Home Overview
289 Clinton Road, Brookline MA 02445
Important — Prior owner documents: Several documents uploaded for reference (utility bills, service invoices, seller's manual) belonged to prior owners Jeffry Frieden & Anabela Costa. Their account numbers, security codes, and contact preferences are not yours. They are preserved here as historical context only — for provider contact info, house history, and system background. All such items are marked Pre-2024. Your current accounts, codes, and active providers are listed separately and unmarked.
Property
Address289 Clinton Road, Brookline MA 02445
Style / Age1911 Arts & Crafts — stucco exterior, Spanish tile roof, stone foundation
Lot~11,570 sq ft · 80 ft frontage on Clinton Rd
OwnersJohn Miller & Martha Miller, tenants by the entirety
Purchase Price$2,300,000 · closed June 25, 2024
Deed referenceNorfolk County Registry of Deeds · Bk 41849 Pg 159 · Doc #39395
P&S signedApril 12, 2024 · Broker: Ben Resnicow CSRC / Compass
Buyer's attorneyBenjamin E. Levin · Levin & Levin LLP · 617-471-5701
Prior ownersJeffry A. Frieden & Anabela V. Costa (owned 1996–2024; paid $518,000 in 1996)
DesignerEvelyn Pierce Design Studios
GCJSO Builders LLC (Julie Schreiner-Oldham)
MTA EasementParcel X/XA — MTA taking June 23, 1958, rear of lot along B&A Railroad. Plan No. Lr-16390 on file.
Sewer / WaterMunicipal (confirmed at P&S — no septic system)
No oil tanksSeller represented no underground oil storage tanks at time of sale
Quick Reference — Emergency
Gas emergencyNational Grid: 800-732-3400
Electric emergencyEversource: 800-592-2000
HVACMark DelloRusso: (617) 997-2201
PlumberPat Doherty: — add number —
GC (JSO)jschreiner.oldham@gmail.com
InsulationOn Time: (508) 879-3333
Major Completed Work — 2024–2026
JSO Builders Major Renovation
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Two contracts: General Work ($283,841) + Permit Work ($250,000). Start Aug 2024, approximate completion Feb 2025.
KitchenFull demo & rebuild, new cabinets, quartzite counters, tile, wet bar
BathroomsPrimary suite bath, girls' bath, hall bath, powder room (new)
Electrical100A→200A upgrade, knob-and-tube fully removed (confirmed 12/20/24)
Plumbing3rd floor repipe (PVC/PEX), new Navien water heater
HVACFull Mitsubishi heat pump system (see HVAC section)
FloorsRefinished all hardwoods 1st & 2nd floor, stairs, banisters
FireplaceRelocated to living room center; gas insert TBD
LaundryRelocated to basement with butcher block + hanging rod
Fixtures excluded from sale (P&S §3): Light fixtures in the dining room, sunroom, front hall, second-floor landing, and primary bedroom were specifically excluded and taken by the sellers. Any fixtures now in those locations were installed by you during the 2024–25 renovation.
Knob & Tube: All K&T wiring removed during Fall 2024 renovation under Brookline permit. Inspector confirmed removal 12/20/2024. Letter from JSO Builders on file (Jan 24, 2025).
JSO ContactJulie Schreiner-Oldham · jschreiner.oldham@gmail.com
JSO Address45 Beresford Rd, Chestnut Hill MA 02467
Workmanship warranty1 year from project completion
DisputesBinding arbitration (AAA Commercial Rules, MA)
Prior Owner Capital Improvements — Frieden / Costa (1996–2024)
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These improvements were made by prior owners Jeffrey Frieden and Anabela Costa, who purchased in 1996 for $518,000. Many systems have since been substantially updated in the 2024–25 renovation. This history is useful for understanding the house's bones and what materials were used.
1996 — PurchaseRebuilt kitchen and back deck, built backyard retaining wall, updated 2nd floor bathrooms, refurbished all floors — $120K
2008 — RoofFull roof repair and rebuild including gutters and garage roof — $66K. Spanish tile roof. Repaired and maintained since for ~$10K total.
2008 — LandscapingLandscaping reworked, side retaining wall built, irrigation system installed — $28K (Bourque Bros, Robert Gigliotti)
2018 — HeatingNew heating system installed — $18K. Replaced by Mitsubishi heat pump system in 2025.
2018 & 2021 — ElectricalElectrical system expanded and improved — $11K total (Castle Electric). Panel upgraded 100A→200A and all K&T wiring removed in 2024 renovation.
2019 — DeckSecond floor porch/deck repaired and rebuilt — $31K
2021 — Back deckBack deck rebuilt — $7K
2022 — Water heaterNew hot water heater installed. Replaced by Navien NPE-A2 tankless in Nov 2024.
Basement layoutFurnace: NW corner. Water heater: opposite wall inside wooden doors. Irrigation controller: S wall. Circuit breaker: S wall (clearly labeled). Gas & water meters: SE corner. Subsidiary circuit box in attic. Note: basement chimney removed during 2024 renovation.
Insulation Upgrade
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ContractorOn Time Insulation Services Inc.
Address48 Morton St., Holliston MA 01746
Phone(508) 879-3333
Invoice #2126 · dated 03/29/2026 · paid 04/01/2026
AtticRemove existing insulation; open cell spray foam to roof rafters — R38
BasementClosed cell spray foam to basement walls — R19
HVAC Full System Replacement
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Mitsubishi multi-zone heat pump system. Mass Save installer. See HVAC tab for full equipment specs.
InstallerMark DelloRusso HVAC
LicenseMaster Sheet Metal #3138 · Mass Save HPIN: NMTPPS1552564415
Phone(617) 997-2201
💡 Lightbulb Guide
All fixtures by room — bulb type clearly marked
Most fixtures use E12 Candelabra base bulbs. Check the room below before purchasing. Bulb types are sourced from fixture spec sheets and the home expenses tracker.
Outdoor & Entry
Fixture
Bulb Type
Count
Sunderland 24¾" Outdoor Wall Lanterns (×2)
Black & Warm Gold
Black & Warm Gold
E12 Candelabra · 40W max
2 bulbs per fixture = 4 total
Hearne 3-Light Outdoor Hanging Lantern · Porch
Old Bronze 9836OB — 9.5"W × 15.5"H, Antiqued Glass
Old Bronze 9836OB — 9.5"W × 15.5"H, Antiqued Glass
E12 Candelabra · 40W max
3 bulbs · B10 recommended · Dimmable
Kitchen
Fixture
Bulb Type
Count
Doheny 3-Light Pendants in Gold Leaf (×2)
SKU 77380175 · 24"×12"×12" · Perigold link ↗
SKU 77380175 · 24"×12"×12" · Perigold link ↗
E12 Candelabra · 60W max
3 per fixture = 6 total
Primary Bath
Fixture
Bulb Type
Count
Regina Andrew Vanity Sconces (×2)
E12 Candelabra · 40W max
1 per fixture = 2 total
3-Light Ribbed Glass Bubble Semi-Flush Chandelier (×1)
E12 Candelabra · 40W max
3 bulbs
Powder Room
Fixture
Bulb Type
Count
Louis Sconce Single (×2)
E12 Candelabra · 60W max
1 per fixture = 2 total
Girls' Bath
Fixture
Bulb Type
Count
Crystorama Broche 1-Light Antique Gold Wall Mount (×2)
E12 Candelabra · 60W max
1 per fixture = 2 total
Green Bell-Shaped Semi-Flush Mount (5-Light)
E26 / E27 · 110V–120V
5 bulbs
Hall Bath
Fixture
Bulb Type
Count
Hinkley 54153HB Palma 3-Light LED Vanity · Heritage Brass, Etched Opal
24" wide
24" wide
G9 LED — Supplied (3)
3 bulbs · G9 LED
Green Glass Pendant Light (×1)
E26 · 60W max
1 bulb
Edward's Room
Fixture
Bulb Type
Count
Natural Rattan Wall Sconce Set of 2
E12 Candelabra · 60W max
1 per fixture = 2 total
Lucia's Room
Fixture
Bulb Type
Count
Bailey Street Home 49-BEL-1627285 — Floral 5-Light Candle Chandelier
Sage Rose Finish · 20"W × 22"H · Coopers Bank Road collection
Sage Rose Finish · 20"W × 22"H · Coopers Bank Road collection
E12 Candelabra · 60W / Incandescent
5 bulbs
Living Room
Fixture
Bulb Type
Count
Eden Wall Sconce by Capital Lighting (×5)
E12 Candelabra · 60W max
1 per fixture = 5 total
Dining Room
Fixture
Bulb Type
Count
Golden Lighting 0846-6 HG — Lillianne 6-Light Chandelier
Heritage Gold finish
Heritage Gold finish
E12 Candelabra · 60W max
6 bulbs
Closets
Fixture
Bulb Type
Count
Presley Caged Dome Semi-Flush Mount — Brushed Brass & Navy
His closet
His closet
Edison bulb · 60W max
1 bulb
Matrix Decor 21.65" 16W Gilt Wood Sunburst Flush Mount
Her closet — Integrated LED, bulb included
Her closet — Integrated LED, bulb included
Integrated LED — Pre-installed
LED integrated — no replacement needed
Third Floor
Fixture
Bulb Type
Count
Abbey Glass Flush Mount (×3)
E12 Candelabra · 60W max
1 per fixture = 3 total
Floral Wall Sconces (×2)
Third floor bath
Third floor bath
E14 · 3000K
2 per fixture = 4 total
Appliances & Products
Model numbers, manuals, and purchase links from the construction purchase list
Kitchen — Installed 2024–2025
Kucht KNG481S — 48" Freestanding Gas Range
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LG LRMDS3006S — 29.5 cu.ft. Door-in-Door Refrigerator
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ModelLRMDS3006S
Size29.5 cu.ft. · 35.75"W × 38.13"D × 70.25"H
FeaturesWi-Fi, Door-in-Door, Craft Ice
Paid$2,549 (MSRP $4,299) — Costco
ManualLG Support ↗
AJ Madison Range Hood — 48"
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Toshiba Countertop Microwave Air Fryer Combo (Pantry)
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ModelB0C1MZ8FWB
Size1.0 cu.ft · 16.3"D × 20.6"W × 11.8"H
Power1000W
Amazon Linkamazon.com/dp/B0C1MZ8FWB ↗
Delta Lorelai 32" Workstation Kitchen Sink
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Model95B932-32S-SS
Type32" Undermount 16-gauge SS, single bowl
Paid$549
KRAUS Bolden Touchless Sensor Kitchen Faucet — Brushed Brass
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Moen GXS75C Garbage Disposal · 3/4 HP
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Kitchen — Cabinets & Countertops
Schrock Seaton Cabinets in Marcona — Kitchen & Wet Bar
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BrandSchrock (Masterbrand)
StyleSeaton door, 42" uppers with 6" cornice crown, Marcona painted finish
Kitchen cost$30,884 (allowance $17,000)
Wet barSchrock Seaton in "High Park" painted finish · $6,943
Product Linkschrock.com/seaton ↗
MSI Calacatta Primata Polished Quartzite — Countertops
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MaterialCalacatta Primata Polished Quartzite
Cost$3,348/slab × 2 = $6,696 (allowance was $4,500)
LinkMSI Surfaces ↗
Other Appliances & Fixtures
Navien NPE-A2 — On-Demand Water Heater
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ModelNavien NPE-A2 (on-demand tankless)
Installed byJSO Builders (as part of construction CO)
Includes new flue/air intake, condensation pump with acid neutralizer, waste trap
ManualNavien Support ↗
Breville Barista Express — Espresso Machine
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Cleaning — Clean/Descale light blinking:
1. Insert rubber cleaning disk into 1-cup portafilter with 1 cleaning tablet, lock in place.
2. Fill tank with water, empty drip tray, place container under portafilter.
3. Turn machine off, then press 1-cup + 2-cup + Power for 10 seconds.
4. Machine runs a 5-minute cleaning cycle (3 beeps at end). Repeat if tablet not dissolved.
1. Insert rubber cleaning disk into 1-cup portafilter with 1 cleaning tablet, lock in place.
2. Fill tank with water, empty drip tray, place container under portafilter.
3. Turn machine off, then press 1-cup + 2-cup + Power for 10 seconds.
4. Machine runs a 5-minute cleaning cycle (3 beeps at end). Repeat if tablet not dissolved.
Descale — Descale light solid on:
1. Fill tank with ½ water + ½ white vinegar to max.
2. Turn off, press 2-cup + Power simultaneously.
3. Press 1-cup (~25 sec), turn steam dial right (~13 sec), then left (~8 sec).
4. Repeat to empty. Rinse, refill, and repeat to flush vinegar.
1. Fill tank with ½ water + ½ white vinegar to max.
2. Turn off, press 2-cup + Power simultaneously.
3. Press 1-cup (~25 sec), turn steam dial right (~13 sec), then left (~8 sec).
4. Repeat to empty. Rinse, refill, and repeat to flush vinegar.
Rasmussen Alterna VF Gas Fireplace Insert
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Safety: Installation and service must be performed by a qualified installer or gas supplier. Do not install in a factory-built fireplace unless confirmed compatible. Only for use with specified gas type — not field-convertible.
TypeVent-free (VF) gas log set — Alterna series
MA requirementInstallation by licensed plumber or gas fitter
Manualrasmussengaslogs.com ↗ — Alterna VF manual
NoteFireplace relocated during 2024–25 renovation. Gas insert kit (~$2,892) TBD as of last change order.
Washer / Dryer
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Allowance$3,200 allowance · actual $1,698 ($1,099 each -$500 discount)
NoteAdd model/serial numbers here
HVAC System
Mitsubishi multi-zone heat pump — full system replacement Feb 2025
Paid in full: $95,600. Mass Save qualifying installation. Installer: Mark DelloRusso HVAC. All HVAC contracted to DelloRusso — for any service call, contact him directly. Mass Save Home Energy Assessment completed July 9, 2024 (Site/Project ID: 5319134). HEAT Loan program available at MassSave.com/HEATLoan for future improvements (0% financing up to $25,000 for 7 years).
Installer Contact
NameMark DelloRusso
Phone(617) 997-2201
Emaildllmk74@yahoo.com
Address187 Lexington St, Boston MA 02128
LicenseMaster Sheet Metal #3138
Mass Save HPINNMTPPS1552564415
System Summary
Invoice Date2/28/2025
Total$95,600 — Paid in Full
AHRI #211016453 (both units)
CondenserMXZ-SM42NAMHZ2-U1
Branch BoxMitsubishi PAC-MKA32BC
ThermostatMitsubishi MHK-2 + Kumo Cloud PAC-USWHS002-WF-1
Indoor Units
| Zone | Type | Model | Capacity | Notes |
|---|---|---|---|---|
| 1st Floor + Sunroom | Ducted Heat Pump | SVZ-KP30NA | 2.5 TON | Installed 2 indoor AC units; condenser on 12" high stand |
| 2nd Floor (additional) | Ducted Heat Pump | SVZ-KP12NA | 1 TON | 2 ductless units on 2nd floor |
| Sunroom | Ductless | MSZ-KP12NA | — | Ductless wall unit |
Maintenance
Filter Replacement
Frequency: every 3 months. Check Mitsubishi app (Kumo Cloud) for reminders. Add filter size here when confirmed.
Annual Service
Schedule annual service with Mark DelloRusso each fall before heating season. (617) 997-2201.
Kumo Cloud App
Interface model: PAC-USWHS002-WF-1. Download Kumo Cloud app to control zones remotely.
Construction Documents
JSO Builders — all contracts, change orders, and payments
Outstanding note as of last invoice (Feb 2025): Substantial Completion payment due $126,050.62 less $50,816.91 allowance credit = net $75,233.71 still shown as DUE. Electrical CO final payment of $2,100 also outstanding. Confirm current status with JSO.
Contracts
| Document | Date | Amount | Status |
|---|---|---|---|
| Contract for Permit Work HVAC, electrical, plumbing, baths, fireplace | Aug 1, 2024 | $250,000 | Signed |
| Contract for General Work Kitchen, floors, paint, closets, laundry, living room | Aug 1, 2024 | $283,841 | Signed |
Change Orders
| Change Order | Date | Amount | Status |
|---|---|---|---|
| Edward's Bath CO | 9/4/24 | $25,857.56 (50% start) | Paid |
| Structural Engineer | 10/21/24 | $750 | Paid |
| Electrical Upgrade + Additional Work | 11/20/24 | $42,770 total | Paid (2 of 3 installments) |
| Navien Water Heater | 11/25/24 | $8,150 | Paid in full |
| Kitchen Cabinets & Additional Work | 1/29/25 | $31,273 | Paid |
Rejected / Not Proceeded Change Orders
Items NOT selected in final change orders (for reference): Stair railing, car charger ($2,020), Edward's Room built-ins full package, Girls' Bedroom Trim with Bead Detail ($4,640 version). Girls' bedroom simplified trim chair-rail only ($650) was selected.
Total Contracted Amount
$619,007
Service Providers
All contractors and service vendors — current and prior owner history
Contacts marked Pre-2024 were used by prior owners (Frieden/Costa). They may still be active and useful but verify availability. Your current primary contacts are marked normally.
General Contractor — 2024–25 Renovation
Julie Schreiner-Oldham
JSO Builders LLC
45 Beresford Road, Chestnut Hill MA 02467
Major 2024–25 renovation ($619K contracted). 1-year workmanship warranty from completion. Disputes: binding arbitration (AAA, MA).
HVAC
Mark DelloRusso
Mark DelloRusso HVAC
187 Lexington St, Boston MA 02128
Installed full Mitsubishi multi-zone heat pump system Feb 2025 ($95,600). Mass Save installer HPIN: NMTPPS1552564415. Master Sheet Metal License #3138.
Painter
Handyman
Plumbing
Pat Doherty
Pat Doherty Plumbing
— add phone number —
Current plumber. Add contact details here.
Insulation
On Time Insulation Services Inc.
48 Morton St., Holliston MA 01746
Completed attic (R38 open cell) + basement (R19 closed cell) spray foam March 2026 ($7,750).
Irrigation
Bourque Bros. Irrigation LLC
507 E. Central St Unit C (prev: 837 Upper Union St Bldg C Suite 1), Franklin MA 02038
They call you — first come, first served. Spring turn-on: March/April. Fall winterization: October/November. System has 4 zones: 2 front, 1 backyard, 1 drip (rear). Controller box in basement, south wall. Installed system in 2018 for prior owners; have serviced since. Spring service ~$125–131, battery replacement ~$6.
Interior Design
Evelyn Pierce
Evelyn Pierce Design Studios
Full-service design for 2024–25 renovation. Initial Fixed Fee ($4,500) + Bidding/Negotiations ($4,560) paid. Phases 3–6 at 12% of construction cost combined fee.
Pest Control — Prior Owner, Possibly Still Active
Clancy Brothers Pest Control LLC Pre-2024
200 Adams Street Suite 6, Braintree MA 02184
Serviced property from at least 2005–2022 for prior owners. 5 bait stations behind house; all showed 100% bait consumption as of June 2022. Recommended monthly service ($80/visit) or quarterly ($100/visit). Technician on file: Patrick Hagerty, Lic. 51798. You are now doing DIY pest control — keep this as a backup escalation contact.
Prior Owner Provider History Pre-2024 Reference
These providers were used by Jeff Frieden and Anabela Costa during their ownership (1996–2024). Some may still be active and worth contacting. Note that major systems (HVAC, electrical, plumbing) were substantially replaced or upgraded during the 2024–25 renovation.
Calabro Plumbing Pre-2024
11 Garfield Ave., Winchester MA 01890
Used 2014–2023: toilet repairs, radiator leak (9/7/22), cellar toilet (11/20/22), dishwasher removal for mice (5/18/23). Familiar with property history.
Castle Electric, Inc. Pre-2024
106 Access Road, Norwood MA 02062
Master License #A16191. Used 2018: boiler electrical, CO detector, GFCI at boiler. Also used by prior owners for multiple electrical improvements 2018 and 2021.
Mike Grealy / Western Isles Construction Pre-2024
121 Messina Woods Drive, Braintree MA 02184
(617) 593-8743 · Tel/Fax: (781) 356-0730
HIC Reg. #111399 / State License #CS084520. Roofing, gutters & siding. Repaired roof and gutters 2013 ($3,000) — sealed fascia and crown molding to prevent animal entry into attic. Prior owners also did major roof work 2008 ($66K) and continuing repairs.
Robert Gigliotti Landscaping Pre-2024
52 Cottonwood Road, Wellesley MA 02482
Lawn maintenance, snow removal. Installed backyard sod (550 sq ft), loam, pea stone gravel, cobblestone granite edging around porch (2018, $1,830). Also did snow removal.
Davis Chimney Co. Pre-2024
P.O. Box 814, Brookline Village MA 02147
617-731-9858 · 617-332-6449
Chimney sweep and inspection. Last documented service: Feb 23, 1999 — cleaned flue for furnace, installed metal clean-out door, cleaned 4" base of chimney. Note: the original chimney in basement was removed during 2024 renovation.
Regiane Souza — House Cleaning Pre-2024
Bi-weekly cleaning for prior owners at $250/visit. May still be available.
Mike Calabro — Plumbing Pre-2024
Listed in prior owner's manual as go-to plumber. Same as Calabro Plumbing above.
Utilities
Eversource Energy
Electric · Acct # 7401 613 4293
Emergency: 800-592-2000 · Pay by phone: 888-783-6618
Meter #1271951. Rate R1 Residential Non-Heating. Confirm current electric supplier (prior owners used Brookline Green Electricity c/o NES).
National Grid
Gas · Acct # 19873-62015
Customer: 800-732-3400 · Emergency same
Meter #006445824. Rate R-3 Residential Heating. Jan usage historically ~440 therms; summer ~14–16 therms.
Town of Brookline
Water · Acct # UT-43589 (Martha) & UT-43588 (Martha) · Sanitation: UT-4132000
brooklinema.gov ↗ · billing email: miller.financialaffairs@gmail.com
Water AutoPay enrolled (both UT accounts). Sanitation AutoPay enrolled. Trash: black bin, every Thursday morning (delay one day after Monday holidays). Recycling: blue bin, single-stream. Extra bags at local hardware stores (Town-approved only). Composting program available.
Astound Broadband (formerly RCN)
Internet · Acct # 2301-0269195-02
Note: prior owner's account ended in -01; yours is -02.
Maintenance Schedule
Complete annual care calendar for 289 Clinton Road
How to use this: Tasks are organized by season/frequency and by system. The calendar view below shows what to do each month. Keep this as your master reference — calendar individual tasks in your preferred app.
Month-by-Month Calendar
January
·Pest spray interior + bait stations DIY
·Check SimpliSafe sensors + battery status DIY
·Check basement for water / frost intrusion
·Inspect weatherstripping on exterior doors
February
·HVAC filter replacement DIY
·Pest spray + bait stations DIY
·Test smoke & CO detectors DIY
·Inspect roof from ground for ice dams
March
·Pest spray — increase frequency, spring activity DIY
·Refresh all bait stations DIY
·Inspect exterior after winter — caulking, trim, siding
·Schedule spring gutter cleaning
April ★ Busy month
·Irrigation turn-on — Bourque Bros PRO
·Pest spray + bait stations — peak season DIY
·HVAC filter replacement DIY
·Inspect & clean gutters (spring)
·Roof inspection — post-winter
·Test outdoor SimpliSafe cameras + motion sensors
·Deck / roof deck inspection — loose boards, caulk
May
·Pest spray + bait stations DIY
·Test all exterior outlets (GFCI reset)
·Inspect window screens — replace/repair
·Check caulking around all bath tile (primary, girls', hall)
·Dryer vent cleaning PRO
June
·HVAC filter replacement DIY
·Pest spray + bait stations DIY
·Test smoke & CO detectors DIY
·Inspect basement for moisture / humidity
·Check sump pump operation (if applicable)
July
·Pest spray + bait stations DIY
·Inspect irrigation for coverage, leaks DIY
·Check attic for moisture / ventilation
·SimpliSafe — update entry codes if needed
August
·HVAC filter replacement DIY
·Pest spray + bait stations DIY
·Schedule fall HVAC service (book early)
·Navien water heater annual flush PRO or DIY
·Seal quartzite countertops if needed
September
·Pest spray + bait stations — fall surge DIY
·Inspect & clean gutters (fall leaves begin)
·HVAC service — Mark DelloRusso PRO
·Test smoke & CO detectors DIY
·Check weatherstripping on all exterior doors
October ★ Busy month
·Irrigation winterization — Bourque Bros PRO
·HVAC filter replacement DIY
·Pest spray + bait stations DIY
·Full gutter cleaning — after leaves fall
·Disconnect and store garden hoses
·Inspect roof before winter
·Caulk/seal exterior gaps (pest + draft prevention)
November
·Bourque Bros irrigation — confirm complete PRO
·Pest spray + bait stations DIY
·Replace smoke & CO detector batteries DIY
·Reverse ceiling fans to clockwise (winter mode)
·Test SimpliSafe system — full run-through
·Arrange snow removal service if needed
December
·HVAC filter replacement DIY
·Pest spray + bait stations DIY
·Check attic / basement pipe insulation for freeze risk
·Inspect exterior lighting — replace burnt-out bulbs
·Set SimpliSafe to away mode during travel
Master Task List by System
🌿 Irrigation System — Bourque Brothers
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How it works: Bourque Brothers call first-come, first-served to schedule. They don't require you to reach out — they will call. Make sure someone is available or responds promptly when they call in April and again in Oct/Nov.
Spring turn-onApril — they call to schedule
Fall winterizationOctober–November — they call to schedule
DIY mid-seasonJuly: walk the yard and check heads for correct coverage, clogs, or broken heads. Run each zone manually from the controller.
Backflow preventerInspect annually; MA requires certified testing in some cases — confirm with Bourque Bros
🐀 Pest Control — DIY Program
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Spring surge (March–May) and Fall surge (September–November) are peak rodent/pest activity periods in New England. Increase frequency and check stations more often during these months.
Pest spray — perimeterMonthly; spray around exterior foundation, door frames, window sills, garage entry. Interior: baseboards in kitchen, basement, utility areas.
Rodent bait stationsMonthly inspection; refresh bait every 30 days or sooner if consumed. Document station locations — typically along foundation walls, near basement utility areas, garage corners.
Spring ramp-upMarch–May: spray bi-weekly. Check all bait stations after winter; mice more active seeking entry points as soil thaws.
Fall ramp-upSeptember–November: spray bi-weekly. Rodents seek warmth — seal any new gaps in foundation before winterizing.
Caulk + sealEach spring and fall: walk the perimeter and seal any new gaps around pipes, utility penetrations, foundation cracks. Steel wool + caulk for rodent exclusion.
Consider escalatingIf evidence of active infestation (droppings, gnaw marks), call a licensed pest control company immediately rather than relying on DIY stations alone.
❄️ HVAC — Mitsubishi Heat Pump System
⌄
Filter replacementEvery 3 months: February, May, August, November. Contact Mark DelloRusso (617) 997-2201 for correct filter spec for SVZ-KP30NA and SVZ-KP12NA.
Annual serviceFall (September). Call Mark DelloRusso early — book in August before fall rush. Inspect refrigerant levels, coils, condensate drain, outdoor units.
Outdoor unitsKeep clear of debris, leaves, ice. Never cover in winter — heat pumps run year-round. Ensure 18" clearance around condenser.
Kumo Cloud appCheck monthly that all zones are reporting correctly. Review energy use dashboard seasonally.
Condensate drainCheck annually — flush with diluted bleach to prevent algae/mold buildup.
🚿 Plumbing & Water Systems
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Navien NPE-A2 flushAnnually (August). Flush descaling solution per Navien manual. Clean inlet filter screen. Inspect condensate pump and acid neutralizer. navieninc.com/support
Check for leaksMonthly: visually inspect under kitchen sink, wet bar sink, all bath vanities, basement utility areas. Look for water stains on ceilings below bathrooms.
Bath tile caulkingAnnually (May): inspect grout and caulk in all shower/tub surrounds — primary bath, girls' bath, hall bath, 3rd floor bath. Recaulk any cracked or discolored seams.
Shut-off valvesAnnually: exercise all under-sink and toilet shut-offs — turn, then turn back. Prevents seizing. Know location of whole-house main shut-off.
Toilet flappers/sealsEvery 3–5 years or when running. Check all 5 toilets (primary, girls' bath, hall bath, powder room, 3rd floor).
Garbage disposalMonthly: run with cold water + ice cubes + salt or citrus to clean. Never put fibrous/starchy foods down. Moen GXS75C — check moen.com for reset instructions.
Winter prepDecember: ensure any exterior hose bibs are shut off from inside. Confirm basement pipes are insulated (spray foam installed 2026 helps, but check exposed runs).
⚡ Electrical & Life Safety
⌄
Note: All knob-and-tube wiring was fully removed during the 2024 renovation and confirmed by Brookline electrical inspector on 12/20/2024. The electrical panel was upgraded from 100A to 200A.
Smoke & CO detectorsTest: every 6 months (February + September). Replace batteries: annually (November, when clocks change). Replace entire unit: every 7–10 years. Note install dates on each unit.
GFCI outletsSemi-annually: test all GFCI outlets in bathrooms, kitchen, exterior, basement. Press Test → confirm dead → press Reset.
Panel inspectionAnnually: visually inspect 200A panel — no tripped breakers, no signs of heat/scorch, no moisture. Label any unlabeled breakers.
Exterior outletsSpring: test front-of-house exterior outlets and primary roof deck outlets (installed 2024). Confirm weatherproof covers are intact.
Under-cabinet lightingCheck connections annually; wipe LED strips clean. Installed 2024 — no bulbs to replace but inspect for flickering or dead sections.
🏚️ Exterior, Roof & Structure
⌄
Roof inspectionBiannually (April + October): from ground with binoculars — missing/curled shingles, damaged flashing around chimney and skylights if any. After major storms, check for visible damage.
GuttersSpring (April): clean after winter. Fall (October): clean after leaves fall. Boston area gets significant leaf load — plan for two full cleanings. Check downspout extensions direct water away from foundation.
Exterior caulkingAnnually (spring): inspect all window and door frames, especially the new windows installed 2024. Re-caulk anywhere cracked or pulling away. Use paintable exterior caulk.
Siding & trimAnnually: look for peeling paint, rot, or moisture damage. Touch up paint on trim — especially wood trim on older sections of the house.
Roof deck (primary bath)Spring: inspect deck surface — check membrane/flashing at door transition (new 2024 privacy glass door). Look for standing water or debris blocking drain.
FoundationAnnually (spring): walk perimeter and inspect foundation for new cracks, efflorescence (white mineral deposits indicating moisture), or shifting. Re-seal any cracks.
Driveway/walkwaysSpring: fill cracks before they worsen over next winter freeze/thaw cycle. Seal driveway every 2–3 years.
🪵 Interior Finishes — Floors, Counters, Tile
⌄
Hardwood floorsDaily: dry mop or Bona. Monthly: damp mop with hardwood-appropriate cleaner only (no steam!). Every 2–3 years: inspect for wear in high-traffic areas. Refinished 2024–25 — protect with area rugs at entry points.
Calacatta Primata quartziteSeal annually or per manufacturer guidance — typically a penetrating sealer for quartzite. Test water beading: if water soaks in rather than beading, it's time to reseal. Avoid acidic cleaners.
Butcher block (pantry/laundry)Monthly: apply food-grade mineral oil or butcher block conditioner to prevent drying and cracking. Keep dry; wipe spills immediately.
Marble tile (baths)Biannually: seal marble tile in primary bath (Bianco Orion), hall bath (Carrara), and girls' bath (Carrara Chateau). Use a penetrating marble sealer. Avoid acidic products.
GroutAnnually: inspect grout in all tiled areas. Re-grout any cracked or missing sections before moisture infiltrates substrate. Seal grout in wet areas annually.
Cabinet hardwareAnnually: tighten all Brass Addict pulls and knobs in kitchen/wet bar; tighten Forge Hardware Studio pantry hardware. Use a soft cloth with brass-appropriate polish if tarnishing.
Paint touch-upAs needed: keep small quantities of all paint colors used. Note Sherwin Williams "Upward" used in girls' bedroom. Fill nail holes and touch up scuffs before they spread.
🧱 Building Envelope — Insulation & Air Sealing
⌄
Attic spray foamOpen cell R38 to roof rafters — installed March 2026 by On Time Insulation. Inspect every 3–5 years for any gaps, settlement, or pest damage. On Time: (508) 879-3333.
Basement spray foamClosed cell R19 on basement walls — same install. Visually inspect annually for any cracks or separation at perimeter. Contact On Time if any concerns.
Energy auditConsider a Mass Save energy audit every 5 years to check for new air sealing opportunities and available rebates.
🍳 Appliance Maintenance
⌄
Breville espressoDescale when light activates (every 2–3 months with regular use). Full instructions in Appliances tab. Purge group head daily; wipe steam wand after every use.
LG refrigeratorEvery 6 months: clean condenser coils (behind/underneath). Replace water filter every 6 months or per indicator. Check door gasket seal annually.
Kucht gas rangeMonthly: clean burner grates and caps. Annually: check igniter wires for damage. Check gas line connection for any smell.
Range hood / HoodslyMonthly: clean or replace grease filters. Annually: inspect exterior vent duct for blockage or bird nesting.
Dishwasher (reused)Monthly: clean filter at bottom of tub. Quarterly: run dishwasher cleaner cycle. Inspect door gasket annually.
WasherMonthly: wipe door gasket (front-loader) and leave door ajar after use. Quarterly: run drum-cleaning cycle. Check water supply hoses annually — replace every 5 years.
Dryer ventClean lint trap every load. Full duct cleaning annually (May) — basement duct run can accumulate lint. Fire hazard. Consider professional duct cleaning.
Moen garbage disposalMonthly: clean with ice + salt or disposal cleaning tabs. Every 6 months: test reset button. If humming but not spinning, use hex key at bottom to free jam.
Toshiba microwaveMonthly: wipe interior, clean turntable. Check door seals annually.
🔥 Gas Fireplace — Rasmussen Alterna VF
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Important: Vent-free gas appliances require annual inspection by a qualified gas service tech. Do not skip — combustion byproducts can accumulate without proper functioning.
Annual serviceEach fall before first use: have a licensed plumber or gas fitter inspect pilot, thermocouple, burner, and all gas connections.
Pilot lightCheck seasonally. If pilot won't stay lit, thermocouple likely needs replacement.
Glass cleaningUse only approved ceramic glass cleaner — never ammonia-based products.
Gas insert kitNote: as of last change order, gas insert hearth kit (~$2,892) was TBD. Confirm current status and installation needs with a gas service provider.
Quick Reference — All Tasks at a Glance
| Frequency | Task | Who |
|---|---|---|
| Monthly | Pest spray perimeter (interior + exterior) | DIY |
| Monthly | Rodent bait station inspection + refresh | DIY |
| Monthly | SimpliSafe app — sensor check | DIY |
| Monthly | Check under-sink areas for leaks | DIY |
| Monthly | Range hood grease filter + disposal cleaning | DIY |
| Monthly | Breville: purge + wipe; descale when light activates | DIY |
| Monthly | Butcher block oil | DIY |
| Quarterly | HVAC filter replacement (Feb/May/Aug/Nov) | DIY |
| Quarterly | Refrigerator water filter check | DIY |
| Quarterly | Washer drum cleaning cycle | DIY |
| Semi-annual | Smoke & CO detector test (Feb + Sept) | DIY |
| Semi-annual | GFCI outlet test | DIY |
| Semi-annual | SimpliSafe full system test (April + Nov) | DIY |
| Semi-annual | Marble tile sealing (all baths) | DIY |
| Semi-annual | Refrigerator coil cleaning | DIY |
| Annual — Spring | Irrigation turn-on — Bourque Brothers (they call) | PRO |
| Annual — Spring | Gutter cleaning | PRO/DIY |
| Annual — Spring | Exterior caulking + window inspection | DIY |
| Annual — Spring | Roof inspection (visual) | DIY |
| Annual — Spring | Dryer vent duct cleaning | PRO |
| Annual — Spring | Bath tile grout + caulk inspection | DIY |
| Annual — Summer | Navien water heater flush | PRO/DIY |
| Annual — Summer | Quartzite countertop sealing | DIY |
| Annual — Summer | Book fall HVAC service (call in Aug) | PRO |
| Annual — Fall | HVAC service — Mark DelloRusso (Sept) | PRO |
| Annual — Fall | Irrigation winterization — Bourque Brothers (they call Oct/Nov) | PRO |
| Annual — Fall | Gutter cleaning (after leaves fall) | PRO/DIY |
| Annual — Fall | Smoke/CO battery replacement (Nov) | DIY |
| Annual — Fall | Gas fireplace inspection | PRO |
| Annual — Fall | Seal exterior gaps (pest exclusion) | DIY |
| Annual — Fall | SimpliSafe entry codes rotation | DIY |
| Every 2–3 yrs | Hardwood floor inspection / possible recoat | PRO |
| Every 2–3 yrs | Driveway sealing | PRO |
| Every 5 yrs | Spray foam insulation inspection | PRO — On Time Insulation |
| Every 5 yrs | Mass Save energy audit | PRO |
| Every 5–7 yrs | Washer water supply hose replacement | DIY/PRO |
| Every 7–10 yrs | Replace smoke/CO detector units | DIY |
Utilities & Accounts
Providers, account references, and important contacts
| Utility | Provider | Phone | Notes |
|---|---|---|---|
| Electric | Eversource Energy | 800-592-2000 | Acct # 7401 613 4293 · Meter #1271951 · Pay by phone: 888-783-6618 |
| Gas | National Grid | 800-732-3400 | Acct # 19873-62015 · Meter #006445824 · Rate R-3 Res. Heating |
| Water | Town of Brookline | — | Acct # UT-43589 & UT-43588 · AutoPay enrolled · brooklinema.gov ↗ |
| Sanitation / Trash | Town of Brookline DPW | — | Acct # UT-4132000 · AutoPay enrolled · Black bin Thursdays; blue bin single-stream recycling |
| Internet | Astound Broadband (RCN) | 1-800-746-4726 | Acct # 2301-0269195-02 · astound.com |
Mass Save: The HVAC installation qualifies under Mass Save (HPIN: NMTPPS1552564415). The July 2024 Home Energy Assessment (Site/Project ID: 5319134, prepared by Joshua Elwood, CLEAResult) flagged available rebates: up to $10,000 for heat pump (already installed), $2,175 for 29 windows (Energy Star triple-pane replacing single-pane), $500 for induction stove, $150 for clothes washer. The spray foam insulation done in March 2026 likely also qualifies for 75% off rebate — confirm with Mass Save if not yet claimed. MassSave.com/Rebates ↗
Town of Brookline — All Accounts
| Type | Account # | Name on Account | AutoPay |
|---|---|---|---|
| Water | UT-43589 | Martha Miller | Enrolled |
| Water | UT-43588 | Martha Miller | Enrolled |
| Sanitation | UT-4132000 | Martha Miller | Enrolled |
| Real Estate Taxes | RE-9810021CV-0701202551047 | Frieden Jeffrey A Name — update | Not enrolled |
| Real Estate Taxes | RE-9810021CV-10022024133244 | Frieden Jeffrey A + Costa Anabela Name — update | Not enrolled |
| Motor Vehicle Excise | 2026MV-15883 / 2026MV-15869 / 2025MV-27031 / 2025MV-15724 | Martha & John Miller | Not enrolled |
Action needed: Real estate tax accounts still show prior owner names (Frieden/Costa). Contact the Town of Brookline Assessor's office to update ownership on record. Billing email for all accounts: miller.financialaffairs@gmail.com