Gutters Explained

What to know about gutters in Arizona

Gutters play a crucial role in managing rainwater and preventing water damage to homes, regardless of the location. In Phoenix, Arizona, where the climate is characterized by hot and dry conditions with occasional intense rainstorms, gutters are particularly important for several reasons:

Monsoons and Heavy Rainfall:

Phoenix experiences a monsoon season during the summer months, typically from June to September, which can bring intense and sudden rainfall. Gutters help channel and direct this water away from the foundation of the house, preventing soil erosion and potential damage.

Flash Floods:

Although Phoenix is in a desert environment, it can still experience flash floods during heavy rain events. Gutters help control the flow of water, reducing the risk of flooding around your home.

Protecting the Foundation:

Properly functioning gutters help to prevent water from accumulating around the foundation of your home. Excess water near the foundation can lead to soil erosion and compromise the stability of the foundation over time.

Preventing Soil Erosion:

The desert soil in Phoenix is often sandy and prone to erosion. Gutters prevent water from washing away the topsoil around your home, maintaining the integrity of your landscaping.

Preventing Basement Flooding:

While basements are not as common in Phoenix due to the region's geology and climate, some homes have them. Gutters help prevent water from pooling around the foundation, reducing the risk of basement flooding.

Protecting Exterior Surfaces:

Water runoff from rain can damage the exterior surfaces of your home, including siding and paint. Gutters direct water away from these surfaces, preserving their integrity and appearance.

Preventing Mold and Mildew:

Excessive moisture around your home, especially in the hot and dry climate of Phoenix, can create conditions conducive to mold and mildew growth. Gutters help manage water flow and prevent such issues.

While Phoenix has a predominantly arid climate, the occasional heavy rainfall and monsoon season make gutters essential for protecting homes from water damage, erosion, and other related issues. Properly maintained gutters contribute to the overall health and longevity of a home's structure.

Types of Sewer Material Found in Arizona

What are the types of sewer material found in Arizona and what are the benefits and drawbacks?

​​Acrylonitrile-Butadiene-Styrene (ABS) - ABS appears black in color. The material is made of plastic construction. The pipe has smooth interiors for an excellent carrying capacity of solid waste matter. The smooth exteriors also help resist (but not entirely prevent) root anchorage. The use of ABS piping began in the 1970s and remains a common drain plumbing material.

Poly Vinyl Chloride (PVC) - PVC material appears white, light blue, or purple in color.  The material is made of plastic construction. The pipe has smooth interiors for an excellent carrying capacity of solid waste matter. The smooth exteriors also help resist (but not entirely prevent) root anchorage. The use of PVC piping began in the 1980s and remains a common drain plumbing material.

Cast Iron - Cast Iron material appears black or rust in color. Cast iron used to be a common piping material for drainage systems (pre-1965), and it can still be found in many homes today. Cast iron is extremely strong, durable and heavy. Cast iron also reduces sound and is heat-resistant.

Despite the advantages of strength and durability, though, a big disadvantage of cast iron is that it is susceptible to rust and erosion over time. This can create uneven or jagged surfaces leaving the pipes susceptible to potential blockages.

Galvanized - Galvanized material appears silver or rust in color.  Galvanized pipe is a steel pipe coated with pure zinc to prevent corrosion and rusting commonly used in pre-1965 homes. But over time that coating wears off as it constantly comes in contact with the minerals in the water. This then leaves the pipes susceptible to rust buildup and pitting which could end up creating blockages.

Clay - Clay pipes appear dark orange or grayish in color. The first use of clay pipes for sewers was found in 4000 B.C. History has shown that clay pipes can be a very effective material for pipes. While the material’s surface remains smooth, clay pipes are susceptible to breaking, root intrusion or misalignment due to shifting in the ground.

Concrete - Concrete appears grey in color. Concrete pipes are typically found in homes pre-1950. The material is strong, however, it is porous and therefore susceptible to root intrusion. Additionally, as the material ages and erosion occurs, the aggregate (stones) becomes visible creating a rougher surface. This may increase the possibility of a collection of debris.

Orangeburg - Orangeburg appears black in color. The material is a fiber conduit pipe, that was manufactured from wood fibers bound with a special water-resistant adhesive, and then impregnated with liquefied coal tar pitch.

Orangeburg was favored by many plumbers of the time because it was lightweight to carry and easy to use. Use of this material began in 1867 and usage stopped around 1970. Typical estimations of lifespan are approximately 50 years and due to construction techniques, the material is often found in disrepair.

What type of sewer material does your home have? If you don’t know and want to find out, schedule a sewer scope today! 480-867-4599

Preparing Your Buyer For Inspections

Preparing Your Buyers For Inspections

There is no doubt that a home inspection can be a pivotal point in the purchase of a property. Essentially, following a home inspection, a buyer can accept the property as is, request repairs, negotiate a reduced price or credit, or cancel the transaction. In my opinion, successfully navigating the home inspection is a key skill for real estate agents to possess. After being a part of over 15,000 home inspections over the last nine years, I have seen all of the mentioned scenarios occur. Additionally, I have seen that the real estate agents that have the most success navigating a home inspection start with a plan and have a systematic process for the client's home inspection experience.    

When I was a first-time home buyer, before I got into the business of home inspections, I had no clue what a home inspection was and why it was needed. The process was a whirlwind of emotions and confusion. We were under contract (joy), then our agent said congratulations, now you need a home inspection. All of this was so new, we weren’t sure who to choose and what we needed (confusion). They then explained the purpose and the process, and mentioned they would be sending me a list of inspectors, to which I responded, ‘I want the best! You're an experienced agent, could you please set it up (trust).’ The date and time were set, I was told the price, (wait it's how much?!?! - panic) and we met with the inspector. When we arrived at the inspection wrap-up, the inspector greeted us kindly and immediately started talking about all the stuff that was wrong with the condo (panic again!). He then handed us the report (yes, it was handwritten and had no pictures), we paid him and he walked out the door. We were left completely overwhelmed and confused. We went from loving the condo, to - this place is unlivable and we’ve got to fix everything in about 45 minutes. Needless to say, we canceled the purchase contract. 

Ultimately, we found another condo shortly thereafter, and having already experienced one inspection, we were significantly more prepared for the experience of the second inspection. It is not uncommon for buyers, both experienced and inexperienced, to feel nervous or anxious about a home inspection. Based on our experiences, we have created some strategies to help real estate agents prepare their buyers for a home inspection. Please note, that we understand that not every strategy will apply to every purchase, but we hope that it helps you to create multiple winning strategies for seamless transactions.  

Communicate & Explain:

Spend time speaking with or providing resources for your client that explain the home inspection process to the buyer. Be very detailed, a step-by-step process that lets them know what to expect, where to be, the purpose of the inspection, how long it typically takes, what the inspector will be looking for, and how you will communicate after the inspection.

Articulate the benefits:

It’s vital to communicate the positive aspects of a home inspection. It is best to explain that it is an opportunity to thoroughly evaluate the property in its present state, identify any visible issues, and make a highly informed decision about the purchase of the property. Stress to your clients that it is a crucial part of due diligence.

make your client aware:

This one is controversial. As an agent, if you see potential pitfalls with the house, before making an offer, make your client aware before the inspection. If you see that there are potential issues that your client may not be prepared to address, then notifying them before the inspection will save you time and energy. If you try to get your clients not to buy the house before the inspection, and they still want the house, then your success rate will improve. 

• Attend the inspection: Encourage the buyer to be present during the inspection. 

FIND THE RIGHT INSPECTOR:

Work with an inspector who provides solutions, creates an opportunity to ask questions, and teaches the buyer about the property. Being involved can help remove anxiety and pressure.

Manage expectations:

Before the home inspection occurs, discuss with the buyer that no property is perfect, and there are likely to be several findings during the inspection. Tell them that minor issues are common and frequent and can be easily addressed. Additionally, there is the potential that any major items can be addressed through negotiations with the seller.

Talk with the inspector before the inspection:

Encourage your buyer to compile a list of questions or concerns they have about the property. This will help ensure that they get the information they need during the inspection. The inspector can prioritize those areas during the client review and communication.

Be empathetic:

Put yourself in the buyer's position and do what is best for their future.  Directly acknowledge your buyer's concerns and let them know you're there to help and guide them.

Encourage Clarity:

Be certain to have your client review the written inspection report. After the inspection, carefully review the inspection report. This will allow you to be more informed and have an intelligent conversation about the client's needs and expectations.

It’s ok to walk away:

(This one is also controversial) Do not be afraid to encourage your client to walk away from a transaction. Not all houses are perfect for all buyers. There are some houses that the buyer needs to not purchase. Informing your clients that they have options will only help your business in the long run. The long-term goal is to have clients who appreciate the work that you perform so that you are their real estate advisor for life, as well as sending you additional referrals. You do that by creating trust. While it is challenging to have a deal “killed” by a home inspection, it will likely be beneficial in the long term. 

As a real estate professional, it is easy to forget that the experience of buying a home is extremely emotional, overwhelming, chaotic, and exciting. When navigating a home inspection, put yourself in your client's shoes to best understand what they are experiencing. Remember to over-communicate the process with your clients and explain what they can expect out of a great home inspection experience. It is also important to communicate that not all home inspections go favorably, but with proper planning, the client has a path to success. Ultimately, we all want the client to be happy in their new home!

Standard Residential Utilities Explained

What are Standard Residential Utilities and how do they work?

The term “Utilities” refers to the essential services provided to homes to ensure basic functionality and comfort. These services are critical for daily living and include but are not limited to electricity, water, gas, and sometimes sewer services to homes. 

When discussing utilities in terms of an inspection, it is important to clarify that when agents/sellers refer to utilities as “on” they are referencing electric, water, and gas (if present on the property). Additional utilities like telephone lines and cable may not be turned on and are not part of a standard inspection.

We’ve put together a list of several utilities, the source, and the most common connection or location in residential homes.

• Electricity:

• Source: Electricity is generated from various sources, including coal, natural gas, nuclear power, hydroelectric dams, wind turbines, and solar panels.

• Delivery: The generated electricity is transported through a network of power lines and substations. It reaches residential areas through distribution lines connected to homes.

• Water:

• Source: Water is sourced from lakes, rivers, reservoirs, or underground aquifers.

• Treatment: Water treatment plants purify and disinfect the water to meet health standards before it is distributed to homes.

• Delivery: Water is delivered through a network of pipes, with water pressure maintained by pumping stations.

• Natural Gas:

• Source: Natural gas is extracted from underground reserves.

• Processing: It undergoes processing to remove impurities and make it suitable for residential use.

• Delivery: Natural gas is distributed through pipelines to homes for heating, cooking, and other appliances.

• Internet and Cable TV:

• Service Providers: Internet and cable TV services are typically provided by companies that use a combination of fiber-optic cables, coaxial cables, and satellite technology.

• Installation: Installation involves connecting homes to the provider's network through cables or wireless technology.

• Garbage and Recycling:

• Collection: Garbage and recyclables are collected by municipal or private waste management services.

• Disposal/Recycling: Collected waste is either disposed of in landfills or sent to recycling facilities, depending on the material.

• Heating and Cooling:

• HVAC Systems: Heating, ventilation, and air conditioning (HVAC) systems provide climate control. They may use electricity, gas, or other energy sources.

• Insulation: Well-insulated homes require less energy for heating and cooling.

Understanding utilities is crucial for homeowners as it empowers informed decision-making and responsible management of resources. This knowledge allows you to budget effectively, ensuring financial stability. Awareness of utility systems also promotes energy and water conservation, contributing to environmental sustainability. And, in times of emergencies, knowing utility shut-off points enhances safety measures. 

Educating yourself about utility systems is integral to home improvement planning, compliance with regulations, and influencing the resale value of the property. Overall, a homeowner's comprehension of utilities is essential for efficient, cost-effective, and environmentally conscious homeownership. We encourage you to make the most of your investment by reading our other blog articles to learn more about recommended home care. 

Buying New. Is it for you?

Advantages and Considerations

Currently, as we settle into the fourth quarter of 2024, in Arizona, there is a noticeable shift toward new construction homes. Buyers in our market are gravitating towards these communities over previously owned houses. This current trend can be attributed to several attractive benefits that come with new-build purchases, making a new build home an enticing option for homebuyers in the current real estate market conditions.

After exploring this shifting trend in the Phoenix real estate environment, we discovered the current advantages of choosing a newly built home over a resale property. As a result, we can provide guidance on how to determine if a new build is the right choice for you.

The Advantages of New Build Homes

• Lower Interest Rates from Independent Financing

With the current rapid increase in interest rates, one significant advantage of buying a new-build home is the potential for lower interest rates on your mortgage. Many builders have partnerships with preferred lenders that can offer special financing incentives that result in more favorable loan terms. These lower interest rates can translate into significant savings over the life of your mortgage and a lower monthly payment.

• Warranty Protection

In Arizona, new build homes come with builder warranties that cover the property. These warranties are attractive as they can address any potential issues that arise in the first few years of ownership. In contrast, unless specifically purchased from a third party, resale homes usually do not include warranties, ultimately leaving buyers responsible for repair costs.

• Ability to Be Involved in Each Phase of the Building Process 

A unique experience in purchasing a new build home is that you may have the opportunity to assess and influence the construction process at different stages. You may have the ability to work with the builder to make customizations, select finishes, upgrade appliances and ensure that the final product meets your preferences. Additionally, you can watch the progression from the first dig of dirt to the completion. This level of involvement allows you to create a home that truly fits your needs and style.

• Energy Efficiency and Modern Features

New build homes are designed with a focus towards energy efficiency. New construction often incorporates the newest construction methods, insulation materials, and energy-efficient appliances, resulting in lower utility bills and a smaller carbon footprint. Additionally, many new builds can come equipped with modern features that include smart home technology, home automation, and the newest safety features.

How to Decide if Buying New is Right for You

New build homes offer a range of advantages, but they may not be the perfect fit for every homebuyer. Here's how to assess if a new build is the right choice for you:

• Budget Considerations: Evaluate your budget and determine if you can afford the price that the construction company is offering. It is relevant to remember that lower interest rates and warranty protections could potentially offset any higher upfront cost.

• Timeline: For the purchase of a new construction home, you may have a longer timeline due to the construction process. The construction process will take several months (or more), so if you need to move quickly, an existing home may be a more suitable option. Depending on the market demands, currently, some new home builders already have existing inventory completed and for sale.

• Location: It is important to consider the location of new build developments. Is the prospective community in a neighborhood that aligns with your lifestyle and needs? Evaluate proximity to schools, work, and other essential amenities to ensure it meets your requirements. In Phoenix, a developed city, many new home projects are on the outskirts of the city. It is important to consider job opportunities, traffic patterns and proximity to amenities. 

• Design preference: Do you enjoy the design aesthetic of new homes or do you appreciate the character and history of older properties? If you prefer older properties, a resale home may be a better option.

• Resale vs. Warranty: Consider your long-term plans. If you plan to stay in your home for an extended period, the warranty protections of a new build can be advantageous. However, if you see your home as an investment, consider the potential appreciation of a resale property.

The recent increased popularity of new build homes can be attributed to lower interest rates from independent financing, warranty protection, the ability to customize during construction, and energy-efficient features. To decide if a new build is the right choice for you, consider your budget, timeline, location preferences, customization desires, and long-term plans.

Careful consideration of these factors will help you make an informed decision and secure the perfect home that suits your lifestyle and financial goals. Ultimately, whether you choose a new build or a resale home, the most important thing is to find a place where you can create lasting memories and build the life you've always envisioned.

15 Items Not Included On A Home Inspection

15 Items Not Included On A Home Inspection

The standards of practice for home inspectors are different for every state. In Arizona, we have adopted the standards of practice from the American Society of Home Inspectors (ASHI) with some modifications approved by our licensing board. Home inspectors look at and inspect a lot of items, but there are some that are not included during the course of a standard home inspection. When purchasing a house, it is important to know what is included and what is not included. Below, you will find a list of fifteen (not all) items that are not included during a home inspection.

1. Swimming pools and spas: It may be hard to believe, especially with the frequency of pools in Arizona, but the inspection of pools is outside the standards of practice. At Dwellinspect Arizona, our team has received certification and advanced training and we are prepared to inspect pools as an ancillary service. 

2. Hidden or inaccessible areas: A home inspector does not inspect areas that are concealed, inaccessible, or obstructed, such as behind walls, under flooring, or within closed-off spaces. Additionally, this can include the obstruction of visibility due to an occupant’s personal belongings. 

3. Underground utilities: A home inspection will not assess the condition or locate underground utilities such as sewer lines, water supply lines, septic tanks, or buried fuel tanks. There are items that are underground and therefore not readily visible. An important element of the house is the sewer system. As an added service, our team at Arizona Sewer Scope (link) can use a camera to inspect the sewer system. Insert blog, what is a sewer scope and why do I need one. 

4. Presence of Pest: During a home inspection, the inspector may see signs of pests. However, they are not specialists in pest control and a comprehensive examination for pests will not be performed. It should be noted that unwanted pests such as rodents and insects are nocturnal and not visibly present at the time of inspection.

5. Mold and air quality: The only way to properly identify if an organic compound is mold, is to take a sample of the material and have a laboratory verify the composition. Home inspectors may identify potential signs of mold that are visible, however, the identification of mold is outside the standards of practice. As a result, our team is certified and able to conduct air quality tests and direct samplings should an area be discovered during the home inspection that is concerning.

6. Asbestos and lead: A home inspection does not include testing for or assessing the presence of hazardous materials such as asbestos or lead paint. Similar to mold, these need to be verified by a laboratory. 

7. Private wells: If a property relies on a private well for water supply, the home inspection standards of practice do not include the performance of the well, water quality, or components.

8. Geologic and/or soil conditions: A home inspection does not include the assessment of soil stability, geological risks, or the presence of hazardous substances in the ground. An expert in these fields should be consulted if a concern is present.  In Arizona, this can be especially important in properties that have been constructed on the mountainside or if the ground consists of expansive soil.  

9. Security systems, low voltage lighting, audio systems, cable, or internet: A home inspection will not include the testing of security systems, low voltage lighting, audio equipment, cable, or internet.

10. Cosmetic features: The primary focus of a home inspector is to evaluate the structural, mechanical, and safety aspects of a property. While some may be noted in the report, an inspector will not comment on aspects such as interior design, paint colors, or cosmetic flaws unless they impact the functionality or safety of the home.

11. Compliance with building codes: Building codes frequently change, and a home inspection is primarily focused on identifying current issues as opposed to ensuring compliance with building codes. A house is not required to update as codes change, and therefore building codes are not part of home inspections.

12. Building Permits: Research of building permits of a property is outside the scope of a home inspection. Depending on the age of the property, many cities will have records and can provide documentation when requested. 

13. Lawn irrigation/sprinkler systems: The operation of lawn irrigation is outside of the home inspection scope. However, our team at Dwellinspect Arizona will operate the system and look for any potential problems that are visible.  

14. Solar panels and alternative energy systems: A home inspector will not evaluate the functionality, performance, or efficiency of solar panels or other alternative energy systems such as backup generators.

15. Fire suppression systems: Outside of any obvious leaking, a Home Inspector will not assess fire sprinkler systems or test their functionality, as it requires specialized knowledge and equipment.

By having clear expectations and fully grasping the extent of the inspection, prospective home buyers can navigate the complex process of acquiring a new home with confidence. Knowing what to expect and what additional information is required empowers individuals to make well-informed decisions, ultimately leading to a smoother and more successful home-buying experience.

If you’d like to see what an inspection report from Dwellinspect Arizona looks like, check out our blog post HERE.

Getting Nerdy About Houses - Residential Plumbing

Getting Nerdy About Houses - Residential Plumbing

The plumbing system within a house is one of the most crucial components of any residential building. There are two types of plumbing systems that include supply plumbing, plumbing that is responsible for providing clean water and waste (or drain) plumbing: plumbing that is responsible for disposing of water. When evaluating or maintaining a home, it is important to understand the different materials and components used in residential plumbing and how to properly maintain them. In this article, we will explore some of the most common types of materials and systems used in supply plumbing.

Supply Line on New Construction

The most important component used in residential supply plumbing is the pipe that carries the water to the house and fixtures. There are several types of pipes that are used in construction that are either mental or plastic based. 

Metal pipes that are used are: copper, galvanized or lead. Lead and galvanized pipes are no longer used in construction but can be found in existing houses built prior to approximately 1965.  Copper pipes are used because they are durable and resistant to corrosion. A common drawback is that they are a more expensive option and challenging to work with. 

Plastic materials that are used in construction are PVC, Polybutylene, PEX. Polybutylene pipes are no longer in use but can be found in houses from 1978 - 1995. PVC pipes are lightweight and easy to install, but they are not as durable as other materials. PEX pipes are most frequently found in modern construction as they are a flexible material making it easy to bend, size, and install. 

Washer Hookup Plumbing

Shower Plumbing

Another important component of the plumbing system is the water heater. The two most common types of water heaters are tank and tankless. Tank water heaters store hot water in a tank and use gas or electricity to heat it. Tankless (or “on demand’) water heaters heat water on demand using a system of coils and are heated by either gas or electricity. As a result, the tankless systems provide an endless supply of hot water. Both types have their advantages and disadvantages, and the best choice for your home will depend on your current configuration, hot water needs, and available budget. For maintenance tips, check out our article on How to Flush your Water Heater.

Tankless Water Heater

Supply plumbing fixtures, such as sinks, showers, and toilets, are also an important part of residential plumbing. These fixtures come in a wide variety of styles and materials, including stainless steel, ceramic, and porcelain. It's important to choose fixtures that are durable and able to withstand the demands of daily use.

Maintaining your plumbing system is essential for ensuring it functions properly and lasts as long as possible. This includes cleaning and unclogging drains, flushing water heaters regularly, checking frequently for leaks of all plumbing components, decalcifying metal components, and replacing worn, leaking, or damaged components. It may be advantageous to have your plumbing system inspected by a professional on a regular basis to help identify and fix any problems before they become significant issues.

The house I am buying has a septic system, do I still need a sewer scope?

To Scope or Not to Scope:

At Dwellinspect Arizona, we frequently get asked the question, “The house I am buying is on a septic system, do I still need a sewer scope?” The answer is always “Yes”. You should always have a sewer scope performed on the house you are purchasing, no matter what sewer system you have.

The reason we usually get asked this question is that in Arizona, the seller is required to arrange and pay for septic inspection prior to the transfer of sale (https://www.maricopa.gov/2491/Onsite-Wastewater-Ownership-Transfer), but this doesn’t cover the entire septic system. 

Home connected to city sewer system

Home connected to Standard Septic System

SEPTIC SYSTEM

CITY SEWER SYSTEM

During the sale of a home, the seller is only responsible for the septic tank portion of the system. A septic tank inspection will not address the line that leads to the septic tank. Therefore, to truly see the condition of the line and flow that lead to the septic tank, we need to use our equipment to perform a sewer scope.

We use a specialized camera and fiber optic cable that is inserted into the sewer lines to check for any damage, roots, blockages, improper installation, connection, etc. This can help to identify any potential or existing problems before the property is acquired.

Common sewer line issues

Getting a sewer scope for your potential home is always a good idea, even if the home is on a septic system. We want you to have the most information possible to be sure you’re making the best home purchase decision and to do that we highly recommend including a sewer scope in your home inspection process.

Spruce up your home this summer!

This is the perfect time to tackle those manly projects you've been putting off, with the extended daylight hours and open garage doors. Make the most of the summer season by focusing on the exterior of your home, as well as your lawn and garden.

• Start by checking the grout in your bathrooms, kitchen, and other areas. Repair any damaged grout to not only enhance the appearance of your tiled surfaces but also extend their lifespan.

• Inspect your plumbing for leaks and clean the aerators on your faucets. Take a walk around your home and check all faucets and toilets for any small leaks. If you notice poor water pressure, the aerator might be the culprit, but don't worry, it's an easy fix.

• Keep an eye out for insect problems that tend to thrive during the summer. Take preventive measures to control ants, spiders, moths, and other common pests. Regularly clear cobwebs, have ant treatment on hand, ensure doors are tightly closed, and consider conducting inspections and prevention for termites if they are prevalent in your area.

• Give your deck or patio a thorough cleaning and make any necessary repairs. A good wash should do the trick, and you may also need to restain the deck. Check for loose boards or posts and fix them promptly

• If you have window wells in your basement, clean them out and remove any debris that may have accumulated, such as leaves, trash, or animals.

• Don't forget to check and clean your dryer vent and other exhaust vents leading to the exterior of your home. While your dryer is running, make sure the exhaust is flowing properly, and check for any blockages. Vacuum the lint from the hose at the dryer to prevent fire hazards.

• Lastly, make it a summer ritual to clean and organize your garage. Regular maintenance will extend its lifespan, and with the additional dust from your projects, it's important to keep it clean. Dedicate some time for a thorough cleanout at least once a year.

Enjoy the summer and make your home shine with these simple maintenance tasks. Happy home care!

12 Questions a Home Buyer Should Ask Their Real Estate Agent About a Home Inspection

12 Questions a Home Buyer Should Ask Their Real Estate Agent About a Home Inspection

When buying a new home, it's important to ensure that you're making a sound investment and that the home you're purchasing is in good condition. One of the best ways to do this is by hiring a professional home inspector. But, before you get started, it's important to know what questions to ask your real estate agent about the home inspection process. 

Below is a list of what we think are 12 questions that every new home buyer should ask their real estate agent. Asking these questions can ensure that you’re getting the most out of your home inspection and making an informed decision about your new home purchase.

1. When is a home inspection needed, and are you able to recommend a reliable home inspector?

2. Why do you like your favorite home inspector?

3. What is most important when comparing pricing for the home inspection?

4. What does a home inspection cover and what is not covered?

5. What areas of the house will be inspected during the inspection?

6. Do you recommend that I attend the inspection with the inspector?

7. How long does the inspection usually take for the size of the property that I am purchasing?

8. Do I receive a report of the inspection findings and what does that include?

9. Before we schedule the inspection, are there any issues you have noticed with the home?

10. How long does it take inspectors to deliver the finalized report?

11. Will the inspection report include suggestions for repairs, improvements, and quotes?

12. Is there an opportunity to negotiate with the seller based on the findings of the inspection report?

It's important to take all the necessary steps to ensure that you're making the right choice. By asking the right questions of your real estate agent, you can rest assured that you're hiring a qualified home inspector and getting a comprehensive and educational inspection report. 

Taking the time to ask these questions and carefully reviewing your inspection report, allows you to be able to make a confident and informed decision about your new home purchase.

We encourage you to download the PDF to share with your clients and friends.

What Do Sellers Need to Fix After a Home Inspection?

What Do Sellers Need to Fix After a Home Inspection?

If you are selling a home, you may be wondering what items you will need to fix after the buyer has conducted a home inspection. It is not uncommon for the home inspection to turn up a number of issues, many of the issues discovered are minor, informational, or cosmetic in nature. The focus of the repairs needed will depend on the specific issues found, the cost associated and the effect on the habitability of the home. Finally, the terms of the sale should be reviewed prior to determining if items need to be repaired.

Below, you will find what sellers typically consider for repair after a home inspection has been conducted on a property they are selling. It should be noted that a seller is not required to fix anything, the purchase price and sale of a home is a negotiation, however, not addressing repairs may cause the buyer to cancel the transaction.

1. Encouraged repairs

   When the home inspection uncovers any health, safety, habitability issues or major defects, the seller is strongly encouraged to fix them before the sale can proceed. This may include things like structural concerns, electrical issues, roofing conditions or plumbing problems.

2. Negotiated repairs

   When the home inspection documents items that are less serious in nature, the buyer may choose to negotiate with the seller to have them repaired or to receive a credit for the repair of the items so that they can have the items repaired by a professional of their choice. This could include things like cosmetic issues, such as inoperable appliances or exterior paint, or other minor repairs.

3. As-is sale

   In some cases, the seller may decide to sell the property "as-is," which means that the buyer will be responsible for any and all repairs or updates to the property. This may be an option if the seller is unable or unwilling to make any repairs based on the current condition of the home.

It is important to consider the extent, complexity and cost of the repairs needed when attempting to determine what the seller will fix after a home inspection has been conducted.

As a seller, a pre-inspection (having a home inspection conducted prior to listing the property) is a great idea so that you can be knowledgeable about the true condition of the home, eliminate any surprises and repair items within your timeline. What sellers fix after a home inspection depends on what is discovered, what the buyer may request and what the transaction may need to be successful.

Should the Buyer Attend the Home Inspection Review?

Should the Buyer Attend the Home Inspection Review?

When you're in the process of buying a home, there are a lot of important steps to take and decisions to make. One of the most important decisions you’ve already made, and that is to get a home inspection. As the home buyer you can decide how involved you’d like to be in the inspection process. You may be wondering if it's really necessary for you to be there in person, or if it's okay to just leave it to the professionals.

There are two answers to this question depending on your personal preferences. Our advice to any buyer would be that it's generally a good idea to attend the home inspection review.

Here's why:

1. It's an opportunity to learn about the property.

   The home inspection is a chance for a professional to examine the property and identify any issues or defects. By being present, you can ask questions and get a better understanding of the property's condition. This can help you make an informed decision about whether or not to move forward with the purchase.

2. You can get a firsthand look at any issues.

   Seeing problems in person can give you a better understanding of the extent of the issue and how it might affect the property. It can also help you get a better sense of what it might cost to fix the issue.

3. It's a chance to negotiate.

   If the home inspection turns up any major issues, you may be able to negotiate with the seller to have them repaired or to receive a credit towards the purchase price. By being present at the inspection, you can have a say in these negotiations and advocate for your own interests.

4. You can see the property in a new light.

   Even if you've toured the property multiple times, the home inspection can help you see it in a new light. You may notice things that you hadn't before, or you may get a better understanding of the property's features and systems.

That said, there are a few situations where it may not be necessary for the buyer to attend the home inspection:

1. If you trust the inspector and feel comfortable relying on their report.

   If you have confidence in the inspector and believe that they will do a thorough job, you may not feel the need to be present at the inspection.

2. If you are unable to be present due to circumstances beyond your control.

   If you have a previous commitment or conflicting schedule, it may not be possible for you to attend the inspection review. In this case, you should still receive a copy of the report, review it closely, and can call to speak with your inspector about any questions you may have.

It’s safe to say that it's generally a good idea to attend the home inspection review not only for the opportunity to learn about the property but to also get a firsthand look at any issues and really get to know your new home.

However, if you can’t be there or just prefer not to attend, you can rest assured that with Dwell Inspect as your home inspector, you’ll get a comprehensive educational report and a team that is available and happy to answer any questions you may have.

We look forward to the opportunity to work with you and hope to see you at the review!

How much does a Home Inspection Cost in Phoenix, Arizona?

How much does a home inspection cost in Phoenix, Arizona?

For many home inspection companies, the cost of a home inspection is typically determined by the size of the house. The age and complexity of construction do play a factor in the cost. Many houses fall into the range of $450 - $650, however, it is not uncommon to have luxury home inspections cost $1,000 - $2,500.  If your home has a pool, sprinkler system, outbuildings, or other unique features be prepared for additional costs.

Additionally, many home inspection companies will offer ancillary services such as termite (wood destroying) inspections, sewer scope inspections, mold air quality tests, etc. that can increase the money spent during your due diligence period. The inspection cost can be considered expensive, however, keep in mind that home inspectors are looking out for their client's best interest and it is important to work with an inspector that is educated, trained, a good communicator, and thorough.

A good home inspection company and home inspector often provide value far beyond the money spent for the cost of the service. 

How to schedule a home inspection in Phoenix, Arizona:

Finding a company that you want to work with is very important. When looking to schedule a home inspector, you should consider things such as:

• How much time do I have in my BINSR period? 

Some home inspection companies or home inspectors can provide very quick service, while others may be scheduled out several days or weeks.

• When will the home inspection report be delivered? 

Some home inspection companies or home inspectors can provide the report on-site, while others may take a couple of days.

• What does the home inspection report look like? 

Some home inspection companies or home inspectors use state-of-the-art digital reports, while other reporting systems may be antiquated.

• Will my home inspector be available for questions following the home inspection? 

There is a lot of information shared during a home inspection and after the home inspection, it may be difficult to remember what was explained. It is important to have a home inspector that will be available after the inspection for follow-up questions.

• Will the home inspector provide a verbal summary of their findings? 

Some home inspection companies or home inspectors spend time discussing the home inspection with their clients, some offer a brief summary and some just send the report. It is important to find a company that spends time explaining its observations in a manner that is understandable.

Some great resources for finding a home inspector could be your real estate agent, someone you know who just purchased a house or Google. Your real estate agent should be able to provide you with a few home inspectors they recommend. It is important to vet beyond their recommendation to ensure you are compatible with their suggestion. 

Talk to someone who just purchased a house. They can provide insight into their home inspection experience. Sometimes the insight will be good and sometimes they can steer you away from a company that did not meet their expectations.  

If you are not working with an agent, you can search for companies online. It is important to read reviews on the companies you are interested in to narrow it down even more to someone you’ll feel comfortable working with. 

Who pays for a home inspection?

In almost all cases, the buyer should be prepared to pay for the home inspection at the time service is performed. 

Top 10 Reasons To Do A Podcast

Top 10 Reasons To Do A Podcast

Whether you run a business or provide professional services, you need to create content to market your business. One of the best ways to do so is to do a podcast. You can do a podcast discussing different aspects of your business or even host several industry experts to express their views on various issues related to the business. Here are the top ten reasons to do a podcast.

1. Position Yourself as an Expert

   Podcasts are a great way to show off your expertise. Podcasts tend to be very engaging when done properly. If you are well prepared with a knowledgeable interviewer, in-depth content, and a well written script, you can position yourself as an expert in your niche.
   

2. Reach New Audiences

   Research shows that 62% of US consumers listen to podcasts. This implies that by doing podcasts you will be reaching segments of the audience that might prefer to listen to an audio instead of reading a long blog post or watching a video. 
   

3. Connect With the Audience

   Podcasts tend to be more engaging and intimate than other forms of content. Listeners are more attentive because the interaction feels like a conversation between friends. This can help build a personal connection with the audience and humanize your brand.
   

4. Grow Your Brand

   Research shows 92% of people trust familiar individuals over companies. Doing a podcast is a great way of growing your personal brand by increasing awareness about your business and the services or products you offer. Sharing your thoughts on a podcast gives a personal touch the business and increases consumer trust.
   

5. Improve Your Communication Skills

   Podcasting is a great way of improving your communication skills. It helps you practice speaking to an audience and can be a precursor to future public speaking initiatives. Your confidence will grow each time you do a new podcast. 
   

6. Generate New Leads

   Podcasting is another marketing channel you can use to promote your business. You can create your own podcasts and promote them on the business website, social media, YouTube, and popular podcasting platforms. These are lead magnets that increase chances of landing new prospects and customers.
   

7. Repurpose Existing Content

   You can create a podcast from existing blog posts, FAQ sections, and other business content you have created in the past. Repurposing helps you generate more value from the existing content and enhances the effectiveness of your messaging. 
   

8. Podcasts Are Highly Accessible

   One of the reasons for the growing popularity of podcasts is the ease of consumption. People can listen to podcasts anywhere irrespective of what they are doing. They can tune in while driving or doing household chores. Since they are recorded, consumers can listen according to their schedule.
   

9. Podcasting Is Easy

   Creating a podcast is less technically demanding than shooting a video. All you need is cheap recording equipment and editing tools. You can start by creating a script on Google Docs then read it to the recorder and finish with editing.
   

10. Increase Your Search Traffic

    Podcasting is a great way of increasing traffic to your website. You can post your recorded podcasts on different platforms and optimize them for relevant keywords. You can also provide a link to your landing page to help searchers learn more about your business.

Everyone has to start somewhere and hopefully this article gave you the motivation to give podcasting a try. We did! You can listen to our podcast HERE.

Getting Nerdy About Houses - 10 Home Maintenance Projects That Take One Hour or Less

Getting Nerdy About Houses - 10 Home Maintenance Projects That Take One Hour or Less

If you’re a homeowner, you know that eventually, a door will need adjustment, the stucco will crack, or an appliance will stop working once in a while and need maintenance or repair. It is part of the responsibility of home ownership. As home inspectors and homeowners, we have observed that many of the issues can be solved through simple “do-it-yourself” home maintenance. In an effort to avoid the need to call costly professional repair service, we have provided a list of the Top 10 simple DIY home maintenance tips. 

1. Fix A Running Toilet (time estimate 5 min - 1 hour)

   A running toilet can cause damage to your home by flooding water or damage your wallet by wasting running water. You can fix it by attempting to adjust the chain that is connected to the flapper. Oftentimes, this simple adjustment may quickly correct the problem, but if it does not, you may need to replace the internal flushing mechanism. You can fix that by turning off the water at the supply valve, flushing out the water, and replacing the flapper or fill tube or both with a new one. 

2. Fix A Door That Won’t Latch (time estimate 5 min - 30 min)

   Sometimes a door may fail to remain closed because the latch has malfunctioned or the hinges may have sagged. You can start by tightening the screws (or replacing the screws with longer screws)  at the hinges. If that doesn’t work, enlarge the strike plate hole with a metal file.

3. Change Your HVAC Filters (time estimate 10 min)

   Filters are responsible for removing particles that get into the HVAC system and quickly get worn out. In the dry Phoenix climate, we rely on our HVAC systems heavily. Air filters should be examined and cleaned frequently. (https://dwellinspectaz.com/dwell-inspect-arizona-blog/2022/6/13/nerdy-about-homes-air-filters)

4. Flush your water heater (Time estimate 1 hour)

   One of the most commonly overlooked, yet easy-to-perform, home maintenance activities is flushing water heaters. Water heaters accumulate sediment over time and should be flushed frequently. Flushing the water heater removes the accumulated sediment and it allows the heater to run more efficiently, thus, prolonging the lifespan of the system. https://dwellinspectaz.com/dwell-inspect-arizona-blog/2022/9/15/nerdy-about-homes-how-to-flush-your-water-heater

5. Check and/or Adjust your garage safety components

   There are three safety components that are found in a garage. Two of the safety components are associated with the overhead garage door (photo eyes and pressure reverse system) and the third is a fire-rated door with a self-closure system that separates the interior from the garage. To learn how to check the overhead door safety functions, click here: https://dwellinspectaz.com/dwell-inspect-arizona-blog/what-are-the-safety-components-of-an-overhead-garage-door

   To test the self-closure system associated with the fire-rated door, simply open the door and it should close automatically. If it does not, adjustments or replacements of the hinges may be necessary. If the hinges do not solve the problem, there may be another cause that obstructs the closure of the door and other adjustments should be made. 

6. Vacuum behind your refrigerator (45 min)

   An area of the house that is commonly neglected and often overlooked is located behind the refrigerator. Behind the refrigerator, you will find dust, food, and all sorts of forgotten surprises. Keeping the area clean, not only is a great idea for home maintenance, but it is also helpful for the longevity of the refrigerator too! Simply, carefully, pull the refrigerator away from the normal resting place and vacuum the dirty area. If you happen to see a large collection of dust on the refrigerator, it is a great opportunity to clean that area too. In this process, the most concerning hazards to be aware of are the potential to damage the floor when moving the refrigerator and the potential to damage a connected water line. If you are careful, this job should be a cinch. 

7. Clear Clogged Dishwasher Filter (Time estimate 15 min)

   If the dishwasher is clogged, the spray arms will not have sufficient pressure to clean the dishes at the top. Fix it by pulling out the lower rack and removing the filter cover inside. Then use a wet vacuum to wash out the dirt on the screen. 

8. Clean the dryer duct lint (time estimate 1 hour)

   To clean a dryer vent, you’ll need a tool such as https://amzn.to/3Oa8oLc

   Then, you will simply, 1) remove the dryer to create enough space to work behind it. 2) remove the flexible ducting connected to the vent that extends to the exterior. 3) Insert the tool into the duct to free the lint from the vent rotating it clockwise and pushing it to the point of exit to the exterior (it will be messy) 4) Finally, clean up. 

9. Check under your sinks for leaks and repair (time estimate 20 min)

   When a leak is discovered during a home inspection, homeowners are often surprised. Leaky sinks are not always obvious and the evidence can be hidden by common storage in the cabinetry. The best way to check for leaks is to fill the sink to the top, release the water and watch the underside of the plumbing material to see if any moisture develops. It is handy to have a flashlight during this process as some leaks start very small. If any leaks are discovered, repairs are often fairly easy.

10. Inspect your roof (15 min)

    Before climbing a roof, this should be prefaced, if you are uncomfortable with heights, a ladder or walking on a roof, do not climb on your roof. Hire a professional. Walking on a roof is dangerous and should be taken seriously. There are techniques and skills for safety, research these prior to using a ladder and climbing on a roof to inspect.
    

    The inspection that you perform can depend on the type of roof that is installed on your house,  ie, flat roof, tile roof, or asphalt. However, if the object remains the same, you should look for potential abnormalities that may occur on a roof. This can include broken or slipped tiles, torn shingles (asphalt), bubbled areas (flat roof), areas that look to be heavily worn or damaged, areas that collect water, areas of heavy debris deposit, lifted or missing shingles, etc. Identifying any potential issues can help to avoid costly repairs and even extend the longevity of the roof. In Phoenix, we generally suggest inspecting, at a minimum, before and after the monsoon season, but frequently is certainly beneficial. 

11. BONUS - Hire Professional Inspectors

    It’s great to learn DIY home maintenance hacks, but some problems may be beyond your scope and need to be checked by a professional. Dwell Inspect offers full-service inspection services for homeowners and businesses in Phoenix and surrounding areas. Contact us at (480) 867-4599 for a free quote. 

Getting Nerdy About Houses - Residential Electrical Panels

How Do Residential Electrical Panels Work?

Residential electrical panels or breaker panels are metal boxes that are used to regulate and distribute power to designated areas in your home. Power is distributed by wires that are connected to circuit breakers (or in older homes, fuses).  Circuit breakers regulate the amount of current designated to the wire that then carries the electrical current to the intended destination. The number on a breaker, for example, a 30 AMP breaker, indicates the maximum amount of amperage that the breaker will allow the connected wire to draw from the electrical panel. If more than the maximum is attempted to draw through the breaker, then the breaker will “trip” and cut off power to the wire. The tripping of a breaker prevents wiring damage, electric shock and ultimately protects your home from electrical fires. 

The power to the home comes from the utility company through the electrical meter and connects to the main electrical breaker. The main breaker tells you the total amperage allowable to the house. Most residential properties have 200 AMPS service, however, it is not uncommon to find houses with 150 - 200 AMP service. The main breaker also controls all power to the property, so, turning off the main electrical breaker will shut off power to the property. *

*Please note, shutting off the main electrical breaker shuts off power to the house, however, it does not shut off power supplied by the utility company. The wires connected to the main breaker will be energized and still very dangerous.

Electricity passes through the main electrical breaker and allows electricity to power the hot bus (also referred to as the charge) bar. The hot bus bar is the area of the electrical panel where circuit breakers snap into place with the intent of distributing power to specific areas of the home. The distribution of power occurs once wires are installed into the breakers allowing them to carry the electrical current to switches, outlets, ovens, HVAC units, etc. 

Additionally, located in the electrical panel are the neutral bus bar and the grounded bus bar. The neutral is an area where many wires (typically the white/neutral wires) are connected which helps to protect ‘hot’ wires from having too much current or overheating. The ground bus bar is an area where many wires (typically the green or bare copper/ground wires) are connected. In main electrical panels, the neutral and ground bus bars are connected, in sub-electrical panels, the connection must be separate. 

Also, in electrical panels, you will find the main bonding jumper. The main bonding jumper provides a ground connection between the neutral/ground bus bar and the electrical panel. The grounding connection is made via a bare copper wire that connects the neutral/ground bus bar to a ground rod driven into the earth or to the metal rebar found in the foundation of the home. This ground connection will allow any stray electrical current to pass safely into the surrounding soil as opposed to other areas of the home. Similarly, if the property has gas service, there will be a requirement for the gas piping to be grounded as well. 

Simply put, electric panels are metal boxes with an opening that are often built into a wall with multiple breakers for different circuits. An electrical panel has a main circuit breaker that regulates the power supply to the entire home. Several smaller breakers are responsible for controlling power surges in specific rooms or appliances. Each breaker has an ampere (amps) rating for the area it controls. Many homes have breaker boxes (or subpanel) for different areas. For example, you may have a subpanel electrical box for an addition or if you have a larger house. The partitioning prevents power disruption in the entire home when there is a surge in one area. 

Each circuit in your home is designed to carry a specific electrical load with a maximum limit. A box breaker operates at 80% of its rated capacity, so all the plugged devices should not exceed 80% of the amps for the specific circuit. 

If the load exceeds the threshold, the break shuts off or trips. This can be due to too many devices plugged into one circuit or if one appliance consumes too much power. If a breaker trips, you should unplug some devices and then flip the switch to reset it. 

The purpose of an electrical panel is to provide sufficient power to areas of the house using wires. It also uses breakers and bus bars to regulate the power to help prevent an abundance of electrical current, fires, or shocks. 

Hire Professional Property Inspectors

An evaluation of the electrical panel is part of the evaluation that occurs during a home inspection. You can hire professional home inspectors to inspect them and make recommendations. During your real estate transaction, hire Dwell Inspect Arizona for home inspection and consulting services for homeowners in Phoenix and the surrounding regions. Call us at (480) 867-4599 to schedule your home inspection. Peace of mind awaits.

Getting Nerdy About Houses - Top 10 Fire Safety Tips for Homeowners

According to the National Fire Protection Association (NFPA), around 338,000 fire incidents happened in American homes in 2021 and were responsible for 75% of the fire-related civilian deaths and injuries.

Many people assume that their house will not catch fire, and in most cases they are correct. However, they also don’t realize how easy and quickly it is for residential house fires to get out of control. Preparation and planning is by far the most important steps you can take in order to mitigate the potentially devastating impacts of a house fire.  

According to ready.gov, a house fire can become life-threatening in 30 seconds. Most people have less than two minutes to escape before they are trapped and in need of specialized rescue. Here are safety tips to protect your family from fire injuries and tragedies. 

1. Invest in fire safety equipment

Purchase and place fire extinguishers in strategic locations around the house including the sleeping areas, the kitchen, the basement, and the garage. Talk about the locations with the occupants of the house and take the time to learn how to use the equipment so that you will be ready when a fire occurs. If you have an upstairs, place at least two fire ladders upstairs and show your children how to set them up.

2. Install Smoke Detectors

Install smoke detectors with long-life batteries in every sleeping room, the kitchen, and outside sleeping areas. Also, use detectors that detect carbon monoxide especially if you have a fireplace or a wood stove. Test them every month to ensure they are working.

3. Create A Fire Escape Plan

Hire a fire expert or seek assistance from the local fire department to develop a fire escape plan (contact our team, we have several firemen on staff). Make sure your family understands the plan and has a clear idea of what to do in case of a fire. Conduct a fire drill to practice escaping each room and level of your home under various conditions.

4. Ensure Safe Use of Space Heaters

Space heaters pose a significant fire risk due to their proximity to flammable items. Ensure space heaters are at least three feet away from objects in the room. Avoid using extensions by plugging them into the wall and turning them off before sleeping. 

5 . Observe Fireplace Safety

If you have a wood-burning fireplace, have your chimney inspected and cleaned (if used often, clean it frequently). Ensure there are no flammable items within three feet of the wood stoves or fireplace. Never leave open fires unattended or leave children and pets alone with the fire burning. Make sure the chimney is free of debris and vegetation at the time and ensure a spark arrestor is in good condition.

6. Ensure Electrical Safety

Regularly inspect electrical outlets, switches, light fixtures and appliances to ensure they are in good condition. Signs of faulty electrical outlets and devices include hot surfaces, tripping breakers, dimming lights, smoke, buzzing sounds, loose connections, and frayed wires. Hire a reputable professional for the installation of new electrical components. Ensure your home is free of pest activity because pests can damage wiring behind walls and in attics.

7. Observe Natural Gas Safety

If your home is equipped with gas, check for leaking gas lines and fittings. If you smell natural gas (it has a distinct smell), move your family out of the house and call the local fire department or gas company. If you have a gas furnace, be certain to have your HVAC system inspected annually by a licensed professional to ensure the furnace is working properly.

8. Ensure Safe Cooking

Cooking is the leading cause of home fires. Ensure safety in your kitchen by never leaving cooking food unattended and turning off the heat source when leaving the kitchen. Be certain that there is no loose clothing or dangling ornaments that could catch fire. Be especially alert when cooking items with heavy oil or grease.  

9. Take Extra Care During Holidays

Residential fires peak during holidays. Reduce fire risk by cooking outdoors during major holidays like Thanksgiving and Christmas. Avoid candles and ensure all the holiday lights are safe. Use extra precaution when decorating a home with a “live” Christmas tree.

10. Educate Your Family Members About Fire Safety

Teach your children about fire hazards such as lighters, gas lines, and flammable objects. Practice fire safety and response drills so that they know how to respond to fire alarms and fires. Discuss openly your strategy so that all occupants are prepared in an emergency.

We recently had the chance to speak with a local realtor and friend of Dwell Inspect Arizona, who experienced a fire that destroyed his family’s home. Trevor sat down with us to record an episode of Just Another Real Estate Podcast and was kind enough to talk about his experience. His response to the event and his resilience and optimism in the face of such an enormous loss is truly inspiring. Listen to Trevor’s episode of Just Another Real Estate Podcast here.

Getting Nerdy About Houses - Arizona Winter Lawn Care

How To Plant A Winter Lawn In Arizona

Arizona is unique to many climates, in that the temperature can support grass in the winter. However, the grass that is prevalent in the summer becomes dormant in the winter. Therefore, winter lawns are commonly planted. This “end of summer” ritual generally occurs towards the end of September or the beginning of October, when temperatures finally begin to drop below 100 F.  

Overseeding With Ryegrass

Overseeding with ryegrass is a great way to maintain a lush green lawn through the winter. Make sure you plant the ryegrass at the right time when day temperatures are between 80-85 degrees and around 55 degrees at night. The ideal time for overseeding is at the start of October. You should do it in the evening when temperatures are low. 

There are two types of ryegrass available on the market: 

• annual 

• perennial seeds

The annual variety has a lower cost but requires more water than the perennial. It grows into thick grasses that clump over time. Most homeowners prefer the annual type due to its neutral tone and option to replant every winter.

The perennial requires less water and grows into an appealing lush green cover.  Perennial ryegrass can be planted all year round. 

Preparing the Lawn for overseeding

To prepare your lawn for overseeding, you want to reduce fertilizer application as you are approaching the winter so the grass can stop producing shoots and go into dormancy. Also, you will want to reduce the amount of watering ten days before planting. Then, you will want to scalp or vertical mow your lawn to 40% of the normal height three days before planting the ryegrass. 

This process will ensure the ryegrass seeds reach the soil when planting and are not obstructed by the currently planted grass. Additionally, you will want to make sure that you remove all the excessive clippings and debris before planting the rye grass. As added insurance, you can rake the ground lightly before planting to remove the remaining thatch and loosen the soil. 

Once you have prepared the ground for the rye grass, it is time to plant! You will broadcast the ryegrass seeds at rates of 10-15 pounds per 1000 square feet. After you have added the seed to the yard, you should rake the ground so that the seeds can make better contact with the soil. Finally, you will want to finish the seeding by applying ¼ inch of mulch or fertilizer to create optimal growing conditions. 

In the beginning of the growing process, you will want to water the lawn more aggressively. It is recommended that you water the lawn at least twice a day until the seeds germinate. After the seeds begin to sprout, you can reduce the watering cycle to once per day. To enhance growing, you will wna to apply fertilizer 14 days after germination. After you have applied the fertilizer to the ground, make sure to water the lawn immediately to help the fertilizer penetrate into the soil. Once established, typically, you can reduce the watering cycle again to shorter time periods or every other day. It is best to refer to the instructions as different seeds have different requirements. 

As the chill of winter begins to fade and the warmth of the desert beings again, the rye grass will begin to brown or die. When this happens, stop watering the lawn for a couple of weeks. This will allow the rye to dye off and the Bermuda to begin growth for the summer.  Once the rye is dead, do not forget to resume watering to revitalize the dormant Bermuda grass. 

Water Conservation Tips

Water is a precious commodity in the desert climate of Arizona, so you need to employ strategies for minimizing water consumption. 

• Avoid watering your lawn on cold days.

• Water your lawn in the early morning or late evening.

• Skip watering on frost days as the condensation will provide enough water for the grass.

Hire Home Inspection Experts

Whether you are planning to buy a new home or need advice on how to take care of your property, you can count on Dwell Inspect Arizona for all your inspection and home consultant needs. We will educate you about the property, offer maintenance tips and direct you to the right service professionals. Our team serves all of Phoenix and the neighboring communities. Call us at (480) 867-4599.

Getting Nerdy About Houses - How to Flush Your Water Heater

How to Flush your Water Heater

One of the most commonly overlooked, yet easy to perform, home maintenance activities is flushing water heaters. Water heaters accumulate sediment over time and should be flushed frequently. Flushing the water heater removes the accumulated sediment and it allows the heater to run more efficiently, thus, prolonging the lifespan of the system. Here are tips on how to flush your water heater. 

Identify your Type of water heater:

There are basically two types of water heater systems that are most commonly found in Phoenix homes. There is a tanked water heater system and a tankless water heater system. 

A tanked water heater system uses an insulated tank to heat and store hot water for use within a home. Tanks can range in size from 2.5 gallons to 119.9 gallons. Typically, most found in the Phoenix area are 50 gallons. Water can be warmed through the use of gas, electrical or solar (or a combination).

A tankless water heater is a system that heats water as it passes through internal coils. There is no storage tank, the system makes the water hot when a faucet in the house calls for it to be supplied. Thus, tankless systems are also called on-demand systems. The power of the systems can be either gas or electric. Sizes of the systems are determined by flow rates or the estimated amount that would be used in the house. The capacity of the water heater is measured in the gallons per minute (GPM) that the system can provide at steady use. If the proper tankless water heater is installed in a house, it should provide an endless supply of water.

Why You Should Flush Your Water Heater Regularly

Tanked:

The water supply to your home contains mineral and soil particles that may remain even after purification. These minerals build up and calcify in the tank due to the heat and water quality. They form limescale that builds up at the bottom of the tank. 

The buildup of debris or minerals causes uneven heating that can eventually damage the tank. With electric heaters, the scaling can damage the element. In gas-fired water heaters, where there is a collection of sediment, you can hear a rattling or knocking in the tank when the water is heating. Sediment build-up can also block the drainage valve creating a challenge when attempting to flush or replace the unit. A homeowner can reduce build-up by cleaning your heater or tank regularly. 

How to Flush A Water Heater with a Tank

Items you will need:

• 1 - Garden hose

• 1 - Small bucket

• 1 - Screwdriver

Steps to flush:

1. Turn off the power supply. If it’s an electric water heater, turn off the breaker. If it’s a gas water heater, turn off the gas valve.

2. Turn off the supply or cold water valve which is often found at the top of the tank. This stops the flow of water into the tank.

3. Connect a garden hose to the drain spigot at the bottom of the water heater. 

4. Open a hot water faucet in any part of your home to allow air to flow to the tank so that water can drain out. Be careful - this is hot water!!

5. Open the drainage valve with a screwdriver to let out the dirty water. If you do not hear water flowing, there may be a backflow preventer valve in the heating system. 

   1. In this case, use the pressure relief valve to allow air into the tank. Lift the lever, and you will hear water coming out of the drainage valve. Please be advised, if a pressure relief valve is opened, there is the possibility that it will not reseal correctly and this may require additional repair/replacement

6. Drain the tank and check the color of the water to determine if there is a sediment build-up. 

7. Open the cold water inlet for a couple of minutes to flush out any sediments that might be remaining at the bottom. 

8. Use a bucket to trap some of the water for careful inspection. You should be able to see some particles at the start. 

9. Keep the cold water flowing until there are virtually no particles in the bucket. 

10. Turn off the drainage spigot

11. Turn off the hot water faucet you turned on

12. Turn on the cold water valve leading to the heater

13. Turn on a hot water faucet to remove air trapped 

14. Turn on the power 

15. Wait for about 30 minutes for the water to heat.

16. Turn on one of the hot water taps in your home to ensure hot water is flowing

How To Flush A Tankless Water Heater

Items you need:

• 1 - Submersible pump

• 1 - 5 gallon bucket

• 2 - short hoses (washing machine hoses work great)

• 1 - Tankless water heater descaler or vinegar (check your manufacturer recommendations)

Steps to flush:

1. Turn off the power supply 

2. Turn off the water heater supply and the hot water valve

3. Connect one end of the hose to the cold water isolation valve and the other to the submersible pump. 

4. Connect the other hose to the hot water isolation valve leaving the other connection loose in the bucket

5. Place the pump and the loose end of the second hose in a five-gallon bucket and add the descaler per the directions

6. Open the hot and cold isolation valve and turn on the pump

7. Let the cleaner circulate for one hour, then turn off the pump

8. Close the cold-water isolation valve

9. Empty the bucket and place the loose hose back in the bucket.

10. Turn on the cold water supply valve and let the water flow into the bucket for five minutes

11. Close the cold water valve and disconnect the hoses

12. Turn off the hot water isolation valve

13. Remove the inlet filter screen and rinse to wash away sediments, then reinstall it

14. Turn on the hot and cold water valves 

15. Open a few faucets to ensure water is flowing

16. Turn on the power supply

How often should you flush your water heater?

It is recommended by most manufacturers that homeowners should flush their water heater at least once per year.

Hire Professional Home Inspectors

Your water heater system is critical to the proper functioning of your home and ensures comfort for you and your family. You should schedule regular maintenance to clean your water heater for optimal longevity and proper function. Additionally, it is a good idea to check the condition of your water heater frequently to attempt to avoid leaks or other potential damage.

Dwell Inspect Arizona is the ultimate solution for all home inspection and consulting services. We serve homeowners in Phoenix and all the surrounding communities. Call us at (480) 867-4599 to speak to our experts.

Click the link to download the Getting Nerdy About Houses! PDF

Getting Nerdy About Houses - Air Filters

The air filter is one of the most important parts of the HVAC (heating, ventilation, and air conditioning) system to regularly maintain to help aid in property function and longevity of the system. Additionally, frequently changing the air filter will help to keep the air quality in your home cleaner providing a safer environment for living. Changing your HVAC air filter is easy to do, inexpensive, and has a very positive impact on your home and systems. 

How does an HVAC system work?

The functionality of a typical HVAC system can be explained simply as, while operating in the cooling function,  the system draws in warm air and changes it to cool air. A properly functioning system changes the air that it draws in, cools it to approximately 20 degrees F, and then distributes the cooler air to designated areas around the house. Essentially, depending on the type of system, the same process is replicated during the heating function. 

Where is an air filter located?

The air that is drawn into a system is often called a return (as in, the air is returning to the system). As home inspectors, we typically find the air filters installed in a grille located on the ceiling or on a wall. However, there are some systems that have the filter located at the system itself. It is important to follow manufacturing requirements to determine which setup is correct for your system. 

Typically, the air filter is located very close to where the system is located within the house. For example, if the HVAC system is located in the attic, the air filter will be located on the ceiling near the placement of the system in the attic. If the system is installed in a closet, the air filter may be located in a wall. Some HVAC systems have the air filter installed directly at the system itself. Many systems have one filter. However, in order to improve airflow to the system, some systems have multiple returns that return air back to the HVAC system. Therefore, systems with many returns will have many air filters.

What does an HVAC air filter do?

At the most basic function, an air filter cleans the air. It restricts dust, pet dander, pollen, mold spores, etc before it enters the HVAC system and distributes the cooled (or heated) air around the house. Primarily, it prevents particles from entering into the system so that it can function correctly and a nice byproduct is that it cleans the air in the home.  

How often should I change it?

The general consensus is that air filters should be changed every 90 days. From our experience as home inspectors in Phoenix, we believe that the timeline depends on a number of factors. Some of the determining factors include, are there pets (or many pets) on the property, is the heater operated in the wintertime (some people do not turn on the heat), is your environment dusty, what type of air filters are installed, etc. 

We suggest that the cleanliness of air filters is checked regularly, if the filter is dirty, change it. If you use the system frequently, check the air filter every 15 days. If you use the system infrequently, check it every 60 days. It is a great idea to put a reminder on your calendar or on your phone so that changing your air filter is not overlooked (it is easy to do). Personally, I check (and typically change) my air filter on the first day of every month. 

What is the best type of air filter to buy?

To answer the question, “What is the best air filter to buy?” There are a couple of variables that must be answered by the homeowner. What does the manufacturer recommend (most important)? What is your budget? How often do you want to change the air filter? Will you remember to change the air filter (I just changed mine as I was writing this, lol)? What are you trying to achieve with the HVAC air filter a) protect your equipment or b) clean the air in your house)?

The functionality of air filters is graded on a scale called the MERV rating. The scale measures between 1 and 20, with the most common residential filters achieving a rating between 1 and 13. 

Common choices include:

• Disposable fiberglass filters, minimum protection for HVAC equipment: A 1 - 4 MERV rating.

• Disposable pleated paper or polyester filters: A 5 - 8 MERV rating.

• Electrostatic self-charging cotton or paper fiber filters: A 2 - 10 MERV rating.

• Pleated residential filters 2 to 5 inches thick (filters are most commonly 1” thick, this may require an upgraded grill/housing): A 11 - 13 MERV rating.

• High-efficiency particulate arrestance (HEPA): A 13+ MERV rating.

The bottom line is there are pros and cons to all HVAC air filters. The ultimate goal is to find the right air filter that balances the elimination of air flow restriction, provides the desired protection for your home, a replacement schedule that can be managed consistently, and a price point that is comfortable. Every homeowner’s needs are different, but the one certainty is that a dirty air filter MUST be changed. 

Click the link to download the Getting Nerdy About Houses! PDF