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!

Double Tapped Circuit Breakers

Double tapped circuit breakers are one of the most common electrical defects that home inspectors find when doing inspections.  They are also one of the easiest electrical defects to fix. 

Double tapping is only okay when the circuit breaker is designed to hold two wires in place.  It is not okay when the two wires are going into a circuit breaker that is only designed to hold one wire.  The problem with putting two wires in a circuit breaker designed to hold one is that the wires could come loose at some point, even if they feel very tight.  Loose wires can lead to overheating, arcing, and possible fire.

Possible fixes:

1.  The most common and easiest fix is to pigtail.  This is when you wire nut the two wires with a single wire that will go into the circuit breaker.

2.  Purchase a different circuit breaker that is designed to hold two wires as long as your electrical panel is designed to hold that type of breaker.
3.  Add a circuit breaker if there is room in the panel.  Another breaker can be added and the wires split off into two differet breakers.

Do you know where your gas meter is?

With all of the snow we have seen this winter - all 60" so far! - do you know where your gas meter is?  You should keep it free of ice and snow for proper operation.  Xcel Energy strongly recommends that natural gas customers keep their gas meters free of ice and snow to prevent the potential of dangerous gas pressure building up in your home. 

The natural gas meter's regulator vent is especially sensitive to plugging up anytime their is a combination of snow and ice build up.  A plugged vent can affect the operation of the meter preventing the flow of gas as well as a loss of heat in your home.

When you are clearing snow and ice from around your meter also check your fresh air intake, dryer vents, and exhaust vents.

Use great caution when clearing around your gas meter!!  NEVER use a snowblower and use a shovel carefully!

Gas Prices Going UP!

How many of you have Centerpoint Energy for your natural gas service and looked at your last bill and noticed they have changed to a tiered pricing model?  Minnesota is the test market for this new pricing in which we pay progressively higher rates for the amount of natural gas we use.  The top tier rates are higher to encourage us to conserve the amount of gas we use.

We live in a house that 2,500 square feet and all we have that runs on gas is our furnace, dryer, and a gas fireplace.  We were not far from hitting the top tier last month. 

Therms per month priced per therm% above the lowest tier:

The first 30 = 41 cents
From 31 to 110 = 58 cents (40% more)
From 111 to 165 = 73 cents (76% more)
From 166 to 200 = 76 cents (83% more)
After 200 = 81 cents (95% more)

One therm equals 100,000 BTU's or about 100 cubic feet of gas.  The chart above was from December with the delivery charge and fuel adjustment not included.

Source:  Centerpoint Energy

I think this is a way for them to increase profits.  At our house we will definitely be looking at ways to decrease our natural gas use and hopefully lower that bill!

What to Look for in a Home Inspector, Part 5

I hope you are all staying warm on this freezing Minnesota night!  While this isn't a great night to be looking for a new house, if you are in the market the days will warm up soon and you might find yourself looking for a home inspector. 

You might want to look into how long the home inspection company has been in business.  While years of experience can be a benefit, those inspectors may not have kept up with they changing aspects of the home inspection business.  You want to make sure your inspector was professionally trained and engages in ongoing education.  Home structures and systems can change quickly and your home inspector should have updated information so you receive the best information possible before you purchase a home. 

What to Look for in a Home Inspector, Part 4

A shout-out to my cousin-in-law Melissa and her fiance Jason who moved into their new house that I inspected last month - Congrats!

What to look for in a home inspector:  one who will provide a professional report.

In today's market top home inspectors do not produce hand-written reports.  A professional inspector will provide a report that is computer-generated with lots of photos.  The photos will serve to highlight problem areas in the home, as well as educate the potential home owner about certain areas of the home.  There are some inspectors that provide the report on site, however, I feel that the best reports are developed off-site because it gives the inspector an opportunity to review notes and pictures and potentially notice things that weren't seen on first inspection.  Most top home inspectors have spent several thousand dollars on a computer program that will give home owners a report that is a combination checklist and narrative report of each area in the home.  The report should not have repair costs or plan of action for repairs.  Professional home inspectors inspect - they do not repair.  An inspector that makes repairs should be avoided as that presents a conflict of interest.

What to Look for in a Home Inspector, Part 3

Can you believe we are getting ANOTHER round of snow!!  Remember to keep checking your fresh air intake on the outside of your house, and if you have to get up on the roof to shovel again, BE SAFE.  A later post will have to do with ladder safety (a message I need to remind myself of as you'll hear). 

Part 2 of the series talked about home inspector certifications and education.  While certification is very important as it shows the inspector invested their time in coursework and was able to pass a rigorous test, it does not mean they are the best inspector for you.  We have all worked with people over the years with all kinds of titles and certifications, but they did not get the job done to your expectation.  It is important to choose a home inspector that you can trust after talking with them.  Ideally, you should try to find someone who will take the time to educate you about your home if you need it.  For example, I like to explain potential problem areas to homeowners if they are interested.  If they have questions about how their heating and cooling system works, how double-hung windows open, or questions about their electrical system, I believe it is important to take time to share information that will be helpful to them.  I enjoy the education part of being a home inspector as much as the inspection part itself.  In the coming months I will be teaching Community Education courses through several local school districts and share my information about the home inspection process as well as things people will need to look for when they are purchasing a home.

The bottom line:  find a home inspector that loves what they do!

What to look for in a home inspector, part 2

So you've found a home inspector you feel you can trust.  A second important thing to consider is finding a home inspector with a solid training in the field.  Contractors have a different background from home inspectors.  Contractors often have experience in one aspect of home building or some knowledge of everything.  To be able to provide a thorough evaluation of all parts of a home requires formal education and training.  The home inspector you choose should have attended a school such as The American Home Inspectors Training Institute (AHIT) or Inspection Training Associates (ITA).  Online correspondence courses are less rigorous and do not provide the extensive hands-on training a AHIT or ITA school supplies.  You do not want your home inspector gain their hands-on experience when inspecting your home!

I am an ITA certified home inspector and take continuing education courses in all areas that are inspected when I am hired.  Technology and building practices are changing continuously so looking for a home inspector who engages in comprehensive, continuing education is a must!