Ask The Texoma Home Inspector

ARA) - With the mercury already dropping and colder weather starting to settle in, the last thing any homeowner wants to deal with is a broken furnace or boiler. But when an old heating system fails in the middle of winter, homeowners will be faced with the tough and often expensive decision of whether to repair the existing system or purchase a new one.

Repairs on an existing furnace or boiler may be the least expensive immediate option, but could cost consumers more in the long run since older systems tend to break down over and over while consuming more energy, and drive up utility bills more than newer systems. However, there are times when simple repairs can prolong the life of an older furnace or boiler, making replacement a less immediate need.
According to Ken Ely, a home heating and energy efficiency expert with Lennox — a leading provider of home comfort systems — homeowners should ask the following four questions before making the decision whether to repair or replace:

1. Is the furnace or boiler on its last leg? Excessive energy consumption and frequent repairs are the trademarks of a system at the end of its useful life. If the heating system is more than 15 years old, replacing the aging system with a new ENERGY STAR-qualified system can save time, money, and headaches — and keep you warmer and more comfortable in the long run. If the system is less than 15 years old, routine maintenance may be the way to go. In fact, an annual check-up can significantly increase the heating system’s performance and extend the life of the unit.

2. Are your energy bills going up, up and up? While the cost of home heating oil and natural gas is on the rise, an older, less efficient heating system may also be the culprit when it comes to high energy bills. By replacing an older furnace that is 60 percent efficient with one that is 95 percent efficient, homeowners can save approximately 57 percent on energy bills and up to $5,513 over a five-year period. Energy calculators, such as the one available at lennox.com, can help consumers compare the savings of different high-efficiency systems and determine whether to repair or replace an older unit.
3. Were you feeling left out in the cold even before the heating system stopped working?  
Duct problems, insufficient sealing or inadequate insulation can create hot and cold spots in the house. When making the decision to repair or replace a heating system, talk with a reputable home heating and cooling contractor about your home comfort issues to determine if you need to replace the existing system or if the issues can be resolved with repairs or duct sealing.
4. Is the heating system still protected by a warranty?
If the existing system is still under warranty, it may make sense to have the furnace or boiler repaired depending on the type of coverage the product warranty provides. If there is no warranty left on the existing system, consumers may want to buy a new heating system that comes with an entirely new warranty for added peace of mind. For example, products like the Dave Lennox Signature Collection G71P gas furnace, come with a standard limited 10-year warranty for parts and a limited lifetime warranty for the heat exchanger. For more tips and advice for improving your home comfort this winter, Ely recommends consumers check out online resources, such as Lennox.com and ItPaysToLiveSmart.com.

(ARA) - When people think of winterizing their homes, most often their heating bills spring to mind — along with insulation and weather stripping. But the winter months bring not only high energy bills but also an increased chance of certain kinds of damage to your home and its contents. A few precautions can help protect you from serious losses and disruptions this season.

Indoor Floods
While home fires make headlines, water damage is more common and often just as severe. The most frequent cause is faulty or broken pipes. In fact, Fireman’s Fund Risk Management Advisors see a surge in water damage during the first three months of the year, when pipes are most likely to freeze and burst.
If you leave your home to spend time in warmer climes or even just a weekend on the ski slopes, always leave the heat on in your home set to at least 55 degrees. Don’t let high fuel prices tempt you into going lower. The pipes that come in through your foundation or run through external walls can reach temperatures much lower than the setting on your thermostat.
A foolproof way to protect your home from broken or leaking pipes at any time of year is to install an automatic water shutoff system. Attached to your home’s main incoming water line, the device senses increased water flow caused by a burst pipe and automatically shuts the system off. Fireman’s Fund recommends the Leak Defense System from Sentinel Hydrosolutions. A five percent premium discount is available to policyholders who use this system, so let your agent know if you install one.

Chimney and Furnace Fires

While fire presents a year-round risk, certain causes of fire occur more frequently during the winter. Chimneys, boilers, and furnaces are particular risks. According to the Consumer Product Safety Commission, approximately 25,000 residential fires begin in a fireplace or chimney every year.

Why so many? Over time, a layer of unburned carbon-based residues (sometimes referred to as fireplace creosote) builds up along the inside walls of your chimney and can eventually catch fire. The solution is to have a trusted, professional chimneysweep clean and inspect your chimney annually. An annual inspection is just as important for those with furnaces and boilers. And, remember, your furnace room should never be used for general storage. Wood scraps, old books, paint, solvents, and other flammable liquids are significant fire hazards and should be removed and stored elsewhere.
Ice Dams and Old Trees
Snow and ice storms can create a number of potential threats to your home. One of these is ice damming, which occurs in the days after a snowstorm.
Icicles hanging from your eaves, while they may be beautiful, usually indicate that a dangerous ice dam has formed. An ice dam is a build-up of ice that can form at the edge of your roof when snow melts but is blocked from draining. When more snow melts and is trapped behind this ice, the resulting water backup can soak through your roof and cause damage to ceilings, walls, and more. The most common causes of ice dams are clogged gutters and insufficient insulation, both of which are easy to remedy.
Mature trees on your property represent another potential hazard during storms. Strong winds or ice storms that cover old branches with a heavy coat of ice can lead to failure and collapse, a clear threat to your home or other nearby structures. Have a trusted horticultural expert take a look at your property’s mature trees and prune or cut down unstable specimens.

At Accurate Inspections, we understand  many times the inspection process is time sensitive and essential for an expedient closing. With this in mind, we have prepared this pre-inspection checklist so you can help us do our job more efficiently.

First, we would like to answer some of the commonly asked questions about our service: 

What is a home inspection?
 
We are a real estate support service which evaluates the overall structural, mechanical and electrical condition of the home. We examine nearly all-visible construction components and evaluate whether these items are still serviceable. We make notations of items which may need attention to help preserve their long-term integrity. We also give our client helpful advice on general home maintenance. 

Is this a building code compliance inspection?

No. Many homes were built before building codes were ever established. When building codes were established, many counties adopted (or enforced) their own version of these building codes. It would be impossible to verify the governing code for every time period in every county and make a compliance type inspection.

We inspect residential resells for function and safety.  In other words, do the systems and components of the house function properly and are there safety hazards present.

Home sellers, please do the following:

Confirm all utilities are on and pilot flames are ignited. 
Please provide keys for all doors & gates.
Please make sure all domestic animals are secured. 
Change or clean dirty A/C filters. Clean range exhaust filter if there is a greasy build up. (fire hazard)
Check batteries in smoke detectors.
Free windows if they have been painted shut. 
Replace torn weather stripping around exterior doors. 
Replace any missing switch or receptacle covers.
Clean gutters and down spouts.
Trim back any tree limbs which may be touching the roof of the house.
Keep foundation vents open. (except in frigid weather)
Have your HVAC system serviced if it has been over a year since the last service. 
Call Acccurate Inspections (940-733-2236) if you have any questions about how to prepare your house for inspection.

(ARA) – From twinkling candles glimpsed through a window to trees and shrubs decked in brightly colored strands, light can be the warmest welcome for your guests during the holidays. And if you’ve been thinking about enhancing the lighting above and around your front porch or door, the holidays are a great time to put that thought into action. “People spend more time than ever before in the outdoor spaces of their homes,” says Rick Seidman, president and chief executive officer of Quoizel Inc. of Goose Creek, S.C. “The front and back entry areas have become living spaces frequented by friends and family. This has led to consumers wanting to decorate and light these areas with the same importance as the inside of their home.”

Attractive exterior lighting not only enhances your enjoyment of your home, it adds curb appeal and value, and can welcome guests with a feeling of warmth and security all year round. Good lighting is especially important during the holidays, when more guests will be coming to your door, the experts agree.

Homeowners thinking about upgrading their exterior lighting should keep some basics in mind, including scale, style, visibility and planning.

“Frequently, you see homes with outdoor lanterns that aren’t large enough for the home or the area it’s lighting,” says Rick Wiedemer, Jr., certified lighting consultant and president of Hinkley Lighting in Cleveland. “When choosing a lantern to hang above your door, consider viewing your home’s entry from the curb or coming up the driveway as a guest would.”
A good rule of thumb for choosing a right-sized lantern is to pick one that is at least a third the size of the door, says Mark Rottner, president of Artistic Lighting and Designs in Norcross, Ga. “That means if your door is 7 feet high, your lantern should be 27 to 30 inches long,” he says. “If you decide to go with a lantern on either side of the door, then each should be about 25 percent of the door’s height.”

Appropriately sized lanterns not only provide ample illumination for the area you’re trying to light, they also impart elegance to a façade, says Joe Rey-Barreau, education consultant for the American Lighting Association (ALA) and an associate professor at the University of Kentucky’s School of Interior Design. “They really are a show of confidence.”
The style of the lighting is also important, the experts agree. The style of your outdoor lighting should match both the design of your home’s exterior and the lighting design inside the house. 
“Lighting should be selected to accentuate the architecture, not detract from the beauty of the structure,” says Jeffrey R. Dross, senior product manager with Kichler Lighting in Cleveland. What’s more, he adds, “it’s important the entryway lighting has a relation with driveway lights, landscape lighting, deck lighting and the rest of the lighting on your home. You want to avoid the ‘flea market’ approach where all the pieces are different.”
If your home is colonial, Victorian, traditional, craftsman or contemporary, be sure to look for lighting that pairs well with the architectural style. For example, if the exterior color palette is warm, then brown or bronze light fixtures may be more appropriate, Dross points out.

Don’t be afraid to incorporate some trends into your exterior lighting design. Some hot exterior lighting trends include the addition of crystals to different style fixtures, and – for upscale homes – natural gas lanterns in copper or brass. Layering several types of lighting at an entry is also popular, Wiedemer says. For example, if your door has an overhang, you may place recessed lighting in the overhang, paired with decorative lanterns on either side of the door and path lighting leading up to the door, he says.

 “There’s more variety than ever in outdoor lighting,” Rey-Barreau says. “Pluralism is the trend.”
Homeowners looking to temporarily enhance their outdoor lighting for the holidays have a host of options as well. Rottner likes the idea of putting exterior lights on a dimmer to create a warm, comforting mood. Wiedemer recommends adding low-voltage landscape lighting, which is easy to install and can be moved or added on to in the future.
Attractive outdoor lighting can be a great way to welcome your guests at the holidays, the experts agree. “A warm glow by your front door indicates your personality, and the personality of your home,” Rottner says.

To learn more about exterior lighting trends, designs and options, or to find a local American Lighting Association showroom, log on to www.AmericanLightingAssoc.com or call  (800) BRIGHT IDEAS (800-274-4484).  ALA is a trade association representing the lighting industry.

While we often think of energy efficiency as the way to save our environment, we also often consider it a costly endeavor. Did you realize, however, that your homes energy bill might be reduced by up to 30 percent through energy-efficiency that includes the purchase or energy efficient appliances and other products? In other words, you can save yourself money while you do your part to save the planet.

Every time you buy a new air conditioning unit, a new washer or dryer, a new refrigerator, microwave, or piece of office equipment, you are affecting the environment, either positively or negatively depending on your choices. Smart choices of products designed for energy efficiency help the air we all breathe and reduce your energy bill each month.

Here is some basic information about how energy efficiency works and why its helpful. A great deal of the energy you consume in your home is produced by local power plants that must burn fossil fuel to create the energy. These fossil fuels might be natural gas, coal or oil.

These fossil fuels also create pollution. This pollution harms not only the environment but ultimately the people, as it causes smog, acid rain and respiratory diseases. Fossil fuel pollution is also a strong factor in changing the climate of the globe.

While we hear a lot about the harmful gas emissions that emanate from vehicles, what we dont hear much about is the fact that your home probably produces twice as much of these emissions as the average automobile.

Opting for energy efficiency through your choice of products that are energy efficient is one of the best ways you can reduce your consumption of energy and thus your distribution of harmful emissions of greenhouse gas. Any household that buys equipment designed for energy efficiency puts a big dent in harmful emissions of carbon dioxide.

In fact, over the lifetime of one of these energy efficient appliances or other products you will have reduced pollution the equivalent of what would be saved by one fewer vehicle for seven years. The use of energy efficient household products reduces nitrogen oxides too, which contribute extensively to acid rain and smog.

The average U.S. household spends about 1500 each year on energy. Energy-efficiency can reduce this bill by 400-450 annually. If youre concerned about energy efficiency and wish to not only save the environment but save yourself some money it will help to know which appliances account for what portion of your energy use and bill.

The biggest, which probably comes as no surprise, is your heat and air conditioning. This is a whopping 45 percent of your energy bill. Your water heater uses up 11 percent of your energy, and your washer and dryer 10 percent. The lighting for your home is seven percent of your energy costs, while your refrigerator is six percent of your bill.

Your dishwasher, computer, monitor, TV, VCR, DVD player and similar equipment each use up about two percent of your total energy consumption. Stoves, microwaves and other smaller appliances generally account for the rest, though at less than two percent of the total each.

You shouldn’t pay more than you have to for your homes energy requirements. Ambit Energy is a dynamic Energy Company which guarantees your savings and satisfaction when choosing your electric energy provider. For more information go visit www.texoma.goambit.biz 

(ARA) - When it comes to flea and tick control, a little precaution is preferable to a lot of fixing up afterward. Once these pesky critters have set up housekeeping on your pet or in your home, they can be a challenge to eliminate.

Fleas and ticks are more than a nuisance; they can be a danger to both animals and people. Ticks can transmit disease-causing organisms not only to pets, but to humans as well. In just one day, a single flea can bite a cat or dog more than 400 times, consuming more than its body weight in your pet’s blood, according to the U.S. Food and Drug Administration. Their bites may even cause anemia in young, old or ill animals.

Several simple steps can help minimize the likelihood that you’ll have these unwanted guests on your pet and in your home:

* Wash your pet’s bedding regularly with a detergent, and then dry on high heat.

* Clean, mop and vacuum your home to get rid of immature fleas and their food sources.

* Check regularly for fleas and “flea dirt,” the feces of adult fleas, with a comb. The tiny dark specks will turn red when rubbed with water. If detected, treat the animal and the environment (bedding, carpet, furniture) with appropriate flea and tick products to kill fleas and prevent eggs and larvae from developing.

* Mow lawns frequently and remove brush and debris to make your yard less inviting for ticks.

Even with the most diligent efforts to protect your pets, your home can still fall victim to these creepy critters. When this happens, the best defense against fleas and ticks is a combination of an insect growth regulator (IGR) and an adulticide. IGRs mimic a natural insect hormone, preventing normal flea development. Flea eggs and larvae either die, fail to molt into adults or molt into deformed adults that cannot feed or reproduce. The insect’s life cycle is ended before it becomes a biting, breeding, egg-laying adult, which is important because more than 95 percent of the flea population is pre-adult.

Adulticides kill adult fleas. Adult fleas have an outer shell that is nearly crushproof and covered with spikes, which helps them stick in fur. After a day of feeding, the female flea begins laying eggs at a rate of up to 25 to 40 a day. After fleas lay their eggs on your pet, many will roll off onto your carpeting, your pet’s bed, your bed, your couch, your yard or wherever else your pet spends time. When that occurs, simply eliminating the adult fleas and ticks seen on your pet is not sufficient. Eggs and larvae may be hiding in carpeting, bedding, upholstery and floors growing and maturing into new biting adults. That’s why it is necessary to treat more than just your pet for complete flea control.

Fortunately, protecting your entire family from fleas and ticks is possible; by treating both the pets and the home. A three step program has proven successful in eliminating an existing flea and tick problem and preventing future infestations. Products that aid in flea and tick control are available, over-the-counter, at pet supply stores and come in many forms for your pets, home and yard. Brands like Bio Spot, Zodiac and Adams offer products with IGRs that are critical to disrupting the flea life cycle.

Protection from fleas and ticks starts with your pet: Step one is on-animal. This step includes shampoos, dips and sprays. Products like the Adams Plus Flea & Tick Mist with Insect Growth Regulator (IGR) help kill the fleas and ticks already on your dog or cat. And, because it contains an IGR, it disrupts the normal flea life cycle, killing not only adult fleas, but preventing immature fleas from becoming biting adults. It can also be used on pet bedding, carpet and furniture.

Step two is maintenance. This step includes collars and topicals that provide your pet with ongoing protection. Treating dogs monthly with a topical like the Bio Spot Spot On Flea & Tick Control for Dogs provides continuing flea and tick control for your dog for up to three months. Flea and tick collars also provide on-going protection lasting up to five months.

Protection from fleas and ticks continues with your house: Step three is premise control. This step includes foggers, carpet sprays, and premise and yard sprays to protect your home from fleas and ticks. Products like the Zodiac Fogger kill fleas and ticks in your home and help prevent future reinfestation for seven months.

To learn more about flea and tick products and their proper use, visit www.biospot.com, www.zodiacpet.com or www.adamsfleacontrol.com.

It is important to read and follow all of the instructions before applying any flea and tick treatment to your pet or your home. With diligence both home and pet can remain flea and tick free.

(ARA) - Toilets may be the bathroom fixture homeowners use the most, but think about the least. With Americans spending more time and money remodeling their bathrooms, it’s time to take a moment and think about how much you know about the features and functions of the hardest-working fixture in your bathroom.

The following will help you separate fact from fiction — and find the best toilet for your home.

Fact or Fiction: The most popular toilet color is white.

Fact. White is far and away the color choice of toilets today and has been throughout most of the flush toilet’s existence since 1500 B.C. The color of your toilet is an important consideration if you decide to remodel your bathroom or sell your home. White is neutral, goes with most decors and appeals to most homeowners.

Fact or Fiction: All toilets flush alike.

Fiction. Many people believe that as long as a toilet flushes, it’s doing its job. But homeowners have many choices when it comes to their toilet’s flushing power, performance, pressure, and water use. Low-consumption toilets are important to conserve water- so much so that the U.S. Energy Policy Act restricted household toilets to 1.6 gallons per flush starting in 1994. All toilets produced after this time are required to meet this minimum.

However, the average toilets didn’t work very well under the new water restrictions because they weren’t properly engineered for this lower water consumption. To avoid this problem, look for toilets with large trapways and large flush valves. American Standard’s Champion 4 toilet has a 2 and 3/8 inch trapway — the industry’s largest. Larger trapways allow for more powerful flushing performance, helping avoid the headaches of clogging and plunging.

For a ‘green’ toilet option, consider toilets like the FloWise, which is rated as a high efficiency toilet (HET) because it flushes with 20 percent less water than the standard 1.6 gallon toilets. Look for the new Environmental Protection Agency (EPA) WaterSense label on the packaging of toilets that meet high-efficiency standards and you’ll be assured of conserving water with every flush.

Fact or Fiction: Most toilets come with a long warranty.

Fiction. Most toilets only come with a warranty that lasts a year. When comparing toilets, ask about the length of the warranty and what’s covered. Look for a toilet with a warranty — some toilets carry up to 10-year warranties, like the Champion 4 toilet from American Standard, which covers the entire toilet inside and out. With a longer warranty, you’ll receive greater peace of mind and guaranteed reliability.

Fact or Fiction: Toilets come in different shapes.

Fact. Toilets come in three general shapes: round-front, elongated and compact. Up until 1970, the round-front toilet was popular with its shorter and smaller bowl. At the time, the general population was shorter and rounded toilets were hidden in smaller bathrooms. You can still find the round-front toilet today, partially because of replacement needs. However, the elongated toilet has gained popularity because of its slightly longer styles that fits in newer construction. Also, research indicates that men tend to prefer elongated toilets over round-front toilets.

Some new toilets offer an elongated bowl that fits into a smaller space. This means homeowners remodeling older and smaller bathrooms can have the comfort of the elongated style without moving walls to accommodate the fixture. A toilet similar to American Standard’s new elongated toilet, the Compact Cadet 3 One-Piece, fits into smaller spaces while maintaining style. Smaller spaces can also mean less ventilation, especially in older bathrooms, so look out for added features like the Cadet 3’s EverClean surface. It inhibits growth of stain and odor causing bacteria, mold and mildew, helping the toilet stay cleaner longer.

(ARA) - It’s a home comfort emergency. Your air conditioning system breaks down in the middle of a heat wave, or your current heating, ventilation and cooling (HVAC) system sounds and feels like it’s on its last legs. When you need to replace your system quickly, what should you do?The folks at American Standard Heating & Air Conditioning offer a list of things to consider when you need to replace your home comfort system in a hurry without getting worried.

Choose the right HVAC dealer.
The most important step is finding someone you can trust to provide expert advice and properly install your new system. When selecting the best professional dealer, ask friends and neighbors for a recommendation, check credentials through the Better Business Bureau and learn about the dealer’s credentials and services, including whether removal of old equipment is included. Some dealers also have North American Technician Excellence (NATE) certification, confirming the highest level of training for installation and service.

Get an in-home assessment.
Before any professional dealers can share a solution, they need to diagnose the situation and understand your family’s comfort needs. The dealer should conduct an in-home assessment to determine the right system that will deliver the greatest comfort and energy efficiency for your home. This includes asking questions about your lifestyle and comfort requirements, checking your insulation, ductwork and building materials, and measuring your windows and rooms.

Ask about a matched system.
In a matched system, indoor and outdoor units are integrated to give you the best comfort and efficiency. For example, the indoor unit — either a furnace or air handler — works in conjunction with the outside unit such as an air conditioner or heat pump. Matched systems are quieter, more reliable, more efficient and last longer to make the most of your investment.

Some matched systems also offer added convenience and comfort through built-in technology that allows all HVAC components to “communicate” with each other. For example, the American Standard Heating & Air Conditioning AccuLink system ensures all components are automatically and properly charged, configured and calibrated for sustained reliability, peak performance and energy efficiency. In addition, the AccuLink communicating system also provides homeowners with remote telephone access to their system, meaning they can adjust temperatures and control the system whether they are home or away.

Add an air filtration system.
If you have family members with allergies or asthma, or if you want to improve the indoor air quality in your home, consider adding an air filtration system to your furnace or air handler. Most systems have only a standard one-inch air filter that simply protects components from clogging. A whole-home air cleaner, like the American Standard Heating & Air Conditioning AccuClean, removes up to 99.98 percent of dust, pollen, bacteria and pet dander from your filtered air — making it 100 times more effective than a standard throwaway filter. In addition, it removes more than 99 percent of the influenza A virus from the filtered air your family breathes.

Ask about extended warranties and financing options.
Many dealers offer financing options that fit your budget. In addition, understand the limited warranties that come with your new equipment and how you may extend the warranty coverage on parts and labor to provide further peace of mind.

Plan ahead.
If your furnace, air handler, air conditioner or heat pump is eight years or older, it may make sense to replace them with more up-to-date models — before they break down. Recent increases in government efficiency ratings mean that the new systems may help you increase your family’s comfort while decreasing your home’s energy costs.

For more information on choosing an HVAC system or to find an American Standard Heating & Air Conditioning independent dealer near you, visit www.americanstandardair.com.

Courtesy of ARAcontent