Sonoran Property Inspections

Home Inspections Prescott, Prescott Valley, Cottonwood, Scottsdale, Arizona

Three Scary Mistakes Every Home Buyer Should Avoid

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In honor of Halloween, Sonoran Property Inspections is sharing these three SCARY mistakes to avoid when buying a house. If we can help you with your inspection needs in the Prescott area (and even the north part of the Phoenix area) just give us a call! We promise that your experience with us will NOT be a scary one.

Scary Mistake #1: Thinking you can’t afford it.

Many people who thought that buying the home they wanted was simply out of their reach are now enjoying a new lifestyle in their very own homes. 

Buying a home is the smartest financial decision you will ever make.  In fact, most homeowners would be broke at retirement if it wasn’t for one saving grace — the equity in their homes.  Furthermore, tax allowances favor home ownership.    Real estate values have always risen steadily.  Of course, there are peaks and valleys, but the long-term trend is a consistent increase.  This means that every month when you make a mortgage payment, the amount that you owe on the home goes down and the value typically increases.  This “owe less, worth more” situation is called equity build-up and is the reason you can’t afford not to buy.

Even if you have little money for a down payment or credit problems, chances are that you can still buy that new home.  It just comes down to knowing the right strategies, and working with the right people.  See below.

Scary Mistake #2: Not hiring a buyer’s agent to represent you.

Buying property is a complex and stressful task.  In fact, it is often the biggest, single investment you will make in your lifetime.  At the same time, real estate transactions have become increasingly complicated.  New technology, laws, procedures, and competition from other buyers require buyer agents to perform at an ever-increasing level of competence and professionalism.  In addition, making the wrong decisions can end up costing you thousands of dollars.  It doesn’t have to be this way!

Work with a buyer’s agent who has a keen understanding of the real estate business and the local market.  A buyer’s agent has a fiduciary duty to you.  That means that he or she is loyal only to you and is obligated to look out for your best interests.  A buyer’s agent can help you find the best home, the best lender, and the best home inspector in your area.   Trying to buy a home without an agent or a qualified inspector is, well… unthinkable.


Scary Mistake #3: Getting a cheap inspection.

Buying a home is probably the most expensive purchase you will ever make.  This is no time to shop for a cheap inspection.  The cost of a home inspection is small relative to the value of the home being inspected.  The additional cost of hiring a certified inspector is almost insignificant by comparison.  As a home buyer, you have recently been crunching the numbers, negotiating offers, adding up closing costs, shopping for mortgages, and trying to get the best deals.  Don’t stop now!  Don’t let your real estate agent, a “patty-cake” inspector, or anyone else talk you into skimping here.  

I am a certified InterNachi inspector! InterNACHI front-ends its membership requirements.  InterNACHI turns down more than half the inspectors who want to join because they can’t fulfill the membership requirements. 

InterNACHI-certified inspectors perform the best inspections, by far.  InterNACHI-certified inspectors earn their fees many times over.  They do more, they deserve more and — yes — they generally charge a little more.  Do yourself a favor…and pay a little more for the quality inspection you deserve. We are here to help you.

BBQ Safety

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Hope you ‘re enjoying your Labor Day Holiday in Prescott , Arizona.  While BBQ’s are not part of the Prescott Home Inspections I thought this might be good information to look at while getting ready to fire up the grill today.  With barbeque season already here, homeowners should heed the following safety precautions in order to keep their families and property safe.
  • Propane grills present an enormous fire hazard, as the Consumer Product Safety Commission (CPSC) is aware of more than 500 fires that result annually from their misuse or malfunction. The following precautions are recommended specifically when using propane grills:
    • Store propane tanks outdoors and never near the grill or any other heat source. In addition, never store or transport them in your car’s trunk.
    • Make sure to completely turn off the gas after you have finished, or when you are changing the tank. Even a small gas leak can cause a deadly explosion.
    • Check for damage to a tank before refilling it, and only buy propane from reputable suppliers.
    • Never use a propane barbecue grill on a terrace, balcony or roof, as this is dangerous and illegal.
    • No more than two 20-pound propane tanks are allowed on the property of a one- or two-family home.
    • To inspect for a leak, spray a soapy solution over the connections and watch for bubbles. If you see evidence of a leak, reconnect the components and try again. If bubbles persist, replace the leaking parts before using the grill.
    • Make sure connections are secure before turning on the gas, especially if the grill hasn’t been used in months. The most dangerous time to use a propane grill is at the beginning of the barbeque season.
    • Ignite a propane grill with the lid open, not closed. Propane can accumulate beneath a closed lid and explode.
    • When finished, turn off the gas first, and then the controls. This way, residual gas in the pipe will be used up.
  • Charcoal grills pose a serious poisoning threat due to the venting of carbon monoxide (CO). The CPSC estimates that 20 people die annually from accidentally ingesting CO from charcoal grills.  These grills can also be a potential fire hazard. Follow these precautions when using charcoal grills:
    • Never use a charcoal grill indoors, even if the area is ventilated. CO is colorless and odorless, and you will not know you are in danger until it is too late.
    • Use only barbeque starter fluid to start the grill, and don’t add the fluid to an open flame. It is possible for the flame to follow the fluid’s path back to the container as you’re holding it.
    • Let the fluid soak into the coals for a minute before igniting them to allow explosive vapors to dissipate.
    • Charcoal grills are permitted on terraces and balconies only if there is at least 10 feet of clearance from the building, and a water source immediately nearby, such as a hose (or 4 gallons of water).
    • Be careful not to spill any fluid on yourself, and stand back when igniting the grill. Keep the charcoal lighter fluid container at a safe distance from the grill.
    • When cleaning the grill, dispose of the ashes in a metal container with a tight lid, and add water. Do not remove the ashes until they have fully cooled.
    • Fill the base of the grill with charcoal to a depth of no more than 2 inches.
  • Electric grills are probably safer than propane and charcoal grills, but safety precautions need to be used with them as well. Follow these tips when using electric grills:
    • Do not use lighter fluid or any other combustible materials.
    • When using an extension cord, make sure it is rated for the amperage required by the grill. The cord should be unplugged when not in use, and out of a busy foot path to prevent tripping.
    • As always, follow the manufacturer’s instructions.
Safety Recommendations for General Grill Use
  • Always make sure that the grill is used in a safe place, where kids and pets won’t touch or bump into it. Keep in mind that the grill will still be hot after you finish cooking, and anyone coming into contact with it could be burned.
  • If you use a grill lighter, make sure you don’t leave it lying around where children can reach it. They will quickly learn how to use it.
  • Never leave the grill unattended, as this is generally when accidents happen.
  • Keep a fire extinguisher or garden hose nearby.
  • Ensure that the grill is completely cooled before moving it or placing it back in storage.
  • Ensure that the grill is only used on a flat surface that cannot burn, and well away from any shed, trees or shrubs.
  • Clean out the grease and other debris in the grill periodically. Be sure to look for rust or other signs of deterioration.
  • Don’t wear loose clothing that might catch fire while you’re cooking.
  • Use long-handled barbecue tools and flame-resistant oven mitts.
  • Keep alcoholic beverages away from the grill; they are flammable!
In summary, homeowners should exercise caution when using any kind of grill, as they can harm life and property in numerous ways

What Really Matters in Your Home Inspections

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Buying a home?

The process can be stressful. A home inspection is supposed to give you peace of mind but, depending on the findings, it may have the opposite effect. You will be asked to absorb a lot of information over a short period of time.  Your inspection will entail a written report, including checklists and photos, and what the inspector tells you during the inspection. All of this combined with the seller’s disclosure and what you notice yourself can make the experience overwhelming. What should you do?

Relax.

Home inspectors are professionals, and highly trained in the industry. Most of your inspection will be related to maintenance recommendations and minor imperfections. These are good to know about.

However, the issues that really matter will fall into four categories:

  1. major defects, such as a structural failure;
  2. conditions that can lead to major defects, such as a roof leak;
  3. issues that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and
  4. safety hazards, such as an exposed, live buss bar at the electrical panel.

Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It’s important to realize that a seller is under no obligation to repair everything mentioned in your inspection report. No house is perfect. Keep things in perspective.

And remember that homeownership is both a joyful experience and an important responsibility, so be sure to call on us to help you better understand your home.

Home Renovations

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If you are buying a home that needs work, or selling a home and want to renovate first, or most importantly just want to stay put and enjoy your home more, here are some tips from Sonoran Property Inspections to consider before you start your home renovation projects.  Getting ideas is easier now than ever. Use online tutorials and magazines to get ideas, and decide what you want to do yourself. Make sure you feel confident in taking on parts of the project or look into getting professional help.

Do you have the right equipment?

Research the needed tools to be sure you have everything you will need before starting the project. This includes safety equipment like gloves, eyewear, ear plugs, and masks to protect your lungs from harmful fumes.

Protect Furniture and other surfaces.

Before you actual start, cover furniture, flooring, countertops, and other surfaces to keep them clean and protected.

Be careful with harmful substances

Older homes may contain hidden dangers in the form of asbestos. There may also be hidden molds in basements, drywall, baths and kitchens. If the home was built before the mid 1970’s there may be lead based paints.  All of these potential issues should be considered before taking on a DIY project.

Final words on the subject

Do-it-yourself projects can be fun, save you money, and be immensely rewarding. For major renovations or projects that affect the overall value of your home, it’s best to seek out the help of professionals. Your home is a large investment and through taking necessary precautions you can do your best to minimize potential risks of a DIY project gone wrong. Do your research and don’t be afraid to reach out to a professional for a quote on a project you might feel unsure about.

 

Time to Check Your AC Systems

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It is heating up out here in Arizona (finally) – even here in Prescott, but especially in the Phoenix area. Now is the time to make sure your air conditioning is ready to handle the heat!  As part of a home inspection (in the Phoenix and Prescott areas) we do take a close look at the HVAC units, and if in doubt we will suggest an HVAC company come take a closer look. We also have routine maintenance done on our own home’s unit since a building’s central air-conditioning system must be periodically inspected and maintained in order to function properly. While an annual inspection performed by a trained professional is recommended, homeowners can do a lot of the work themselves by following the tips offered in this guide.Exterior Condenser Unit

Clean the Exterior Condenser Unit and Components
The exterior condenser unit is the large box located on the side of the building that is designed to push heat from the inside of the building to the outdoors. Inside of the box are coils of pipe that are surrounded by thousands of thin metal “fins” that allow the coils more surface area to exchange heat. Follow these tips when cleaning the exterior condenser unit and its inner components — after turning off power to the unit!
  • Remove any leaves, spider webs and other debris from the unit’s exterior. Trim foliage back several feet from the unit to ensure proper air flow.
  • Remove the cover grille to clean any debris from the unit’s interior. A garden hose can be helpful for this task.
  • Straighten any bent fins with a tool called a fin comb.
  • Add lubricating oil to the motor. Check your owner’s manual for specific instructions.
  • Clean the evaporator coil and condenser coil at least once a year.  When they collect dirt, they may not function properly.
Inspect the Condensate Drain Line
Condensate drain lines collect condensed water and drain it away from the unit.  They are located on the side of the inside fan unit. Sometimes there are two drain lines—a primary drain line that’s built into the unit, and a secondary drain line that can drain if the first line becomes blocked. Homeowners can inspect the drain line by using the following tips, which take very little time and require no specialized tools:
  • Inspect the drain line for obstructions, such as algae and debris. If the line becomes blocked, water will back up into the drain pan and overflow, potentially causing a safety hazard or water damage to your home.
  • Make sure the hoses are secured and fit properly.
Clean the Air Filter
The air filter slides out for easy replacement
Air filters remove pollen, dust and other particles that would otherwise circulate indoors. Most filters are typically rectangular in shape and about 20 inches by 16 inches, and about 1 inch thick. They slide into the main ductwork near the inside fan unit. The filter should be periodically washed or replaced, depending on the manufacturer’s instructions. A dirty air filter will not only degrade indoor air quality, but it will also strain the motor to work harder to move air through it, increasing energy costs and reducing energy efficiency. The filter should be replaced monthly during heavy use during the cooling seasons. You may need to change the filter more often if the air conditioner is in constant use, if building occupants have respiratory problems,if  you have pets with fur, or if dusty conditions are present.
 
Cover the Exterior Unit

When the cooling season is over, you should cover the exterior condenser unit in preparation for winter. If it isn’t being used, why expose it to the elements? This measure will prevent ice, leaves and dirt from entering the unit, which can harm components and require additional maintenance in the spring. A cover can be purchased, or you can make one yourself by taping together plastic trash bags. Be sure to turn the unit off before covering it.

Close the Air-Distribution Registers
Air-distribution registers are duct openings in ceilings, walls and floors where cold air enters the room. They should be closed after the cooling season ends in order to keep warm air from back-flowing out of the room during the warming season. Pests and dust will also be unable to enter the ducts during the winter if the registers are closed. These vents typically can be opened or closed with an adjacent lever or wheel.  Remember to open the registers in the spring before the cooling season starts.  Also, make sure they are not blocked by drapes, carpeting or furniture.
In addition, homeowners should practice the following strategies in order to keep their central air conditioning systems running properly:
  • Have the air-conditioning system inspected by a professional each year before the start of the cooling season.
  • Reduce stress on the air conditioning system by enhancing your home’s energy efficiency. Switch from incandescent lights to compact fluorescents, for instance, which produce less heat.
In summary, any homeowner can perform periodic inspections and maintenance to their home’s central air-conditioning system.

Defrost Cycle of a Heat Pump

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Baby, it’s cold outside! So today’s blog from your hometown Home Inspector is all about heat pumps. Whether you are in the Phoenix area, or in Prescott and quad cities area, learning how your heat pump operates may help you. Here, we cover some fundamentals of a particular heating system called a heat pump using non-invasive, visual-only inspection techniques. We also discuss its defrost cycle.  Yes, more than you may want to know, but… here you go. As always, feel free to contact me with any of your home inspection questions.

How it Operates
When a heat pump is operating in the heating mode or heat cycle, the outdoor air is relatively cool and the outdoor coil acts as an evaporator.  Under certain conditions of temperature and relative humidity, frost might form on the surface of the outdoor coil.  The layer of frost will interfere with the operation of the heat pump by making the pump work harder and, therefore, inefficiently.  The frost must be removed.  A heat pump has a cycle called a defrost cycle, which removes the frost from the outdoor coil.
A heat pump unit will defrost regularly when frost conditions occur.  The defrost cycle should be long enough to melt the ice, and short enough to be energy-efficient.
In the defrost cycle, the heat pump is automatically operated in reverse, for a moment, in the cooling cycle.  This action temporarily warms up the outdoor coil and melts the frost from the coil.  In this defrost cycle, the outdoor fan is prevented from turning on when the heat pump switches over, and the temperature rise of the outdoor coil is accelerated and increased.
The heat pump will operate in the defrost cycle until the outdoor coil temperature reaches around 57° F.  The time it takes to melt and remove accumulated frost from an outdoor coil will vary, depending on the amount of frost and the internal timing device of the system.
Interior Heating Element
During this defrost cycle with older heat pumps, the indoor unit might be operating with the fan blowing cool air.  To prevent cool air from being produced and distributed inside the house, an electric heating element can be installed and engaged at the same time as the defrost cycle.  In defrost mode, this heating element will automatically turn on, or the interior blower fan will turn off.  The heating component is wired up to the second stage of a two-stage thermostat.
The Typical Cycle
The components that make up the defrost cycle system includes a thermostat, timer and a relay.  There is a special thermostat or sensor of the defrost cycle system, often referred to as the frost thermostat.  It is located on the bottom of the outdoor coil where it can detect the temperature of the coil.
When the outdoor coil temperature drops to around 32° F, the thermostat closes the circuit and makes the system respond.  This causes an internal timer to start.  Many heat pumps have a generic timer that energizes the defrost relays at certain intervals of time. Some generic timers will energize the defrost cycle every 30, 60 and 90 minutes.
The defrost relays turn on the compressor, switch the reversing valve of the heat pump, turn on the interior electric heating element, and stop the fan at the outdoor coil from spinning.  The unit is now in the defrost cycle.
The unit remains in the defrost cycle (or cooling cycle) until the thermostat on the bottom of the outdoor coil senses that the outdoor coil temperature has reached about 57° F. At that temperature, the outdoor coil should be free of frost.  The frost thermostat opens the circuit, stops the timer, then the defrost cycle stops, the internal heater turns off, the valve reverses, and the unit returns to the heating cycle. A typical defrost cycle might run from 30 seconds to a few minutes.  The defrost cycles should repeat regularly at timed intervals.  An inspector should not observe a rapid cycling of the defrost operation.
In summary, certain conditions can force a heat pump into a defrost cycle (or cooling cycle) where the fan in the outdoor coil is stopped, the indoor fan is stopped or electric heat is turned on, the frost melts and is removed from the outdoor coils.  When the frost thermostat is satisfied or a certain pre-set time period elapses, the outdoor fan comes back on, and the heat pump goes back into the heating cycle.
One problem of many older heat pump systems is that the unit will operate in the defrost cycle regardless of whether ice is present.  On these systems, if it’s cold outside, the defrost cycle might turn on when it is not needed.
If the defrost cycle is not functioning properly, the outdoor coil will appear like a big block of ice, making the unit non-functional.  Damage could result if the heat pump operates without a functional, normal-operating defrost cycle.
Causes of Frost
There are many reasons why an inspector might find frost and ice stuck on an outdoor coil of a heat pump that is not properly defrosting.
The cause of the frost and ice problem may include:
  • a bad reversing valve;
  • a damaged outdoor coil;
  • a wiring problem;
  • a bad thermostat;
  • a leak in the refrigerant;
  • a dirty outdoor coil covered with grass, dirt, debris and/or pet hair;
  • a fan that won’t turn on;
  • a fan installed backwards with the blades running in the wrong direction;
  • a motor operating in the incorrect direction; and/or
  • a replacement fan motor spinning at a very low rpm.
Diagnosing apparent problems with the defrost cycle of a heat pump is beyond the scope of a home inspection.

Home Roof Inspections

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Unprofessional Roofing

As we approach our summer monsoon season here in Arizona, it’s time to inspect your roof -or have a home inspector inspect it for you- to make sure you are ready for the storms and the extreme heat.  In the Prescott area the rains are more prevalent (and steady) than in the Phoenix area (where there can be lots of dust storms and winds, followed by a little or a lot of rain). In either case you want your roof to do what it is designed to do, and we want to give you a few tips to help.

Whether your roof is tile, asphalt shingles, or metal there are things to look for and repair or replace as needed:

  • Broken tiles
  • Missing, broken or buckling shingles
  • Peeling paint under the overhangs
  • Rusty flashing on the roof
  • Trees or shrubs hitting the roof – clear all branches away from roof
  • Clogged gutters
  • Evidence of dampness inside the house around windows or fireplace
  • Dark patches (moisture) on the ceilings
  • Water stains on ceiling or walls

If you notice any of these things you may want to hire a roofing company to come take a closer look to determine if a quick repair is all that is needed to protect your home from future damage. Contrary to what some people believe, your roof will not last forever. While the tiles on the roof may last a long time, the underlayments still needs to be replaced every 15 years or so. Annual inspections will certainly help you maintain your existing roof in our harsh Arizona summers.

Home Inspection – Ceiling Fans

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Most of the homes I inspect in Arizona have ceiling fans, and properly installed and maintained ceiling fans can inexpensively cool or warm building occupants.  Like other fans, it is used to provide comfort for building occupants by circulating air within a room.

Fun Facts About Ceiling FansMost household ceiling fans have four or five blades.

  • An adult human cannot be decapitated by a ceiling fan, according to the TV show “MythBusters.”  A powerful, industrial-strength fan might be able to damage a skull or slice a person’s neck, however – so don’t test this myth (just in case – ha).
  • Ceiling fans were first used in the United States in the 1860s. They were powered by a system of belts driven by a stream of running water.
  • Unlike air conditioners, fans do not actually cool the air, which is why they merely waste electricity when they circulate air in an unoccupied room (yes, I am guilty of this sometimes).

Ceiling Fan Components

A ceiling fan is comprised of the following parts:

  • electric motor:  varies with the size of the fan and its application;
  • blades:  typically, two to six spinning, precision-weighted blades made from metal, wood or plastic; industrial fans typically have three blades, while residential models have four or five;
  • blade irons:  connect the blades to the motor;
  • safety cable: on heavy fans, these are required to hold the fan in place in case the support housing fails;
  • flywheel:  connects the blade irons to the motor;
  • ceiling mount:  designs include ball-in-socket and J-hook;
  • downrod:  used where ceiling fans are suspended from high ceilings;
  • motor housing:  protects the fan motor from dust and its surroundings; may also be decorative; and
  • lamps: may be installed above, below or inside the motor housing.

Common Fan Defects

  • The fan falls. A ceiling fan that breaks free from its ceiling mount can be deadly. Fans must be supported by an electrical junction box listed for that use, according to the National Electric Code, and a fan brace box will need to be installed. While a particular junction box might support a fully assembled fan, during operation, it will exert additional forces (notably, torsion) that can cause the support to fail. Homeowners often overlook this distinction by carelessly replacing light fixtures with ceiling fans without upgrading the junction box, which should clearly state whether it’s rated to hold a ceiling fan.
  • The fan wobbles. This is a common and distracting defect that is usually caused when fan blades are misaligned from one another. Specific problems stem from minute differences in the size or weight of individual blades, warping, bent blade irons, or blades or blade irons that are not screwed in tightly enough. The ceiling mount may also be loose. Wobbling is not caused by the ceiling or the particular way that the fan was mounted. Wobbling will not cause the fan to fall, and there have been no such reports. Wobbling can, however, cause light fixture covers or shades to loosen and potentially fall. These items should be securely attached, with all screws tightly set in place. An easy way to tell if the blades are not on the same plane is to hold a yardstick or ruler against the ceiling and measure the distance that the tip of each blade is from the ceiling by manually pushing the blades. A homeowner can carefully bend the misaligned blade back into place. Blades can also be corrected in this way if measurement reveals that they are not equidistant from one another.
  • There is inadequate floor-to-ceiling blade clearance. No part of the fan blades of a residential ceiling fan (usually having four or more blades) should be closer than 7 feet from the floor in order to prevent inadvertent contact with the blades. Downward air movement is maximized when the fan blades are around 8 or 9 feet from the floor. For high ceilings, the fan may be hung to a desired height. Low-profile fan models are available for ceilings that are lower than 8 feet from the floor. Also, fan blades should be at least 18 inches from walls. For commercial ceiling fans (usually having three blades), no part of the fan blades should be closer than 10 feet from the floor in order to prevent inadvertent contact with the blades.  Underwriters Laboratories UL 507 Section 70.2.1 says:

    “The blades of a ceiling-suspended fan shall be located at least 3.05 m (10 feet) above the floor when the fan is installed as intended.”

Underwriters Laboratories makes exceptions if the fan blade edges are thick and the fan is turning slowly.
  • Blades are turning in the wrong direction. In the winter months, the leading edge of the fan’s blades should be lower than the trailing edge in order to produce a gentle updraft, which forces warm air near the ceiling down into the occupied space below. In the summer, the leading edge of the fan’s blades should be higher as the fan spins counter-clockwise to cool occupants with a wind-chill effect. On most models, the fan direction can be reversed with an electric switch located on the outside of the metal housing, but the same effect can be achieved on other models by unscrewing and remounting the fan blades.
  • An indoor fan is not designed for exterior use. Ordinary indoor ceiling fans are unsafe to use outdoors or in humid environments, such as bathrooms.  They will wear out quickly. Fans that are rated “damp” are safe for humid environments, but they, too, should never be used where they might come into contact with liquid water. Only fans that are rated “wet” are safe for such use, as they incorporate features such as all-weather, UV-resistant blades, sealed motors, rust-resistant housing, and stainless steel hardware.
As always, call us if you have any questions!

 

Central Air-Conditioning System Inspection

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It is heating up out here in Arizona (finally) – even here in Prescott, but especially in the Phoenix area. Now is the time to make sure your air conditioning is ready to handle the heat!  As part of a home inspection (in the Phoenix and Prescott areas) we do take a close look at the HVAC units, and if in doubt we will suggest an HVAC company come take a closer look. We also have routine maintenance done on our own home’s unit since a building’s central air-conditioning system must be periodically inspected and maintained in order to function properly. While an annual inspection performed by a trained professional is recommended, homeowners can do a lot of the work themselves by following the tips offered in this guide.Exterior Condenser Unit

Clean the Exterior Condenser Unit and Components
The exterior condenser unit is the large box located on the side of the building that is designed to push heat from the inside of the building to the outdoors. Inside of the box are coils of pipe that are surrounded by thousands of thin metal “fins” that allow the coils more surface area to exchange heat. Follow these tips when cleaning the exterior condenser unit and its inner components — after turning off power to the unit!
  • Remove any leaves, spider webs and other debris from the unit’s exterior. Trim foliage back several feet from the unit to ensure proper air flow.
  • Remove the cover grille to clean any debris from the unit’s interior. A garden hose can be helpful for this task.
  • Straighten any bent fins with a tool called a fin comb.
  • Add lubricating oil to the motor. Check your owner’s manual for specific instructions.
  • Clean the evaporator coil and condenser coil at least once a year.  When they collect dirt, they may not function properly.
Inspect the Condensate Drain Line
Condensate drain lines collect condensed water and drain it away from the unit.  They are located on the side of the inside fan unit. Sometimes there are two drain lines—a primary drain line that’s built into the unit, and a secondary drain line that can drain if the first line becomes blocked. Homeowners can inspect the drain line by using the following tips, which take very little time and require no specialized tools:
  • Inspect the drain line for obstructions, such as algae and debris. If the line becomes blocked, water will back up into the drain pan and overflow, potentially causing a safety hazard or water damage to your home.
  • Make sure the hoses are secured and fit properly.
Clean the Air Filter
The air filter slides out for easy replacement
Air filters remove pollen, dust and other particles that would otherwise circulate indoors. Most filters are typically rectangular in shape and about 20 inches by 16 inches, and about 1 inch thick. They slide into the main ductwork near the inside fan unit. The filter should be periodically washed or replaced, depending on the manufacturer’s instructions. A dirty air filter will not only degrade indoor air quality, but it will also strain the motor to work harder to move air through it, increasing energy costs and reducing energy efficiency. The filter should be replaced monthly during heavy use during the cooling seasons. You may need to change the filter more often if the air conditioner is in constant use, if building occupants have respiratory problems,if  you have pets with fur, or if dusty conditions are present.
 
Cover the Exterior Unit

When the cooling season is over, you should cover the exterior condenser unit in preparation for winter. If it isn’t being used, why expose it to the elements? This measure will prevent ice, leaves and dirt from entering the unit, which can harm components and require additional maintenance in the spring. A cover can be purchased, or you can make one yourself by taping together plastic trash bags. Be sure to turn the unit off before covering it.

Close the Air-Distribution Registers
Air-distribution registers are duct openings in ceilings, walls and floors where cold air enters the room. They should be closed after the cooling season ends in order to keep warm air from back-flowing out of the room during the warming season. Pests and dust will also be unable to enter the ducts during the winter if the registers are closed. These vents typically can be opened or closed with an adjacent lever or wheel.  Remember to open the registers in the spring before the cooling season starts.  Also, make sure they are not blocked by drapes, carpeting or furniture.
In addition, homeowners should practice the following strategies in order to keep their central air conditioning systems running properly:
  • Have the air-conditioning system inspected by a professional each year before the start of the cooling season.
  • Reduce stress on the air conditioning system by enhancing your home’s energy efficiency. Switch from incandescent lights to compact fluorescents, for instance, which produce less heat.
In summary, any homeowner can perform periodic inspections and maintenance to their home’s central air-conditioning system.

Understanding the Electric Panel Box on your Home

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One item I usually try to go over with a home buyer after a home inspection is the electric panel.  Many homeowners who are unfamiliar with construction and wiring are timid when it comes to electrical work. It makes perfect sense to have a healthy respect for electricity—it can be dangerous if you don’t understand it.

To give you confidence and a little knowledge to help you discuss electrical problems with an electrician, let’s explore how the service panel (or panel box) controls your home’s electrical system.

 

The Service Panel

After passing through the electric meter, the local electrical utility provides electricity to your house through the service panel (also called the distribution center). The panel, which is usually located in a garage, basement or utility room, distributes electricity through individual circuits that run throughout your house.

The service panel in most homes contains circuit breakers, which look like little switches. Older homes may contain fuses, but they serve the same purpose as circuit breakers—to stop the flow of electricity when there is a problem.

As a homeowner, you need access to the panel for three tasks:

  • to shut off power to the whole house if needed (you do this by switching off the large breaker);
  • to reset a circuit breaker that trips; and
  • to turn off power to individual circuits when you are doing electrical work somewhere in the house.

You can also add new circuits to the panel box if there is room, but this is usually a job for a licensed electrician.

Why Do Circuit Breakers Trip?

If you plug too many appliances into a circuit, the system senses that they require more power than the circuit can accommodate and the circuit breaker trips, shutting off power completely. It’s a safety measure designed to protect the wiring in the circuit, as too great a demand can cause the wires to overheat.

Each circuit has a limit of how much power it can handle. You will find that limit printed on each breaker. The number represents the ampere, or amps, which measure the rate or quantity of electrical flow. The number printed on the main breaker is the upper limit your house’s service can accommodate.

For example, a 15-amp circuit is a light-duty circuit that may power something like living room and bedroom lights and electrical outlets, and there are usually several outlets on one circuit.  A 30- or 50-amp circuit is for appliances that use a lot of energy, such as an electric clothes dryer or an electric range. These kinds of appliances are usually the only thing hooked up to the circuit—called a dedicated circuit—and their wiring will have a larger diameter.

Stopping Circuit Breakers from Tripping

Reducing demand on the circuit is the best way to prevent breakers from tripping. Appliances list their energy demands on an identification label on the unit. Most services experience tripping when juggling power demands. For example, if the breaker trips when you use the microwave and the toaster oven at the same time, you will have to move one of those appliances to another circuit. However, if a circuit trips frequently, contact an electrician because there may be a problem in the wiring or a short circuit.

Reset a breaker in the service panel by first pushing it to the “OFF” position and then pushing it back to the “ON” position. Fuses in older panels can’t be reset but must be replaced. Always replace a fuse with another of the same amperage. Don’t be tempted to install a higher-amp fuse because wiring size corresponds to amps. Wiring that is too small for the new fuse could overheat.

Types of Circuit Breakers

Your home is connected to the electric utility by three wires. Two of the wires are charged with a nominal 120 volts each, and the third wire is neutral. Volts or voltage is the force with which electricity flows. Each of the two “hot” wires is attached to the power bus in the service panel. You can’t see the power bus because the panel box should have an inside cover that allows only the circuit breaker switches to be accessible inside the door or cover. As the name implies, the power bus energizes the circuits with either 120 or 240 volts.

The way the circuit is used determines the amount of voltage needed. A 15-amp circuit requires one hot wire or 120 volts. This type of circuit breaker is called a single-pole breaker. An electric range on a 50-amp circuit may need 240 volts, so it has two hot wires. This type of breaker is called a double-pole breaker.

Other circuit breakers include:

  • ground-fault circuit interrupters (GFCIs). These breakers can sense the slightest imbalance in the flow of electrical current when a hot wire touches a ground, such as the metal cabinet of an appliance. Any type of abnormal current flow is called a fault. GFCI breakers trip much more quickly than standard breakers. GFCI protection is required by the National Electrical Code (NEC) in wet areas, such as kitchens and bathrooms, as well as in attached garages. GFCI outlets—the outlets with the “Test” and “Reset” buttons on them—offer the same protection.

  • arc-fault circuit interrupters (AFCIs).  A disconnected hot wire can produce a small arc of electrical current. AFCIs are designed to shut down the circuit before the arc can cause a fire.

Don’t be alarmed if your panel box does not contain GFCI breakers. GFCI electrical outlets provide the same protection. The use of AFCI breakers is relatively new, and not every municipality includes their use in local codes. If you are concerned about arc faults, consult a licensed electrician.

Map the Circuits

Make sure that the inside of the panel door has a legend that clearly indicates which rooms and/or appliances are powered by which breakers.  Many service panels’ legends are missing, illegible or inaccurate.  Make sure that yours is up to date. Work with a helper and methodically go through the house testing the circuits. Don’t assume that all of the outlets in a room are on one circuit. Kitchen lighting and outlets, for example, should be serviced by two circuits. A simple rule of thumb is to check all electrical outlets.

Be Responsible and Safe!

Unless a breaker trips or you want to shut off power to do some electrical work, there’s no need to deal with your service panel.  But it’s important to know where it’s located and to keep the area around it clear so that it’s accessible in an emergency.  It’s also a good idea to store a working flashlight nearby in the event of a power outage.

If the door to your home’s electrical service panel has scorch marks, that could indicate dangerous arcing.  If it’s rusted, there may be a hidden water leak.  It’s best to call a licensed electrician to investigate such issues further.

If your home’s electrical service uses fuses, be sure to keep compatible replacements available.

And never insert any metal object (such as a screwdriver) into the panel or attempt to remove the dead front or cover behind the breakers.  One wrong move could prove fatal.

Do NOT attempt to perform electrical work yourself if you lack the proper experience and training.