Ashton Village
HOMEOWNER’S MANUAL
TABLE OF CONTENTS
WELCOME HOME
WARRANTY SERVICE GUIDELINES
IN CASE OF EMERGENCY
MANUFACTURER & UTILITY PHONE NUMBERS
HELPFUL HINTS FOR NEW HOMEOWNERS
GLOSSARY
HOMEOWNER MAINTENANCE GUIDELINES
4
5
6
7
8
9
11
EXTERIOR
WINDOWS & DOOR
SIDING
EXTERIOR PAINTING
ROOFS
CONCRETE
GRADING & DRAINAGE
LANDSCAPE
12
13
13
14
14
14
15
INTERIOR
DOORS
WALLS
16
17
INTERIOR PAINTING & CAULKING
FLOORING
ELECTRICAL SYSTEMS
PLUMBING
HEATING
FIREPLACE
APPLIANCES
CABINETS
COUNTERTOPS
BATHS & SHOWERS
18
21
22
22
24
25
25
26
26
27
GARAGE DOORS – OVERHEAD
28
INSULATION
PEST CONTROL
SMOKE DETECTOR
WOOD
WARRANTY SERVICE REQUEST FORM
HOME BUILDER’S LIMITED WARRANTY
PERFORMANCE STANDARDS & GUIDELINES
28
28
28
29
30
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WELCOME HOME!
Congratulations on your new Ashton Village (Ashton Village 35, LLC) home purchase! Moving
into a new home is one of our most enjoyable moments. Ashton Village 35, LLC would like to
ensure your home ownership is enjoyable.
We have compiled the following for you:
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The purpose of this manual is to familiarize you with the use and care of your new home. It is
also intended to serve as your guide to understanding potential situations that might arise as a
homeowner and your responsibilities in dealing with them. Please take the time to read your
homeowner’s manual thoroughly. We recommend you keep it in a readily available location
for future reference.
A home represents the largest single investment most people make in their lives. From the
moment of purchase on, it is extremely important to keep complete and accurate records of
all transactions involving your home. Protect your investments by keeping good records.
In a new home, it is possible that some challenges may occur. We ask that you submit all of
your requests to us in writing using a warranty request form or on the web at
www.summithomeswa.com and click on Warranty and Service, except in the case of an
emergency. Emergencies are events such as flooding, loss of heat. Service request forms are
in the back of your manual. Ashton Village 35, LLC does not maintain items such as
caulking, grouting, and air filters. These are homeowner responsibilities. Hairline cracks in
concrete such, as driveways are normal; cracks less than 1/4-inch in width are not
warrantable.
Please make note of where your GFCI’s (Ground Fault Circuit Interrupter) are located. These
are discussed in your manual.
Keep extra 9-volt batteries on hand for immediate replacement when the smoke detector
starts chirping.
When repair work has been completed, our Warranty Service Representative will follow up
with you to sign off the work order and to be sure you are completely satisfied.
Many manufacturers carry warranties that extend beyond the one year period therefore, you
should consult your appliance warranty information.
Ashton Village 35, LLC would like to express its appreciation that you have chosen one of our
homes for your family.
Welcome Home!
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WARRANTY SERVICE GUIDELINES
Your home has received a series of strict building code inspections to assure you a quality
constructed home and has been built to industry standards, from streets to the finished home.
At Summit Homes we pride ourselves in offering timely response to service requests. Our
normal office hours are Monday through Friday, 8:00 a.m. to 4:00 p.m. Access to your home
must be arranged during these hours in order for our service department to handle service
requests.
In Order to expedite your service requests, ALL requests, EXCEPT EMERGENCIES, must be
sent in writing or submitted on the website at www.summithomeswa.com/warranty-andservice/request-form.
NOTE: Requests will only be accepted from the legal homeowner.
SERVICE PROCEDURES:
Summit Homes / Ashton Village 35, LLC maintains records on all service requests. This allows
us to schedule work more efficiently and to follow up on the work done by our Warranty Service
Department and subcontractors. Phone in requests are not taken except for emergencies, as
previously stated. Service requests regarding the common areas of the community need to be
made to your Homeowners Association. Ashton Village 35, LLC will handle all service requests
in a timely manner. Scheduling problems can occur and inclement weather may cause delays.
Please be patient, we are always working in your best interest!
Office Hours are Monday through Friday, 8:00 a.m. – 4:00 p.m.
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IN CASE OF EMERGENCY
In the case of emergencies, you may contact the subcontractor directly.
If the listed subcontractor cannot respond to the emergency, you may contact another licensed
contractor. Summit Warranty Service will reimburse you for emergency service costs except
when the cost is determined to be for non-emergency service or a repair that is excluded by the
Summit Homes, Home Builders Limited Warranty.
Summit Homes warranty defines emergency events as follows:
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Total loss of heat, when the outside temperature is below 45 degrees;
Total loss of electricity (please check with your local utility company for area outages
prior to calling);
Total loss of water (please check with your local utility company for area outages prior to
calling);
Plumbing leak that requires your entire water supply to be shut off;
Gas leak (please report gas leaks to your utility company prior to calling);
A roof leak that will cause additional damage to your home
EMERGENCY PHONE NUMBERS:
TRADE
Plumbing
Heating and Cooling
Electrical
Roof
Alarm System/Matt Spears
SUBCONTRACTOR
TELEPHONE
Rainier View
Sound Heating
REC Residential Electric, Inc
Legends Roofing
Security Networks
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253-435-1996
253-875-3350
425-413-2193
253-548-3197
253-209-6599
MANUFACTURERS & UTILITY COMPANY PHONE NUMBERS
There are certain features in your home whose warranty is better handled by the manufacturer or
subcontractor rather than by Ashton Village 35, LLC for your convenience, subcontractor
numbers are listed on this page. Please refer to the manufacturers warranty information
provided to you at your new home orientation.
MANUFACTURERS:
Frigidaire Appliances
800-374-4432
UTILITY COMPANIES:
Phone & Cable
Comcast (please call Dan Lilley/New Build Acct. Exec.-not the 800#) 253-405-7079
X-Finity
800-266-2278
Century Link
800-244-1111; 800-573-1311
Dish Network/Jorge Vieliky
253-722-7700
Direct TV
800-201-0605
Water, Sewer & Storm water
Bonney Lake Utilities Dept.
253-447-4317
19306 Bonney Lake Blvd.(City Hall)
Utilities
PSE (Electricity & Natural Gas)
800-321-4123
Garbage
DM Disposal
253-414-0347
Mailboxes Keys
USPS
253-826-0902
Sumner School District
1202 Wood Ave., Sumner
253-891-6000
Additional Contacts
Olympia Blinds/Brian Utley
360-790-7755/360-438-8600
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HELPFUL HINTS FOR NEW HOMEOWNERS
You have planned carefully for your new home. It is a valuable investment in your family’s
future. It merits your care and consideration. In return, you will receive considerable satisfaction,
lasting comfort, and a greater return should you decide to sell.
We encourage you to be a conscientious and knowledgeable homeowner. Understanding your
new home now, will make subsequent routine maintenance simple and easy.
Duplicate Keys:
Have one or more sets of keys made and keep them in convenient places. It’s a good idea
to leave a set of house keys with a trusted neighbor for use in case of an emergency,
and/or so they can check your home whenever you are gone for an extended period of
time.
Emergency Telephone Numbers:
To avoid needless delays when an emergency arises, keep important numbers affixed to
your telephone directory. Time is of the essence in emergencies! Be sure all family
members, including all children, know your doctor’s name and how to call 911. Refer to
the emergency phone numbers located on the next page.
Fire Extinguishers:
Every home should have at least one! Please be sure every member of your family knows
where it is located and how to use it. Check all fire extinguishers every six months to
make sure they are fully charged and functioning properly.
Utility Shut-Offs:
Every family member (except small children) should know how to turn off the electricity,
the gas and the water in case of an emergency. Review the locations and procedure with
your family quarterly.
First Aid Kit:
Every home should have a fully stocked first aid kit, including a first aid booklet on first
aid and home safety. Every family member should know where these are kept.
Home Tool Kit:
A few basic tools and supplies will help you keep your home in good working condition.
We suggest that you keep the following in your home tool kit: claw hammer, saw,
measuring tape, medium utility wrench, assorted faucet washers, a pair of standard hand
pliers, one or more assorted size screwdrivers, assorted nails and screws, sturdy penknife,
roll of electrical tape and a tube of white caulking compound.
You are certain to encounter home maintenance situations that aren’t covered in this document.
Feel free to call Summit Homes anytime with your questions. We are very interested in the
proper preventative maintenance of your new home. We welcome your call.
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GLOSSARY
Aerator: Located at the end of kitchen and bathroom faucets. It mixes air with the water in order
to provide a smooth, splash-free flow of water. Occasionally, debris may collect in the aerator
and restrict the flow of water. If this happens, simply unscrew the aerator and remove the debris.
Attic Access: The opening in the ceiling, which gives access to the attic space.
Base/Baseboard: The strip of molding or trim at the bottom of walls. The baseboard adds an
attractive finish and protects the wall from scuffs and damage from furniture or vacuum cleaners.
Berm: A small ridge of soil that directs the flow of water away from the building.
Blacktop: An asphalt material used for streets.
Caulking: This material is used as a sealant around sinks, tubs and showers. Other applications
for caulking include sealing window and door frames. The maintenance of the caulking in your
home is your responsibility. Caulking compounds and tools can be purchased at home centers
and contractors supply stores.
Circuit: The electrical system in your home is separated into individual units referred to as
circuits. Depending upon the layout of your home and electrical codes in your area, each circuit
may be designed for a room, an area of the home or a single appliance.
Circuit Breakers: The circuit breaker flips the circuit when an overload or short occurs, thereby
breaking the flow of electricity. It can be reset manually by moving the circuit breaker lever OFF
and then to the ON position once the source of overload has been corrected. Refer to the
Electrical Systems section of this manual for more information.
CC&R's: This is a real estate law term that stands for Conditions, Covenants and Restrictions.
Please read these carefully and completely.
Common Areas: Most neighborhoods have areas that are common property and owned by a
Homeowners Association (HOA). These areas may include streets, parking areas, walkways,
slopes and recreational areas. They are maintained and governed by the Homeowners
Association.
Condenser: The unit of a heating and air conditioning system that is located outside the home.
Warranty Service Department: The Warranty Service Department handles service or repairs that
are covered by the warranty. The Warranty Service Department is solely responsible for
reviewing warranty claims and acting upon them in a timely manner. Summit Homes will not
move furniture for any repairs.
Drywall: Drywall is a mill-fabricated gypsum wallboard composed of a fireproof gypsum core
encased in a heavy manila-finished paper on the face side and a strong liner paper on the
backside. The face paper is folded around the long edges to reinforce and protect the core, and
the ends are square-cut and finished smooth. It is to be expected that drywall seams are visible
under certain lighting conditions and viewing angles. This is normal and not considered a defect.
Emergencies: Emergencies are defined as situations in which a home and its occupants are in
danger. Included are electrical problems, which present the danger of shock or fire, leaking water
and complete stoppages of all drains so that water can back up and flow into the home. Please
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refer to the section on Emergencies in this manual.
Fluorescent: The lighting fixtures that provide even, soft illumination in kitchens, bathrooms
and other areas of the home use fluorescent bulbs. These fixtures are more efficient than
traditional incandescent lighting.
GFCI: Abbreviation for Ground Fault Circuit Interrupter device. It is similar to a circuit breaker
in that it is designed to interrupt the flow of electricity. GFCI's are usually located near bathroom
sinks and tubs. In the event of a short circuit such as dropping an appliance into a filled tub or
sink, the GFCI is designed to break the electrical circuit immediately and prevent a serious
electrical shock.
Grout: Grout is the cement-like material visible between squares of ceramic or granite tile. This
is a homeowner maintenance responsibility.
Gypsum Board: See Drywall.
Gypcrete: A thin, fibrous pour of concrete that is used on the floors of the second story of certain
types of buildings. This aids sound retention and helps to prevent squeaky floors.
Header: The header is a relatively heavy, structural wood piece that spans open spaces such as
doors and window frames. The header supports other structural lumber.
Hollow-Core Door: Interior doors are frequently constructed of thin plywood or Masonite sheets
that are bonded to a frame. The inside or core of the door is hollow. This reduces weight yet
provides good insulation.
Homeowner Association: Many neighborhoods are governed by a small group of homeowners
who represent the interests of all nearby homeowners. The association is usually formed by the
builder/developer and is turned over to the homeowners when a pre-determined percentage of the
homes are sold. The association collects dues that are to be used for proper maintenance of the
common areas and to communicate and account with the members. All homeowners are voting
members of the HOA.
Incandescent: Lighting fixtures that use traditional light bulbs are called incandescent fixtures.
Incandescent lighting is used for lamps, spot lighting and exterior lighting.
Joists: The solid wood structural components of the floor and ceiling of your home are called the
joists.
Nail Pops: The natural expansion and contraction of walls can cause the nails that hold the wall
surfaces in place to move or pop out of place. The nails can be reset and, if necessary, spackle
these areas and paint as necessary.
Panel: Any added trim attached to the flat surface of a door.
Porcelain Enamel: Some tubs and sinks may be constructed of porcelain enamel. Made of a
silicate paint, which is fired onto steel at high temperatures, it forms a durable smooth and shiny
surface.
Request for Service Form: The form to be used by the homeowner to request service under the
terms. All requests should be in writing on the proper form or on the web site,
www.summithomeswa.com. Only those items covered by the Limited Warranty should be
listed.
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Return Air Vent: Because modern homes feature almost airtight seals, the heating and air
conditioning systems require return air vents to draw air back to the heating and cooling system
in order to circulate air within the home.
Ridging: A filled joint in drywall, which becomes visible due to natural contraction and
expansion of the materials.
Sealant: Commercial products, which are used to seal porous materials such as concrete, grout
and mortar and protect them from penetration by moisture.
Sheathing: The plywood that is installed as a base for shingle or tile roofs.
Structural Floor: A floor system of wood joists, steel I beams and plywood flooring. It is used
in place of a basement slab with highly expansive soil.
Swale: Sloped soil that directs the flow of water away from the building.
Tack Strips: The devices between the flooring and carpeting that are used to hold wall-to-wall
carpeting in place.
Thermostat: The wall-mounted device that controls the heating and air conditioning units is a
thermostat. By cycling the heating or air conditioning units on and off, it will maintain a desired
temperature in the home.
Vinyl Siding: Vinyl is a low maintenance and easy care siding. It may change color due to
weathering and exposure to sun and this is normal. Vinyl should be cleaned with a mild
detergent, water and a soft brush to prevent dirt, staining & mildew. It has weep holes to allow
the flow of water and it is your responsibility to keep them clear of any dirt. Vinyl siding is
sensitive to heat so take caution with the location of barbecues, patio heaters or any other
extreme heat.
Weep Hole: Small holes in door and window frames that allow water to drain away are called
weep holes. They should be kept free of dirt and debris.
Windows and Patio Doors: Clean the vinyl with warm, clear water and only cleaners
recommended for vinyl. Use only glass cleaning products on your windows. Be sure to keep the
tracks for your sliders clean and clear of all debris. Condensation may occur when there is high
humidity within the home and low outside temperatures. Proper ventilation will minimize this.
Your new home will last a lifetime, if you routinely maintain the various features of your home.
Some of these maintenance items have been indicated in this manual. This continuing
maintenance is the responsibility of the homeowner.
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HOME OWNER MAINTENANCE GUIDELINES
Please refer to the routine homeowner maintenance requirements listed below to insure the integrity of your home:
INTERIOR
Range hood filter and outside vent: check/clean as needed.
Check and inspect washing machine hoses/connections: check for cracks, drips, etc.
Check and inspect plumbing connections at dishwasher and ice maker: check for cracks drips, etc.
Check dryer exhaust vent system-connections, blockage, etc.
Verify no standing water in crawl space: all insulation intact, and hall heating ducts are secure.
Check and maintain caulk seals between counter top backsplashes and wall, and on laminate seams.
Check and maintain all ceramic or granite tile, marble, and vinyl, grout/caulk joints at all wet areas, including sink,
tub, shower surround, and water closet seals/joints.
Inspect the condition of interior wall surfaces, caulk and/or repaint any scuffs, minor drywall cracking.
Reset any nail pops, spackle and repaint as needed.
Test GFCI (Ground Fault Circuit Interrupter) receptacle/breaker.
Test and clean smoke detectors. Check/renew batteries as needed.
Clean window tracks to aid in ease of operation.
Inspect and clean window keep weep holes to ensure proper draining of any water buildup.
Lubricate/tighten cabinet hinges, door hinges, and door hardware.
Oil all moving parts on garage door tracks.
Tighten all nuts and bots in garage door tracks.
Clean/replace return air filters.
Have heating system inspected/serviced by a professional.
Have hot water heater inspected/serviced by a professional.
Verify main water cut off valve is accessible and functioning.
EXTERIOR
Adjust exterior door thresholds, if applicable.
Verify all exterior siding caulk seals are in tact and functioning properly, reseal and repaint as needed.
Inspect the condition of all exterior paint and caulk on your home and re-caulk and repaint as needed.
Clean gutters and downspouts and roofs-remove leaf, debris, and buildup.
Verify water meter and shutoff are accessible and functioning properly.
Inspect and maintain the flow of surface water to all swales. Culverts, and drainage inlets and outlets.
Maintain/fertilize landscaping shrubs and lawn.
WINTER MAINTENANCE
*Check weather stripping at entry doors.
*Foundation vents should remain open at all times except in the event of extreme cold.
*Provide protection to prevent freeze breaks, keep hoses disconnected at all exterior hose bibs.
*During extremely cold weather leave indoor faucets located on exterior wall dripping.
*Excessive ice build-up, snow on roof during winter may cause leaking.
*Maintain minimum indoor air temperature during winter. (Recommended 65 degrees)
SUMMER MAINTENANCE
*Adjust lawn fertilization and watering schedule as needed.
*Recommend exterior caulk/touch-up during summer months.
*Clean and repaint exterior of home per manufacturer's recommendations.
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EXTERIOR OF YOUR HOME
WINDOWS, GLASS & SCREENS:
Scratched Glass: Manufactured glass has minor imperfections when furnished from the
manufacturer. Minor scratches may also occur during installation. Major scratches and gouges
visible from a distance of 10’ or more prior to your new home orientation, will be repaired. If
there are any scratches noted afterward, they will NOT be covered under warranty.
Windows, glass & screens: any broken glass or damaged screens not noted at the walk-through is
the homeowner’s responsibility. Any changes or modifications to windows such as, but not
limited to, applied tints or films will void the warranty.
Vinyl Framed Windows & Doors: Your home's vinyl framed doors and windows are self
weather-stripped and selected to minimize maintenance. To keep them in top working order,
vacuum the tracks periodically. The tracks can be kept in smooth operating order by lubrication
with silicone lubricant sprays, obtainable at hardware stores. Oil is not recommended because it
attracts dust and lint and will cause damage to vinyl frames. Be sure the weep holes are kept
open to allow water to drain outside. Windows may leak some air. Operable windows can get
out of adjustment and could require a professional to readjust. Please contact Ashton Village 35,
LLC if this occurs during your warranty period.
Condensation and/or Frost on Windows: Condensation is usually the result of climatic
conditions and is to be expected with extreme differences of temperature and humidity.
Any maintenance of windows is the responsibility of the homeowner. This includes broken or
damaged windows.
DOORS:
Exterior, fiberglass, masonite, or metal doors: Exterior doors will warp to some degree due to
temperature differential. However, the doors should not warp to the extent that they become
inoperable or cease to be weather resistant.
Ashton Village 35, LLC will correct defective doors within the one-year warranty period of your
home.
Steel Doors: If your home has exterior steel doors, you will find that very little care is needed.
Inspect the finish for chipping and repaint as needed. Most steel doors cannot be planed or
sawed. Any dent or dents on metal doors must be reported on walk through or it will become the
homeowners’ responsibility for repair.
Vinyl Sliding Glass Doors: Vinyl doorframes and slider tracks are relatively soft. Be aware that
heavy or hard objects can damage doorframes and slider tracts.
Lock Care: Ashton Village 35, LLC has installed secure, brand name locks built to give years of
trouble-free service. If occasional sticking occurs, exterior locks can be easily freed with
lubricants sold in most hardware stores. Locks may occasionally require adjustment of the strike
plate. To make adjustments, carefully file the latch opening or move the strike plate by moving
the screws into new positions.
Weather Stripping: Inspect the weather-stripping on your exterior doors frequently. Weather-
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stripping should form a reasonably tight seal to prevent air and water from entering. Normal
contraction of doors can leave a small gap in the weather-stripping. This is normal. The small
gap will close when the humidity increases and the door expands. Replace rubber and synthetic
weather-stripping that has worked loose or has deteriorated. Use manufacturers recommended
weather-stripping when needed.
Exterior doors that have door bottom weather-stripping may be kept tight by adjusting the
threshold using a common Phillips screwdriver.
EXTERIOR WALLS:
Cementatious-Sided Walls: Cementatious-sided walls are the most common material used on
exterior walls.
Maxi-Plank or Hardi Plank: Cementatious-siding is a brittle cement product that is subject to
expansion and contraction. Minor hairline cracks will develop at joints of cementatious-siding.
This is normal and does not reduce the function of the cementatious-siding in any way. Ashton
Village 35, LLC will not be responsible for hairline cracks in cementatious-siding. These joints
will expand and contract with varying temperatures but an elastic caulking is used for this
reason. When the siding heats up the siding will expand together and close any hairline cracking.
Siding Maintenance: Vinyl Siding should be washed annually to prevent dirt build-up and
mildew that grows in the shaded bottom edge of the siding during wet seasons. If not treated the
mildew will grow a dark color and can in time affect the performance and warranty the siding
material.
For Painted Siding, please refer to the maintenance guidelines provided.
Ashton Village 35, LLC is not responsible for any color variations in the exterior paint. Weather,
normal fading and common dust will cause touch up paint to appear shinny or different. This
touch up paint will blend better over a period of 3 to 4 months.
Other suggestions for maintaining the siding on your home are:
1. Avoid spraying water from irrigation or watering systems on siding surfaces. Check the
spray from your lawn and plant irrigation system frequently to make certain that water is
not spraying on siding surfaces.
2. Keep dirt a minimum of six (6) inches below the siding or the bottom of the siding or
siding materials.
Side Yard Metal Access Gates: Your gates will need to be painted periodically or they will show
signs of rust. This is a homeowner maintenance item.
Wood Fencing: Wood fencing is constructed from pressure treated posts and untreated cedar
fence slats. The fencing may be treated with paint or a clear sealer by the homeowner to preserve
the newer looking wood look and this may help the fence me more resistant to weather. Any
changes to the exterior appearance of your home may require approval of the HOA.
EXTERIOR PAINTING
Exterior paints or stains should not fail during the first year warranty period. However, fading is
normal and the degree of fading is dependent on climatic conditions.
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If any repairs are needed on the exterior siding of your home, Ashton Village 35, LLC shall
properly prepare and refinish the affected areas, matching the color as closely as possible.
Painting patches on exterior will not match in color immediately. It could take up to 4 months for
the colors to blend. This is caused by new paint on patches next to the existing paint that has
weathered and become dusty due to climatic conditions. The warranty on the newly painted
surfaces will not extend beyond the one-year warranty period.
Wood Surfaces: A certain amount of splitting or cracking, called "weather checking," is
expected on wood exposed to the weather. These cracks can be filled with wood putty, caulking,
or equivalent substance prior to repainting or staining. Ashton Village 35, LLC should only be
notified if cracks exceed ¼” in width.
Exterior Sealants: Joints and cracks in exterior wall surfaces and around openings should be
properly caulked to exclude the entry of water. Properly installed caulking will shrink, and must
be maintained by the homeowner during the life of the home.
ROOFS
Your roof adds beauty to your home while protecting it. Its service life can be prolonged if you
avoid walking on it and refrain from nailing anything to it.
Flashing and Sheet Metal: Flashing, valleys, gutters and downspouts must not leak, but gutters
may overflow during heavy rain.
Periods of strong wind, including windstorms, tornadoes and other severe storms, can damage
roofing, particularly if the wind exceeds the design specifications for the roof and roofing
materials. Such winds can damage roofing materials and other components of your home. This
damage is not covered by warranty. After any unusual weather conditions, inspect the exterior
for damages and have all repairs completed by a licensed contractor promptly to prevent
subsequent damage to your home or its contents. Consult your homeowner's insurance company
promptly.
An annual inspection of your roof by a professional roofing contractor is highly recommended to
possibly avoid future water leaks or any other problems with your roof. Any moss that develops
on the roof should be simply washed off with water using a low-pressure hose.
Ashton Village 35, LLC will repair roof leaks within the one-year warranty period of your
homeowner’s warranty. Ashton Village 35, LLC will not be responsible for leaks caused by
alterations, tie-ins or penetrations done by the homeowner or others after completion of the roof.
CONCRETE:
Concrete: The concrete used for your home was mixed to industry standards, and applied by
professionals. Small cracks and minor surface variations are inevitable, even though expansion
joints have been provided to relieve internal stress. Normal cracks do not reduce concrete's
serviceability. If concrete lifts in excess of ¼” above any adjoining concrete, please notify
Ashton Village 35, LLC. Spider web cracking is a normal condition and within industry
standards. If cracks in the concrete should open any wider than ¼”, contact Ashton Village 35,
LLC for a courtesy inspection.
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Concrete driveways are not designed to withstand heavy trucks, especially moving vans or
concrete trucks. To protect the driveways do not allow heavy equipment or heavy vehicles on the
driveway, which will void your one-year warranty.
Concrete's life can be extended by periodic removal of grease, oil and all growths. A variety of
products are sold for this purpose at hardware and lumber stores. Please use them with care.
GRADING AND DRAINAGE:
Proper grading for this project was carefully established when your home was built and inspected
by local government agencies before final approval was given for move-in. If you change these
grades, you will cause drainage problems. Ashton Village 35, LLC can not be responsible if you
change these grades. Landscaping in your back and side yards can also affect the drainage.
Special care should be taken not to alter the grades and swells in your yard. The owner is
responsible for maintaining established grades and swales. Any alterations done to your drainage
swells will void your warranty.
LANDSCAPE:
Trees, plants and shrubs are warranted for the first year provided there is proper irrigation. Sod is
warranted for 30 days. Drought stricken plants will not be warranted (applies to single family
communities).
Plants Dying Within Warranty Period: Ashton Village 35, LLC will replace any plants which
die within the warranty period, except for those which die due to lack of proper maintenance by
the homeowner.
Plants That Are Not True To Size or Species: There should be no change in plant material size
or species except when there is a problem of availability.
Irrigation (sprinklers) operation is guaranteed for 30 days. The PVC, control valve and clocks are
warranted for 1 year. Warranty begins the day you close on your home. Ashton Village 35, LLC
IS NOT RESPONSIBLE FOR HOMEOWNER NEGLECT.
Due to the fluctuation in temperature in and throughout western Washington, it is necessary to
take precautions in winterizing your irrigation system.
It is solely the responsibility of the homeowner to determine when temperatures dictate the
winterizing of your P.V.C. (32 degrees or less). Failure to do so will place the responsibility of
repair directly to the homeowner. The following steps could save you time and money.
P.V.C. Winterization Steps:
1.
2.
3.
4.
Turn both handles horizontal to pipes.
Release pressure screw at valve.
Press manual advance button on control. (This will release any charged water)
Restore to normal when temperatures reach 32 degrees or above.
Watering: The basic principle of lawn and garden watering is not to give the grass and plants
more than they need. Water only when the plants show signs of needing moisture. Water your
lawn in the cool of the day to avoid excess evaporation. During the summer months contact your
local water district for the recommended watering time schedule.
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Reposition sprinklers that may spray exterior doors and other wood surfaces. Water will damage
wood surfaces severely and can be costly for the homeowner to replace.
Erosion: The flow of water from irrigation systems or rain can erode landscaping and change the
drainage of the yard. Maintaining the original grading of the yard can prevent most erosion.
Ashton Village 35, LLC is not responsible for any act of God. Rain can cause erosion.
Finish Grading and Landscaping Recommendations for your Back Yard:
• Take care not to block the established drainage ways with your landscaping installation.
Patios and walks should not block the established finished drainage.
• Maintain the established slope away from your house.
• Maintain 4-6” clearance from the bottom of siding and fencing to top of grade to prevent rot
and termite damage.
• All established drainage swales the homeowner must maintain.
• Clear and remove all moss in the area around your home and on your home to prevent
damage to your house or structure.
THE INTERIOR OF YOUR HOME
INTERIOR DOORS:
Interior doors should not warp provided the proper levels of humidity have been maintained in
the home by the homeowner.
Ashton Village 35, LLC will correct defective doors within the one-year warranty period of your
home.
Certain types of doors with decorative add-on panels will shrink and expand, and may expose
unpainted surfaces. Ashton Village 35, LLC bears no responsibility for the shrinkage of the
panels.
Door Maintenance: Doors are designed to provide many years of service. Avoid slamming them
because damage may result. Even though Ashton Village 35, LLC provides quality doors and
frames, they are subject to extremes of temperature and weather conditions. The wood in new
doors must season. Do not make hasty adjustments on new doors since the condensation and
humidity of a new home will affect them only temporarily. Occasional slight sticking is normal
for a weather-tight fit. Be sure to keep the paint finish in good condition, and repaint regularly.
Along with changing weather conditions, settlement may cause your doors to become out of
adjustment. After adjusting your doors, some paint touch-up may be needed. Make sure paint is
completely dry before using because paint surfaces may stick together.
Since door hinges move, they require occasional lubrication. To lubricate, remove the hinge pin.
Lubricate it with a graphite-based paste or powder and replace the pin. Oil can be used, but it
attracts dust and can drip onto carpeting, woodwork and floors, therefore, it is not recommended.
Sticking Wood Doors: Your doors are made of one of nature's most perfect insulators, wood.
When they were installed, all joints were tight and firm, but they will expand and contract.
Exterior doors are affected even more because of temperature extremes from one side to another.
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To eliminate minor sticking, try paraffin, candle wax, or commercial dry lubricant sticks. If
sticking persists, try tightening hinge screws with a screwdriver.
Planing: Planing is a drastic solution. Do it carefully and cautiously or the door may refuse to
close properly in drier weather. When the door closes to your satisfaction after planing, seal the
raw wood with matching paint or varnish to reduce the chance of swelling or warping later.
When touching up your doors with paint, please allow the recommended drying time or the paint
surfaces could become sticky.
Lock Care: Ashton Village 35, LLC has installed secure, brand name locks built to give years of
trouble-free service. If occasional sticking occurs, exterior locks can be easily freed with
lubricants sold in most hardware stores. Locks may occasionally require adjustment of the strike
plate. To make adjustments, carefully file the latch opening or move the strike plate by moving
the screws into new positions.
Interior Door Keys: It is a good idea to keep duplicate keys for the bathrooms and other locking
doors. Children may accidentally lock themselves into a room and be unable to work the lock.
You may find that some interior locks can be opened with a small screwdriver or knife blade.
Sliding Closet Doors: If your closets feature sliding doors, keep clothes and other items away
from the doors so they do not obstruct its proper operation. The roller and tracks should be
greased periodically with Vaseline or other light grease.
WALLS:
The interior walls of a home are usually finished with drywall. This material also is called
gypsum board. The material is functional, and can be textured and painted to complement the
style of any home.
Plaster or gypsum board walls should last without undue maintenance. If any cracks appear, they
can easily be repaired with any spackling compound. Once the spackling compound has dried,
sand with fine sandpaper to match the surrounding surface. If cracks are 1/8” or wider you
should notify the Warranty Service Department for review within your one-year warranty period.
Sometimes normal shrinkage will cause the nails to pop. (Popped nails do not alter the strength
of the wall.) They can be reset, re-spackled, and painted.
Ceiling Bows And Ceiling Joint Ridging: If a ceiling line sags more than 1/2” in 10 lineal feet,
contact the Warranty Service Department. Ceiling joints can range up to ¼” in variation from
high point to high point within a 6 foot span. Walls can be bowed ¾” in an 8 foot span.
Slight "imperfections" that are noticed by natural lighting such as nail pops, seam lines and
cracks are common in drywall installations. However, obvious imperfections of poor
workmanship resulting in excess compound in joints, and cracked corner beads are not
acceptable. These imperfections need to be reported to Ashton Village 35, LLC within one year
from your date of closing.
Ashton Village 35, LLC cannot guarantee the drywall texture to match exactly after repairs have
been completed. Drywall texture is like a signature and is never the same.
If moldings show slight joint separation, fill the cracks with wood filler. If nails work out of
position, reset them with a hammer and nail set and then fill the holes with wood filler or
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spackle. Normal settling, expansion and contraction also may cause small interior wall cracks
around doorways, archways, and at wallboard joints. The best time to fill and sand such cracks is
when you repaint. It is best to wait at least one year before repairing minor cracks until most of
the settling and shrinkage is complete.
In this particular climate it is common to experience the slight lifting and lowering of trusses due
to climatic conditions such as temperature and humidity. This is a common occurrence that you
will not normally notice as your home is designed to handle these stresses. The majority of this
settling will occur within the first year of home ownership as the structure settles throughout the
course of the seasons. Occasionally hairline cracks will develop in the drywall as the structure
expands and contracts. This can be easily repaired with caulking or spackle. We recommend
repairing these cracks before you repaint the interior of your home. If a crack expands wider than
1/8th of an inch please contact Warranty within the first year. Summit also recommends that you
wait until close to the end of your first year for a service call to repair all the settling cracks.
INTERIOR PAINTING AND CAULKING:
The paints used throughout your home will retain their beauty longer if you follow
recommendations of professional painters. One of the most important recommendations is to
avoid washing newly painted interior surfaces for at least three months to allow the paint to fully
set. After that, avoid strong chemical and abrasive cleaners, either of which may cause
permanent paint damage. Please refer to manufacturer instructions on maintaining your paint.
When paint touch-up is required, remember that all paints change color as they age. Making a
perfect color match is almost impossible to achieve. Regular repainting is a better course of
action, since this leads to longer paint life and reduces maintenance costs. You probably will
wish to repaint your kitchen and bathroom more frequently because they receive harder wear and
more frequent exposure to damaging steam and condensation. Paint deterioration caused by
normal living conditions, i.e., repeated scrubbing or scouring is a maintenance item and the
responsibility of the homeowner.
Kindly keep in mind the standards for observing paint finishes:
As stated in the Industry Standards: (PDCA Document P1-04)
“…contractor will produce a "properly painted surface”. A “properly painted
surface” is defined as uniform in appearance, color, texture, hiding, and sheen. It is
also free of foreign material, lumps, skins, runs, sags, holidays, misses, strikethrough, or insufficient coverage. It is also a surface free of drips, spatters, spills or
over-spray which were caused by the contractor's workforce. In order to determine
whether a surface has been "properly painted" it shall be examined without
magnification at a distance of sixty (60) inches or five feet, or more, under finished
lighting conditions and from a normal viewing position.”
CAULKING: When the caulking around your bathtub or sink appears to be dried out or cracked,
remove and replace it. If you do not have a caulking gun, caulking material can be purchased in
applicator tubes at your local hardware store. Regular inspection of caulking around windows,
doors, shower stalls, tubs and elsewhere will help avoid leaks and help prevent heat loss in
winter and cooling loss in summer. If you discover dry or brittle caulking in danger of falling
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out, remove it and replace with fresh material. This is a homeowner maintenance and
responsibility.
Baseboards are caulked at the top to the wall. This caulking may crack due to expansion and
contraction of building materials. This is a homeowner maintenance requirement.
MAINTAINING INTERIOR AND EXTERIOR PAINT
Q: Can mildew be permanently avoided?
A: No. Mildew can grow in any area that is dark and moist with limited air movement. Paints can
be formulated to inhibit mildew growth, but under some conditions mildew eventually will
reappear on any type of paint. A cleaning or maintenance schedule is the best protection in such
environments.
Q: What can I use to clean a surface that has already been painted?
A: Maintenance cleaning is vital to the overall service life of a painted surface. However, when
selecting a cleaner, be sure to use a non-abrasive cleaner. If cleaning a waterborne paint, avoid
products that are ammoniated. Mild, soapy water will generally suffice. However, always test the
cleaning solution in an inconspicuous area to ensure that it does not damage the paint film.
Q: What is the best way to touch-up or repair a wall?
A: Touching up an existing painted surface can be challenging - professional painters wrestle
with this constantly. Ideally, use paint from the same can that was used originally, but reduce it
about 10% to 15% with the reducer recommended on the can.
If you are touching up walls on which the paint was applied with a roller, use a small trim roller.
If the paint was brushed on, use a brush.
Apply a small amount of the touch-up paint and "feather" the edges, starting at the outside edge
of the touch-up area into the center of the area. "Feathering" entails drawing the brush across the
area outside of the touch-up onto the new paint to create a transition that diminishes the
appearance of the touch-up. If the surface had to be patched, use a primer sealer. Try to prime
and paint to a natural break. Please note, though, that sometimes repaired areas may be
noticeable. In this event, painting the entire wall may be the best option.
Q: How can I clean a surface with mildew in preparation for a fresh paint job?
A: There are various cleaners on the market that are specifically designed from the removal of
Mildew. Many of them work quite well, however, bleach and water solution will also work.
Wash mildewed areas with a solution of one part household bleach and three parts water. This
will destroy mildew and bleach stains caused by mildew growth. Apply solution by brush or a
garden sprayer apparatus. Heavy mildew may require additional applications, and scrubbing may
be required. Flush area with clean water (before the solution dries) to remove bleach solution
Allow the surface to dry thoroughly. Be sure to use protective clothing and goggles to avoid
contact with the solution. Do not mix bleach with other chemicals.
Please note that these steps address the mildew problem only. Any other contaminants require
cleaning by other means.
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Q: What can I use to clean an exterior surface prior to painting?
A: In general, a detergent cleaner such as a TSP substitute or a Pre-Paint cleaner can be used. Be
sure to wear all recommended safety equipment when working with these cleaners. Do not mix
any other chemicals with these cleaners. Please note that some of these products could affect the
overall finish on the existing surface and should only be used if you are planning to repaint the
surface.
Q: How can I remove the white, chalky material that is developing on my masonry surface?
A: This sound like efflorescence. Efflorescence is often seen as a white, fluffy deposit of salt
crystals on cementatious wall surfaces. It depends on the presence of salt and moisture. The
growth of crystals will continue as long as both elements are present. The salts are present in the
mortar blocks or concrete structure and the moisture is usually attributable to some building
defect. When emanating from mortar in brick or block buildings, efflorescence will appear as
narrow bands corresponding to mortar joints.
Painting should be delayed if efflorescence continues. Salts should be removed by mechanical
brushing. The use of water (at high pressure) to remove efflorescence is not recommended as it
may exacerbate the problem. Repair areas where moisture penetrates the wall. Allow walls to dry
thoroughly prior to priming.
Q: How do I wash my freshly painted wall?
A: To assure maximum wash ability and durability, wait at least two weeks before washing the
dry paint film. Avoid any abrasive or harsh chemical cleaners as these could damage the paint
film.
Concentrated Cleaners (Liquid or Dry):
•
•
•
•
•
•
•
•
Read all package directions before using. It is always recommended to test any cleaner on
a small, inconspicuous area prior to use.
Mix or dilute the cleaner per package instructions. Solution strength may be adjusted
depending on amount and type of contaminant.
Remove any heavy debris and contaminants.
Using a sponge or cloth, wash surface dirt and marks.
Do not allow the cleaner to dry on the surface.
Always clean from the bottom of a wall to the top.
Rinse the surface thoroughly.
Repeat if necessary.
Premixed Spray Cleaners:
•
•
Read all the package directions before using. It is always recommended to test any
cleaner on a small, inconspicuous area prior to use.
Turn spray nozzle to desired spray pattern (open with nozzle facing away from you).
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•
•
•
•
•
Remove any heavy debris and contaminants.
Apply the cleaner to the dirt and marks (apply just enough to wet the area).
Using a damp sponge or cloth, wipe to remove the surface dirt and marks and any excess
cleaner. For difficult stains, some scrubbing may be necessary.
Do not allow the cleaner to dry on the surface.
If recommended on the label of the cleaner, rinse the surface.
FLOORING
Ashton Village 35, LLC Warranty Service Department will make every effort to eliminate floor
squeaks, however, wood is a natural product and we cannot guarantee a squeak free floor. We
will not be responsible to move your furniture for repairs.
Carpeting: Regular vacuuming is advisable in heavily travelled areas like doorways and halls.
When moving furniture, lift (rather than drag) the piece over carpeting to keep from causing
lumps and snags.
Doormats are an excellent way to save your carpets. Use them in high traffic areas with one on
each side of exterior doorways.
Wall-to-wall carpeting, installed as the primary floor covering, when stretched and secured
properly should not come up, become loose, separate or stretch excessively at its point of
attachment.
Carpet Seams: Carpet seams can be the most noticeable part of carpet installation. They have to
be there but should not come apart. Seams that appear separated or fraying should be fixed.
Because carpet comes in twelve foot wide rolled sizes, the seams have been laid out in the best
possible areas for the wear of the carpet. (Yes! Some seams are in the direct pathway.) Exposure
to sunlight may cause spots or fading on your carpet. (This is not a warrantable item.) Ashton
Village 35, LLC bears no responsibility for spots or fading caused by such exposure.
Ashton Village 35, LLC accepts no responsibility for soiled, spotted or stained carpet after move
in.
Flooring & Ceramic or Granite Tile: Ashton Village 35, LLC accepts no responsibility for
damaged tile unless noted at the time of the New Home Orientation tour.
Flooring, Resilient or Sheet Vinyl: Sheet vinyl can be dented and scraped unless you provide
protective furniture caps (available at hardware and variety stores) to help spread the load under
heavy furniture. Avoid metal dome furniture glides, which cause marring or denting. Heavy or
sharp objects can and will scar and mar floors. Exercise care when moving furniture and
appliances.
Warranty standards:
Installation of the vinyl is warranted for one year from the date that you close on your new home.
Ashton Village 35, LLC accepts no responsibility for any damage to your sheet vinyl or flooring
after the new home orientation.
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Flooring & Hardwood: Ashton Village 35, LLC accepts no responsibility for damaged
Hardwood floors unless noted at the time of the new home orientation.
ELECTRICAL SYSTEM
Circuit Breaker: Your electrical system's primary protective device is a set of circuit breakers,
which are shown to you during your orientation tour. Circuit breakers should be checked
immediately in the event of an electrical failure. All of them should be in the "ON" position. If
any are not, flip them to "ON." If the breaker flips to the neutral position, this indicates a short
circuit. Individually check every lamp and appliance on the circuit and reset the breaker.
Auxiliary Circuits: The circuits in your home were designed to handle today's heavier demands.
Before purchasing large, heavy current consuming appliances, have a professional licensed and
bonded electrical contractor check the appropriate circuit to make sure you have sufficient
capacity.
Outlets: Three-hole grounded outlets are standard and will accept normal two-prong plugs.
Several outlets throughout your home have outlets in which one of the plugs is always hot and
only a wall switch will control the other. This is referred to as a “half hot” outlet.
Light Bulbs: Light bulbs are only warranted for the day of the new home orientation. Following
the recommended wattage noted on your fixtures can increase bulb life. Normally bulbs in
enclosed fixtures will perform longer if they do not exceed 60 watts. Always check
recommended requirements for wattage.
Additional Electrical Information: The following items are the most common problems that the
homeowner may experience. The homeowner should notify the electrical sub-contractor when
electrical problems arise. Please check problems using the following as a guide before calling an
electrician.
If any receptacle or light circuit is not working, check the circuit breaker in the meter service or
sub-panel.
If lighting fixtures will not turn on, check all fixture bulbs and be sure that they are screwed in
completely and replace if faulty.
If a wall receptacle or outlet is not working, check the fixture plugged into this receptacle by
plugging it into an operating wall receptacle to determine if this item is operable. If the wall
receptacle is a switched outlet, check to see if the switch is on.
In the case of electrical, appliance, furnace or air conditioning problems always check the circuit
breakers in your main electrical panel first.
Ashton Village 35, LLC will replace a breaker if defective within your one-year warranty period.
PLUMBING
Main Supply Valve: Your entire plumbing system is equipped with a main supply valve, which
was pointed out to you during your new home orientation. It controls the flow of both hot and
cold water through the entire system. In the event of an emergency, make sure you know where
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it is located. There is also a main shutoff valve in the ground, located near the street. Usually the
curb will have a "WI” marked in it to signify location.
Plumbing: The plumbing system and fixtures originally installed in your home are warranted as
to proper function. Ashton Village 35, LLC warranties these items against defect one year from
the date of closing.
Faucets: Minor faucet repairs will help conserve water and prolong the life of your faucets. The
most basic way to prolong faucet life is to avoid force when turning on and off the water.
Unnecessary force may cut or otherwise damage both washers and valve seats and require
premature replacement of the entire faucet. Normal hand pressure should cause full shut-off of
the water flow.
A new home often has dirt or metal in the lines, which can cause damage to faucet washers. It
therefore is helpful to know how to maintain your faucets. Be sure to turn off the water supply
valve to the faucet before attempting any maintenance. This valve is usually directly beneath the
sink. If there is no such valve, close the main supply valve mentioned earlier. When you have
completed your maintenance, turn the water supply back on and check for leaks.
Most faucets are equipped with aerators. These should be unscrewed and cleaned of foreign
matter periodically or your water supply may be reduced.
Garden faucets also contain washers, which should be replaced as needed by the homeowner.
Repair all faucet leaks promptly to avoid letting valuable water run down the drain. Just a slow
drip can add up to 15 to 20 gallons a day while a faucet leak could waste 100 gallons in 24
hours!
Water Heater: Your home is equipped with a quality storage-type water heater with sensitive
thermostatic controls. To lengthen its service life, drain sediment at regular intervals, as specified
in the manufacturer's instruction brochure. Please refer to the manufacturer recommendations for
temperature control settings.
The hot water heater installed in your home is covered by a manufacturer's warranty. A copy of
which has been supplied to you at your new home orientation.
Drains: Grease and hair build-up is the most frequent cause of plumbing drain stoppages. If you
cannot avoid disposing of cooking oils and grease in your kitchen drain, always run cold water
down the drain at the same time. Sink and tub stoppers are designed to trap hair and foreign
matter and should be cleaned regularly to insure good drainage.
Drain Stoppage: Ashton Village 35, LLC will only cover drain stoppage for sinks, toilets, tub
and showers for the first 30 days after your New Home Orientation only if caused by
construction debris or faulty installation. If a homeowner clogs any drain, the homeowner bears
full responsibility for paying for services rendered. Petroleum base products, such as paint or
lacquer thinner can damage polyvinyl chloride pipes and should NEVER be put down the drain.
Toilet: Your toilet will perform faithfully if kept in adjustment. A misadjusted float can cause a
toilet to run too much, wasting water, or can provide too little water for proper flushing. To
adjust the float assembly, remove the tank top lid carefully and either free the float from binding
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or adjust the water level adjusting the screw very carefully until the proper water level and shutoff are achieved.
Ashton Village 35, LLC cannot accept responsibility for the failure of any plumbing fixture
resulting from the homeowners’ improper use. Never dispose of non-soluble or bulky matter
through your toilet. Such waste should be discarded with other rubbish rather than through the
sewer lines. If a toilet stoppage occurs, shut off water behind the toilet before using the toilet
further, and try clearing the stoppage by using a plunger.
Garbage Disposal: Follow the manufacturer's instructions for proper operation of your garbage
disposal. Do not load the disposal with food items before turning it on. For proper operation, turn
on the cold water then start the disposer. Drop the food items slowly into the unit. When the units
sounds clear, turn the disposer off and continue to run the water for several seconds, this allows
the food waste to be carried into your sewer lines.
Only foods that are non-fibrous and easily pulverized should be placed into the disposal.
Examples of foods not to place in the disposal are corn husks, chicken skins, celery, onion skins,
potato peelings, banana skins, olive pits, bones and solid or liquid grease. These items may cause
your unit to overload or jam.
If this happens to the garbage disposer, follow these corrective measures:
1. Turn off the disposal and the cold water.
2. Wait three minutes for the unit to cool then follow the manufacturers’ suggestions for freeing
the disposal. Disposal may be jammed due to overloading fibrous materials. Unplug the
disposal before attempting to repair it yourself. Unplug the disposal, remove the rubber ring
at the mouth of the disposer and clear by hand the fibrous materials.
3. Check the circuit breakers. An overload of this type may have tripped the circuit. Reset any
tripped circuit breakers and GFCI (Ground Fault Circuit Interrupter).
HEATING
Most heating systems are among the most modern manufactured today and should give you
many, many years of comfort with a minimum of attention. It's best not to overheat a new home
during the drying period because this may cause excessive shrinking of framing lumber and other
materials. For best overall performance of the entire home and all the components, be sure to
maintain and operation your homes heating / air conditioning between 65 and 78 degrees.
Maintaining a continuous interior environment beyond these temperature ranges may cause
damage to several components, such as flooring and drywall, and void the warranty of the home.
It is recommended to have a yearly service check-up by a licensed heating contractor. If you
experience heating problems, here are the basic steps to take before calling your heating
contractor for service:
1.
2.
3.
4.
5.
Read the instruction manual(s) for your home.
Set the thermostat ABOVE room temperature.
Set the thermostat selector at "HEAT".
Make sure the fan switch is on “AUTO”.
Check to see that no circuit breakers are tripped to “OFF”. If they are, try switching them
several times. Make sure the filters aren't clogged.
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6. If the system still will not work, phone your local utility company or Air Conditioning
Company.
Controls: Your heating system controls are precisely manufactured to exacting tolerances and
engineered for long years of carefree service, however, sometimes they need adjustment to keep
them in proper condition. Should adjustment be indicated, call a licensed & bonded trained
professional. Often, the original heating contractor, (whose name is on the heating unit) will
provide service. Thermostat controls may vary 3 to 5 degrees from actual temperature. This is
within industry standards.
Filters: The modern filter built into your furnace enhances your home’s cleanliness. It is usually
located where the main cold air return duct enters the furnace. You were shown its location
during your orientation tour. Since it is designed to collect dust and dirt, it must be replaced or
cleaned depending on your furnace at regular intervals to maintain its efficiency. As Homeowner
responsibility, it is recommended to replace or clean the filter approximately every 2-3 months
depending on the weather.
Heating Standard Temperature Range: Your heating system should be capable of producing an
inside temperature of 70 degrees Fahrenheit as measured in the center of each habitable room at
a height of five feet above the floor. This is an average temperature and will vary throughout the
home. You are responsible for balancing the registers or making minor adjustments as well as
periodically cleaning or replacing furnace filter. Ductwork may make ticking or cracking sounds
when the metal expands and contracts as warm and cold air circulates through it. This is normal
and does not require any action. Some airflow noise will be evident near registers.
FIREPLACE
Fireplace service, maintenance, and cleaning will vary depending upon usage, but should be
undertaken at the beginning of each heating season. Ashton Village 35, LLC recommends an
annual inspection by a licensed, insured and bonded service technician to replace old ember
material, clean the burners and control compartment, and check the flame patterns and height.
Ashton Village 35, LLC also recommends that the homeowner check the vent system to maintain
a clear flow of air and clean the glass door.
APPLIANCES
It is important that all warranty cards be filled out and mailed to the manufacturer as soon as you
move in to your home.
Your home has been equipped with brand new appliances by leading manufacturers. All are
covered by detailed factory warranties. Study the various instruction booklets and follow the
instructions before operating the appliances to ensure their long life and to make maximum use
of all features.
The appliances in your home were selected for their ease of use and appearance. Information
about each appliance can be found in the literature that is supplied by the manufacturers. Copies
of these booklets are provided during your New Home Orientation. Please read the
manufacturers instructions on usage and care before you use your appliances. Contact the
appropriate manufacturer or distributor for service or questions about the use and care of the
appliances.
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Occasionally an appliance may not turn on. Your first step should be to check the circuit
breakers, which should be "ON". Any breakers found tripped to "OFF" should be flipped to
"ON". You may need to trip the breakers several times, especially when they have not been
previously used.
Gas stoves have an electric ignition. If you have trouble with your gas appliance, request service
from the local gas company, the manufacturer, or their designated service representative.
Range Hood: Grease build-up in your range hood can present a potential fire hazard. Avoid the
problem by cleaning both hood and filters regularly with mild dishwashing detergent, dry
thoroughly and reinstall filters.
Ventilation: The exhaust fans provided in your home are designed to reduce odors, smoke and
moisture produced by cooking and bathing. Regular cleaning and inspection will help keep them
in top working order. After cleaning is completed, lubricate the fan with light household oil. It is
best to do this at least twice a year.
CABINETS
Kitchens are equipped with attractive cabinet finishes, some of which are a vinyl finish. All
finishes should be treated as fine furniture. Wipe off grease splatters immediately. Avoid naphtha
or benzene-based waxes, which might create a milky look. Paste waxes may obscure the woodgrain through wax build-up. When selecting a wax, use a small area as a test before buying large
quantities.
Cabinets – Color and Grain Variations: It should be noted that it is not unusual for the color of
the installed cabinets to be different from samples shown at the time of selection. Color can
differ with wood grain variations and the stain used. Some color variation on stained areas is to
be expected. Certain finishes will yellow with time.
Cabinet Malfunctions: Cabinet doors, drawers and other operating parts should work properly.
A small amount of silicone lubricant will improve the action of stiff drawer guides and door
hinges. Hardware will loosen with repeated use and should be periodically tightened. These
adjustments are the homeowner responsibility. If you are experiencing any malfunctions with
your cabinets, contact the Warranty Service Department.
COUNTERTOPS
Ceramic or Granite Tile: The beauty of your ceramic or granite tile countertops can be
maintained by washing with mild dishwashing detergent and warm water. Soil build-up in the
grout lines between tiles should be removed with a bristle brush, such as a toothbrush, and mild
scouring powder. Widely available silicone sealers will seal grout lines against dust, dirt and
some stains and will help retain your tile's like-new luster. Commercial quality grout can be
purchased in hardware stores to repair grout separations. Cracking in ceramic or granite tile is
not uncommon due to movement, settlement, excessive heat, and excessive pressure. "Ceramic
or granite" is a hard surface like any hard brittle surface when it moves it will crack. Hairline
cracks at the joints of ceramic or granite tile are commonly due to expansion and contraction of
the home. Re-grouting is a homeowner maintenance responsibility.
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Kitchen Tile Grout: Inspect for loose or missing grout. Re-grout if necessary. Re-caulk at the
edge of the back-splash if necessary.
Ashton Village 35, LLC shall replace any cracked tiles and re-secure any loose tiles, unless the
defects were caused by the homeowner's negligence. Ashton Village 35, LLC is not responsible
for discontinued patterns or color variations in ceramic or granite tile. We will repair broken or
cracked tiles one time and one time only during the first year of occupancy. This is preferred
towards the end of the twelve-month homeowner warranty.
PLEASE NOTE: Sitting or standing on the counter tops can cause damage and Ashton Village
35, LLC will not be responsible for any repairs caused by homeowner neglect. Determination of
the claim will be at the discretion of Ashton Village 35, LLC.
Laminate: If your countertops are made of high-pressure laminates, they can be kept shining and
new looking with a mild non-abrasive detergent or soap, followed by rinsing with a damp sponge
or cloth and drying. Avoid harsh abrasive cleaners. Laminated counters are tough and mar
resistant; however it is necessary to use a cutting board to avoid knife scars. Similarly, they are
heat resistant, but excessive heat can cause scorching. Do not put hot pans or irons directly on
countertops without a protective pad. Caulking that joins the laminate tops and back splash may
need periodic maintenance, which is the responsibility of the homeowner.
Laminate counter tops receive a drop in type sink with a beautification attachment ring around
the outer edge of the sink. This ring is properly installed and sealed with silicone caulking at the
time of installation. It will be the homeowner’s responsibility to maintain this silicone seal
around the beautification ring.
BATHS AND SHOWERS
Ceramic or Granite Tile: (See the section on kitchen counter tops). The ceramic or granite tile
that may have been used in your bath possesses a surface, which requires little special care
beyond the cleaning methods used for porcelain surfaces. Occasionally a tile joint may chip or
separate. Any of the silicone joint sealers are available at your local hardware store. Grout and
joint repairs are the responsibility of the homeowner.
Fittings: Your plumbing fittings are designed to stay new looking indefinitely with a minimum
of care. Avoid abrasive cleaners. Clean with a soft damp cloth and dishwashing detergent
followed by a brisk polishing with a clean, dry cloth.
Fiberglass Tubs, Showers and Enclosures: Given proper care, the smooth, shiny surface of your
fiberglass tub or shower will remain beautiful and easy to clean indefinitely. Normal cleaning
should be done with any liquid non-abrasive cleaner, detergent or foaming cleanser. Stubborn
stains can be removed with any household cleaning solvents with a nylon-scouring pad. Never
use metal scrapers or similar tools. If the surface becomes dulled by an abrasive cleaner or other
harsh treatment, rub the dull area with a good automotive cleaning or rubbing compound and
then wax it.
Porcelain: The delicate beauty and gloss of porcelain sinks and tubs are easily maintained by
observing a basic rule: never use abrasive cleaners. They scratch through the glass-like surfaces
quickly. Liquid dishwashing detergent on a moist cloth is preferred. Although porcelain is
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durable, be careful not to drop heavy articles on it, which might cause chipping. Should chipping
occur, porcelain repair services are available at homeowner’s expense.
Chips, Scratches or cracks on or in the tub, showers, sink, or counter tops must be reported on
the day of the new home orientation. Ashton Village 35, LLC will not be responsible for any
repairs after the New Home Orientation.
GARAGE DOORS - OVER HEAD
The steel garage door system that is installed in your new home should provide years of service.
Because it is made of lightweight steel, the door is very susceptible to denting and scratching.
Take care to avoid leaning objects such as bicycles or ladders against the door.
Garage doors should operate properly, and will be installed within manufacturer's installation
tolerances. Your garage door is a large moving object and requires periodic maintenance per the
manufacturer’s instructions. This is homeowner maintenance responsibility.
Garage doors should seal properly under normal conditions. Because of flexibility of hinges and
weight of overhead doors, side gaps will vary. Because of garage slab drainage variation, bottom
gap will also vary. Garage doors are not meant to be weather proof as they are used as a security
item.
Garage Door Operation: Inspect your garage door mechanism for free travel periodically and
use a silicone lubricant. Silicone spray is recommended.
Ashton Village 35, LLC shall correct or adjust garage doors as required except where the cause
is determined to result from a garage door opener installed by the homeowner or homeowner
neglect. This is not warranted by Ashton Village 35, LLC.
INSULATION
Insulation is installed according to local building codes and manufacturers specifications.
PEST CONTROL
Removal and extermination of pests is the responsibility of the homeowner.
Our climate makes this area an ideal home for many unwanted neighbors. This is particularly
true of new neighborhoods. If your yard includes slopes, you may notice that gophers, ground
squirrels, mice and other burrowing animals are present. Unfortunately, these create challenges
with slopes by creating tunnels or burrows. These burrows, while only a few inches in diameter,
allow soil erosion to begin deep in your slope. During a rain or with the use of irrigation, water
will enter the burrow and carry loose soil away. Over time, the burrow can enlarge and collapse,
destroying your slope. It is important that a professional pest control expert be contacted for
proper removal of burrowing animals.
During construction of nearby neighborhoods, other animals may attempt to invade your home.
Ashton Village 35, LLC is not responsible for removal of these animals. Pest control within the
building is the responsibility of the homeowners.
SMOKE DETECTOR
Your home has a smoke detector in every bedroom and a smoke detector is also located in each
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area so specified by local and state governing bodies. Your smoke detectors are all
interconnected so when the alarm sounds, all detector alarms will sound. Smoke from cooking as
well as dust from air ducts can set off the smoke detectors in your home. This is normal.
Your smoke detectors are all wired into the home's electrical system. In addition, your smoke
detectors are equipped with a battery back up system. If the electrical power fails, for any reason,
your smoke detectors will operate properly. The batteries in your smoke detectors should be
replaced twice a year or when they start chirping. We suggest that you choose a replacement date
that is easy to remember.
Testing Smoke Detectors: We recommend that you test the operation of your smoke detectors
once a month to make certain they are operating properly. The test function will be explained
during your new home orientation. If you find that your smoke detectors are not operating
properly, take remedial steps immediately. Please call Warranty Service if you have questions
about the operation or the testing of your smoke detectors.
WOOD
Wood is found throughout your home. Because wood is a natural, porous material, it requires
protection with paint if it is exposed to the elements. Inspect your exposed wood surfaces
frequently. If you find cracking or peeling of the paint, sand the area and repaint it promptly this
is considered regular homeowner maintenance.
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WARRANTY SERVICE WARRANTY SERVICE REQUEST FORM
If you have not already done so, please review the items that are considered homeowner
maintenance before filling out this form. You can find the specifications under homeowner
maintenance in the homeowner manual or on our website, www.summithomeswa.com. Please
note that your warranty is effective beginning the day you close on your new home. Please list
your warranty items on this form and be as specific as possible so that we can schedule an
assessment of your request with a Warranty Service Representative.
Community: _______________________________
Lot #:
Owner:
Phone#:
__________________________________
EMAIL: __________________________________
Alt. Phone #: _______________________
BEST TIME TO CONTACT:__________________
Alt. Phone #: _______________________
ONE SERVICE REQUEST PER NUMBER, PLEASE
1.
2.
3.
4.
________________________________________________
__________________
HOMEOWNERS SIGNATURE
DATE OF REQUEST
Mail or Fax this form to:
SUMMIT HOMES OF WASHINGTON, LLC.
16000 Christensen Road, Ste. 303
Tukwila, WA 98188
PH: 253-854-0415
FAX: 253-854-9710
or Submit on-line at www.summithomeswa.com and click on Warranty & Service.
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