Adding Value by Dennis O'Hagan

HOME SAFETY - Dryer Ventilation and Exhaust

Keep your dryer lint screen clean. This is the extent that a majority of households go to in order to upkeep their dryer ventilation and exhaust. Some of us may go a step further and look behind the dryer from time to time, most likely when we are already searching for a sock that has fallen behind it. Even when our dryer does not dry clothes like it used to, we just chalk it up as being old and worn out. What you may not know, is that your poorly performing dryer may be a symptom of a much more dangerous and destructive problem. So, don't rush out and by that new dryer just yet. A poorly ventilating dryer exhaust could be the culprit.

Improperly installed dryer exhaust can cause many issues within your home which go well past your laundry room. It is estimated that almost 16,000 house fires a year are related to poor dryer ventilation. Our dryers release hot air and some lint through the back and into the wall via an exhaust hose. This is where the first and most easily fixable problem can occur. When a dryer is installed, it is important to attach the hose from the dryer to the wall with no more than two bends; and, the hose should be as short as possible. This will help prevent the build up of lint. It should also be noted that the hose should have a smooth inner lining and be made of metal. Ribbed hoses or easily crushable plastic hosing can restrict airflow which will also lead to lint build up, and ultimately an overheating dryer. This can lead to the backed lint being ignited by the high temps of the stressed out dryer. Dryer lint burns extremely fast, turning your dryer exhaust system into a fire that can spread quickly along its path. A simple solution beyond the proper installation of the ventilation hose would be to clean the duct on a regular basis, as well as, the area around your dryer. Not only will this help with safety, but your dryer will operate more efficiently. Dryers are one of the top users of energy in the home; so, that means money back in your pocket.

The issue of dryer ventilation goes beyond your laundry room, however. After the duct is terminated into the wall, exhaust piping will continue either up to, and out an exhaust hood on your roof, or under your home and out a wall damper to the outside of your home. The key here is to ensure that the air is terminated all the way to the outside of the home. If not, that same combustible lint will be spreading into your attic, crawl spaces and/or interior walls. The other end of the spectrum is the risk of mold, mildew, and interior damage to your home. Dryers release the hot, yet damp air from your drying clothes into the exhaust ducts. Again, if not properly terminated to the exterior of the home, this damp air is released into the walls, attics and underneath the home. Beyond the mildew issues, poor air quality can occur in the home and even lead to illness.

An extreme, yet true example of home damage caused by improper dryer ventilation recently took place right here in the Dallas-Fort Worth area. A local contractor was inspecting a flooring issue in a 3000-plus square foot home. This is an older home with a pier and beam foundation, which creates a crawl space under the home. Upon deeper inspection, the contractor discovered the beams supporting the sub-flooring were rotting so bad that he could push a screw driver into them like "a soft stick of butter". The cause was an exhaust duct from the dryer that had become disconnected some 20, or so, years ago. The moist air and lint had built up under the home, leading to the decay of the wood under the home. The home owner was faced with two choices; replace the beams and flooring in the entire home at a cost near $200,000; or, tear down and rebuild. After discussing it with the builder, they decided the best option was to rebuild. A small problem with a simple solution created the perfect storm, which ultimately led to the complete destruction of a home. Crazy, but true!

Of the 80 percent of homes in the U.S. with dryers, almost 70 percent are estimated to have improperly installed dryer exhaust and ventilation. While to most of us, this may not seem like a big problem, tens of thousands a year learn the hard way that it can be. With some simple maintenance and inspection, there is no reason why you have to be one of them.

For more information about this blog or to schedule a home inspection contact Keith Boggs at 214-923-7304 or www.spi-guy.com

10 ways to winterize your home...

Thinking of selling your home or just want to get it ready for winter????  Cooler evenings and shorter days indicate that winter is just around the bend. Make the most of your daylight hours by preparing your house for the cold season.  Here's your annual checklist of things to do to get your home ready for the change of season.

Inside your home

Check smoke detectors: Don't neglect that smoke detector any longer! Take some time right now to check the operation of detectors, and to change the batteries. If you have an older house with a limited number of smoke detectors, install additional ones at each sleeping room, and make sure there is one centrally located on each level of the home as well.

Install a carbon monoxide detector: As houses get closed up for winter, the chances of carbon monoxide poisoning from malfunctioning gas appliances increases substantially. If you have a furnace, fireplace, water heater, or other appliance that's fueled by propane or natural gas, or if you have an attached garage, install a carbon monoxide detector. They're available inexpensively from many home centers and other retailers, and offer easy, plug-in installation.

Service your heating system: Perform a complete system check of your furnace annually, either by yourself or by a trained furnace technician. Check for worn belts, lubrication needs or other servicing that might be required; refer to your owner's manual for specific suggestions, and follow any manufacturer safety instructions for shutting the power and fuel to the furnace before servicing. Check the condition of duct joints and insulation, and of course, change the filter.

Upgrade your thermostat: An older thermostat that's a couple of degrees off can result in a lot of wasted energy, and so can forgetting to set the thermostat down at night. You can take care of both of those problems with an upgrade to a programmable thermostat. Programmable thermostats are digital and typically very accurate, and they allow for easy, set-and-forget programming of temperatures for different times of the day, including energy-saving nighttime and workday setbacks.

Outside your home

Trim trees: Trees that are overhanging your home can be a real hazard. They can deposit debris on your roof, scrape against shingles during wind storms, and, worst of all, snap off with potentially devastating results. Have a professional tree trimming service inspect the condition of overhanging tree limbs, and safely cut them back as needed.

Check the gutters: Clear the gutters of leaf and pine needle debris, and check that the opening between the gutter and the downspout is unobstructed. Look for loose joints or other structural problems with the system, and repair them as needed using pop rivets. Use a gutter sealant to seal any connections where leaks may be occurring.

Break out the caulk: A few hours and few tubes of caulking can make a big difference in both your heating bills and your comfort levels this winter. Caulk around windows, doors, pipes, exterior electrical outlets, and any other exterior penetrations where cold air might enter. Use a good grade of acrylic latex caulk, either in a paintable white or, if you don't want to paint, use clear.

Drain sprinkler systems: In colder areas, now is the time to be thinking about having your sprinkler and irrigation systems blown out. You can rent a compressor and do this yourself, or contact a landscape or irrigation system installer and have them handle this for you. This is also the time to shut off outdoor faucets and install freeze-proof faucet covers as needed.

Adjust exterior grade: Fall is also a great time to look at the grade around your home, and make sure that everything slopes away from your foundation to avoid costly problems with ground water. Add, remove or adjust soil grades as necessary for good drainage.

Change light timers: If you have exterior lights that are controlled by timers, including low-voltage ones, check the timer settings. Change the "on" times to an earlier hour to reflect the earlier winter darkness, so that you always have adequate outside light available.

Dickens of a Christmas - McKinney Main Street

McKinney Main Street kicks off the holiday on Thanksgiving weekend with the long-standing annual tradition Dickens of a Christmas – Home for the Holidays. The 31st year of this free event begins Friday, Nov. 25 and runs through Sunday, Nov. 27. Historic Downtown McKinney will transform into a winter wonderland of holiday shopping, entertainment, activities and food. 
 
Dickens of a Christmas is free and open to the public. Throughout the weekend, visitors to Historic Downtown McKinney can enjoy a snow hill and an ice skating rink, strolling carolers, visits with Santa, live entertainment, carriage rides, children’s activities, holiday shopping and dining at the more than 100 shops and restaurants downtown.
 
The official tree-lighting ceremony will be held Friday, Nov. 25 at 6:15 p.m. in Mitchell Park just west of Historic Downtown. City officials will light the living Christmas tree, and Crystal Yates will sing Christmas favorites. For a complete listing of scheduled activities, or to find a parking map noting free parking lots, visit www.downtownmckinney.com or call Main Street at 972-547-2660. Late Wednesday evening, Nov. 23, streets in the downtown area will be blocked to through traffic to prepare for the event. 
 
Event Dates and Times:
November 25:  10 a.m. – 8 p.m.
November 26:  10 a.m. – 8 p.m.
November 27:   Noon – 6 p.m.
 
Some of the many activities scheduled to take place throughout the Dickens of a Christmas weekend include:
 
Let’s Skate McKinney
New to downtown McKinney this year is an ice skating rink, courtesy of Artificial Ice Events, the nation’s largest synthetic ice rental company. Every 10-minute skate is $3, located on Kentucky St.
 
Ski McKinney
The snow tubing hill is back by popular demand. Rides are $1 per trip on the hill, hosted by McKinney Noon Lions Club and located on E. Louisiana St.
 
Let It Snow, Let It Snow, Let It Snow!
‘Tis the season to experience a snow flake or two during Dickens of a Christmas. Snow will fall every hour on the hour beginning at noon each day on Tennessee St.
 
McKinney Repertory Theatre Presents “A Christmas Carol”
The annual production of Dickens’ timeless story at the McKinney Performing Arts Center (MPAC) places special emphasis on the ghostly apparitions in the spirit of Dickens’ original text. It is full of Victorian songs accompanied by music on the vintage theater pipe organ. Performances are held on Nov. 25 -26 at 2 p.m. and 5 p.m., and on Nov. 27 at 2 p.m. For more information, visit www.mckinneyperformingartscenter.org.
 
Events held in Historic Downtown McKinney are possible due to generous community supporters. Sponsors for Dickens of a Christmas this year include the City of McKinney, Baylor Medical Center of McKinney, Nissan of McKinney, Fiat of McKinney, Independent Bank, The Smitten Flea, WRR Classical 101.1 FM, 97.5 KLAK, The Goddard School, Town Square Buzz and the McKinney Courier Gazette. 

U.S. Will Remain a Nation of Homeowners - Buy VS Rent...

RISMEDIA, Thursday, November 17, 2011— The U.S. will not become a nation of renters; there are just too many benefits, both financial and otherwise, to own versus rent. That’s according to the combined findings of several recent studies presented during the “Buyer or Renter Nation?” session held at the 2011 REALTORS® Conference & Expo last week.

An analysis over a 31-year period across 23 metropolitan areas compared the ownership benefits in terms of appreciation and interest deductibility and the costs homeowners incur with down payment, taxes, insurance and maintenance. When it was assumed that renters reinvested any savings in rent (versus a higher monthly mortgage payment), maintenance and down payment, renters had a greater portfolio than buyers in 91 percent of the areas examined. However, when the model allowed renters to spend any savings rather than reinvest those savings, 84 percent of buyers came out ahead.

“We knew that homeowners, on average, accumulate more wealth than renters,” said Ken Johnson, editor, Journal of Housing Research at Florida International University. Johnson spoke at the session and conducted the analysis with Eli Beracha. “These findings indicate that homeownership is a self-imposed savings plan. Not everyone should own a home, but from a financial perspective, people who are planning to stay in a property over the long term can benefit from buying.”

According to the most recent data from the Federal Reserve Board, a homeowner’s net worth is 45.9 times that of a renter’s.

Another analysis conducted by Johnson, Beracha, Hilla Skiba and Mark Hirschey determined that housing affordability is at record levels.

Twenty-three states are at 30-year record levels of affordability based on price-to-income ratios, and all 50 states are at 30-year record affordability levels based on mortgage payment-to-income ratios.

“Homeownership is more affordable today than at anytime over the last 30 years,” said Johnson.

Beyond the financial advantages of homeownership, Johnson also cited several studies that have demonstrated how homeownership enhances civic pride, improves voter turnout, increases personal happiness, reduces crime, and provides a better familial environment.

“These findings are no surprise to REALTORS®,” said NAR President Ron Phipps. “We, like the nation’s 75 million homeowners and many other who aspire to one day own a home, know homeownership is an investment in the future of our families, communities, and nation. That is why we will continue to fight for public policies that promote responsible, sustainable homeownership; we believe that anyone who is able and willing to assume the responsibilities of owning a home should have the opportunity to pursue that dream.”

RE/MAX Recognized for Dedication to Military

As a former Veteran (USMC during Vietman) and working for a company like RE/MAX that supports the military and their families is a real honor.  Please take a minute to read the below article.

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RE/MAX Recognized for Dedication to Military

Company Ranked as Top Military Spouse Employer

Houston, Texas – Nov. 7, 2011 – For the fifth year in a row, in recognition of its commitment to military families, RE/MAX has been named a Top Military Spouse Friendly Employer by Military Spouse magazine. This year's Top Twenty was selected from a pool of more than 5,000 large companies and RE/MAX was the highest ranking real estate company in the survey.

"We’ve always supported members of the military and their families,” said Gail Liniger, RE/MAX Co-Founder and Vice Chairman. “It’s part of our effort to give back to the communities where we do business. Our offices hire military spouses because they make dedicated, organized employees who work hard to get the job done right.”

The news came as no surprise to RE/MAX of Texas CEO Richard Filip, who as co-founder of the Texas Sentinels Foundation, works to support injured veterans and rally community support for their unique needs by raising money to build debt-free homes for them and their families.

“We have a lot to be thankful for in this country and the sacrifices made by our military servicemen and women and their families are chief among them,” Filip said. “We are proud to count many military spouses among our ranks and we value their families’ service to ensure our freedom. We believe our business model empowers our associates to make great contributions to their community and their country, while benefiting from terrific education, support and flexibility.”

Each of the companies were assessed on a variety of factors, including the number of military spouse employees, the effort and results to recruit military spouses and the firm’s willingness to find new jobs for military spouses who are relocating on orders from the military. RE/MAX is joined on the Top Twenty list by other high-profile organizations like USAA, T-Mobile, Kelly Services and Sears.   

Operation RE/MAX has been helping military spouses and former military personnel find jobs in real estate for the past five years. Created in cooperation with the Department of Defense, the program matches members of the military community with volunteer RE/MAX brokers, who have made a commitment to coach, train and mentor military personnel.

As a result of the success of Operation RE/MAX, the company was honored with the Office of the Secretary of Defense Exceptional Public Service Award in 2007.  Operation RE/MAX has enlisted the support of more than 700 individual RE/MAX offices.

The Top Twenty list is featured in Military Spouse magazine's October 2011 issue.

Preparing for Winter...

As winter approaches, preparations should be considered both inside and outside your home to protect your investment, maintain your safety, and provide comfort throughout the colder winter months.

Indoor Preparations

The most obvious items to address as the winter months approach center largely around ensuring that your home remains warm. Regardless of your heat source there are preventative measures that should be taken to ensure that you remain warm and safe inside your home. Some of the most important areas to assess include:

• Furnaces - regular annual furnace inspections will help keep your furnace in good repair. Cleaning or replacing furnace filters monthly during the operating months will also keep your furnace operating efficiently.
• Oil Heaters - like furnaces, oil heaters require annual inspections and maintenance. Annual inspections should include: inspecting the chimney, cleaning the pipes to remove soot build up, replacing the air filter, checking oil pressure and cleaning the oil filter bowl. Oil supplies will need to be replenished.
• Fireplaces - periodic cleanings should be performed by a chimney sweep to remove soot and creosote buildup to prevent chimney fires. It is also a good time to ensure that woodpiles are sufficiently stocked for the winter months with well-seasoned wood. Woodpiles should be located in a dry location and in an area away from structures to prevent granting wood-eating insects, such as termites, easy access to your home.
• Inspect windows and door for leaks - replacing cracked windows, or sealing air leaks around doors and windows will not only make the winter months more comfortable, but will also lower the costs of heating your home. One method of sealing leaks around windows is by using a removable caulking product which allows for easy removal and restoration of functionality for windows with the return of warmer weather in the spring.
• Evaluate smoke detectors and related safety equipment - the ending of daylight savings time is an ideal time to replace batteries in smoke detectors and any other battery-powered safety or emergency equipment. It is also a good time to evaluate existing smoke detectors, carbon monoxide detectors and fire extinguishers in terms of lifespan and whether they provide an adequate level of coverage. Smoke detectors and fire extinguishers are generally considered to have a lifespan of 10 years, whereas carbon monoxide detectors have a lifespan generally ranging from 2 to 5 years. Beware that batteries in the carbon monoxide detectors may still function after the actual carbon monoxide sensor has ceased being operational.

Outdoor Preparations

Outdoor preparations should include a walk around your property with an eye for cracks in foundations, the mortar in brick structures, and caulking or weather stripping that has failed. Other things to look for include: evidence of uninvited guests in the form of rodents or birds living or nesting in unsafe or unwanted locations, exposed wood that may need some type of protective treatment applied, and items that are too close to heat sources that could become fire hazards. In addition to this general evaluation, here is a list of specific items to consider:

• Hoses/hose bibs - in regions where temperatures drop below freezing, it is important to disconnect and drain your garden hoses, and either wrap hose bibs or cover them with insulating covers to prevent freezing pipes. A quick inspection for other exposed pipes that may need insulating will prevent the headache of dealing with broken pipes later.
• Sprinkler systems - in colder climates, sprinkler systems will need to be drained to prevent water from freezing and causing cracked or broken pipes. You may be able to drain the water yourself, or you may hire a professional to winterize it by blowing the water out of your system with an air compressor.
• Roof - inspect your roof for any loose, missing, worn or damaged shingles, tiles or other roofing material and have any needed repairs made to prevent unwanted water damage.
• Clean your gutters and downspouts - after leaves and other tree debris has fallen and collected in your gutters, it will be important to clean the gutters and downspouts to prevent water from backing up and causing water damage or overflowing during winter storms.
• Clean landscaping tools - when storing your landscaping tools for winter, take the opportunity to clean them well, apply a light coat of lubricant on tools such as pruning shears to keep them operational and to extend their lifespan, and replace tools that are in poor condition so you'll be prepared next spring when your landscaping begins to come to life once again.
• Prepare winter equipment - now is the time to test winter equipment that you may need in the coming months and make any necessary repairs ahead of time. Knowing that the snow blower or back-up generator will work and are in good repair and that you are prepared for inclement weather will provide peace of mind. It is also a good time to place this equipment along with shovels and salt in an accessible location so it is readily available when it is needed.
• Winter fertilizer - an application of winter fertilizer to lawns will promote stronger roots and help produce a healthier lawn in the spring.
• Plants - take a look at your landscaping and determine if there are plants that may be sensitive to cooler weather and require special preparation. While some plants may need to be trimmed, others may require additional composting materials around their roots to protect them during freezing temperatures, and others will need to be moved to a sheltered area or indoors. This is also a good time to lift bulbs that won't survive the colder temperatures such as dahlias and to consider planting spring bulbs like tulips and daffodils.

Emergency Planning

Lastly, don't forget to review or establish an emergency plan and supply kit.

Emergency plans should include:

• Designated out-of-area contact as a centralized point person - often in emergencies it is easier to reach an out-of-area contact than a local one to relay information about impacted family members
• Back-up meeting place
• Back-up child care and pet care arrangements
• Accommodations for any special needs (non-ambulatory or disabled family members, family members using oxygen tanks, etc.)

Emergency supply kits should be kept in an easily accessible location and contain:

• Water
• Non-perishable food
• Pet food
• Blankets
• First Aid kit
• Candles and matches/lighter
• Battery-operated radio
• Flashlights
• Important phone numbers - relatives, utilities
• Fuel for any back-up heat sources
• Supplies for existing medical conditions
• For homes with infants, an adequate supply of diapers and infant related items

Balance your air flow...

As the cold starts to make its way to Texas, we all are starting to get ready for those chilly evenings to come.  Have you ever noticed that one room in your house is colder than another?  Maybe another room is much warmer than the rest?  This is likely due to an improper balance on your vents for your central heat and air system.  On your ceiling, your vent registers are attached to the dry wall.  Most of these registers have a small damper valve that can open or close the vent itself.  The air that is pumped through your system will choose the path of least resistance, just as if it was water flowing through your plumbing system. 

With your system on, put your hand in front of the vent register that is closest to the air handler system.  More than likely you will feel a pretty good breeze through that vent.  Now go to the vent register farthest away from the air handler.  There is likely little to no air pressure there.  This is the balance that I am referring to.  So how do you fix it?  Simple.  Go back to the vents closest to the air handler and start closing off those dampers.  You don’t have to close them all the way.  I would start with about 75% closed off to start.  Do this with the vent registers that are closest to the unit.  The farther you get away from it, the more open you leave it.  The vent registers farthest away from the air handler should be all the way open.  You may have to open and close your vents a few times to balance your system properly, but once you do, you will find that each room should stay closer to the same temperature.  After each adjustment, put your hand back in front of the vent to feel how much air is coming through.  Adjust accordingly until you find a balance that’s right for you. 

This will not only make your home more comfortable, but it will likely cut down on different members of the family wanting to adjust the thermostat as they are in rooms that are different temperatures.  This will also produce a more efficient running unit, which will save you money as well.  

BIG THANKS to my good friend Lee Warren (Licensed Home Inspector) for sharing this great piece of information with us... 

E. Lee Warren III

Licensed Home Inspector

TREC License #8411

Prospect Inspectors, Inc.

469-682-0341