Saturday, October 10, 2009
Fall Home Winterizing
Check the gutters and downspouts: Are they unclogged and free of litter? Are the joints tight? Are extenders and splash blocks under the downspouts? Any leaves in the roof valleys? Check for tree branches overhanging roofs. See if the septic tank needs pumping out. Be sure the pool is properly shut down and winterized. Check/provide snow fences if needed to direct the snow away from the house. Assess your back yard for winter: Is the BBQ put away and covered? Are lawn and garden tools stored in the shed or garage? Has the lawn furniture been winterized? Make sure there’s room in the garage for your car(s). Have hose bib covers handy for a freeze. Check the nooks and crannies for snakes, spiders and scorpions that will be looking for winter warmth. Check windows: Are they tightly caulked? Have window screens been removed and cleaned? Is your weather stripping tight? In the North: Have something handy to de-ice walkways and steps. In the South: Be sure rat/mouse bait is in places safe for pets and children.
Saturday, October 3, 2009
Fall Lawn Tips
There are a number of things that you can do to prepare your lawn for the winter and to ensure that it comes back strong in the fall. The cool night temperatures we are currently experiencing are probably already strengthening your lawn after the hot and dry summer. You may be noticing improved grass color and density. Now is the perfect time to enhance the grass's recovery with a few simple steps.
After the summer, it is likely that your lawn needs some supplemental fertilization. Nitrogen will be needed in the largest quantity and you should apply 1 pound of slow-release nitrogen fertilizer per thousand square feet of lawn. This will help the lawn to recover from summer stresses and will further improve grass color and density.
As the cooler weather intensifies, you will also be able to stop irrigating your lawn. It's easy to forget that changes in the program of your irrigation controller are necessary at this time of the year. The grass does not need as much irrigation as it did during the heat of the summer and it's the perfect opportunity for conservation. A great deal of water can be wasted in the fall because irrigation controllers are not adjusted for the cooler temperatures.
As it gets even cooler and winter is just around the corner, you will notice that your lawn is growing much more slowly. At some point, you will perform your last mowing of the growing season. This is a critical time in the life and health of your lawn. Hopefully you have been mowing at a height of 2 1/2 -3 1/2 inches to promote root growth and stress tolerance. This is a good practice, but not a good one to follow with your final mowing of the season. This last mowing should be much shorter, from 1 to 1 1/2 inches. Mowing at this shorter height will not leave long grass blades over the winter that can lay over and increase humidity beneath snow cover. If the grass blades are very long, and there is lengthy snow cover, a disease called snow mold may occur.
After your final mowing is also the best time to apply your last fertilization of the growing season. Once again, nitrogen is of primary concern. Following your last mowing, you'll want to apply 1 pound of quick-release nitrogen fertilizer per thousand square feet of lawn. It's important that the nitrogen source be quick-release so that the grass can take it up before going dormant due to cold. This is probably the most critical fertilization of the entire growing season and should not be missed! Research has shown that this late fall fertilization provides the most benefit and drought tolerance to the lawn the FOLLOWING summer.
These simple steps will ensure that your lawn makes it not only through the winter, but into next summer healthy and stronger.
After the summer, it is likely that your lawn needs some supplemental fertilization. Nitrogen will be needed in the largest quantity and you should apply 1 pound of slow-release nitrogen fertilizer per thousand square feet of lawn. This will help the lawn to recover from summer stresses and will further improve grass color and density.
As the cooler weather intensifies, you will also be able to stop irrigating your lawn. It's easy to forget that changes in the program of your irrigation controller are necessary at this time of the year. The grass does not need as much irrigation as it did during the heat of the summer and it's the perfect opportunity for conservation. A great deal of water can be wasted in the fall because irrigation controllers are not adjusted for the cooler temperatures.
As it gets even cooler and winter is just around the corner, you will notice that your lawn is growing much more slowly. At some point, you will perform your last mowing of the growing season. This is a critical time in the life and health of your lawn. Hopefully you have been mowing at a height of 2 1/2 -3 1/2 inches to promote root growth and stress tolerance. This is a good practice, but not a good one to follow with your final mowing of the season. This last mowing should be much shorter, from 1 to 1 1/2 inches. Mowing at this shorter height will not leave long grass blades over the winter that can lay over and increase humidity beneath snow cover. If the grass blades are very long, and there is lengthy snow cover, a disease called snow mold may occur.
After your final mowing is also the best time to apply your last fertilization of the growing season. Once again, nitrogen is of primary concern. Following your last mowing, you'll want to apply 1 pound of quick-release nitrogen fertilizer per thousand square feet of lawn. It's important that the nitrogen source be quick-release so that the grass can take it up before going dormant due to cold. This is probably the most critical fertilization of the entire growing season and should not be missed! Research has shown that this late fall fertilization provides the most benefit and drought tolerance to the lawn the FOLLOWING summer.
These simple steps will ensure that your lawn makes it not only through the winter, but into next summer healthy and stronger.
Thursday, September 17, 2009
How Long Will My Home Systems and Components Typically Last?
A well-built home can last for hundreds of years, but many of its parts must be replaced or removed regularly.
Here's a sampling of average life expectancy in years for different products and materials used in the home, as listed in a report titled "1997 Housing Facts, Figures and Trends" published by the National Association of Home Builders (NAHB) based in Washington, D.C. These are estimates only. I am making no guarantees or promises.
The number following the item is in years.
APPLIANCES
Compactor,disposal
Using regularly is the best maintenance. Also grinding bones helps clear away build-up 10
Dishwasher
Proper maintenance includes checking to see if water temperature is at least 130 degrees F and cleaning the filter and screens 10
Dryer
Proper maintenance includes regularly cleaning out the lint, tightening the connection between the wires and the heating element, lubricating the pulleys and rollers, and examining the exhaust outlet. 10
Freezer (compact)
Proper maintenance includes regularly cleaning the condenser coils every three months and sanitizing the door gaskets in order to maintain an effective seal. 12
Freezer (standard)
Same as compact freezers. 16
Microwave Oven 11
Range (free-standing electric)
Proper maintenance includes checking electrical connections, checking the oven vent for blockage and making sure the surface units are secure and level. 17
Range (gas)
Properly maintained by cleaning the igniters once a year. 19
Range (High Oven, gas)
Same as free standing gas ranges. 14
Refrigerator (Compact)
Proper maintenance includes cleaning the condenser coils every three months, sanitizing the door gaskets in order to maintain an effective seal, cleaning the mouth of the drain, and occasionally pouring a tablespoon of chlorine bleach followed by water in order to keep blockages from forming. 14
Refrigerator (Standard)
Same as compact refrigerator 17
Washer (Auto and Compact)
Proper maintenance includes checking the shaft seal, lubricating the pump, and tightening the belts. 13
Exhaust fan 20
BATHROOMS
Cast Iron Bathtub 50
Fiberglass Tub and shower 10-15
Shower Door (average quality) 25
Toilet 50
CABINETRY
Kitchen Cabinets 15-20
Medicine Cabinets/Bath Vanity 20
COUNTER TOPS
Laminate 10-15
Ceramic Tile (high grade) Lifetime
Wood/Butcher Block or Granite 20+
DOORS
Screen 25-50
Interior (Not perfect Hollow Core) <30
Interior (Solid Core Wood) 30+
Exterior (Unprotected Exposed) 25-30
Folding 30+
Garage Door 20-50
Garage Door Opener 10
FINISHES
Paint, Plaster, Stucco 3-5
Sealer, Silicone, and Waxes 1-5
FLOORS
Oak, Pine, or Slate Flagstone Lifetime
Vinyl sheet or Tile 20-30
Terrazzo Lifetime
Carpeting 11
Marble Lifetime
FOOTINGS AND FOUNDATIONS
Poured Footing and Foundation 200
Concrete Block 100
Cement 50
Waterproofing (bituminous coating)
(cracking results in immediate damage) 10
Termite Proofing
(may have shorter life in damp climates) 5
Baseboard System 20
HEATING, VENTILATION AND A/C
A/C Unit (Central)
Varies from the materials and products used in the construction. 15
A/C Unit (Window Unit)
Varies from the materials and products used in the construction. 10
Humidifier
Varies from the materials and products used in the construction. 8
Water Heater (Electric)
Varies from the materials and products used in the construction. 14
Water Heater (Gas)
Varies from the materials and products used in the construction. 11-13
Forced Air Furnace, Heat Pump
Varies from the materials and products used in the construction. 15
Furnace, Gas or Oil Fired
Varies from the materials and products used in the construction. 18
LANDSCAPING
Wooden Deck
Varies from the materials and products used in the construction. 15
Brick and Concrete Patio
Varies from the materials and products used in the construction. 24
Concrete Walk
Varies from the materials and products used in the construction. 24
Gravel Walk
Varies from the materials and products used in the construction. 4
Asphalt Driveway
Varies from the materials and products used in the construction. 10
Swimming Pool
Varies from the materials and products used in the construction. 18
Sprinkler System, Fence
Varies from the materials and products used in the construction. 12
PAINTS AND STAINS
Exterior Paint
Varies from the materials and products used 7-10
Interior Wall, Trim, Door Paint
Varies from the materials and products used 5-10
Interior Wallpaper
Varies from the materials and products used 7
PLUMBING
Waste Pipe (Concrete)
Varies from the materials and products used in the construction. 50-100
Waste Pipe (Cast Iron)
Varies from the materials and products used in the construction. 75-100
Sink (Enamel, Steel)
Varies from the materials and products used in the construction. 5-10
Sink (Enamel Cast Iron, Porcelain)
Much more durable 25-30
Faucets (Low Quality) 13-15
High Quality Faucets 15-20
ROOFING
Asphalt and Wood Shingles and Shakes
Last longer if pressure treated.
15-30
Tile
Depends on quality of tile and the climate. 50
Slate
Depends on the grade. 50-100
Sheet metal
Depends on gauge of metal, the quality of coatings and application. 20-50+
Built-up Roofing (Asphalt)
Depends on materials and drainage. Coatings will add to life. 12-25
Built-up Roofing (Coat and Tar)
Depends on quality of materials,thoroughness of design and application. 12-30
Asphalt Composition Shingle 15-30
Asphalt Overlay 25-35
SIDING
Gutters and Downspouts 30
Siding (wood) 10-100
Siding (steel) 50-Life
Siding (aluminum) 20-50
Siding (vinyl) 50
WINDOWS
Window Glazing 20
Wood Casement 20-50
Aluminum Casement 10-20
Screen 25-50
(In some categories, installation, quality and traffic/usage impact life greatly.)
Here's a sampling of average life expectancy in years for different products and materials used in the home, as listed in a report titled "1997 Housing Facts, Figures and Trends" published by the National Association of Home Builders (NAHB) based in Washington, D.C. These are estimates only. I am making no guarantees or promises.
The number following the item is in years.
APPLIANCES
Compactor,disposal
Using regularly is the best maintenance. Also grinding bones helps clear away build-up 10
Dishwasher
Proper maintenance includes checking to see if water temperature is at least 130 degrees F and cleaning the filter and screens 10
Dryer
Proper maintenance includes regularly cleaning out the lint, tightening the connection between the wires and the heating element, lubricating the pulleys and rollers, and examining the exhaust outlet. 10
Freezer (compact)
Proper maintenance includes regularly cleaning the condenser coils every three months and sanitizing the door gaskets in order to maintain an effective seal. 12
Freezer (standard)
Same as compact freezers. 16
Microwave Oven 11
Range (free-standing electric)
Proper maintenance includes checking electrical connections, checking the oven vent for blockage and making sure the surface units are secure and level. 17
Range (gas)
Properly maintained by cleaning the igniters once a year. 19
Range (High Oven, gas)
Same as free standing gas ranges. 14
Refrigerator (Compact)
Proper maintenance includes cleaning the condenser coils every three months, sanitizing the door gaskets in order to maintain an effective seal, cleaning the mouth of the drain, and occasionally pouring a tablespoon of chlorine bleach followed by water in order to keep blockages from forming. 14
Refrigerator (Standard)
Same as compact refrigerator 17
Washer (Auto and Compact)
Proper maintenance includes checking the shaft seal, lubricating the pump, and tightening the belts. 13
Exhaust fan 20
BATHROOMS
Cast Iron Bathtub 50
Fiberglass Tub and shower 10-15
Shower Door (average quality) 25
Toilet 50
CABINETRY
Kitchen Cabinets 15-20
Medicine Cabinets/Bath Vanity 20
COUNTER TOPS
Laminate 10-15
Ceramic Tile (high grade) Lifetime
Wood/Butcher Block or Granite 20+
DOORS
Screen 25-50
Interior (Not perfect Hollow Core) <30
Interior (Solid Core Wood) 30+
Exterior (Unprotected Exposed) 25-30
Folding 30+
Garage Door 20-50
Garage Door Opener 10
FINISHES
Paint, Plaster, Stucco 3-5
Sealer, Silicone, and Waxes 1-5
FLOORS
Oak, Pine, or Slate Flagstone Lifetime
Vinyl sheet or Tile 20-30
Terrazzo Lifetime
Carpeting 11
Marble Lifetime
FOOTINGS AND FOUNDATIONS
Poured Footing and Foundation 200
Concrete Block 100
Cement 50
Waterproofing (bituminous coating)
(cracking results in immediate damage) 10
Termite Proofing
(may have shorter life in damp climates) 5
Baseboard System 20
HEATING, VENTILATION AND A/C
A/C Unit (Central)
Varies from the materials and products used in the construction. 15
A/C Unit (Window Unit)
Varies from the materials and products used in the construction. 10
Humidifier
Varies from the materials and products used in the construction. 8
Water Heater (Electric)
Varies from the materials and products used in the construction. 14
Water Heater (Gas)
Varies from the materials and products used in the construction. 11-13
Forced Air Furnace, Heat Pump
Varies from the materials and products used in the construction. 15
Furnace, Gas or Oil Fired
Varies from the materials and products used in the construction. 18
LANDSCAPING
Wooden Deck
Varies from the materials and products used in the construction. 15
Brick and Concrete Patio
Varies from the materials and products used in the construction. 24
Concrete Walk
Varies from the materials and products used in the construction. 24
Gravel Walk
Varies from the materials and products used in the construction. 4
Asphalt Driveway
Varies from the materials and products used in the construction. 10
Swimming Pool
Varies from the materials and products used in the construction. 18
Sprinkler System, Fence
Varies from the materials and products used in the construction. 12
PAINTS AND STAINS
Exterior Paint
Varies from the materials and products used 7-10
Interior Wall, Trim, Door Paint
Varies from the materials and products used 5-10
Interior Wallpaper
Varies from the materials and products used 7
PLUMBING
Waste Pipe (Concrete)
Varies from the materials and products used in the construction. 50-100
Waste Pipe (Cast Iron)
Varies from the materials and products used in the construction. 75-100
Sink (Enamel, Steel)
Varies from the materials and products used in the construction. 5-10
Sink (Enamel Cast Iron, Porcelain)
Much more durable 25-30
Faucets (Low Quality) 13-15
High Quality Faucets 15-20
ROOFING
Asphalt and Wood Shingles and Shakes
Last longer if pressure treated.
15-30
Tile
Depends on quality of tile and the climate. 50
Slate
Depends on the grade. 50-100
Sheet metal
Depends on gauge of metal, the quality of coatings and application. 20-50+
Built-up Roofing (Asphalt)
Depends on materials and drainage. Coatings will add to life. 12-25
Built-up Roofing (Coat and Tar)
Depends on quality of materials,thoroughness of design and application. 12-30
Asphalt Composition Shingle 15-30
Asphalt Overlay 25-35
SIDING
Gutters and Downspouts 30
Siding (wood) 10-100
Siding (steel) 50-Life
Siding (aluminum) 20-50
Siding (vinyl) 50
WINDOWS
Window Glazing 20
Wood Casement 20-50
Aluminum Casement 10-20
Screen 25-50
(In some categories, installation, quality and traffic/usage impact life greatly.)
Tuesday, September 1, 2009
Gas Lighter Bars and Gas Log Maintenance
Those handy gas starter pipes start a fire quickly, but they deteriorate over time and need to be replaced (as do their gas mixing valves). Look for excessive rust scaling, cracks, stripped threads on the joints or blocked gas outlet holes. Many fireplace/heating supply stores carry them or can order them for you. Be sure to get the proper natural gas or propane mixing valve. Gas logs should be serviced annually (we suggest your dealer) to help assure proper performance. Over time, the materials that help create the realistic gas flame will become worn and dirty, and replacing the embers and sand/vermiculite will help your log set perform and look like new. Consult your Owners Manual to determine the correct type of material to use and how it should be applied. Do not substitute materials or attempt to make alterations to your gas log set; doing so may cause dangerous conditions. Some helpful items to renew the realism of your fireplace include soot remover spray, replacement "glowing ember" lava rocks and rock wool mixture to replace the original material that came with your gas log set.
Monday, August 17, 2009
Window Replacement
Window replacements are among the most common home remodeling projects and can help save on winter heating bills. According to the National Association of Home Builders (NAHB), window replacements total 44% of all remodeling jobs. If you are a proficient handyman, window replacement is a task that does not necessarily require a contractor. Replacing an old window is something a Do It Yourself homeowner can tackle with some basic carpenter’s knowledge and a few basic carpentry tools that you probably already own. If your old wooden window is drafty, does not open or close well, or is showing signs of water damage and decay, it is probably time to think about replacing it with a state-of-the-art, Low-E glass, new vinyl clad window.
Tuesday, August 4, 2009
Major Home Systems Defined
All home's consist of the following major systems:
The Foundation- Holds a Home in Place
The Structure- Keeps the Home's Shape
The Roof- Keeps the Home Dry
The Exterior- Protects from the Elements
The Interior- Circulates Heat, Air and Water
The Plumbing System- Transports Water and Waste
The Electrical System- Keeps Lights and Appliances Running
The Heating and Cooling Systems- Creates a Comfortable Environment
A Home Inspector You Can Count On
At Hidden Valley Property Inspection, we know that you spend a lot of time building your real estate business.
Make sure your clients are getting the most comprehensive, experienced, and professional inspections available by working with Hidden Valley Property Inspection.
A home inspection from Hidden Valley Property Inspection can help the transaction process go smoothly. Buyers can make an informed decision on the home and can better plan for upgrades down the road. Sellers who obtain a pre-inspection often see their listing sell more quickly. Your clients will feel more comfortable with their decision, and will be more satisfied with the process when it's complete. Your professional Inspector and the advanced computer-driven Home Inspector Pro reporting technology, best represent you, your business, and your clients. It's a positive experience for everyone.
Help foster confident home buying decisions with our superior home inspection services.
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