It doesn't take a licensed contractor to keep a house in tiptop shape. You just need to do a little regular preventive maintenance or fine tuning to keep all systems running smoothly. Many of these projects can be done in less than half an hour. You can do them yourself and by getting to them once or twice a year you will reduce your operating costs.

Keep Heating Bills Down

Periodically unscrew the floor and wall heat registers and clean out the ducts with your vacuum cleaner hose. You'll be amazed at the “treasures,” dust, and dirt you'll find buried there. Your hose isn't long enough nor your vacuum powerful enough to clean out everything, but every little bit will help move hot and cold air more efficiently. It also will cut down on some of the dust floating throughout the house.

Don't forget to change forced-air furnace filters several times a year. The furnace will run more efficiently and you won't be recirculating the collected dust.

If you live in a cold climate and have a window air conditioner unit, you should put heavy canvas over the air conditioner if you leave it in place during the winter months. Otherwise the cold air seeping into the house through the unit will negate the effect of a hard-working furnace.

Next, turn down the water heater. You need hot water, but it doesn't have to be scalding. Reset the thermostat on the water heater. The safest level is 120°F. That will be hot enough to fill a relaxing bath without sending your tenant to the local burn unit.

You can also save money on heating bills simply by watching where you place furniture. If you block cold air returns and heat vents, your furnace will not be able to efficiently heat the house. Remind your tenant not to place heavy, solid pieces of furniture in front of them, because the room will be more comfortable if they're not blocked.

Keep Water Bills Down

It's amazing how much water drips down the drain in twenty-four hours. You don't want to pay for that unused water, so be quick to repair leaking faucets and toilets that run nonstop.

You can also install flow restrictors to cut down on the amount of water used. Ask your hardware store to recommend the best type of water restrictor to use on your showerheads and faucets. You and your tenant will still get plenty of water for washing and less will be wasted.

Use Appliances Wisely

Pull out the refrigerator and look at the air conditioner. You'll find thick dust built up on coils. If you vacuum them twice a year, your appliances will run more efficiently and you'll pay less money for electricity.

Lint and dust often collect in dryer vents, then it takes more energy to dry clothes. Clogged vents also cause fires if the lint should ignite. Often the fire gets a good start and races up between the walls of a house before anyone detects it. Ask your tenant to unclog the vent frequently.

Sometimes the best way to cut down on costs is to replace old furnaces, water heaters, air conditioners, refrigerators, and anything else dependent upon power. Products being sold today are better insulated and much more efficient than the older ones in your home and unit.