Air Conditioner Maintenance

We are so thankful the long winter is behind us!  How quickly our thoughts can turn to air conditioning as the temps may be close to 90 degrees today!  Your air conditioner is probably one system that you have not thought of for quite awhile, but you should take a look at it soon to make sure it performs optimally when you need it to.  The following article is from Home Energy Resource MN:


Your air conditioning system must be kept clean in order to cool your home efficiently. Cottonwood fuzz, grass, leaves, and dust can accumulate on the coils of your air conditioner causing it to work harder and wear out sooner.

Time Needed:	30 minutes
Frequency:	At least 2 times per year summer
Number of steps:	5
Tools you might need:	safety glasses or goggles, garden hose with spray nozzle, toothbrush, rake, pruning snips
Skill level:	easy
What if I don’t do this?	Higher energy bills, decreased cooling efficiency, higher repair costs, shorter appliance life

Step 1: Locate Appliance

Locate and inspect outdoor air conditioning unit (condenser).

Step 2: Plan Ahead For Maintenance

Assemble the tools that you will need and create a safe workspace.

Step 3: Keep It Clean

Turn off power to the air conditioning system. Clear away obstructions and clean debris from the appliance. Prune away excess plant growth. Use garden hose with spray attachment spraying from the top of the coils down. Spraying downward will help wash any dirt or debris to the ground. For stubborn spots use a toothbrush to gently brush debris from the coils. Important! Avoid damaging coils! They are very delicate.  Always contact a qualified service company if you suspect problems

Step 4: Inspect For Problems

Inside your home, locate condensate drain line. Be sure to keep this area clear and the drain line clean. When your air conditioner is operating it removes moisture from the air which must be allowed to flow freely to a drain or condensate pump. Inspect around furnace for condensate leaks. Evaporator coil. Evaporator coils should stay clean if furnace filters are replaced regularly. If an evaporator coil must be cleaned, it should be done by a qualified professional.

Step 5: More Information

The furnace air filter must also be changed during the air conditioning season.

We are going to enjoy the next few days with our windows open, but I'm planning to clean our AC unit so when the heat and humidity move in for awhile we will be ready to cool off indoors.  

Good luck to all of you fishermen out there ~ I'll tell you my fish stories next week!

Spring Up on Your Roof!

After a winter with nearly 72" snow it's time to get back up on your roof.  I have missed going up on roofs in the winter time because as an inspector I tend to find problems like bad flashing on the chimney, missing kick-out flashing, siding to close to the roof, missing shingles, and hail damage.  This week I was inspecting a home and found serval of the problems listed above.  That is why I love doing inspections in the spring, summer, and fall.  I feel bad telling someone when I can't go up on a roof because there are unknown factors when it cannot be inspected.

Siding too close to roof.  It is missing flashing and using roofing tar intead of flashing (the black stuff).

You do not want to find roofing tar being used in place of flashing, it is considered a temporary fix and will not hold up to the weather.  It will dry out and start to crack from the sun.







The black spots you see are missing granules due to hail damage.  They may not cause immediate problems but it will shorten the life of your roof.

Kick-out flashing is missing.  This is the flashing the diverts the water from the side of the house.

When you have a chance, take a walk on your roof and make sure you have things ready for spring and summer storms.





Spring Checklist

Even though today is a bummer of a day for those of us who were enjoying the beautiful weather, spring is officially here.     

Here is a checklist of home maintenance chores you should complete before the fun of summer begins:

·        Clean and organize your garage or shed, sharpen and lubricate yard tools.

·        Dispose of old paint properly.  Take to Hennepin County recycling center for free.

·        Clean lint from dryer exhaust ducts and vents.

·        Early spring is a good time for interior painting.  You can open some windows to let the paint smell out.

·        Clean and repair window screens and screening on porches before the bugs arrive.

·        Repair fences and mail boxes if the plow hit them this winter.

·        Repair deck boards as needed, remove any protruding nails and replace with coated or galvanized screws. Be sure to check and tighten bolts in deck supports and guard rails.

·        Clean and seal wood deck as needed .

·        Check the operation of your garage opener.  Consult owner’s manual.

·        Move firewood a minimum of 30 feet away from house.

·        Wash siding and gutters with the correct cleaner for the type of siding you have.  You will have fewer streaks if you start at the bottom.  Always be careful around power lines!

·        Scrape and touch up exterior paint, paying special attention to window sills, gable vents and garage doors.

·        Remove limbs that were damaged during winter months.  Pick up larger limbs and twigs from lawn.

·        Rake the lawn only after it dries out, if it is too wet you will compact the soil and you will do more harm than good.

·        Clean up the grill, if you have a gas grill check the burners for signs of rust.  Inspect the gas line for cracking and signs mice chewing on it.  Make sure you have enough propane.

·        Clean your golf clubs.

Help Your Appliances Live Longer

Home inspections include many different things, including some appliance.  Many of the problems we find with appliances are from maintenance or rough use issues.  Here are some suggestions to help you better maintain your appliances:

Range

• Place heavy pots gently down on smooth tops to avoid breaking the top.
• Never put foil in drip pans which can short circuit the burner.
• Keep reflective bowls beneath burners which helps reflect heat.
• Periodically clean gas burner ports with needle.
• Do not poke or pull on the igniter or spray with cleaner.

Refrigerator

• Clean dust from compressor coils every few months.
• Clean gasket with mild detergent like dish soap.
• Check gasket seals by closing the door on a dollar bill.  Replace gasket if dollar bill falls out.
• Keep door opening to a minimum.  Every time you open your door, cold air escapes and is replaced by warmer more humid air.

Oven

• Check door seals for damage.  If heat is escaping, adjust or replace the gasket.

Dishwasher

• When loading, make sure the dishes to not touch the sprayer arms.
• Inspect sprayer arms for debris like food that can clog holes.
• If dishwasher has manual, clean filter and clean regularly per manufacturer's instructions.

Washing Machines

• Most home inspectors do not test these
• Remove grit from screens where the hose attaches to the water supply.
• Do not load beyond the washer's recommended capacity.
• Install the washer on a level, well-supported floor.
• Install screen on discharge hose to keep lint from going down the drain - replace as needed.
• Read and follow detergent directions.

Dryer

• Clean lint trap after each use to keep air flowing freely.
• Each spring clean the exhaust duct to prevent fire.
• Do not put screen over outside vent, it will clog from lint.

Decks - Soon to be Enjoyed!

I bet you haven't seen your deck since November!  We finally see the much of the surface of ours after the warm temps today.  On Saturday I spent 8 hours in continuing ed. classes that focused on geothermal and decks.  I have to say I learned a lot about both, but what I learned about decks has made me look at them with more respect after seeing what can really happen if they aren't built correctly.  I learned that about 80% of all decks do not meet code and are unsafe.  Last summer there were two decks that collapsed and made the news when people got hurt.  There are many more stories that never make the news.  There are some key things we must look at when inspecting decks as home inspectors or home owners.

1.  The header board is the board that is attached to the house with lag bolts or approved screws.  If it is not bolted to the house correctly it could pull away and the whole deck will come crashing down.

2.  Where the correct joist hangers used with the right fasteners?  There should not be drywall screws or non-galvanized nails.  The nails need to be galvanized and the hanger needs to be the right size. Is there any rust on the joist hanger?  If so, you may need to replace them.

3.  Are the joists spaced the correct distance apart per manufacturer guideline?

4.  Are the deck posts sitting on the footings and in the center of them?  Are they anchored down so if they were hit with a lawnmower, for example, they would not move from the footing?

5.  Are the decking boards fastened correctly for the type of decking used?

6.  Last year there were 26,000 reports of people falling from decks due to railing failure.  If your railing moves when you lean against it, you need to fix it.  The best thing you can do is talk to someone at a home improvement store or call a professional to determine what needs to be done to give the deck lateral support.  The railing spacing should not be more that 4".  If it is more than that small children could fall through.

7.  Do the stairs have a handrail?  Look on the underside where the stairs are attached to the deck and make sure they aren't pulling away.  This is more common than you think.  Your stairs should be supported with joist hangers and not just nailed in.

When in doubt call a professional to look at your deck.  It could save someone from getting hurt and will give you peace of mind for your summer entertaining!

Preventing Water in Your Basement

Unfortunately there isn't a lot you can do at this point to prevent water from running into your basement during the spring melt if you have poor grading around your house, but this is definitely something to take a look at after the snow melts. 

With proper grading it is said that you can stop 90% of all water from coming into homes.  As a home inspector it is emphasize enough the importance of lot grading.  Proper grading facilitates drainage of surface water away from your house resulting in fewer water problems in your crawl space or basement.  Ground that slopes toward a home (or any building) funnels water from rain or snow (all 73" of it this year!) against the building and can cause considerable damage.

The common recommendation is to have a 6" drop in your soil in the first 6 feet away from your house.  If you need to add dirt around your house to build up the grade, be sure to leave 4-6" of clearance from your siding to the ground. 

Finally, before the snow melts make sure your downspouts are attached and are a minimum of 6 feet long to take the water away from your house. 

Spring Snow Melt = Sump Pumps

Well, we have survived another onslaught of snow!  Hopefully you and your homes are no worse for the wear.  The record-setting amounts of snow we have gotten this winter brings many of us thoughts of how our sump pumps will handle the approaching snow melt.  I was hopeful with last week's warm weather that we would have a slow, easy melt which would reduce the chance of basement flooding, but I'm now back in the worry zone. 

When was the last time you checked your sump pump?  That chore should head for the top of your home maintenance list if it's not there already.  On Sunday I spent two hours and made two trips to Home Depot to perform maintenance on ours.  During one trip to HD I was talking with a guy who was there looking at pumps.  He had lived in his house for 10 years and had never put a sump pump in the basket for his drain tile and has never had any water in his basement.  He asked if I thought he needed a pump this year and I told him yes.  With the record snowfall it is relatively cheap insurance against potentially very expensive water damage (damage from water seepage is not covered under most homeowener's  insurance policies).

If you have an existing sump pump, take the time SOON to check the following:

1.  Is it plugged in? 

2.  Pour water into the sump basket and run the pump.  Watch to make sure the pump moves the water.

3.  Make sure the water does not flow back down the pipe into the sump basket.  If it does, replace the check valve.  This was the problem we were having and I ended up replacing two valves. 

4.  In previous years if your pump has run a lot in the spring or after a heavy rain consider adding a back-up system.  If we have a sudden warm up it could possibly overwhelm your pump and you will again be thankful for the relatively cheap insurance.

5.  If you have a back-up system, make sure the battery is charged - that is on my to-do list for this weekend.

6.  When your pump empties outside, does it move the water away from the house?  When we first moved into our house the sump pump emptied a few feet into the lawn between our house and our neighbor's.  It also emptied right under an oak tree.  Not only was the excess water killing the tree, it only seeped back into the ground and had to be pumped out again!  We ended up running a pipe to the street (it was tied in when our street was reconstructed) and that made a huge difference.  This isn't something you can do now, but keep it in mind for a summer project if it's an issue.

We love our home and would never leave, but we have had our share of water worries.  This spring will definitely be a major worry.  Hopefully with a little maintenance we will enjoy spring weather with a dry basement!