Washer and Dryer Care: Maintenance and Install Protocol

Your manual wins. These are general practices. When your tool's manual says something different, follow the manual.

Washer

• Fill hoses: rubber hoses crack with age and burst without warning. Switch to braided stainless steel hoses and replace them every 5 years, or sooner if you see bulges, cracks or rust at the fittings.
• Shutoff valves: close both valves (hot and cold) when the home will sit empty for several days. If they're stiff or drip, replace them before they fail.
• Level: adjust the feet until the washer doesn't rock during spin. An out-of-level washer walks, bangs and wears out the suspension.
• Drain: the drain hose goes into the standpipe without sealing it, so it can't siphon. Strap it so it can't jump out under pressure.
• Pump filter (front-loaders): most have a small door at the bottom front. Put down a tray and a towel, open it and clear coins, lint and hair ties every few months.
• Door gasket (front-loaders): wipe it and leave the door open after washing to prevent mold and odor.
• HE detergent in high-efficiency machines, in the amount on the label. Extra soap leaves residue and smells.

Dryer

• Lint screen: clean it every load. Wash it with soap and water every few months if you use dryer sheets; they leave a film that blocks airflow.
• Duct: use rigid or semi-rigid metal duct, as short and straight as possible. Thin foil or vinyl duct crushes, sags and traps lint.
• Maximum length: many codes allow about 35 feet, minus 5 feet for each 90-degree elbow, unless the dryer maker allows longer. Check local code and the manual.
• Clean the whole duct once a year, or sooner if clothes take longer to dry or the dryer feels very hot outside.
• Outside hood: with the dryer running, the outside flap should open. If it doesn't, there's a lint clog or a nest.
• Gas dryers: if you smell gas, don't switch anything on, leave the home and call the gas company from outside.
• Electric dryers: use a 240V outlet of the right type. Never an extension cord.

Lint buildup is a leading cause of dryer fires, according to the U.S. Fire Administration.

Tenant turnover check

1. Check the fill hoses and the date they were replaced.
2. Open and close both shutoff valves.
3. Run a short cycle and check for leaks under the washer.
4. Clean the pump filter and gasket.
5. Pull the dryer duct, clean it and check the outside hood.
6. Take photos and log the date in the property file.