How often should I change my smoke detector?

Some manufacturers recommend replacement after 5 years. If you don’t have the manufacturer’s information and your smoke alarms are 10 years old or older, it’s time to replace them with new ones. Since smoke alarms can become desensitized over time, replacement is strongly advised.

If possible, replace old smoke alarms with interconnected alarms. These alarms are linked together so if one alarm is activated, all alarms will sound. In the event of a fire, this gives you extra time to help get family members to safety. You may also want to consider a monitored smoke/heat detector installed by a home security company.

Test smoke alarms once a month and change the batteries in your smoke alarm at least twice per year. Also, be sure there is at least one working smoke alarm on every level of your home and inside or near sleeping areas. In addition, only purchase alarms certified by Underwriters Laboratories (U.L.), an independent testing organization that sets quality and use standards for electronic and consumer products.

How often does the air filter for my heating and air conditioning system need to be changed?

Are the return air vents in your house covered with dirt?  If so, you’re not cleaning or replacing your filter often enough!Here’s a question we get asked on a regular basis; how often should I replace the air filters and my furnace?

You should replace or clean the filter once a month.  With forced air furnace systems, air recycling from the interior of the home to the furnace blower first passes through the air filter which is designed to catch a dust and debris and help clean the air before it cycles through the home again.  When filters become dirty or clogged, it only cuts down on the efficiency of the furnace, but over time it can cause parts to wear out faster.

Remember to turn the power off to the unit before you change the filter and check your owner’s manual for the recommended filter type.

A disposable furnace filter is made of a fiber mesh in a cardboard frame.  You can find the size of the filter printed on the edge of the frame.  There are special filters available that will do a much better job than the average disposable type.  The pleated panel filters usually cost around $5 for the average heating system and are much better at removing dust particles.

Most package filters have an arrow stamped on them to indicate the direction of air travel through the filter.  An arrow on the edge of the frame indicates the correct direction of airflow through the filter.  Air flows from the return air duct toward the blower, so the arrow on the filter should point toward the blower and away from the return air duct.

Washable filters should be washed and treated every month.

We are putting our house on the market next week. Is A Pre-listing Home Inspection A good Idea?

Making the decision to sell Your home is a huge step for most homeowners.  But once the decision is made to sell, then making your home Marketable should be your number one goal!   I understand the emotional attachment You have to your home but you must be realistic about the home as well.  No home is perfect and as soon as you realize THAT you are on your way to making your home more Marketable.  And remember, making your home the most marketable it can be should be your number one goal! Potential home buyers want to purchase a home that is in tip-top shape, no matter the age of the home.  That’s why having a Pre-Listing Inspection make complete sense.  Also: a)    Having a home inspection before you put your house on the market will allow you to understand any current or potential problem areas with the home that can be resolved before the buyers arrive.  Therefore, your home will be in better condition for viewing, making it more marketable and this will help you attain the maximum selling price for the home. b)    Resolving problems prior to the buyer’s inspection will save you money in two other ways as well.  First, when you know what needs to be repaired in advance of the sale you can obtain multiple bids for the work that needs to be done and select the best contractor at the best price.  Secondly, the work can be done by the contractor in a time frame that fits his schedule as well thereby avoiding the “Rush Charges” to get the work completed. c)    Finally, there is one secret all Sellers need to know.  Buyers make their decision to purchase a home based on emotion and justify that decision with logic.  And another thing is equally true:  Buyer’s can fall out of love with a home just as quickly as the fell in love it.  So why let the Buyer’s Inspector develop a long list of items needing repair thereby jeopardizing your sale?   Making the repairs in advance of the sale will save you tons of frustration and disappointment! So let’s review the facts:  Having your home inspected before the first buyer shows up will help you to sell the home for more money, reduce the cost of the needed repairs, and minimize your frustration with the entire sales process.  Where’s the down side to getting a Pre-Listing Inspection?

The Heating and air-conditioning is only 2 years old. That’s a good thing, right?

Yes, the newer the HVAC system is then the longer it should last.  Providing it was properly installed.  This leads me to my next post.  I inspected a home last week that was 65 years old and the HVAC system had been recently updated.  I operated both units and they performed properly.  When I inspected the attic and basement I found that the workmanship of the installers was not what it could have been.  In the basement several floor joists had been cut to accommodate the new ducts.  This severely compromised the structural integrity of the floor in several areas.

Wait there’s more:  The installers vented the bathroom vent fan into the Air-conditioning ducts.  This provided the ability to distribute the lovely aromas of the bathroom to every other room in the home.  Can you say “Bouquet”?

Both of these issues can be repaired and my client will probably buy the home after the repairs are made.  I’m just glad I saw it before they smelled it.

To end on an up note:  We tracked down the installers, took them to the local veterinarian and had them put to sleep.  I’m kidding.

That’s all for now.

All because I bothered to look.

I was part of a crowd gathered around the coffee pot at a home inspection training seminar last week.  The topic turned to bad home inspectors.  Inspectors who do not properly inspect all areas of the home.  There were several stories about home inspectors not inspecting the crawlspaces of homes.  It sounded like professional suicide to me.  How can you possibly inspect a home properly without entering the crawlspace.  Case in point:  I inspected a home in Mufreesboro last week.  While inspecting the crawlspace I found termite tunnels on the block foundation wall. (see photo) Termites can do thousands of dollars in damage to a home in a short period of time. 

 I also discovered that the water supply lines for this home were made of polybutylene.

  These type of water lines have had a higher than normal failure rate than copper or PVC.  Both of these items could not have been discovered without entering the crawlspace.  Be sure your home inspector knows where to look and what to what to look for.

That’s all for now.

Do I need GFCI electrical outlets?

Question:

My house was built prior to 1990 and we don’t have GFCI (ground fault circuit interrupter) protected electrical outlets. Should we upgrade the existing outlets?

Answer:

Absolutely! Today GFCI electrical outlets are required in all wet areas around the home, i.e., kitchens, and baths, garages, basements and on the exterior of the home. They are an inexpensive way to protect your family from electrocution when using electrical devices around water.

I Live in the Nashville Tennessee Area; Do I Need A Radon Test for My Home?

Question:

I live in Nashville and was curious if I’d need radon testing for my home? Also, could you explain what Radon is in plain ENGLISH?

Answer:

The answer is YES.

According the EPA, Radon is responsible for over 20,000 deaths a year in the United States.  The EPA has found that Radon readings of four pCi/L and above are harmful to our health.  The EPA has determined that most of Middle Tennessee is in a level one zone (which is the highest potential for harmful exposure ).    A short term tests takes  48 to 72 hours.  You can normally get the results the same day the test is completed. 

Radon is a radioactive gas that has been found in homes all over the United States. It comes from the natural breakdown of uranium in soil, rock and water and gets into the air you breathe. Radon typically moves up through the ground to the air above and into your home through cracks and other holes in the foundation. Radon can also enter your home through well water. Your home can trap radon inside.

Any home can have a radon problem. This means new and old homes, well-sealed and drafty homes, and homes with or without basements. In fact, you and your family are most likely to get your greatest radiation exposure at home. That is where you spend most of your time.

Nearly 1 out of every 15 homes in the United States is estimated to have an elevated radon level (4 pCi/L or more). Elevated levels of radon gas have been found in homes in your state. Contact your state radon office for information about radon in your area.

The EPA and the Surgeon General Recommend That You Test Your Home

Testing is the only way to know if you and your family are at risk from radon. EPA and the Surgeon General recommend testing all homes below the third floor for radon.

You cannot predict radon levels based on state, local, and neighborhood radon measurements. Do not rely on radon test results taken in other homes in the neighborhood to estimate the radon level in your home. Homes which are next to each other can have different radon levels.

Testing is the only way to find out what your home’s radon level is.

I personally would not live in a home Tennessee without having a radon test conducted.

The only way to know if you have elevated Radon levels in your home is to have a Radon test. Please see our website at www.nashvillehomeinspection.com for complete details on Radon, Radon Testing and Radon Mitigation.

John Watkins,
Certified Home Inspector