Seasonal Reminder Winter 2014

January 9, 2014

Winter StormWinter got  here with an attitude for 2014, aka Polar Vortex (for what ever that means). Many of us are seeing record low temperatures and for those of us that have been living with mild winters, you should realize you will see some changes you may not have seen for quite some times. Furthermore, the longer it stays below zero, the more impact it can make.

  1. Plant material that has previously lived through the winters may die, so hopefully you have already covered them up.
  2. Outdoor faucets may freeze up. Either cover them up with some form of insulation material or turn the faucet off below ground
  3. Its also a good time to look at the trees that may be near the electrical service drop. Look for limbs that have drooped too close to the service wire. This is not the time to trim them safelty, but you should take not and trim them in early spring. If they are putting excessive stress on the service line you should call a professional.
  4. Also look at my article on extended vacations.

If that wasn’t enough for you, here are the regular winter items to look at. Take care and stay warm.

Heating/Cooling-Air Filters: Assuming you have a forced air system, change the filters as we enter the heavy heating season.

  • Roofing-Looking For Leaks:  Winter rain and snow can cause the most marginal leak to show up, If you can still get on your roof, give it a look.
  • Attic Inspection:  Making a general inspection of your attic  is important. Look for rodent tracks, damaged electrical  wires and importantly vents and stacks.
  • HVAC Indoor Unit:  Besides the air filter, look at the general condition of the unit. If the unit uses natural gas look for a good strong flame.  If you smell natural gas anywhere, address it immediately.
  • Set Back Type Thermostat: If the battery is a year old, replace it.
  • Winterize Plumbing: Wrap exposed pipes, fixtures and drain down the automatic sprinkler system.
  • Surface Water Drainage: Culverts, waterways, landscape drainage systems should be cleared of debris and overgrowth that may have occurred.
  • Caulking and Sealing Windows and Doors: Look at the edges where the windows and doors connect to the house. Ensure the caulk is in good shape and add caulk as necessary, indoors. (leave the outdoor caulking till Spring).
  • Tile Grout and Caulk: Take a look in your bathrooms for separation in the tile grout and around the tub and shower. Winter heat will cause those materials to shrink. This is a great time to reapply caulk or grout in those areas.
  • Gutters and Downspout: Clean you gutters of leaves and debris. Flush them with water to ensure they flow freely. This is as much a fall issue for the colder climates, but in the warmer states we are still seeing leaves fall. Look for a new article on this one next year. As you may know, I hate gutters, but I found a new product that may reduce my dislike. I will order some of the product and install them on another house that has lots of tree to see if they work.
  • Exterior Inspection:  Walk around the house, look for those wasp/bird  nest and remove them with a broom. At this time of year you will have little resistance from them.
  • Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
  • Seasonal Power Outages: Winter storms can leave many without electricity and other essential services. Review these items for safety sake.

If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write. Email to HomeownerBOB@gmail.com

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Seasonal Reminder Summer 2013

July 13, 2013

Sprinkler1Summer is Here!!! You can plan on one thing here in Texas, the weather is always changing. While both the East and West Coasts have been having bad weather, its been quite pleasant here. Being nearly half way through July, we have only seen about 3-4 days over 100. It’s been GREAT!!. This seasonal reminder is more about making sure everything continues to work well through the stress and strain of the summer months more than anything. If you live near me, getting these things done before 10 AM in the morning is the best time of the day, otherwise you may wait till after 6 PM or so (stay hydrated; regardless).  If you need details on what to look for or what to do, click on the link (if there is one) and it will take you to the post that was written on the subject and provide more detail.

  1. Heating/Cooling-Air Filters: If you live in a dusty area and/or have been using your air conditioner a lot, inspect you filter and change it if it has noticeable build up from your spring change out.
  2. 100_0233HVAC Outdoor Unit: We did this in the spring and it’s good to do it again as vegetation has been growing through the spring months. Get your garden trimmers out and trim away any vines or growth away from the  outside condenser. You should have 18″ to 2 feet of clearance around the unit. Airborne particles generated by the blooming of trees and flowers can easily show up around the air conditioning condenser. Take your water hose and wash down the outside coils. Check the condensation drain that comes from the air handler in the house. Ensure that it is clear of obstacles or debris by pouring water through it.
  3. Water Leaks: Check all water fixtures and toilets for leaks. Inspect fixture drains for water puddles or loose joints in the traps.
  4. Water Heaters: Make a visual inspection of the water heater. Look for dripping water and rust stains. Look at the exhaust flue to ensure it is still sealed. If its time to drain the tank or replace the anode, check the link for more details.
  5. Lawn Sprinklers: Even though we performed this maintenance during the spring, yard work and vegetation growth can cause some additional sprinkler maintenance. Exercise the system (again). Look for excessive water traveling down the driveway or sidewalks. Inspect the sprinkler heads, look for blow-by, odd spray patterns, missing heads, pooling water and brown spots.  Replace or repair the heads. Chasing Lawn Sprinkler Leaks is the first of the series and covers the inspection, leak detection, repairs and tips in more detail.
  6. 100_0503Exterior Inspection:  Walk round the house, look for bird and wasp nests, as well as locations that rodents might be using to get in the house. Use caulk to re-seal  any breaches in structure that may be an entry point for rodents or bugs.  They are all looking for cool locations and possible water. If you are not opposed to using perimeter bug spray, this is a good time.
  7. Interior Inspection: Flush kitchen and bathroom sinks with scalding hot water for approximately 3-5 minutes to clear out any build up. “Water Leaks”, cover this item too.
  8. Appliances: Use a hand-held vacuum cleaner to clear the dust bunnies from around all appliances such as washers, dryers and  dish washers. Pull you refrigerator out from the wall and do the same. If it’s within your skill set, turn off the unit, pull the back cover off,  and vacuum out the condenser coils and all the dirt around the fan.
  9. 100_0206Surface Water Drainage: Gutters, culverts, waterways and landscape drainage systems should be cleared of debris and overgrowth that has occurred.
  10. Electrical Service: Inspect the Entrance, Mast and Weather-head. With tree limbs heavy with leaves, seed pods, fruits and nuts, you may have some limbs that are drooping on your electrical service lines.
  11. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
  12. Test your security system: Work with monitoring service to validate all the door, window, glass break, and motion sensors operate properly.

If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write. Email to HomeownerBOB@gmail.com


Seasonal Reminders Winter 2013

December 29, 2012

Cycling in Winter 2013Many of us wondered if winter was going to get here at all. Here in Texas, we have had record winter highs, but it looks like it might start getting cold (regularly). The Winter list is fairly short. Mostly indoor stuff, stay warm and safe.

  1. Heating/Cooling-Air Filters: Assuming you have a forced air system, change the filters as we enter the heavy heating season.
  2. Roofing-Looking For Leaks:  Winter rain and snow can cause the most marginal leak to show up, If you can still get on your roof, give it a look.
  3. Attic Inspection: I mentioned this item in December. Making a general inspection of your attic  is important. Look for rodent tracks, damaged electrical  wires and importantly vents and stacks.
  4. HVAC Indoor Unit:  Besides the air filter, look at the general condition of the unit. If the unit uses natural gas look for a good strong flame.  If you smell natural gas anywhere, address it immediately.
  5. Set Back Type Thermostat: If the battery is a year old, replace it.
  6. Winterize Plumbing: Wrap exposed pipes, fixtures and drain down the automatic sprinkler system.
  7. Surface Water Drainage: Culverts, waterways, landscape drainage systems should be cleared of debris and overgrowth that may have occurred.
  8. Caulking and Sealing Windows and Doors: Look at the edges where the windows and doors connect to the house. Ensure the caulk is in good shape and add caulk as necessary, indoors. (leave the outdoor caulking till Spring).
  9. Tile Grout and Caulk: Take a look in your bathrooms for separation in the tile grout and around the tub and shower. Winter heat will cause those materials to shrink. This is a great time to reapply caulk or grout in those areas.
  10. Gutters and Downspout: Clean you gutters of leaves and debris. Flush them with water to ensure they flow freely. This is as much a fall issue for the colder climates, but in the warmer states we are still seeing leaves fall. Look for a new article on this one next year. As you may know, I hate gutters, but I found a new product that may reduce my dislike. I will order some of the product and install them on another house that has lots of tree to see if they work.
  11. Exterior Inspection:  Walk around the house, look for those wasp/bird  nest and remove them with a broom. At this time of year you will have little resistance from them.
  12. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
  13. Seasonal Power Outages: Winter storms can leave many without electricity and other essential services. Review these items for safety sake.

If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write. Email to HomeownerBOB@gmail.com


Seasonal Reminders Fall – 2012

September 24, 2012

The Fall Season has been here for a week. We are still regularly in the high 80’s. But no complaints. It was a mild summer with only a handful of days over 100. We did get to see some rain compared to the Midwest. f you are in the northern climates this is your opportunity to “batten down the hatches” by tightening up the house. Re-caulking, sealing, and roof inspections are in order. Checking door and window seals are also in order. For the rest of us, the lower temperatures are a relief, summer is mostly over and we can attack those projects we wouldn’t touch during the summer.

  1. Heating/Cooling-Air Filters:If you live in a dusty area and/or have been using your air conditioner a lot, inspect you filter and change it if it has noticeable build up from your spring change out.
  2. Exterior Inspection:  Walk round the house, look for bird and wasp nests, as well as locations that rodents might be using to get in the house. Remove the nests and use caulk to re-seal  any breaches in structure that may be an entry point for rodents or bugs.  Dont forget to look at you electrical service entry as spring and summer growth, additional tree trimming may be required.
  3. Roofing-Looking For Leaks:  Winters are a bad time to look for roof leaks so inspect your roof for leaks, trim away any tree limbs and clean debris off the roof. Look for raised nails and any breaches in the roof surface and all the exposed vents.
  4. Sealing the Leaks: Summertime weather can cause the home exterior to dry out. Look for cracks and voids in building materials. Seal them with a good latex caulk. Larger voids should be filled (first) with a foam spray caulk, then to make it dressed for paint, use the latex caulk to finish it off and paint as necessary.
  5. Interior Inspection: Flush kitchen and bathroom sinks with scalding hot water for approximately 3-5 minutes to clear out any build up.
  6. Surface Water Drainage: Culverts, waterways and landscape drainage systems should be cleared of debris and overgrowth that has occurred.
  7. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and check the condition of  the battery.
  8. Chimney Flue Inspections and Cleaning: For our northern friends this is the time to ensure your stoves and fireplaces are prepared for the winter use. Inspect the stove seals, clean the chimneys and flues.
  9. Drain and cut-off sprinklers: If you are in the northern climates, its time to turn off these services to protect them through the winter. In the south, southwest and western part of the US, we can wait a few more months. For more details see Winterizing Plumbing.
  10. Smoke Detectors: As we enter the heating season, it’s a good time to clean the cob webs and change the battery.
  11. Lawn Sprinkler Adjustment: Whether you have to shut down your sprinkler or just reduce your watering schedule, now is the time.
  12. Power Outages: For some of us, this time of year can bring extended power outages, check out this post to make sure you are prepared

Gutters and Downspouts

April 7, 2012

Hopefully you read my articles on landscape drainage. In that article, I covered the fundamental components of any good drainage system. Gutters and downspout are the part of any good foundation drainage. If properly inpspected and maintained, gutters  and downspout will properly catch water and move it away from the house foundation. If they are not properly taken care of, they can cause more damage than not having them at all.

Okay, here is my secret. No, I don’t have gutters, nor do I want to put them on my house cause they are ugly. So, now that we all know that, I can continue the article. Lets look at all the good and bad reasons to have gutters.

Gutter Goods:

  • Gutters remove water from the house and keep from damaging the ground below the roof line.
  • Excessive water around the foundation can also damage the siding and wood structure of the house
  • The constant  change in moisture content can cause constant movement. This can make pier and beams move around causing the house to shift.
  • Gutters reduce the chances of allowing excessive water under the foundation. If you have a basement or crawl space; this excessive water can cause foundation, mold and eventual termite issues as they love moist soil.
  • With some modification, you can contain the water from the roof in rain barrels for landscape watering.

Gutter Bads:

  • Gutters are ugly.
  • They can easily clog if not maintained
  • If the gutter downspout drain into an underground french drain, they can also clog the underground drains
  • Gutters are high maintenance if not shielded from leaves and debris
  • Without shielding, gutters must be cleaned throughly twice a year
  • Gutters are ugly; or did I already say that

Inspection of Gutters and Drains: Assuming you have gutters, lets look at the inspection points and thing to consider important.

  • Gutters should naturally drain based on a designed fall toward the downspout. The gutter should fall 1/4 of an inch for every 10 feet. Assuming the gutter is clear and clean, stand on a ladder  at the furthest point from the downspout. Run water through the gutter and visually watch the water move toward the downspout
  • Based on the above inspection, if you find water standing, inspect the hangers in the vicinity to ensure they are installed every 2 feet, tight and secure to the house fascia board.

Roof Gutters: Ugly as they may be, they serve a purpose. During a heavy rain fall the surface area of the roof takes on a lot of water. Naturally it will run down the roof to the edge. Without gutters, this water and the lack of a proper grade can cause excessive water to pool under the house.  The number one reason for gutters is to move the water away from the house.  Hopefully its path takes it to the street, alley or drainage ditch. Additionally, the gutter downspout should extend away from the house at least 10′  with a fall of 6″ over the 10′ distance. This will ensure the water moves away from the structure.

  • Roof Gutters combined with sub surface drain pipes: To reduce the ugliness of the roof gutter downspout, adding sub-surface drains can help. Granted, this can be expensive as these pipes must be ditched into the ground and run far enough away from the house for the water to naturally drain.
  • Dry Creeks: This may be a stone or rock drainage ditch that is normally dry until the rain water needs a place to go. Creating a Dry Creek to channel the water will assist in moving the water around or away from the residential structure. Read more about how to build a dry creek.
  • French Drains: Similar to sub-surface drains, but the pipes are normally perforated. These 4″ pipes pick up the water that is seeping into the ground; like the sub surface drains, these pipes must be ditched away from the house with a fall  and run far enough away to allow the water to drain naturally. TIP: It is not unusual to have both sub-surface and french drains, but they should not be mixed; in other words do not combine them into just one pipe system. This item is easily a topic in its self. Read more about how to build a french drain for more details.

So, ugly as they may be, they are very important. Gutters are relatively inexpensive for what they provide. It’s not uncommon to find gutter systems in need of help as they are easily neglected. Maintain them well and they will take care of you and your house.

So you may be wondering, I dont have gutters but I must be doing something, right? You are correct, but that is another story for another post.


Seasonal Reminder – Winter 2012

January 15, 2012

The Winter list is fairly short. Mostly indoor stuff, stay warm and safe.

  1. Heating/Cooling-Air Filters: Assuming you have a forced air system, change the filters as we enter the heavy heating season.
  2. Roofing-Looking For Leaks:  Winter rain and snow can cause the most marginal leak to show up, If you can still get on your roof, give it a look.
  3. Attic Inspection: I mentioned this item in December. Making a general inspection of your attic  is important. Look for rodent tracks, damaged electrical  wires and importantly vents and stacks.
  4. HVAC Indoor Unit:  Besides the air filter, look at the general condition of the unit. If the unit uses natural gas look for a good strong flame.  If you smell natural gas anywhere, address it immediately.
  5. Set Back Type Thermostat: If the battery is a year old, replace it.
  6. Winterize Plumbing: Wrap exposed pipes, fixtures and drain down the automatic sprinkler system.
  7. Surface Water Drainage: Culverts, waterways, landscape drainage systems should be cleared of debris and overgrowth that may have occurred.
  8. Caulking and Sealing Windows and Doors Look at the edges where the windows and doors connect to the house. Ensure the caulk is in good shape and add caulk as necessary, indoors. (leave the outdoor caulking till Spring).
  9. Tile Grout and Caulk: Take a look in your bathrooms for separation in the tile grout and around the tub and shower. Winter heat will cause those materials to shrink. This is a great time to reapply caulk or grout in those areas.
  10. Gutters and Downspout: Clean you gutters of leaves and debris. Flush them with water to ensure they flow freely. This is as much a fall issue for the colder climates, but in the warmer states we are still seeing leaves fall.
  11. Exterior Inspection:  Walk around the house, look for those wasp/bird  nest and remove them with a broom. At this time of year you will have little resistance from them.
  12. Electrical Service-Smoke Detectors: Clean your smoke detectors of cob webs and change the battery.
  13. Seasonal Power Outages: Winter storms can leave many without electricity and other essential services. Review these items for safety sake.

If you are needing some additional information on one of the topics that I have not written about, let me know and I will put it higher on the list of articles to write. Email to HomeownerBOB@gmail.com


Electrical Switches and Outlets

September 17, 2011

light-bulbLight Switches and outlets are taken for granted by providing endless amount of light and electricity at a moments notice. With proper care, these electrical elements will serve you and your house for 20 years or better. 

For the most part, we do not consider these items a problem until they are broken or when failure occurs. However, recognizing conditions than can be resolved today will allow you to fix the issue on your own schedule and ensure adequate safety to you and your home. We all know that failure typically won’t occur until you really need it. So take a look at your electrical outlets and switches today, you may be surprised to find that some of them are starting to show indications of wear that will eventually result in failure.  Replacement or repairing them now will ensure uninterrupted service.

Light Switches: This inspection involves visiting every light switch in the house. Go through each room, one at a time.

  1. Standard Light Switches: Operate every light switch in every room. It should operate smoothly. If it is warm, makes noise, won’t stay in the on or off position or feels mushy, it should be replaced.
  2. Dimmer Switches: There are different styles of dimmer switches,  they include standards/with secondary sliders, full sliders and rotary switches. Compared to standard light switches, it is not uncommon to find dimmer switches warmer than ambient. This is normal. Operate the switch through its full range. It should transition from off to 100% (on) smoothly. Some switches may have clicks or notches in the transition from 0% to 100%. If the light interrupts  or flickers during transition from off to 100% the switch should be replaced. TIPDimmer switches and CFL (compact florescent lights) don’t mix unless the switch and bulb is rated for it. This improper switch/bulb combination may act like a bad bulb or switch. 
  3. 3-way Switches: Are defined as two switches with one light circuit. Either switch on this light circuit should be able to turn the light on or off no matter the position of the other switch.
  4.  4-way Switches: Are three switches with one light circuit. Any one of the three switches should work the same as the 3-way switch and should operate the lights regardless the position of the other two switches.

TIP: If the 3&4 way switches do not operate as described, they could be bad or wired incorrectly. It is not unusual to find a 3 or 4 way switch to be previously replaced and not re-wired correctly. See Wiring a 3-Way switch or Wiring a 4-Way electrical switch

Electric Outlets: This inspection involves visiting every electrical outlet in the house.  Electrical outlets are very durable and can last a life time, however the excessive wear and abuse can cause damage to them.c140_product1

  1. Testing: Test each and every outlet to validate voltage and polarity. Purchase a low cost outlet tester much like the one pictured to the right for this inspection. They are self explanatory in their use. Generally you plug them in the outlet and they will provide a self check set of lights that will provide a go-no-go indication. TIP: Make sure you check both outlets on the receptacle as they can be wired separately.  An outlet can fail a test and appear to work properly. The three most common failures are, 1) reversed polarity, 2) open ground, 3) open neutral, 4) Hot open.
  2. Reversed Polarity: Hot and neutral are terminated on the wrong connectors. The outlet may still appear to work correctly. 
  3. Open Ground: The ground circuit is not complete. This usually happens when a grounded type (3 holes) outlet was used to replace a faulty 2-wire receptacle. TIP: Even though this outlet will appear to be working properly and will not cause an issue when using a lamp, this open condition can create issues with electronic devices such as computers, TV’s or stereo receivers.
  4. Open Neutral: Similar to Open ground.  TIP: Even though this outlet will appear to be working properly and will not cause an issue when using a lamp, this open condition can create issues with electronic devices such as computers, TV’s or stereo receivers.
  5. Hot Open: The outlet will be dead.
  6. Receptacles: 2 prong vs. 3-prong outlets were prevalent in houses built prior to 1965 and without an adaptor, you will not be able to properly use a plug cord with 3-prongs. The NEC code changed around 1965 requiring grounded outlets be part of new construction. If your house was built around 1965 and you find 3 prong outlets or a mix of both and the wiring was not upgraded, the tests performed in item 1 will reveal those problems for you (typically open ground). Even though the receptacles may appear to work properly, ghost problems may occur. If your electrical system is based on a a 2-wire system, 2 wire outlets and adapters yellowstone-0111are still considered acceptable. However, proper grounding for today’s electronics may not be compatible and rewiring your house may be considered.   
  7. Physical Damage: Inspect each outlet for physical damage. If the outlet or the face plate is damaged, they should be replaced.
  8. Warm Outlets: If the outlet feels warm to the touch, the outlet or the wire connection may be faulty. Replacing the outlet should resolve the problem. Purchase a higher quality version of the same receptacle (about 3 bucks) and used the screw down terminations. For more detail testing of this condition, see the article on Warm Outlets
  9. Overloaded Outlet: Most residential outlets are rated for 15 Amps maximum. Installing an excessive amount of electrical devices can cause problems. TIP: In these occasions where you need more outlets from the same receptacle, use a fused power strip. The power strip will include a fused breaker on the device. If an overload occurs, it will trip and protect the wall plug and the circuit from damage.
  10. GFI (Ground Fault Interruption) Outlets: GFI outlets are found in newer (or remodeled) houses. Typically GFI outlets will be found in the kitchen, bathrooms, garage, outside outlets or areas where the homeowner may be exposed to water while using the outlet. GFI outlets look a littleoutlet different and should be labeled as such and will have a self test button. The test button should disable the outlet and expose a reset light or button. Press the reset button and power should be restored. If the outlet does not disable and reset during the test, it should be replaced. In some cases, GFI outlets may be wired together and will cause multiple outlets to be disabled at the same time. TIP: These additional outlets may look like regular outlets but SHOULD be labeled as GFI, but don’t be surprised if they are not. Additionally the controlling GFI outlet may or may not be located in the same room.

Key Inspection Points and Action Items:

  1. Inspect and operate all electrical switches to ensure they operate properly
  2. Inspect and test all outlet using an outlet tester.
  3. Replace or repair the outlets and switches as necessary.
  4. Read my article on Warm Outlets.