diverted away from the home Xiv HOMEOWNER MAINTENANCE CHECK LIST SE I HOMEOWNER S S MANUAL AIR CONDITIONING amp HEATING SE INTRODUCTION The air conditioning and heating equipment was installed by the HVAC Heating Ventilating and Air Conditioning Contractor listed in Ryland s Homeowner Service Directory All Systems provide year round climate control and consist of a thermostat to control temperature a basic furnace unit to heat the air a filter to cleanse the air p
87. nderlayment that breaks through the surface of the flooring will be repaired by removing and replacing the affected area Warranty Caution Review and follow the manufacturer s cleaning and care recommendations Using a cleaning solution other than that specifically recommended by the manufacturer will void the man 14acturer s warranty Do not wax a no wax floor Warranty Caution Do not place foam plastic or rubber backed mats on resilient floor coverings as they may cause discoloration Resilient Floor Covering Repair Note Ryland cannot ensure that resilient floor covering repairs requiring new material will match the color of the existing material Ryland is not responsible for manufacturer dye lot variations Pre Settlement Orientation Check List Carefully examine all resilient floor coverings during the Pre Settlement Orientation Scratches gouges dents and other damage will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List HOMEOWNER S MAINTENANCE GUIDELINES For resilient floor cleaning and maintenance guidelines please refer to the manufacturer s instructions Mop up bathroom water spills from showers and baths immediately Water seeping into the mastic through the seams and under the baseboard trim can cause seam separation and lifting A silicone caulk available at hardware stores is recommended for use at tub and floor joints to minimize this problem FLOORING AND FINISHES SE 1
88. ng and on porch ceilings The fascia is used behind gutters and to cover gable trim boards In some areas wood is used for the soffit and fascia TYPICAL REPAIR GUIDELINES First Year Coverage 1 A soffit or fascia problem caused by defective workmanship will be inspected and corrected to meet the manufacturer s installation specifications 2 A soffit or fascia problem caused by defective material including inconsistent fading or finishes that discolor crack or peel will be corrected by replacing the affected material in accordance with the manufacturer s product warranties and specifications 3 Interior water leakage caused by defective workmanship or defective soffit and fascia material will be corrected by repairing the affected materials and by repairing the interior areas damaged by water 4 A soffit or fascia that comes loose or unattached will be re secured by face nailing The soffit and fascia manufacturer does not provide warranty coverage should the panels come loose or detached by winds in excess of 54 miles per hour Wind gusts in excess of 54 miles per hour are considered as Acts of God and repairs may be covered by homeowner s insurance 5 A fascia that bows out past the shingle drip line will be repaired EXTERIOR FINISHES 47 RYLAND HOMES Warranty Note The length of warranties for vinyl soffits and aluminum fascia is different for different manufacturers For specifics please review the product literatur
89. ng purposes Their invoice is based on kilowatt hours used over a given time period with a kilowatt hour being the energy expended by 1000 watts for one hour Should you have questions about meter box functions please contact the Customer Service Department at the utility company CIRCUIT BREAKERS Electrical wiring and appliances are protected by circuit breakers to stop circuit overloading The main circuit breaker is located in the electrical panel box and if tripped for any reason entirely cuts off all electricity SE 1 ELECTRICAL SYSTEMS 41 RYLAND HOMES 42 The smaller circuit breakers within the same panel box control appliances wall switches lighting and the heating system and each switch is clearly marked as to what it controls Do not tamper with the electrical service entrance cable that provides power to the service panel HOMEOWNER S MAINTENANCE GUIDELINES Circuit Tripping Causes and Remedies Thunderstorms lightning and power failures can cause circuit breakers to trip If only your home is affected try to reset by switching the breaker to full OFF then fully back to the ON position If this does not reset the breaker or if the breaker continues to trip do not continue resetting the breaker as this can damage the panel box wiring or appliance that it controls Call the Electrical Contractor for service inspection Overloaded circuits can also cause tripping This occurs when too many small or large ap
90. nt Orientation Scratches chips and cracks will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List BATITROOMS 15 RYLAND HOMES Ceramic Tile Wall Repair Note Ryland cannot ensure that ceramic tile wall repairs requiring new material will match the color of the existing tile material or colored grouting Slight color variations are normal HOMEOWNER S MAINTENANCE GUIDELINES Clean wail tiles with a damp cloth and remove accumulated film with a soapless non abrasive detergent or tile cleaner Keep white tile seams clean by brushing with diluted bleach in a well ventilated room Caulk minor cracks in grout joints and separations between tub or shower stall and wail surfaces with a silicone caulk taking care to wipe the tile clean once caulking is complete Do not use clear silicone caulk since it yellows with age and stains easily See Re Caulking of Tubs and Showers in the Plumbing Fixtures Section MIRRORS AND MEDICINE CABINETS HOMEOWNER S MAINTENANCE GUIDELINES Clean bathroom mirrors with a spray glass cleaner and a soft cloth wiping several times to remove all glass cleaner residue Do not use abrasive cleansers which will permanently scratch and mar mirror surfaces BATHROOM MAINTENANCE HOMEOWNER S MAINTENANCE GUIDELINES Mildew Moisture and mildew problems can occur in any room where water vapor is present To reduce mildew turn on the exhaust fan or slightly open a window when
91. nt walls and plumbing pipes Another source of indoor humidity is everyday water usage For example a family of four doing the laundry bathing cooking watering plants and running the dishwasher puts approximately 2 to 5 gallons of moisture into the air everyday Window condensation is produced by conditions beyond Ryland s control and is not covered Ryland will inspect doors and windows to ensure proper fit and function and will repair defective weatherstripping See Bathroom Maintenance in the Bathroom Section and Moisture Control in the Concrete Section HOMEOWNER S MAINTENANCE GUIDELINES Ventilation Proper ventilation is the safe and steady way to reduce indoor humidity and condensation 1 During warm dry weather open basement windows and close them when outside humidity is high 2 Ensure that the clothes dryer is properly vented to the outside and that the vent is clear of obstructions and lint 3 Use bath exhaust fans to carry moist air outside Use the fans for short time periods since they exhaust conditioned air out of the home 4 If condensation persists the use of a dehumidifier may be required SE 1 WATER INFILTRATION AND CONDENSATION 101 RYLAND HOMES Crawl Space Areas Proper ventilation in crawl space areas prevents high humidity levels condensation and resulting mildew Do not enclose crawl space areas that open to an existing basement unless you provide exterior venting Do not block or close ex
92. o the valve seat or to the entire faucet Many homeowners prefer to do this simple replacement procedure themselves 90 PLUMBING FIXTURES SE 1 SE 1 HOMEOWNER S MANUAL 1 Turn off the water supply intake valve located under the sink 2 Using a wide jaw wrench remove the hexagonal cap from the top of the faucet assembly This may take a turn or two 3 Remove the inside part turn it upside down and you ll see a fiber washer held by a screw through its center This is the source of the leak The screw will remove easily but the washer itself may take a little prying to remove 4 Match the new washer to the worn out washer and replace it Reuse the same screw if it is in good condition Then re assemble the faucet EXTERIOR HOSEBIBS Exterior faucets called hosebibs are either standard or frost free faucets HOMEOWNER S MAINTENANCE GUIDELINES Standard Hosebibs Conventional exterior hosebibs require winterizing This procedure must be performed prior to the first frost to avoid rupture or bursting of the water pipes Failure to winterize exterior hosebibs will void your warranty Winterizing Instructions To prevent exterior pipe freezing 1 Turn off the interior water pipe valve then open the exterior faucet 2 Loosen the bleeder nut located on the underside of the interior water valve allowing air into the line 3 Leave the interior valve turned off and the exterior faucet open throughout the winter season then re
93. ome Taking this example further if the electrical outlet in the garage is not functioning check the GFCI in the bathroom Also be aware that some Ryland homes have multiple GFCI s so be certain to inspect and reset the affected outlet When a GFCI controls more than one outlet an overloaded bathroom outlet will also shut down all connected outlets For this reason do not plug refrigerators freezers or electric garage door power cords into GFCI outlets If a GFCI receptacle is not functioning press the Reset button on the wall plate to restore proper operation If that does not work check and reset the circuit breaker in the panel box first then press the GFCI Reset button If the outlet still fails it may indicate a short in the appliance If other appliances will not operate an electrician should be contacted and the GFCI replaced To test GFCI s press the Test button on the receptacle The outlet should not perform To reset press the Reset button PRE WIRED TELEPHONES TV ANTENNA amp CABLE TV Ryland homes are pre wired for telephone and in some communities are pre wired for TV antenna or Cable TV If you experience problems with phone connections or cable TV reception contact the phone company or local cable company ELECTRICAL SYSTEMS 43 RYLAND HOMES G H If the telephone or cable TV company state that there is trouble in the house wiring please call the Electrical Contractor who installed the wiring as
94. ome has one is part of a drainage system designed to carry moisture away from the underside of the home The sump pit is located in a trench area just beneath the foundation As water accumulates in the pit the pump automatically turns on and pumps the water out and away from the house To test the pump for proper operation simply pour water into the pit Always disconnect the sump pump electrical connection before doing any work or repairs PORCELAIN FIXTURES Kitchen and bathroom sinks toilets and porcelain on steel bathtubs are made with vitreous china or finished with porcelain MAINTENANCE GUIDELINES To clean use a non abrasive spray cleanser and sponge Dropping heavy objects onto porcelain can chip or crack the surface and may produce permanent staining Do not leave steel wool pads on sink surfaces as they will rust and stain the finish Be aware that continuous action toilet bowl cleansers placed in the toilet water tank can prematurely wear out the rubber tank flapper and discolor the bowl 88 PLUMBING FIXTURES SE 1 HOMEOWNER S MANUAL E KITCHEN SINK HOMEOWNER S MAINTENANCE GUIDELINES For routine cleaning use a nonr abrasive household cleanser with warrn water and a sponge Do not scrape the surface with utensils pots or pans Do not leave leftovers in sink or drainer particularly tea bags which contain harmful acids Washing soda not baking soda should be added to the drain to keep it grease and soap
95. on Chipping scratching and cracking of floor tiles can be caused by putting heavy furniture directly onto the surface Minimize this damage and reduce skidding by placing flat furniture protectors underneath furniture wheels and legs FLOORING AND FINISHES SE 1 SE 1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON FLOORING AND FINISH PROBLEMS Likely Cause Carpet seams Fibers separate from Vacuum carpet m noticeable vacuuming and same direction as normal traffic seams Carpet fades near Excessive sunlight Close window windows and doors coverings to reduce excessive sun Carpet stains Spills pets Follow manufacturer s guidelines Carpet looks matted Dirty carpet or Have carpet on stairs and high insufficient professionally cleaned traffic areas vacuuming Vacuum more often Resilient or vinyl High traffic areas or Follow floor finish looks furniture rubbing manufacturer s dull against floor guidelines Resilient or vinyl Normal No repair floor seams are apparent Nail or staple pops Settlement Gently re set nail or up under vinyl or staple resilient floor Caulk around vinyl Caulk shrinkage and Re caulk gaps with floors cracks settlement silicone caulking FLOORING AND FINISHES 65 RYLAND HOMES FLOORING AND FINISH PROBLEMS Dents in vinyl or Objects dropped Follow resilient floors heavy furniture or manufacturer s high heeled shoes guidelines Fine scratches white Normal we
96. on a regular basis is directly comparable to maintaining a brand new car If you never change the oil or get the car tuned up little problems will eventually become big problems Similarly your new Ryland home is designed and built to last for many years and yet it has numerous components and equipment that require periodic maintenance by the homeowner By implementing the following preventative maintenance guidelines you can help keep the components of your home functioning properly with as few problems as possible To help you pinpoint when specific homeowner maintenance items should be performed this check list is divided into distinct time periods After Move In Every Month Every Six Months Annual plus Spring and Fall For additional information regarding the subjects presented here please refer to the appropriate Manufacturer s Operating Instructions and or the specific subject discussions contained in this Manual Please note that this Section is intended to provide you the homeowner with maintenance guidelines that you can perform and does not indicate the services that Ryland will perform Also be aware that you will be charged directly by the contractor who provides any of these services AFTER MOVE IN CHECK LIST BATHROOMS Apply silicone based grout sealer to ceramic tile grout pply g g DECK A Apply preservative sealer to wood surfaces following manufacturer s instructions ELECTRIC Locate and lab
97. or replaced 5 A skylight leak caused by defective workmanship or material will be inspected and corrected to eliminate roof leaks Any interior damage to the home caused by water leakage will be repaired Consequential damage to personal property is not covered by Ryland Pre Settlement Orientation Check List Carefully examine all windows screens and glass during the Pre Settlement Orientation Glass that is broken scratched or chipped will not be repaired after occupancy unless specifically noted on the Pre Settlement Check List HOMEOWNER S s M MN T ENANCE GUIDELINES Wood Windows For easy operation keep the sill and side tracks clean if the window does not slide easily spray the channel with silicone or rub the channel with a piece of paraffin Do not paint 104 WINDOWS SE 1 HOMEOWNER S MANUAL SE 1 vinyl liners or jambs Abrupt changes in weather rnay cause wood widows to bind or stick Should this occur apply silicone spray to the window sash tracks Aluminum Windows Abrupt changes in weather rnay cause alurninurn windows to bind or stick Should this occur apply silicone spray to the window sash tracks Skylights Periodic inspection by a roofmg contractor to repair caulking and check flashings will ensure that the skylight remains weather tight Window Condensation The appearance of moisture that occurs when warm moist air comes in contact with a colder surface is called condensation While moisture may ap
98. p nail pops and settlement cracks one time Drywall Repair Notes Please do not write on walls or make other marks where dry wall is to be repaired Drywall repairs will be made in areas painted or wallpapered by the homeowner however re painting or rewallpapering of the repaired areas is the homeowner s responsibility Visible minor drywall imperfections are normal Any repairs to textured ceilings will have slight color and texture variations which are normal HOMEOWNER S MAINTENANCE GUIDELINES Nail Pops and Drywall Repairs Minor drywall cracks and nail pops on the interior wall and ceiling surfaces are caused by home settlement and the normal drying of stud framing and drywall materials Nail pops are nails that come loose from the studs pushing the drywall joint compound up to produce a bump on the drywall surface Both nail pops and small drywall cracks are simple to repair Drywall Nail Pop and Crack Repair Instructions 1 Reset the protruding nail slightly into the gypsum board surface or remove it entirely Place another drywall nail two inches above or below the popped nail and gently hammer it slightly below the paper surface Then cover the area with spackling compound allow to dry sand smooth and then re paint the surface 2 For drywall joint cracks press a small V shaped indentation using the back of a putty knife along the length of the crack about 1 8 inch deep and 1 8 inch wide Spackle sand and repaint as with n
99. pear on windows this does not indicate a window problem The most common cause is humid air inside the home hitting the cold surface of the window glass To reduce indoor humidity and condensation review the Water Infiltration and Condensation Section and implement the Ventilation Maintenance Guidelines Be aware that high indoor humidity in combination with extremely cold weather can turn window condensation into ice Do not forcefully open windows that are frozen shut as this will bend the frames and tracks Window Screens Window screens are provided with every Ryland home and their sole purpose is to help prevent insects from coming inside when the windows are open Window screens may be washed and rinsed using a mild household detergent SAFETY CAUTION Window screens will not prevent children from falling through open widows to the ground below The screen is not a barrier and the WINDOWS 105 106 RYLAND HOMES WINDOWS fastening system for the screen will not support any weight beyond the screen itself Ryland strongly advises that homeowners never allow children near an open screened window or place any weight on or push against a window screen Similarly do not place furniture near windows so that children have easy access to the window SE 1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON WINDOW PROBLEMS Likely Cause Aluminum window Tension rod clips on Position clips in sash comes out side jambs left in
100. pliances are used on one circuit To reduce the load remove plugs of appliances that may cause the overloading then reset the breaker as described above If you install a microwave or other appliances that require large electrical loads you may need a licensed Electrical Contractor to add additional wiring to accommodate the load OUTLETS AND WALL SWITCHES If an electrical outlet does not work check first to make sure the outlet is not controlled by a wall switch If the outlet still does not operate contact the Electrical Contractor An electrical outlet or light switch on an exterior wall may produce a slight dralt allowing cold ail to be drawn into the room Ryland makes a special effort to reduce these drafts however some cold air is normal Draft protection pads that help reduce cool air drats can be installed by a qualified electrician or are available at hardware stores ELECTRICAL SYSTEMS SE 1 HOMEOWNER S MANUAL E GROUND FAULT CIRCUIT INTERRUPTERS GFCD F GFCI electric outlets prevent electrical shock and are installed in kitchens bathrooms garages basements and exterior areas where water may be present GFCI receptacles are sensitive to power surges and interrupt power under certain conditions to prevent injury HOMEOWNER S MAINTENANCE GUIDELINES GFCI outlets are often wired in a series For example the bathroom GFCI outlet controls the bathroom and may possibly control other outlets throughout the h
101. provides general information specific to each topic 2 The Typical Repair Guidelines spell Out Ryland s coverage and responsibilities defining covered items the length of coverage provided and often outlines the Specific repairs we will make should corrections be necessary 3 The Homeowner s Maintenance Guidelines provide you with maintenance and operating procedures tips and ideas to keep your home and its components operating properly 4 Solutions to Common Problems is a handy reference chart in each section that can save you time money and many unnecessary service calls A Glossary that defines building industry terms used throughout the Service Guide and an Index are located at the end of this document We urge you to review this material thoroughly and to keep it readily available for future use Again we want to thank you for choosing Ryland Homes to build your new home We are proud of our homes and dedication to customer service And we are hopeful that you will tell your friends about us We wish you happiness in your new Ryland home Iv INTRODUCTION SE 1 RYLAND HOMEOWNER S MANUAL SERVICE POLICY SE 1 Ryland s Service Policy is driven by our total company commitment to deliver outstanding customer service and to satisfy your homebuying expectations Your Service Representative will be your primary contact for service once Settlement occurs and after you ve moved into the home Most questions and repairs
102. r s Service Directory directly Ryland assumes no responsibility for service performed by anyone other than the authorized Contractor ELECTRICAL SYSTEMS SE 1 HOMEOWNER S MANUAL Warranty Caution Any addition alteration or modification to the original electrical system installation may void all applicable warranties HOMEOWNER S MAINTENANCE GUIDELINES Electrical Safety Cautions Do it yourself electrical wiring is dangerous Improper electrical repairs can endanger the lives of your family and jeopardize your homeowner s insurance in the event of fire or electrical injury Always use a licensed Electrician to make electrical repairs adjustments and additions Power Failure If the electric power goes out check first to deterrnine if neighbors are also without power and if so contact the utility company Before attempting to reset circuit breakers check that power has been restored to the area If neighbors have power check the main circuit breaker in the panel box See Homeowner s Maintenance Guidelines under Circuit Breakers this Section Be aware that not every electrical power problem is due to problems within the home s electrical system Utility companies experience a variety of situations that affect power supplies including power surges and interruptions peak overload periods and even total shutdowns ELECTRIC METER BOX The utility company installed an electric meter box to measure your electric usage for billi
103. rating costs bear in mind that dishwashers do not operate properly with settings below 125 F Most gas water heaters feature a vacation setting switch to reduce costs while you are away without completely shutting the water heater off Do not store combustible items oily rags clothing brooms or dust mops near the water heater since this obstructs air flow and presents a potential fife hazard Scale Small amounts of scale deposits will collect and settle to the bottom of the water tank Remove this residue by periodically draining the tank For electric water heaters shut off the power first using the appropriate circuit breaker in the electrical panel box Then open the valve at the bottom of the water heater allowing a quart or two of residue to drain out PLUMBING FIXTURES 87 RYLAND HOMES until the water runs cleat For gas water heaters drain out one gallon If you live in a hard water region a water softener will reduce the need for more frequent draining Do not completely drain an electric water tank without first shutting off the water heater circuit breaker Otherwise the heating element will quickly bum out Ryland does not recommend the installation of an insulating jacket on a gas water heater If you choose to install an insulation jacket follow the jacket manufacturer s instructions carefully The draft diverter and combustion air Openings must never be blocked SUMP PUMP The sump pump if your Ryland h
104. repellent or wood preservative Painting pressure treated deck lumber is not recommended A local hardware store can help you select the right product Check nuts and bolts of deck and deck supports annually to ensure tightness Excessive weight may cause structural damage to decks Do not put children s swimming pools or hot tubs on decks 32 DECK SE 1 HOMEOWNER S MANUAL SOLUTIONS TO DECK PROBLEMS Likely Cause Loose boards Wood shrinkage Re nail using galvanized nails Raised nail heads on i Cracking drying or Low moisture or Apply penetrating Change of wood color excessive sunlight oil finish Dark discoloration Mildew Periodically use deck of wood cleaner or bleach solution DECK 33 34 RYLAND HOMES DOORS A DOORS INTRODUCTION Your Ryland home comes with a variety of doors including interior passage doors french doors louver doors bifold doors sliding glass doors exterior doors and garage doors INTERIOR DOORS Interior doors expand and contract in reaction to temperature and moisture changes and will be wider in humid summer periods and narrower during dryer winter months TYPICAL REPAIR GUIDELINES First Year Coverage 1 An interior passage closet or bifold door that warps in excess of 1 4 inch as measured diagonally from corner to comer will be repaired by adjusting the door back to normal operation 2 An interior door that sticks will be repaired by adjustin
105. rglass reinforced mesh and a copolymer acrylic This is painted with an exterior latex paint TYPICAL REPAIR GUIDELINE First Year Coverage 1 A buckle that exceeds 1 2 inch as measured horizontally from the flat veneer surface or a crack that exceeds 1 4 inch will be repaired by refinishing and repainting or by removing replacing and repainting the affected area Synthetic Stucco Veneer Repair Note Ryland cannot ensure that repairs requiring repainting will exactly match the existing paint Due to weathering of the original paint color variations are normal HOMEOWNER S MAINTENANCE GUIDELINES Do not subject synthetic stucco veneer to excessive impact from ladder placement weed trimmers or lawn mowers as the finish is susceptible to abusive treatment and could dent or puncture EXTERIOR PINISHES 51 RYLAND HOMES SOLUTIONS TO COMMON EXTERIOR FINISH PROBLEMS Likely Cause Dirty siding Adverse weather Periodic hosing See conditions and manufacturer s soiling recommendations Siding blows off Strong winds under Call Ryland for 54 miles per hour inspection Siding blows off Strong winds Act of God Review Homeowner s insurance policy Cracking peeling of Normal aging and Clean and sand painted surfaces weathering surface then prime and repaint Gaps at joints in Normal caulk and Re caulk or fill wood trim filler shrinkage Sap on exterior trim Wood drying out Sand prime and paint Efflorescen
106. rtant to immediately notify Ryland should a leak occur since leak damage resulting from homeowner delay is considered negligence and may void any warranty protection Warranty Caution Any addition alteration or modification to the original plumbing system installation may void all applicable warranties Repair Notes Ryland will repair and repaint any drywall or siding damage that occurs due to water leakage resulting from defective materials and or workmanship Consequential damages to personal property or homeowner supplied wall finishes wallpaper or paint are not covered by Ryland WATER LINES The pipes that carry water into the home are designed to resist rust and corrosion Water pressure may be unusually high in your locality In such a case a water pressure regulator is installed at the main shut off valve Do not attempt to adjust the water pressure regulator yourself lt is designed to keep water line pressure surges from entering the home and improper adjustment can burst the water lines and create severe water damage If you feel the water pressure needs adjustment please contact the water utility company or the Plumbing Contractor listed in the Homeowner s Service Directory PLUMBING SYSTEMS SE 2 HOMEOWNER S MANUAL HOMEOWNER S MAINTENANCE GUIDELINES Noisy Pipes Pounding or knocking sounds in the water system should be corrected immediately since the resulting vibrations can damage plumbing line fittings and cau
107. s 1 Begin by restoring heat to the affected area 2 Open all faucets connected to the pipe line so steam can escape during thawing SE 1 PLUMBING SYSTEMS 83 RYLAND HOMES 3 Begin thawing slowly at the frozen point nearest the faucet Thaw slowly to prevent formation of steam which can cause pipes to rupture or burst A heat lamp set at least six inches from a plasterboard or wall panel will thaw the pipes behind it For exposed pipes use a hair dryer or rent a heat cable to wrap around the pipe 4 As the pipe thaws move the source of the heat to the next frozen area until all piping has been defrosted 5 If drain traps have been affected pour hot water into the drain until thawed Do not use boiling water since pipes can crack from such a drastic temperature change Caution Do not use open flame torches to thaw frozen pipes C MAIN SHUT OFF VALVE This is the center of the plumbing system the point at which the main water line comes into the home If a major plumbing problem occurs turn off the main shut off valve to prevent flooding It is a good idea to show every family member where the shut off valve is explain how to close it in case of an emergency and to mark it with an easy to locate name tag D WATER INTAKE VALVES Every plumbing fixture in the home has a water intake valve to individually shut off the water supply to that fixture for minor repairs and emergencies Show family members how to operate them and
108. se them to leak There is one exception Exterior hose faucets often produce a high pitched noise caused by an attached vacuum breaker or back flow preventer This noise is normal and is not cause for concern Noisy pipe problems can be identified and corrected as follows 1 The water heater temperature may be set too high producing steam in the pipes To resolve gradually reduce the water heater temperature setting until the steam is reduced 2 Abruptly turning off a faucet in areas with high water pressure can produce a pounding or knocking sound To resolve slightly close the main shut off valve 3 Air can get into the pipes To resolve open all interior and exterior faucets and run for a few minutes allowing all air to pass through the system It is not necessary to open exterior faucets if they have been winterized Frozen Pipes Prevention is the best cure 1 Winterizing Pipes At the beg inilng of each winter turn off the outside faucets and then bleed out excess water from the lines See Winterizing Instructions under Exterior Hosebibs in the Plumbing Fixture Section 2 During extreme cold weather conditions keep pipes from freezing by allowing the faucets to drip slightly Also leave the sink cabinet doors open to allow heat inside to the pipes 3 Do not leave the home or any room without heat during cold weather Safe Defrosting of Pipes Freezing is most likely to occur near an outer wall that is exposed to winter wind
109. so that runoff water is channeled away from the foundation 3 Water infiltration problems caused by improper grade should be immediately corrected by the homeowner Immediately fill soil depressions that form close to the foundation with dry dirt Do not change the established drainage pattern when landscaping Ensure that drainage away from the foundation is definite yet gradual 4 Do not spray the foundation directly with lawn sprinklers Make certain that hose fittings are firmly secured and not leaking at the hosebib connection 5 Do not plant trees and shrubs too close to the foundation Check with a Landscape Contractor or nursery to determine the root characteristics of plantings so that root growth will not undermine the foundation or driveway surfaces Be aware that new plantings require substantial amounts of water and that plants too close to the foundation will place additional moisture against the walls 100 WATER INFILTRATIONS AND CONDENSATION SE 1 HOMEOWNER S MANUAL B CONDENSATION Condensation or the appearance of moisture that occurs when warm moist air comes into contact with a colder surface is most prevalent in new homes especially during the first year This is caused by the large quantities of water used to build the home from the concrete foundations to the paint on the walls As this water evaporates and the drying out process occurs the moisture takes the form of condensation on interior windows baseme
110. specifications 2 Gaps between molding joints or between adjacent surfaces and molding that exceed 1 16 inch in width will be repaired by caulking or by filling the gap with a color coordinated wood filler This will be done on a one time basis 3 A veneer trim board that delaminates will be replaced A crack or split in the wood trim will be filled sanded and painted 5 Wood molding that becomes loose will be re nailed the nail holes filled and then re painted 6 Wood trim with grain surfaces that raise 1 16 inch or more will be replaced gt INTERIOR WALLS AND CEILINGS 71 RYLAND HOMES Interior Trim and Molding Repair Note Ryland will only paint or stain the new material when repairing interior wood trim and molding It is normal that the new material may not exactly match the color of existing material HOMEOWNER S MAINTENANCE GUIDELINES Should the baseboard trim come loose simply re nail the baseboard quarter round back into proper position For moldings it is better to wait for several months to see if settlement will bring the pieces back together naturally If not a separation at comers or seams can be patched with a wood fillier and then stained or painted to match the existing molding 72 INTERIOR WALLS AND CEILINGS SE 1 HOMEOWNER S MANUAL LANDSCAPING AND GRADING A GRADING The soil around each homesite is graded to channel water away from the home TYPICAL REPAIR GUIDELINES First Year Covera
111. system When operating the garbage disposal always use a generous amount of cold water to keep the sink drain clear and the disposal motor cool PLUMBING SYSTEMS 85 RYLAND HOMES PLUMBING FIXTURES A INTRODUCTION The plumbing fixtures in your Ryland home include the water heater bathtubs showers toilets and sinks and may include a sump pump where required Note As equipment technology changes frequently the Manufacturer s Service Manuals will supercede all recommendations and procedures contained in this manual TYPICAL REPAIR GUIDELINES First Year Coverage The following guidelines apply to water heaters sump pumps porcelain fixtures bathtubs and tub shower combinations kitchen and bathroom sinks and interior and exterior faucets 1 A defective plumbing fixture valve fitting or faucet will be inspected and repaired by replacing the defective parts 2 Plumbing fixture components including drain stoppers sink stoppers and floats that do not operate as designed will be inspected and repaired by replacing the defective parts 3 A clogged fixture problem caused by defective workmanship or materials will be repaired by removing the clog and corrected to meet installation specifications The homeowner is responsible for all repair costs should homeowner action or negligence produce the clog 4 A defective sump pump will be inspected and corrected by repairing or replacing the sump pump 5 A defective wat
112. terior faucets for winterizing Bulkhead In the kitchen a section of the ceiling that is lowered to meet and support the cabinets GLOSSARY 109 RYLAND HOMES C Circuit Breaker A switching device located in the main electrical panel that opens and closes electrical circuits and that automatically shuts off electricity to the circuit should it become overloaded Once the electrical load is reduced the breaker switch can be turned back on to resume normal service Collar Beams A horizontal brace in the roof system that braces opposing rafters Concrete Dusting A fine dust that accumulates on finished concrete surfaces Condenser An exterior unit that is part of the air conditioning system which expels heat into the outside air Corner Bead An angled metal edging used to protect and form an edge where drywall panels meet at outside edges Consequential Damages Unavoidable damage to homeowner s personal property caused by covered Ryland repairs D Damper An adjustable valve in the duct work of the heating system that can be opened or closed to control the flow of air conditioned or heated air throughout the home Also a device in a fireplace or gas heater that controls the air draft up the chimney Dehumidifier An electrical appliance that removes humidity from the air Particularly useful in basement areas during summer Delamination The separation of the top plies or laminate from the base to which they are att
113. the caulking Sill Plates A support member laid on the top of the foundation wall that serves as a base for the wall framing GLOSSARY 113 RYLAND HOMES Soffit A vent located under the ceiling of a roof overhang Spackle See joint compound Spalling Flaking or chipping of stone or other masonry material Similar to scaling but the chips and flakes are larger Sparker Unit Eliminates pilot light in gas stoves and furnaces Subflooring A wood sheet flooring directly over the joists that supports the underlayment or floorcovering Sump Pump A motorized pump that expels excessive water accumulation that gathers under the home foundation Surface Capping The addition of another layer of similar material over the top of the existing material Usually 1 4 inch in depth or thicker Swale The soil contour on a building lot deliberately shaped to channel rain water away from the home T Tack Strips A wood strip with exposed tack points that is attached to subflooring and holds stretched wall to wall carpet in position Thermocouple A safety device for gas powered equipment that will not allow the unit to be turned on unless the pilot light is burning Turnaround An additional section of driveway where cars can be turned around U V Underlayment A flooring layer over the base subflooring over which tile or resilient floorcovering is laid Vacuum Breaker Also called a back flow preventer this device is plac
114. the grass is still young and fragile Do not mow if the ground is soggy or if the grass is wet Set the mower at the highest height setting and be sure the mower blades are sharp Fertilizing Weeding and Liming For proper fertilizer weeding and liming guidelines please contact a lawn care specialist Fertilizer is applied to the initial seeding to help the lawn through its early growth period Do not spray immature grass with chemicals to kill weeds The best approach is to use pre emergent weed control beginning the following spring when grass is stronger and more mature LANDSCAPING AND GRADING 75 RYLAND HOMES Certain communities have highly acidic soil and lime should be applied as necessary following manufacturer s directions C NEW SHRUB AND TREE CARE All trees and shrubs are nursery grown and a Landscape Contractor handled the initial planting The homeowner is responsible for maintaining the new plantings with proper maintenance care and water The first six to nine months are the most crucial for new plantings The type of tree or shrub will dictate the specific care needed TYPICAL REPAIR GUIDELINES First Year Coverage 1 Any new tree shrub or ground cover that dies will be replaced one time within 30 days of Settlement unless damage is caused by homeowner transplanting under or over watering or by insects 2 Ifatree shrub or ground cover is dormant when installed and foliage does not appear the followin
115. tion Moisture Control Slight moisture condensation on basement walls and floor is normal during the first year since hundreds of gallons of water are used to make the concrete mortar drywall mud and paint As this water evaporates it naturally raises the moisture content Proper ventilation will reduce this condensation Open basement windows during clear dry weather and then close them during damp humid weather if excessive humidity develops consider using a dehumidifier to remove unwanted moisture from the air See Water Infiltration and Condensation Section Efflorescence A white powdery substance that may appear on block walls or stucco is called efflorescence It is composed of water soluble CONCRETE SE1 HOMEOWNER S MANUAL salts originally present in masonry materials that are brought to and deposited on the surface when water evaporates Most efflorescence can be removed with a stiff scrub brush and water B BASEMENT GARAGE SLABS AND SLABS ON GRADE Hairline cracks less than 1 8 inch in width are common to large concrete basement slabs garage slabs and slabs on grade and are caused by slight home settlement or expansion and contraction These cracks are normal and it is best to leave them alone since attempts to fill the cracks will not stop the expansion and contraction TYPICAL REPAIR GUIDELINES First Year Coverage 1 A slight expansion and contraction crack in the basement or garage slab that exceeds 1
116. to elevate the wood above the fireplace brick Do not build fires directly on the fireplace brick 4 Place crumpled non colored newspaper under the grate Nn Add kindling small wood chips and twigs on the gr ate over the newspaper 6 Place three logs in a pyramid arrangement at the back of the firebox providing air spaces between the logs 7 Preheat flues by lighting a piece of newspaper on top of the logs making sure that the smoke is carried up the chimney 8 Ignite the newspaper under the kindling 9 Use seasoned hardwood for a long burning smoke free fire Store firewood outside as it may harbor insects 10 Do not build extremely large fires 11 Keep damper open and screen closed throughout the life of the fire 12 Close damper the following day when the fire is completely out Periodically remove ashes from previous fires and place them outdoors in a metal container FIREPLACE 55 RYLAND HOMES SOLUTIONS TO COMMON FIREPLACE PROBLEMS Likely Cause Fire will not stay lit Wood is wet or Use dry seasoned unseasoned wood Fire will not stay lit Starting fire with Start fife with firewood logs that newspaper kindling are too large and small logs Smoke backs up Damper not open Open damper into room Obstructed chimney Clean chimney flue Smoke backs up Chimney flue not Light newspaper into room pre heated above wood and grate to create draw Smoke smell in Dirty flue Clean flue Clean out
117. train air flow to major parts of the home Please consult the HVAC Contractor for correct positioning or adjustment of dampers Registers Two kinds of registers are used air supply registers located on the floor ceiling or walls that deliver warm or cooled air into the room and air return registers located on walls that return air from the room back into the air handler fan to be re heated or re cooled To regulate temperatures on different floors or rooms during different seasons adjust the air supply registers by partially opening or closing them thus restricting or moving additional air into each room Interior doors in each room are undercut to allow return air to circulate throughout each room when the doors are closed TYPICAL REPAIR GUIDELINES First Year Coverage 1 Season to season balancing is the responsibility of the homeowner If the homeowner cannot achieve the desired results the HVAC Contractor that installed the heating and air conditioning system will at the homeowner s request balance the system in the home one time 2 A ticking or crackling noise coming from the duct work is normal AIR CONDITIONING AND HEATING 5 Ryann HOMES TYPICAL REPAIR GUIDELINE Two Year Coverage 1 Duct work that separates or becomes unattached will be re secured HOMEOWNER S MAINTENANCE GUIDELINES Vacuum Supply and return registers to ensure they remain dust free Check that registers are not blocked by draperies furnitur
118. verse this process in the springtime to start water flowing To replace washers on standard exterior faucets follow the same procedure for washer replacement See Washer Replacement under Interior Faucets this Section Disconnect hoses to drain all exterior water prior to the first winter frost Check for leaks and replace washers as required since a leaking exterior faucet can cause a damp basement See Washer Replacement under Interior Faucets this Section I LUMBING FIXTURES 91 RYLAND HOMES Water Back Flow Prevention Some Ryland homes have a vacuum breaker installed on the exterior hose faucet This device prevents back flow and stops contaminated water from flowing back into the home water supply system via the garden hose Where installed these devices are a plumbing code requirement and may not be removed With a vacuum breaker installed it is normal to hear a humming or vibrating noise throughout the home when the exterior faucet is in use This is caused by the array of washers built into the back flow preventer and is not cause for concern 92 PLUMBING FIXTURES SE 1 HOMEOWNER S MANUAL SOLUTIONS TO COMMON PLUMBING FIXTURES PROBLEMS Likely Cause No hot water from Tripped circuit Check and reset circuit electric water heater breaker breaker No hot water from Temperature setting Adjust temperature gas water heater too low Pilot light is setting Re light out pilot light Hot water runs out Temper
119. wer Lines 82 85 Vitreous China 88 Seeding 74 75 Wall Fasteners and Anchors 71 Semi Gloss Latex Paint 78 Washer Replacement 90 91 Shelves and Lazy Susan Cabinets 19 Water Back Flow Prevention 92 Shingles 95 96 98 Water Heater 83 84 86 88 93 Shower Doors 89 Water Infiltration 22 99 103 105 Shrubs and Trees 25 Water Intake Valves 84 Sidewalks 24 Water Lines 81 82 99 Siding 4649 52 53 82 99 Water Pipes 91 Single Lever Faucets 90 Watering 36 74 76 101 Skylights 96 105 Weatherstripping 36 37 101 Sliding Glass Doors 34 36 Window Condensation 101 105 Smoke Detectors 44 Window Screens 105 Soap Scum 16 29 W mdow Wells 22 Sod 74 75 77 Windows 22 101 104 107 Soffit 14 4748 96 Winterizing Instructions 81 83 91 Standard Hosebibs 91 Wood Cabinets 19 Starting a Fire 55 Steps 24 25 59 Sticking Doors 34 Stone Veneer 46 51 Stoops 24 25 Stucco 22 5 1 Sump Pump 22 86 88 99 Supplemental Heat 4 7 8 Telephones 43 Termites 32 Thermostat 1 5 7 9 Trusses 14 67 68 95 TV Antenna 43 Vacuum Breaker 83 92 Vanity Tops 28 31 INDEX 119
120. will normally be resolved through the Customer Service Conferences discussed in your Homebuyer s Guide Routine maintenance questions are also addressed in the following pages of this Manual in both the individual subject sections and in the Solutions to Common Problem sections TO REQUEST ADDITIONAL SERVICE Should you require additional service beyond the Customer Service Conferences please fill out the Service Request Form found in this section and return it to your local Division Office Ryland will acknowledge your request and set up an appointment time for the repairs covered by Ryland s Typical Repair Guidelines plus applicable HOW and Manufacturers Warranties Should a problem occur that requires immediate but not emergency service call us during regular business hours and your Service Representative will contact you within 24 hours Please provide the Ryland Service Administrator with your name address and subdivision date of closing home and work telephone numbers and describe the nature of the problem In some instances you will need to contact our Contractors directly and their numbers are included in the Ryland Service Directory Many appliances and other products are also protected with Manufacturer s Warranties and their toll free 800 Hotline numbers if available are in the Manufacturer s Warranty material you received at the Pre Settlement Orientation SERVICE POLICY AND PROCEDURES Vv RYLAND HOMES EMERGEN
121. xceeds 1 8 inch in width will be filled A damper in a masonry or pre fabricated fireplace that is defective will be inspected and corrected to meet the manufacturer s product specifications Excess mortar in a masonry fireplace will be removed if it interferes with the damper or fireplace operation Warranty Caution Do not burn pressure treated wood scrap lumber Christmas trees trash cardboard plastic or any flammable material such as gasoline Burning these may cause brick flue liners or glass doors to crack and may void your fireplace warranty FIREPLACE SE 1 HOMEOWNER S MANUAL HOMEOWNER S MAINTENANCE GUIDELINES Fireplace Equipment A fireplace screen and andirons or grate are necessities A set of fireplace tools available from a local fireplace equipment shop will help you handle logs stoke the flames and shovel out cold ashes Fireplace Inspections A clean unobstructed fireplace and chimney are important for safe fireplace operation Have a fireplace cleaning company inspect the fireplace and chimney annually for soot build up and appropriate cleaning Inspect the hearth and firebrick liner for loose or cracked firebrick and loose mortar Starting a fire Follow this checklist for safe fireplace use 1 Open the flue damper fully and visually check that the flue is not obstructed 2 Clear obstructions and ashes away from the air inlet channels and fireplace screen 3 Use a steel or cast iron grate
122. y 3 The sweep weatherstripping at the bottom of the door may require replacement To replace remove the sweep and match with a replacement available at hardware stores 4 Toraise the threshold adjust the screws onthe wood portion of the threshold GARAGE DOORS TYPICAL REPAIR GUIDELINES First Year Coverage 1 The exterior of a garage door because of its exposure to weather changes will shrink expand and flex and this may expose unpainted surfaces Should this occur the garage door will be repainted one time 2 A misaligned garage door with a gap that exceeds 3 8 inch from the edge of the door to the surrounding trim or slab will be repaired by adjusting it back to the 3 8 inch specification or less 3 A garage door that is difficult to open or that will not stay open will be repaired by adjusting the door tension Caution The installation of a garage door opener unless installed as an available Ryland option may void any applicable Garage Door Warranty Garage doors are warranted for proper mechanical operation as installed The installation of a garage door opener alters the operation of the door and Ryland cannot be responsible for altered mechanical operation HOMEOWNER S MAINTENANCE GUIDELINES Do not leave garage doors open for long periods of time as this can cause inward warping Wood shrinks as it ages which loosens the screws that fasten the hardware to the garage door Check and tighten these once a year an

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