Don’t delay home maintenance

by Dan Krell © 2013
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Take action – consequences of deferred maintenance can hurt home sale.

Home MaintenanceAs we slowly emerge from one of deepest recessions that has hit in generations, one of the top issues facing home owners (especially those who plan a home sale) is deferred maintenance.  Although a lack of financial resources could be a main reason for postponing repairs and/or regular maintenance, other reasons for doing so may include a home owner’s lack of time as well as a home owner’s psycho-social issues getting in the way of carrying out maintenance (as in the case of severe hoarding).

Deferred maintenance in a home is simply putting off repairs and timely upkeep of its systems.  Delaying maintenance may turn today’s minor repair into tomorrow’s major problem.  Of course not all minor repairs turn into major issues, but even minor issues can be a nuisance.

Preventative maintenance can help prevent the elements from entering the home.  If delayed, issues can develop and affect other home systems.  Maintaining caulking and seals around windows and doors as well as flashing on roof components can prevent water penetration into the home.  Putting off repairs may allow water leaks, which can seep through walls and ceilings deteriorating drywall and even possibly weakening floor trusses/beams.  Openings in seals and caulking may also allow pests to enter the home, which can also create additional issues if not addressed.

Many home owners do not pay much attention to the exterior because they spend most of their time indoors.  The roof, gutters, and downspouts are often neglected due to a lack of awareness; many home owners don’t often check these systems and usually put faith in that they are doing their intended job.  Home owners may not even know there is a problem with these systems until it’s too late.  Water penetration from these systems can not only create problems as described above, but if left unchecked can also create problems in the basement and foundation.

Water does not have to penetrate from the exterior to create problems, it can originate from unrepaired plumbing leaks as well.  In addition to causing staining on walls and ceilings, plumbing leaks if left unattended may likewise, weaken floors.

Another regular maintenance item that is not often performed is HVAC servicing.  Ideally, a home’s furnace and air conditioning system should be serviced in spring and fall.  Regular servicing of the HVAC systems can not only possibly extend the systems’ life but also can help identify safety issues (such as carbon monoxide leaks in some systems).

Home MaintenanceDeferred maintenance issues often decrease a home’s value and can prevent a home from selling for top dollar; sometimes preventing a home from selling at all.  If you’re planning a sale and recognize that there may be deferred maintenance issues, you might ask your agent about having a pre-sale home inspection or home audit to determine the home’s condition and urgent repairs.  Your agent can provide guidance on repairs and pricing your home.

If you’re like many home owners, you might have deferred maintenance on your home.  Some experts recommend a “home audit” to determine your home’s condition.  It’s never too late to start budgeting for home maintenance; to meet regular and emergency maintenance needs, some experts recommend an annual savings of one to three percent of the home’s value. Planning ahead can make home maintenance easier as well allow you to make informed decisions to possibly lower your maintenance costs.

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This article is not intended to provide nor should it be relied upon for legal and financial advice. This article was originally published the week of May 6, 2013. Using this article without permission is a violation of copyright laws. Copyright © 2013 Dan Krell.

What’s your relationship with your home; how homes impact our lives

by Dan Krell
DanKrell.com
© 2012
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homesHave you considered your relationship with your home?  Just like the relationships we have with our family, friends, and acquaintances, we also have relationships with inanimate objects such as our cars, computers, and our homes.  Granted, the relationships we have with our cars and homes are not the same as our human relationships, and it may sound farfetched; but if you think about it for moment, these relationships can affect our moods and lifestyles just the same.

Your relationship with your home can sometimes make you feel satisfied or frustrated, and maybe both.  But chances are that you were not always ambivalent about your home.   At one time you might have thought your home was perfect.  Or you may have decided that you were ok with the quirks in the home because you once planned to fix them.

But the reality is that over time you change: your lifestyle changes; your use of space changes.  Likewise, your home changes too: the systems become less efficient; the rooms may feel too small/large; the kitchen becomes dated, etc.

Just like your human relationships, your home requires maintenance.  Regular maintenance of your home’s systems can help assure that you will be comfortable day to day.  Ignored systems can fail when you rely on them the most, leaving you miserable and wondering about your home.  Commonly ignored systems include (but certainly not limited to) HVAC and the roof.  Having a licensed HVAC professional check the home’s furnace and air conditioning as recommended may not only ensure the system works when you need it the most, but may also help lower energy bills.  Regular inspection of the home’s roof gutters and downspouts could prevent future water penetration issues.

homeOf course, as we continually change and develop, we want our relationships to grow as well.  So, it is possible that one day you might look around your home and feel that it’s time to spice up the relationship a little – You might be thinking of some renovations, updates, and possibly expanding the home.

Unless you plan to make renovations regularly, don’t make a mistake and focus solely on making your home “trendy.”  Before you decide on a major project, experts recommend you consult with a professional interior designer and/or architect to assist in making choices that can prolong the “freshness” of the renovation.

Kitchens and bathrooms are usually where the most money is spent, and that’s because those rooms tend to get the most traffic and use.  When designing a kitchen or bathroom, it is easy to go overboard on the renovation, but even a modest refurbishment can increase your enjoyment of the home.

As you renovate the interior, don’t give the exterior the short shrift.  Upgrading the home’s windows and siding not only increases the home’s efficiency, but may also increase the home’s curb appeal when it’s time to sell.

Relationships change and sometimes end; even the most meaningful ones.  This is no different with your home.  One day you may find that although your home may have sheltered you and your family without fail for many years, you may find that your needs may have changed; you may need more or less space, or may need to live in a different city.  And just like old friends, you may one day find yourself fondly thinking about your “old” home where you once lived.

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This article is not intended to provide nor should it be relied upon for legal and financial advice. This article was originally published in the Montgomery County Sentinel the week of November 26, 2012. Using this article without permission is a violation of copyright laws. Copyright © 2012 Dan Krell.

Regular Maintenance can Possibly Keep you Comfortable during Severe Weather

by Dan Krell © 2010

Talking to a neighbor about how lucky I felt to have power during the blizzard over the weekend, he lamented that he did not have heat. Listening to him talk about how he tried to fix his furnace, it became increasingly clear that he had no idea what type of heating system was in his home. Putting aside my neighbor’s assessments of his situation, I reluctantly asked when he last serviced his furnace; his response did not provide confidence that the furnace was serviced any time recently.

My neighbor’s recent experience demonstrates that poorly maintained home systems can cause problems when we rely on them the most. Enduring severe weather events remind us of past due maintenance that unfortunately we soon forget as we get on with our busy lives.

Having a heating professional conduct a furnace check every fall can ensure that your furnace is clean and operating safely and efficiently – especially when we depend on the system to operate properly. To many, the furnace may seem like a magic box that keeps the house warm during cold months. However, like many mechanical objects, the furnace is prone to breakdowns unless regularly serviced.

To ensure optimal operation of your furnace, a licensed HVAC professional is should conduct annual maintenance that examines such items as (depending on your heating system): the burner and pilot; the heat exchanger; the thermocouple; the filter; the vents; the gas piping; the electronic ignition; the fan; the burner; the limit switch; the manifold pressure; the temperature rise; the heat anticipator; the belt; and the draft diverter.

Although your HVAC professional probably checks for carbon monoxide (if your furnace is a combustible fuel system), carbon monoxide can build up any time. Severe weather can cause heavy amounts of snow and other debris to possibly block exhaust vents and chimneys. Installing and ensuring its peak operation, a carbon monoxide detector can save your life.

Another cause for concern during extreme weather is water penetration into your home. Regular maintenance of your roof system and sump pump can minimize damage caused by severe weather. First, ice dams occurring from melting and freezing snow can lift shingles and separate siding allowing water to make its way into your home. Water from ice dams can damage ceilings, walls and window casings. Left unrepaired, mold and possibly structural problems may develop.

Second, blocked downspouts can cause water penetration into your basement by forcing melting snow from your roof to drain and drip down directly to your home’s foundation. Remembering to dig out your downspouts when shoveling the walks and driveway may prevent this type of penetration by providing a route for melting water to drain away from your home’s foundation.

Third, a non functioning sump pump is a sure way for rising water to penetrate your home. The sump pump drains water that collects in the sump pit away from your home. As large amounts of snow melts, the grounds around your home become saturated, and the sump pit may fill quickly. If your sump pump is not operating properly (or the pump drain is blocked), the water can penetrate your home until properly drained.

If you’re one of the “lucky” ones whose home endured the recent severe weather, don’t take your home for granted. Regular maintenance can ensure years of enjoyment – and comfort in severe weather events.

This article is not intended to provide nor should it be relied upon for legal and financial advice. This article was originally published in the Montgomery County Sentinel the week of February 8, 2010. Using this article without permission is a violation of copyright laws. Copyright © 2010 Dan Krell

Budgeting for home maintenance; the other housing crisis


by Dan Krell © 2009

Current economic conditions are creating another housing crisis. Even though credit is tight and savings are dwindling, don’t forgo regular home maintenance. Forgoing regular maintenance can not only possibly devalue your home, but also create larger problems that can potentially make your home unlivable.

Many first time home owners are surprised by the actual cost of home ownership. Some get caught in the trap of spending their savings to purchase their home without having any reserves for emergencies, let alone regular home maintenance. If regular home maintenance items are not attended to, these items can become expensive emergencies. For example, a small roof leak left unrepaired can wreak havoc on the roof, ceilings, and walls requiring extensive repairs, as well as the potential for mold.

Adding to the impending crisis is the fact that many home owners are so bogged down with debt that they cannot save enough money for regular maintenance items. A few years ago this wasn’t so much a problem because credit was easily available; qualifying for a home equity line of credit to pay for home repairs and renovations was easy. However, presently qualifying for a line of credit is difficult, let alone trying to keep one open.

Putting off home maintenance due to a clean home inspection may not be such a good idea. Having a home inspection can determine the overall condition of the home and give you some peace of mind when you purchase a home; but the inspection is limited. In fact the law governing Maryland home inspector licensure describes the limitations and exclusions of a home inspection as not being technically exhaustive and may not identify concealed conditions or latent defects. Additionally, a home inspector is not required to determine (among other items): the condition of systems or components that are not accessible; the remaining life of any system or component; the strength, adequacy, effectiveness, or efficiency of any system or component; any future failures of systems and components; compliance of the structure with applicable provisions of local ordinances, regulations, or codes; and the existence of any manufacturer’s recalls (COMAR 09.36.07.03).

Even new homes have maintenance requirements. Sometimes, poor craftsmanship or inadequate installation techniques necessitate repairs sooner rather than later.

Relying on your homeowner’s insurance to repair your home in case of a system or component failure may not be a good idea either as some insurance policies may limit damage/repair costs and/or not cover damages due to poorly maintained systems (insurance coverage varies; you should consult your insurance agent for clarifications to your policy).

If you haven’t yet budgeted for home maintenance- start today! Freddie Mac recommends having a “home audit” to assess the maintenance needs of your home. To meet regular and emergency maintenance needs, some experts recommend an annual savings of one to three percent of the home’s value. Planning ahead can make home maintenance easier as well allow you to make informed decisions to possibly lower your maintenance costs (FreddieMac.com).

A sign of a home owner facing financial challenges is often manifested by their home’s disrepair. Homes that fall into disrepair are an indication that the home owner is struggling. If you or a neighbor needs assistance to create a home maintenance budget, contact a local housing counseling agency.

This article is not intended to provide nor should it be relied upon for legal and financial advice. This article was originally published in the Montgomery County Sentinel the week of February 2, 2009. Copyright © 2009 Dan Krell.

Check your furnace!

by Dan Krell
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As we head toward the winter months, our thoughts turn towards our home furnaces. Regular furnace maintenance by a licensed heating professional can save you money and keep your family safe.

Having a qualified and licensed heating professional service your furnace is highly recommended due to the nature and complexity of the system. Having your heating professional conduct an annual furnace check can ensure that your furnace is clean and operating safely and efficiently. An annual thorough assessment of your furnace includes (but is not limited to): looking at the burner and pilot assembles; checking the heat exchanger for cracks; looking at the pilot thermocouple; examining the filter; checking vent piping; testing gas piping for leaks; testing the electronic ignition; testing the fan; adjusting the burner for efficiency; testing the limit switch; measuring the manifold gas pressure; measuring the temperature rise; checking for carbon monoxide; setting the heat anticipator; checking belt/tension; examining the draft diverter and lubricate the fan motor.

Although, having a licensed professional check your furnace is highly recommended, your heating professional can provide you with a list of items that you can check regularly. The list of light maintenance items may include: changing filters, installing a carbon monoxide detector, clearing the area around the furnace, looking for soot, and looking for vent leaks.

Replacing the furnace air filters every month, as well as ensuring the area around the furnace is free of dust and debris can help increase efficiency by as much as 3%. Dust, dirt, and household debris (such as pet dander) can clog the furnace blower, thus reducing efficiency and eject particulate in the air.

Changing the air filter can help maintain your health too! Keeping dirt and debris out of the furnace and changing the air filter regularly can reduce particulate in the air you breathe. The American Lung Association (healthyhouse.org) recommends using filters with a high MERV rating; the American Lung Association also recommends a higher frequency of filter changes when family members have asthma and allergies.

If your furnace uses a combustible fuel, you should have a carbon monoxide detector installed in your home. Never operate your furnace without having a working carbon monoxide detector installed. Carbon monoxide can be produced by the combustion of fuels in your furnace. Normally, carbon monoxide is vented away safely. However if your furnace is operating properly, carbon monoxide can escape into your home causing illness or death.

Unfortunately, many of us use the areas around our furnaces for storage. Heating professionals recommend that the area around the furnace be clear of combustibles and other items because they may ignite or block air flow.

Soot on or around your furnace may be a sign that your furnace is not operating properly- you should contact a licensed heating professional immediately.

Leaks in duct work can cause a significant decrease in furnace efficiency. Regular checks of your ducts can help maintain your furnace’s peak efficiency. Heating professionals recommend leaks be sealed by a ductwork approved tape (usually foil).

Having a clean and efficient furnace will not only safely warm your family during winter, but may possibly save you money in heating costs. If you are unsure about your furnace’s maintenance, always consult a licensed professional heating contractor.

This article is not intended to provide nor should it be relied upon for legal and financial advice. This article was originally published in the Montgomery County Sentinel the week of October 20, 2008. Copyright © 2008 Dan Krell.