Sonoran Property Inspections

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

Happy Labor Day from Prescott Home Inspector!

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Just a quick blog to wish you a Happy Labor Day from all of us at Sonoran Property Inspections  (and when I say all of us I mean both of us and the two dogs)!  I must have misunderstood what Labor Day meant because I actually did a home inspection today on a lovely property in Prescott Valley. So when I say I will work for you seven days a week I mean it. Whether you are at labor today or just chilling with family or friends, enjoy the day! And remember, I am here to help you with any of your home inspection needs in the Prescott area as well as most of the Phoenix area.  Thanks!

Prescott Home Inspection – Electrical Safety

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One area that I look at when doing a home inspection is the electrical system. As a home buyer you want to know that the home you are buying is relatively safe from fire hazards. By hiring a certified professional inspector you can get a little peace of mind when it comes to this important area.  We can help you if you are buying or selling a home in the Scottsdale or Prescott, Arizona area. In the meantime, here are some helpful hints.
Electricity is an essential part of our lives. However, it has the potential to cause great harm. Electrical systems will function almost indefinitely, if properly installed and not overloaded or physically abused. Electrical fires in our homes claim the lives of 485 Americans each year and injure 2,305 more. Some of these fires are caused by electrical system failures and appliance defects, but many more are caused by the misuse and poor maintenance of electrical appliances, incorrectly installed wiring, and overloaded circuits and extension cords.
Some safety tips to remember:
  • Never use anything but the proper fuse to protect a circuit.
  • Find and correct overloaded circuits.
  • Never place extension cords under rugs.
  • Outlets near water should be GFCI-type outlets.
  • Don’t allow trees near power lines to be climbed.
  • Keep ladders, kites, equipment and anything else away from overhead power lines.
Electrical Panels
Electricity enters the home through a control panel and a main switch where one can shut off all the power in an emergency. These panels are usually located in the basement. Control panels use either fuses or circuit breakers. Install the correct fuses for the panel. Never use a higher-numbered fuse or a metallic item, such as a penny. If fuses are used and there is a stoppage in power, look for the broken metal strip in the top of a blown fuse. Replace the fuse with a new one marked with the correct amperage. Reset circuit breakers from “off” to “on.” Be sure to investigate why the fuse or circuit blew. Possible causes include frayed wires, overloaded outlets, or defective appliances. Never overload a circuit with high-wattage appliances. Check the wattage on appliance labels. If there is frayed insulation or a broken wire, a dangerous short circuit may result and cause a fire. If power stoppages continue or if a frayed or broken wire is found, contact an electrician.
Outlets and Extension Cords
Make sure all electrical receptacles or outlets are three-hole, grounded outlets. If there is water in the area, there should be a GFCI or ground-fault circuit interrupter outlet. All outdoor outlets should be GFCIs. There should be ample electrical capacity to run equipment without tripping circuit breakers or blowing fuses. Minimize extension cord use. Never place them under rugs. Use extension cords sparingly and check them periodically. Use the proper electrical cord for the job, and put safety plugs in unused outlets.

Electrical Appliances
Appliances need to be treated with respect and care. They need room to breathe. Avoid enclosing them in a cabinet without proper openings, and do not store papers around them. Level appliances so they do not tip. Washers and dryers should be checked often. Their movement can put undue stress on electrical connections. If any appliance or device gives off a tingling shock, turn it off, unplug it, and have a qualified person correct the problem. Shocks can be fatal. Never insert metal objects into appliances without unplugging them. Check appliances periodically to spot worn or cracked insulation, loose terminals, corroded wires, defective parts and any other components that might not work correctly. Replace these appliances or have them repaired by a person qualified to do so.
Electrical Heating Equipment
Portable electrical heating equipment may be used in the home as a supplement to the home heating system. Caution must be taken when using these heating supplements. Keep them away from combustibles, and make sure they cannot be tipped over. Keep electrical heating equipment in good working condition. Do not use them in bathrooms because of the risk of contact with water and electrocution. Many people use electric blankets in their homes. They will work well if they are kept in good condition. Look for cracks and breaks in the wiring, plugs and connectors. Look for charred spots on both sides. Many things can cause electric blankets to overheat. They include other bedding placed on top of them, pets sleeping on top of them, and putting things on top of the blanket when it is in use. Folding the blankets can also bend the coils and cause overheating.
 
Children
Electricity is important to the workings of the home, but can be dangerous, especially to children. Electrical safety needs to be taught to children early on. Safety plugs should be inserted in unused outlets when toddlers are in the home. Make sure all outlets in the home have face plates. Teach children not to put things into electrical outlets and not to chew on electrical cords. Keep electrical wiring boxes locked. Do not allow children to come in contact with power lines outside. Never allow them to climb trees near power lines, utility poles or high tension towers.
 
Electricity and Water
A body can act like a lightning rod and carry the current to the ground. People are good conductors of electricity, particularly when standing in water or on a damp floor. Never use any electrical appliance in the tub or shower. Never touch an electric cord or appliance with wet hands. Do not use electrical appliances in damp areas or while standing on damp floors. In areas where water is present, use outlets with GFCIs. Shocks can be fatal.
Animal Hazards
Mice and other rodents can chew on electrical wires and damage them. If rodents are suspected or known to be in the home, be aware of the damage they may cause, and take measures to get rid of them.
Outside Hazards
There are several electrical hazards outside the home. Be aware of overhead and underground power lines. People have been electrocuted when an object they are moving has come in contact with the overhead power lines. Keep ladders, antennae, kites and poles away from power lines leading to the house and other buildings. Do not plant trees, shrubs or bushes under power lines or near underground power lines. Never build a swimming pool or other structure under the power line leading to your house. Before digging, learn the location of underground power lines.
Do not climb power poles or transmission towers. Never let anyone shoot or throw stones at insulators. If you have an animal trapped in a tree or on the roof near electric lines, phone your utility company. Do not take a chance of electrocuting yourself. Be aware of weather conditions when installing and working with electrical appliances. Never use electrical power tools or appliances with rain overhead or water underfoot. Use only outdoor lights, fixtures and extension cords. Plug into outlets with a GFCI. Downed power lines are extremely dangerous. If you see a downed power line, call the electric company, and warn others to stay away. If a power line hits your car while you are in it, stay inside unless the car catches fire. If the car catches fire, jump clear without touching metal and the ground at the same time.
MORE SAFETY PRECAUTIONS :
  • Routinely check your electrical appliances and wiring.
  • Hire an InterNACHI inspector. InterNACHI inspectors must pass rigorous safety training and are knowledgeable in the ways to reduce the likelihood of electrocution.
  • Frayed wires can cause fires. Replace all worn, old and damaged appliance cords immediately.
  • Use electrical extension cords wisely and don’t overload them.
  • Keep electrical appliances away from wet floors and counters; pay special care to electrical appliances in the bathroom and kitchen.
  • Don’t allow children to play with or around electrical appliances, such as space heaters, irons and hair dryers.
  • Keep clothes, curtains and other potentially combustible items at least 3 feet from all heaters.
  • If an appliance has a three-prong plug, use it only in a three-slot outlet. Never force it to fit into a two-slot outlet or extension cord.
  • Never overload extension cords or wall sockets. Immediately shut off, then professionally replace, light switches that are hot to the touch, as well as lights that flicker. Use safety closures to childproof electrical outlets.
  • Check your electrical tools regularly for signs of wear. If the cords are frayed or cracked, replace them. Replace any tool if it causes even small electrical shocks, overheats, shorts out or gives off smoke or sparks.
In summary, household electrocution can be prevented by following the tips offered in this guide and by hiring an InterNACHI inspector like Jerry at Sonoran Property Inspections.

Relocating to Prescott? Tips to Make the Move More Eco-Friendly.

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As a Prescott area home inspector, I am here to help you prior to the big move into your new home, and having moved recently myself I know how stressfull and time-consuming a move can be! But rarely do we wonder about the impact the process has on the environment. This is amplified when moving to a smaller house or condominium, and additional decisions have to be made regarding items that must discarded in order to save space.  If we don’t make these decisions deliberately, our choices can generate a lot of trash, and waste energy and natural resources. Fortunately, we have other options so that, when the time comes, we can relocate — along with our stuff — responsibly.

Some measures to consider before moving day:

  • Buy less.  The less you accumulate, the less you will have to discard when it comes time to relocate. Also, fight the urge to be a pack rat by recycling and giving items away as they become obsolete to you. If you put off these decisions until the day you have to relocate, many of the things that you’re on the fence about keeping will likely end up in the trash because you’ll be too preoccupied by the move to put the effort into thoughtful and responsible disposal.
  • Discard items in a responsible manner, rather than merely throwing them away. Non-biodegradable trash doesn’t disappear; it just accumulates in new locations where it contaminates groundwater and soil, off-gasses methane and other greenhouse gases, and overwhelms otherwise useful land. By taking a few extra steps, you can save money, help others, and minimize your impact on the environment.
    • Recycle. With a minimum of effort, you can recycle old magazines and newspapers that you do not want to take with you to your new home. Glass, metal and plastics are also easily recyclable, and you will conserve some of the raw materials and energy required to produce these items by re-offering them. Many of the items you clean out from your home might be recyclable in your community curbside or drop-off recycling program. To determine what items you can recycle, contact your local environmental agency or waste-pickup service.
  • Sort through your belongings and decide what you don’t want to take with you, separating them into defined groups based on how best to dispose of them. For instance, separate your unwanted items that are in good working order, and can be reused by a friend or neighbor, from other items that require special disposal, such as hazardous chemicals or large, bulky items. See the following sections on how to identify items for reuse, recycling and special disposal.

Common recyclables include:

      • cardboard;
      • mixed paper;
      • newspapers;
      • glass bottles and jars;
      • plastic bottles and jugs; and
      • scrap aluminum and cans.

Many items can be dropped off for recycling at nearby locations, such as:

  • plastic grocery bags that are often accepted for recycling at grocery stores;
  • used electronics, such as cell phones and computers, which are collected for recycling at electronics stores, school vocational programs, and by municipal governments;
  • bulky consumer goods.  Your municipality, by special request or at designated times of the year, may collect appliances and other large discards, such as non-working refrigerators and broken furniture.
  • Sell.
    • Neighborhood yard sales are a fun way to get rid of items and make a little extra money.
    • Websites such as eBay, Craigslist and Freecycle provide ways to advertise online, often for free, in order to unload unwanted items.
    • Antiques can be cleaned and sold to antique and consignment shops.
  • Donate.  Try putting items on your curb with a “free” sign.  Or, take them to your local Salvation Army Store, ARC Store, DAV Store, Goodwill, women’s shelter and homeless shelter as the items lose their usefulness to you.  Keep a spare bag in the trunk of your vehicle, and take the reusable items that you run across out to your car.  Before you know it, you will have a full bag to drop off at a thrift store or a collection drive.  Charitable donations to many non-profit organizations are often tax-deductible. Popular donated items include:
    • clothing and footwear;
    •  bedding, curtains and towels;
    • some toiletries;
    • books and magazines, which can be donated to your local school, library, or community or senior center;
    • furniture;
    • kitchenware and small, working appliances;
    • consumer electronics;
    • unwanted entertainment items, such as CDs, DVDs and video games;
    • larger items, such as computers, and stoves and refrigerators;
    • vehicles; and
    • unopened food items, which will be accepted at food banks and shelters.
  • Hire an environmentally conscious moving company. When searching for a professional service, select a competent expert who is concerned about nature and takes active steps in employing environmentally sound practices. Ask the company:
    • Do they encourage the use of used boxes rather than insisting that each customer pay for new
      boxes? An environmentally conscious transporter should be happy to take the materials
      from you after your move to pass on to his or her next customer.
    • Are their vehicles fuel-efficient?  Ethanol-powered trucks are a bonus, although high mile-per- gallon diesel and gasoline trucks are positive choices, too.
    • Moving vehicles may also be fitted with devices that emit a sound to prevent animals from
      wandering into the road. It may seem trivial, but moving vehicles spend a long time on the
      road, and these devices can and do save the lives of many animals. In Australia, they use
      “hopper stoppers” to protect kangaroos.  In much of the rest of the world, deer are a bigger
      problem.
  • If you don’t use a professional moving company, be smart about boxes and packing materials. Rather than buying these items new, which unnecessarily adds to the expense of moving, find them used. In most cases, old boxes work just as well as new boxes. Liquor stores, grocery stores, hardware and other retail stores are usually happy to give away large cardboard boxes they no longer need and would have to otherwise discard or recycle. Calling around first will save you frustration and the emissions of driving around town to individual stores. You can also ask friends and neighbors if they have materials you can have or borrow. Moving boxes are also popular “freebies” on Craigslist. By following this tip, you will have reduced the number of trees that must be chopped down and boxes that must be manufactured. Also, by reusing boxes and packing material, you keep them out of landfills. When you are finished moving, keep the packing materials for future use, or pass them on.
  • Properly dispose of hazardous household items. While cleaning out and packing up the basement, garage or shed, you might run across some products such as cleaners, pesticides and paints, which are corrosive, flammable or otherwise dangerous to the environment and human health, if not disposed of properly. See if your community has special drop-off sites or holds periodic collection days for safe recycling and disposal of these products. Some stores offer free recycling for returned used goods at the point-of-purchase.

Common hazardous substances include:

    • cleaning supplies;
    • art and photographic supplies;
    • spent printer cartridges;
    • leftover paints, stains and varnishes;
    • light bulbs and fluorescent tubes;
    • spent batteries for laptops, digital cameras and other personal electronics;
    • old car batteries;
    • antifreeze;
    • used motor oil; and
    • pesticides and weed killer.

Also, beware of hazardous chemicals that may contain gasoline, oil or other toxins. Local environmental agencies across the country have set up programs for homeowners to trade in their old gasoline-powered lawnmowers and electric gardening equipment. Contact your local solid waste collection outfit or environmental agency to inquire about these programs.

In summary, relocation is often hectic and expensive, but it doesn’t have to damage the environment.  You can also take easy steps to pare down your material belongings and keep them out of the landfill by reducing, reusing and recycling.

 

What is Excellent Customer Service?

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At Sonoran Property Inspections we pride ourselves on not only providing a quality home inspection in Prescott, but also on excellent customer service. We have had real estate agents and their clients tell us that they appreciate the small things we do to make the process of home inspections better for them.

For some, the end goal is when a company “meets expectations”, and that is of course the cornerstone of any successful business. Before you can provide excellent customer service the basic expectations must be regularly met. So what makes customer service go to the next level?  Listening to the needs of the client, responding quickly, offering help over and above the initial need. In short, attention, action, and follow through. Sadly these three things are often missing in the service industry. Just trying to get a call back from some businesses is difficult. I don’t get it! Just call back and tell me you are too busy for more work, but have the courtesy to call back! Sorry for the brief rant, but I can’t tell you how this frustrates me, and I know you feel the same way.

So here is what you can expect from us:

  • We will answer your calls and emails – or if we are helping someone else at the time you call, we promise to return calls and emails within a few hours (not a few days!)
  • If you need a home inspection we will get you scheduled within the ten day time frame in almost all cases – even if it means working 7 days a week to make sure we can get it done.
  • We will schedule your termite inspections for you and you make just one payment to us and we pay the termite contractor. In the Phoenix area we will also schedule a pool inspection for you by a professional pool guy at no extra cost.
  • If you can’t make it to the review after the home inspection we will set up a time to talk to you about the report even if it is after hours. We want to make sure you fully understand the report and will answer all your questions.
  • Need to know who else to call to assist you? We can help with that too. Our job does not end once we deliver the report to you (same day reports by the way) – we are here to help you even after the inspection is done.

So, if you happen to be another service provider in the Prescott area, and you agree with me on the importance of customer service, I would love to hear from you. We are always looking for others that we can refer to a client when they need work done. Just another part of what we would call customer service – let us know if you agree. We’d love to help you.

Home Inspection of Windows

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Windows are one of the things that get looked at when we do a Scottsdale or Prescott home inspection for a buyer or seller. This evaluation of windows determines not only if they open and close properly, but also looks for issues like broken seals or other defects that may need to be addressed or looked at more closely. If you decide to replace defective windows either before or after the sale of the home, here are a few items that may help you understand what is best for you.

First of all, if you are the seller or the buyer and a home inspection reveals defective windows, don’t panic! The cost to repair or replace the window may not be all that bad, and the potential savings in energy even better.

The Potential Energy Payback

The U.S. Department of Energy estimates that the average household spends between $1,500 and $2,500 annually on energy bills, and attributes about 45% of the expense to heating and cooling. With a window replacement project, selecting the right windows can have significant impact not only on the price of the project, but also on the potential for cutting energy expenses, which is especially important for those who intend to remain in their homes for years after the project is completed.

But when it comes to replacement windows, one size does not fit all. Homeowners need expert guidance to select products that offer the best value for their budget, climate, and the orientation of their home with respect to sun and shade. They should also be careful to contract only with installers who are well trained, efficient, and guarantee their work.

Are Replacement Windows the Right Choice?

It’s important to first determine what type of window project is best for your home. Technically speaking, replacement windows are designed to fit inside an existing window frame so that the siding and trim needn’t be disturbed or replaced.

New-construction units have nailing fins and are designed for installation in a rough opening.

Installation of prime windows requires removal of siding and trim around the window, then restoration of the finishes once the window is in place.

If an existing window frame is relatively square and free of rot and other defects, replacement windows can work well and save lots of time and money. But if an existing window has shifted out of square or there are signs of moisture infiltration in the surrounding wall, the old window and surrounding finishes should be removed. This gives the installer a chance to inspect the framing, find and flash the infiltration source, add insulation where necessary, and seal the opening against water and air leakage.

Replacement Window Material Choices

Vinyl
Vinyl replacement windows are a popular choice due to their affordable cost and low transmission of heat and cold air through the frames. They require little or no maintenance, which should always be factored into the value proposition.

There’s wide variation in the quality of vinyl frames and sashes in the market. More dimensionally stable vinyl frames are extruded with matrices of reinforcing cells for greater strength, and have joints that are welded. These features improve the potential for weather-tightness, energy performance, and lasting attractiveness.

One note: Residents of historic districts and certain homeowners’ associations should be advised that vinyl replacement windows may be prohibited and should check with authorities before installing them.

Wood
Wood replacement windows are more expensive than vinyl but offer comparable heat/cold transmission ratings. Wood is a good choice for older, traditional homes and in districts where vinyl and metal are prohibited by code. Though wood frames require routine maintenance, the extra expense can usually be avoided with approved metal or vinyl cladding applied at the time of installation.

Composition or Fiberglass
Fiberglass replacement windows are comparable in price to wood windows, and they boast better dimensional stability than vinyl. They have inherently good heat/cold transmission resistance that can be augmented with foam insulation applied within voids in the extrusions. Fiberglass windows are available in an array of factory-applied colors that require no maintenance.

Aluminum
Aluminum replacement windows are relatively inexpensive but have poor thermal transmission characteristics, especially when frames are constructed without a thermal break. However, they may offer decent value with the right glazing in warm climates. Factory-applied finishes need no maintenance.

Glazing Choices

Along with selecting a frame and sash with high resistance to thermal transfer, the right glazing can have an enormous impact on a replacement window’s energy-saving performance and, therefore, its long-term value. Glass by itself is not a particularly good insulator, but most replacement window suppliers offer a number of glazing options that can double or triple energy performance, in comparison to single glazing.

Selecting Replacement Windows Based on Orientation

ENERGY STAR, the U.S. Environmental Protection Agency’s program to help consumers and businesses conserve energy, makes some very specific recommendations for window U-value and SHGC ratings with respect to their orientation toward the sun:

In cold climates:

  • South-facing walls: Shaded windows should have a higher SHCG for more passive heat gain in winter and lower U-values to reduce heat loss. Unshaded south-facing windows should have lower SHGC to prevent excessive heat gain in summer.
  • East- and west-facing windows should have lower SHGC ratings.
  • North-facing windows should have the lowest U-value possible; SHGC ratings are unimportant.

In warm climates:

  • East-, west- and south-facing windows should have low SHGC and should be shaded to prevent excessive heat gain.
  • All windows should have low U-values to minimize heat loss and reduce air-conditioning loads.

Go by the Numbers

For guidance in selecting the best values in replacement windows, analyze and compare the ratings found on the NFRC/ENERGY STAR labels on the products offered within your budget range.

Lots of info here, sorry if it is overwhelming, but all windows are clearly not the same, so ask your local expert to help you, and then enjoy those new windows and hopefully the energy you will save in the long run.

What Really Matters in a Home Inspection

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Buying a home in the Prescott area?

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 from your inspector 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 review. 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 as a certified member of InterNACHI, you can trust that we are among the most 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 your InterNACHI Certified Professional Inspector® at Sonoran Property Inspections to help you devise an annual maintenance plan that will keep your family safe and your home in top condition for years to come.

Monsoon Reminders for Home Owners

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Now that we are clearly in monsoon season (especially here in the Prescott area),  Sonoran Property Inspections has some helpful hints and reminders to share on dealing with the large amounts of water we can get during these storms. During recent home inspections we have seen the results of damage that may have been prevented with a few of these tips.

If you have gutters make sure they are clean and clear of debris so that they can do the job they were intended to do. Valley flashings on the roof should be clear of tree leaves to allow water to flow off the roof correctly.

Make sure your downspouts have a splash block that will move water away from the foundation. This is important since you want water as far from the foundation as possible before it starts to soak into the ground.

If you have an underground drainage system that the down spouts are connected to it’s important that they are clear of debris, tree roots etc. Trying to clean them in the monsoon season isn’t the best time as this is when you need them most.

Grading should slope away from the foundation if at all possible. Generally a home is set up to be 6” above grade, however this can easily change after the landscapers or home owners finish the landscape.

Flat roofs should be inspected yearly to have repairs done and be certain the coatings are in good condition. Generally the coating can last 5-7 years.

Monsoons can drop a tremendous amount of water in a short time frame, no roof is waterproof but you can help manage the flow of water by following the few tips above.

Conserve Energy and Save Money

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In addition to doing home inspections in Prescott and Prescott Valley and parts of the Phoenix area, we also do home checks on vacation homes. I recently advised one of my clients that it was time to update the HVAC unit on their vacation home that I manage for them in Scottsdale. They noticed higher than normal bills recently, and while there HAS been a record breaking heat in the valley this summer, part of the problem for them is outdated equipment. This guide is primarily aimed at homeowners who are thinking of upgrading or replacing their home’s existing heating or cooling systems. It also contains useful information for people who are having a home built for them, and for those who want to reduce their energy consumption in general.

A Wise Choice
 
The options presented will help you to select heating and cooling systems that meet the needs of both your lifestyle and your checkbook. Besides the obvious savings for you that occur by lowering your consumption, by reducing demand for energy through conservation, or, in the case of electricity, from shifting consumption to times of lower demand, together we can lower the market price for the energy that is consumed. The advantages of investing in energy efficiency aren’t only felt within your family budget – they are realized in the cleaner environment that goes hand in hand with more efficient systems and the wise use of energy.


Before You Start
Putting an energy-efficient heating system into a drafty, poorly insulated house will reduce your energy bills. But you’ll notice a more dramatic savings and even make yourself more comfortable if you also make your entire house more energy-efficient. How? Here are some ideas:
  • Weatherstrip and caulk to seal air leaks. You may have to replace uncontrolled sources of air with designed sources to ensure proper ventilation.
  • Increase insulation levels where appropriate (such as in the attic and walls) to reduce heat loss in winter and heat gain in summer.
  • Open drapes on south-facing windows on sunny winter days so that the sun’s energy can help heat your home, and close them in summer to help keep your home cool.
  • Choose energy-efficient products when replacing windows and doors.
By making your house more energy-efficient, your heating and cooling systems will work less, and you may reduce the capacity needed when you replace your systems, which means more savings for you.
Choose the Right Equipment
In order to correctly size new heating and cooling equipment, your contractor must analyze how much heat is lost from your home in winter and gained in summer. Ask for this heat loss/gain analysis in writing, including the method used to perform the calculation. This calculation should take into consideration such factors as the size of the house, its level of insulation, and the condition of windows and doors. If the heat loss and gain is significant, and you haven’t already taken steps to increase the energy efficiency of the house, now is the time to do it.
Avoid the temptation to simply choose the same size equipment that already exists in your house without doing a heat loss/gain analysis. Your home has likely been altered over the years, and the system might even have been the wrong size at the start. An oversized unit will usually operate below peak efficiency, and both oversized and undersized units can adversely affect the comfort of your home. Any installation involving combustion equipment should include steps to ensure that there will be an adequate supply of air for combustion and venting, and that other air-exhausting equipment will not cause problems.
I am not going to go into detail about all the different types of units out there, or the SEER ratings… but I am more than happy to talk to you about these things if you care to give me a call.  In summary, homeowners can reduce their energy consumption by adopting the strategies offered in this guide and contacting an inspector who may be able to guide you in ways to conserve energy and save money.

15 Essential Tools for Every Homeowner

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The following items are essential tools, but this list is by no means exhaustive. Feel free to ask your InterNACHI inspector – Jerry, at Sonoran Property Inspections in Prescott Valley, during your next inspection about other tools that you might find useful.  Jerry does home inspections in the Prescott area.
 
1.  Plunger
A clogged sink or toilet is one of the most inconvenient household problems that you will face. With a plunger on hand, however, you can usually remedy these plumbing issues relatively quickly. It is best to have two plungers — one for the sink and one for the toilet.

 

2.  Combination Wrench Set

One end of a combination wrench set is open and the other end is a closed loop. Nuts and bolts are manufactured in standard and metric sizes, and because both varieties are widely used, you’ll need both sets of wrenches. For the most control and leverage, always pull the wrench toward you, instead of pushing on it. Also, avoid over-tightening.

3.  Slip-Joint Pliers

Use slip-joint pliers to grab hold of a nail, a nut, a bolt, and much more. These types of pliers are versatile because of the jaws, which feature both flat and curved areas for gripping many types of objects. There is also a built-in slip-joint, which allows the user to quickly adjust the jaw size to suit most tasks.

4.  Adjustable WrenchCaulking gun

Adjustable wrenches are somewhat awkward to use and can damage a bolt or nut if they are not handled properly. However, adjustable wrenches are ideal for situations where you need two wrenches of the same size. Screw the jaws all the way closed to avoid damaging the bolt or nut.

5.  Caulking Gun
Caulking is the process of sealing up cracks and gaps in various structures and certain types of piping. Caulking can provide noise mitigation and thermal insulation, and control water penetration. Caulk should be applied only to areas that are clean and dry.
6.  Flashlight
None of the tools in this list is of any use if you cannot visually inspect the situation. The problem, and solution, are apparent only with a good flashlight. A traditional two-battery flashlight is usually sufficient, as larger flashlights may be too unwieldy.
7.  Tape Measure
Measuring house projects requires a tape measure — not a ruler or a yardstick. Tape measures come in many lengths, although 25 feet is best.  Measure everything at least twice to ensure accuracy.

8.  Hacksaw
A hacksaw is useful for cutting metal objects, such as pipes, bolts and brackets. Torpedo levelHacksaws look thin and flimsy, but they’ll easily cut through even the hardest of metals. Blades are replaceable, so focus your purchase on a quality hacksaw frame.

9. Torpedo Level
Only a level can be used to determine if something, such as a shelf, appliance or picture, is correctly oriented. The torpedo-style level is unique because it not only shows when an object is perfectly horizontal or vertical, but it also has a gauge that shows when an object is at a 45-degree angle. The bubble in the viewfinder must be exactly in the middle — not merely close.

10.  Safety Glasses / Goggles
For all tasks involving a hammer or a power tool, you should always wear safety glasses or goggles. They should also be worn while you mix chemicals.

11.  Claw Hammer
A good hammer is one of the most important tools you can own.  Use it to drive and remove nails, to pry wood loose from the house, and in combination with other tools. They come in a variety of sizes, although a 16-ounce hammer is the best all-purpose choice.

12.  Screwdriver Set
It is best to have four screwdrivers: a small and large version of both a flathead and a Phillips-head screwdriver. Electrical screwdrivers areWire cutter sometimes convenient, but they’re no substitute.  Manual screwdrivers can reach into more places and they are less likely to damage the screw.

13.  Wire Cutters
Wire cutters are pliers designed to cut wires and small nails. The side-cutting style (unlike the stronger end-cutting style) is handy, but not strong enough to cut small nails.

14.  Respirator / Safety Mask
While paints and other coatings are now manufactured to be less toxic (and lead-free) than in previous decades, most still contain dangerous chemicals, which is why you should wear a mask to avoid accidentally inhaling. A mask should also be worn when working in dusty and dirty environments. Disposable masks usually come in packs of 10 and should be thrown away after use. Full and half-face respirators can be used to prevent the inhalation of very fine particles that ordinary facemasks will not stop.

15.  Duct Tape
This tape is extremely strong and adaptable. Originally, it was widely used to make temporary repairs to many types of military equipment. Today, it’s one of the key items specified for home emergency kits because it is water-resistant and extremely sticky.
by Nick Gromicko and Ben Gromicko (used with permission from the interNACHI  website)

10 Energy Saving Tips for your Home

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There are lots of things you can do in your home to save energy (and therefore money), and Sonoran Property Inspections is here to help. Many of these things can be done yourself. If you want an inspection of your home to give you a better idea of where to start, feel free to call us. We can have Jerry (the home inspector you can count on in the Prescott area) come out and take a look and help guide you. Start by taking a look at the items you can do now to start saving energy and money.

1. Find better ways to heat and cool your house. 

As much as half of the energy used in homes goes toward heating and cooling. The following are a few ways that energy bills can be reduced through adjustments to the heating and cooling systems:

  • Install a ceiling fan. Ceiling fans can be used in place of air conditioners, which require a large amount of energy.
  • Periodically replace air filters in air conditioners and heaters.
  • Set thermostats to an appropriate temperature. Specifically, they should be turned down at night and when no one is home. In most homes, about 2% of the heating bill will be saved for each degree that the thermostat is lowered for at least eight hours each day. Turning down the thermostat from 75° F to 70° F, for example, saves about 10% on heating costs.
  • Install a programmable thermostat. A programmable thermostat saves money by allowing heating and cooling appliances to be automatically turned down during times that no one is home and at night. Programmable thermostats contain no mercury and, in some climate zones, can save up to $150 per year in energy costs.
  • Install a wood stove or a pellet stove. These are more efficient sources of heat than furnaces.
  • At night, curtains drawn over windows will better insulate the room.

2. Install a tankless water heater.

Demand-type water heaters (tankless or instantaneous) provide hot water only as it is needed. They don’t produce the standby energy losses associated with traditional storage water heaters, which will save on energy costs. Tankless water heaters heat water directly without the use of a storage tank. When a hot water tap is turned on, cold water travels through a pipe into the unit. A gas burner or an electric element heats the water. As a result, demand water heaters deliver a constant supply of hot water. You don’t need to wait for a storage tank to fill up with enough hot water.

3. Replace incandescent lights.

The average household dedicates 11% of its energy budget to lighting. Traditional incandescent lights convert approximately only 10% of the energy they consume into light, while the rest becomes heat. The use of new lighting technologies, such as light-emitting diodes (LEDs) and compact fluorescent lamps (CFLs), can reduce the energy use required by lighting by 50% to 75%. Advances in lighting controls offer further energy savings by reducing the amount of time that lights are on but not being used. Here are some facts about CFLs and LEDs:

  • CFLs use 75% less energy and last about 10 times longer than traditional incandescent bulbs.
  • LEDs last even longer than CFLs and consume less energy.
  • LEDs have no moving parts and, unlike CFLs, they contain no mercury.

4. Seal and insulate your home.

Sealing and insulating your home is one of the most cost-effective ways to make a home more comfortable and energy-efficient, and you can do it yourself. A tightly sealed home can improve comfort and indoor air quality while reducing utility bills. An InterNACHI energy auditor can assess  leakage in the building envelope and recommend fixes that will dramatically increase comfort and energy savings.

The following are some common places where leakage may occur:

  • electrical receptacles/outlets;
  • mail slots;
  • around pipes and wires;
  • wall- or window-mounted air conditioners;
  • attic hatches;
  • fireplace dampers;
  • inadequate weatherstripping around doors;
  • baseboards;
  • window frames; and
  • switch plates.

Because hot air rises, air leaks are most likely to occur in the attic. Homeowners can perform a variety of repairs and maintenance to their attics that save them money on cooling and heating, such as:

  • Plug the large holes. Locations in the attic where leakage is most likely to be the greatest are where walls meet the attic floor, behind and under attic knee walls, and in dropped-ceiling areas.
  • Seal the small holes. You can easily do this by looking for areas where the insulation is darkened. Darkened insulation is a result of dusty interior air being filtered by insulation before leaking through small holes in the building envelope. In cold weather, you may see frosty areas in the insulation caused by warm, moist air condensing and then freezing as it hits the cold attic air. In warmer weather, you’ll find water staining in these same areas. Use expanding foam or caulk to seal the openings around plumbing vent pipes and electrical wires. Cover the areas with insulation after the caulk is dry.
  • Seal up the attic access panel with weatherstripping. You can cut a piece of fiberglass or rigid foamboard insulation in the same size as the attic hatch and glue it to the back of the attic access panel. If you have pull-down attic stairs or an attic door, these should be sealed in a similar manner.

5. Install efficient showerheads and toilets.

The following systems can be installed to conserve water usage in homes:

  • low-flow showerheads. They are available in different flow rates, and some have a pause button which shuts off the water while the bather lathers up;
  • low-flow toilets. Toilets consume 30% to 40% of the total water used in homes, making them the biggest water users. Replacing an older 3.5-gallon toilet with a modern, low-flow 1.6-gallon toilet can reduce usage an average of 2 gallons-per-flush (GPF), saving 12,000 gallons of water per year. Low-flow toilets usually have “1.6 GPF” marked on the bowl behind the seat or inside the tank;
  • vacuum-assist toilets. This type of toilet has a vacuum chamber that uses a siphon action to suck air from the trap beneath the bowl, allowing it to quickly fill with water to clear waste. Vacuum-assist toilets are relatively quiet; and
  • dual-flush toilets. Dual-flush toilets have been used in Europe and Australia for years and are now gaining in popularity in the U.S. Dual-flush toilets let you choose between a 1-gallon (or less) flush for liquid waste, and a 1.6-gallon flush for solid waste. Dual-flush 1.6-GPF toilets reduce water consumption by an additional 30%.

6. Use appliances and electronics responsibly.

Appliances and electronics account for about 20% of household energy bills in a typical U.S. home. The following are tips that will reduce the required energy of electronics and appliances:

  • Refrigerators and freezers should not be located near the stove, dishwasher or heat vents, or exposed to direct sunlight. Exposure to warm areas will force them to use more energy to remain cool.
  • Computers should be shut off when not in use. If unattended computers must be left on, their monitors should be shut off. According to some studies, computers account for approximately 3% of all energy consumption in the United States.
  • Use efficient ENERGY STAR-rated appliances and electronics. These devices, approved by the U.S. Department of Energy and the Environmental Protection Agency’s ENERGY STAR Program, include TVs, home theater systems, DVD players, CD players, receivers, speakers, and more. According to the EPA, if just 10% of homes used energy-efficient appliances, it would reduce carbon emissions by the equivalent of 1.7 million acres of trees.
  • Chargers, such as those used for laptops and cell phones, consume energy when they are plugged in. When they are not connected to electronics, chargers should be unplugged.
  • Laptop computers consume considerably less electricity than desktop computers.

7. Install daylighting as an alternative to electrical lighting.

Daylighting is the practice of using natural light to illuminate the home’s interior. It can be achieved using the following approaches:

  • skylights. It’s important that they be double-pane or they may not be cost-effective. Flashing skylights correctly is key to avoiding leaks;
  • light shelves. Light shelves are passive devices designed to bounce light deep into a building. They may be interior or exterior. Light shelves can introduce light into a space up to 2½ times the distance from the floor to the top of the window, and advanced light shelves may introduce four times that amount;
  • clerestory windows.  Clerestory windows are short, wide windows set high on the wall. Protected from the summer sun by the roof overhang, they allow winter sun to shine through for natural lighting and warmth; and
  • light tubes.  Light tubes use a special lens designed to amplify low-level light and reduce light intensity from the midday sun. Sunlight is channeled through a tube coated with a highly reflective material, and then enters the living space through a diffuser designed to distribute light evenly.

8. Insulate windows and doors.

About one-third of the home’s total heat loss usually occurs through windows and doors. The following are ways to reduce energy lost through windows and doors:

  • Seal all window edges and cracks with rope caulk. This is the cheapest and simplest option.
  • Windows can be weatherstripped with a special lining that is inserted between the window and the frame. For doors, apply weatherstripping around the whole perimeter to ensure a tight seal when they’re closed. Install quality door sweeps on the bottom of the doors, if they aren’t already in place.
  • Install storm windows at windows with only single panes. A removable glass frame can be installed over an existing window.
  • If existing windows have rotted or damaged wood, cracked glass, missing putty, poorly fitting sashes, or locks that don’t work, they should be repaired or replaced.

9. Cook smart.

An enormous amount of energy is wasted while cooking. The following recommendations and statistics illustrate less wasteful ways of cooking:

  • Convection ovens are more efficient that conventional ovens. They use fans to force hot air to circulate more evenly, thereby allowing food to be cooked at a lower temperature. Convection ovens use approximately 20% less electricity than conventional ovens.
  • Microwave ovens consume approximately 80% less energy than conventional ovens.
  • Pans should be placed on the matching size heating element or flame.
  • Using lids on pots and pans will heat food more quickly than cooking in uncovered pots and pans.
  • Pressure cookers reduce cooking time dramatically.
  • When using conventional ovens, food should be placed on the top rack. The top rack is hotter and will cook food faster.

10. Change the way you do laundry.

  • Do not use the medium setting on your washer. Wait until you have a full load of clothes, as the medium setting saves less than half of the water and energy used for a full load.
  • Avoid using high-temperature settings when clothes are not very soiled. Water that is 140° F uses far more energy than 103° F for the warm-water setting, but 140° F isn’t that much more effective for getting clothes clean.
  • Clean the lint trap every time before you use the dryer. Not only is excess lint a fire hazard, but it will prolong the amount of time required for your clothes to dry.
  • If possible, air-dry your clothes on lines and racks.
  • Spin-dry or wring clothes out before putting them into a dryer.
Homeowners who take the initiative to make these changes usually discover that the energy savings are more than worth the effort. Home inspectors can make this process much easier because they can perform a more comprehensive assessment of energy-savings potential than the average homeowner can.