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Inspecting Your HVAC System (Before They Check Out On You!)

11/10/2017

Have you ever woken up in the middle of a winter night, shivering under the blankets and able to see your breath? Or have you ever watched the thermostat creep into the upper 80s during a record-setting heat wave, realizing you haven't heard the air conditioner kick on? If so, your heating or cooling system was on the fritz—and (of course), it happened at the worst possible time.

These systems not only fail when you need them the most, but also during the hardest time of the year to get a heating, ventilation and air-conditioning (HVAC) contractor to come by for repairs. Naturally, technicians are at their busiest when these systems are busiest. So, unless you have a relative in the business, the best way to ensure your heating and cooling systems keep working is to maintain them properly.
To guard against a future breakdown, have a professional perform periodic maintenance on the systems before the peak seasons begin. Have the heating system serviced in late summer or early fall, and keep in mind that priority scheduling for repeat customers may begin mid-summer. For a central air-conditioning system, arrange to have a pro check it out in the early spring, after temperatures have reached 65° F, depending on when it starts getting hot in your region.
A typical maintenance call will involve tightening electrical connections, checking the condition of hoses and belts, lubricating all moving parts, and making sure the controls work properly.
For cooling components, the contractor will clean the evaporator coils that remove the heat from the air in your home, as well as the condenser coils that release the collected heat to the outside air. Your tech will also check the fan components, make sure the refrigerant level in the system is correct, inspect ductwork and gas lines, and check for leaks.
For heating systems, technicians typically check fuel connections, change the filters, and inspect the system's combustion and heat exchangers.

What You Can Do To Keep Your HVAC System Operating!

Here are a few maintenance tasks you can perform yourself:

For ongoing maintenance, change the filters every three months for a forced-air system that includes both heating and cooling. If the systems are separate, change the filters every three months during the heating or cooling season. The type of filter to use and directions for changing it can be found in the manual that comes with installation. Instructions may also come with the filter, or on a label affixed to the HVAC unit. You an also ask an HVAC contractor for advice, or visit the manufacturer's website to see if information is available online.
Check around the house to make sure all heating and cooling vents, baseboard heaters, and radiators are not blocked by furniture. If they are blocked, the system has to work harder to provide you with the comfort you want, placing a strain on the system.
Air-conditioning systems often have an outdoor component that houses the compressor and condenser. This part of the system dumps hot air from your house to the outside as part of the cooling cycle. Remove leaves and other debris off of the top of the unit, and maintain a clearance of 2 to 3 feet around it.

Repair Vs. Replace

If your HVAC system does break down, you will be faced with the decision of whether to repair or replace it. Repairs are less expensive, but there are a number of reasons to consider replacing the entire unit.

The system is eight to 15 years old. While a properly maintained system can last longer than 15 years, some older equipment is not as efficient as those available today. And with the average household spending almost half its energy budget on heating and cooling costs, it makes sense to install an energy-efficient system. For example, the annual fuel utilization efficiency (AFUE) rating measures how much fuel a furnace or boiler converts to heat and how much is wasted. It is not unusual to find old furnaces with an AFUE below 70%, which means that over 30% of the fuel is wasted. High-efficiency furnaces available today can achieve AFUE ratings above 98%. That could mean a reduction in heating bills of 20 to 30%. Likewise, the seasonal energy-efficiency ratio (SEER) can be as low as 8 to 10 SEER in older units, while newer units often boast up to 25 SEER, translating to a reduction of up to 50% of cooling costs.
The system needs to be repaired frequently. Even if the repairs are minor, having an HVAC contractor on speed dial does not bode well for the future. If you are faced with a major repair—such as a compressor for an air conditioner, or a blower motor for a furnace—and you have had to pay for a similar repair recently, it is time to replace the unit.
Energy bills keep going up and the house is too hot or too cold. There could be a number of reasons for this, such as leaky ducts, or a lack of insulation and weather sealing in the walls and ceiling. However, it could also mean that the current system is not the right size for the house. A properly sized system would solve that problem quickly.

When faced with a large repair, discuss your options with a qualified HVAC contractor. If you choose a replacement, make sure you hire a reputable, licensed and insured contractor associated with a company you can trust, and confirm that you have a sufficient warranty to insure you against installation and mechanical errors. And after the repair or replacement, keep it well maintained

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Winterizing Your Home!

11/2/2017

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Winterization is the process of preparing a home for the harsh conditions of winter. It is usually performed in the fall before snow and excessive cold have arrived. Winterization protects against damage due to bursting water pipes, and from heat loss due to openings in the building envelope. Inspectors should know how winterization works and be able to pass this information on to their clients

Plumbing System Winterizing

Water damage caused by bursting pipes during cold weather can be devastating. A ruptured pipe will release water and not stop until someone shuts off the water. If no one is home to do this, an enormous quantity of water can flood a house and cause thousands of dollars' worth of damage

Even during very small ruptures or ruptures that are stopped quickly, water leakage can result in mold and property damage. Broken water pipes can be costly to repair.

All exposed water pipes in cold areas, such as attics, garages, and crawlspaces, should be insulated. Foam or fiberglass insulation can be purchased at most hardware stores. Insulation should cover the entirety of a pipe.
Plastic is more tolerant of cold expansion than copper or steel. Houses in colder climates might benefit from the exclusive use of approved plastic plumbing.
Water supply for exterior pipes should be shut off from inside the house and then drained.
Sprinkler systems are particularly vulnerable to cracking due to cold-weather expansion. In addition to turning them, it helps to purge the system of any remaining water with compressed air.
Homeowners should be aware that much of the plumbing system travels through areas that are significantly colder than the rest of the house. Because it is impossible to monitor the temperature of every portion of the plumbing system, indoor air temperature should be kept high enough throughout the winter to keep pipes in any unheated places from freezing.

Leaks In The Building Envelope

Leaky window frames, door frames, and electrical outlets can allow warm air to escape into the outdoors.

Windows that leak will allow cold air into the home. Feeling for drafts with a hand or watching for horizontal smoke from an incense stick are a few easy ways to inspect for leaks. They can be repaired with tape or caulk.
On a breezy day, a homeowner can walk through the house and find far more leaks than they knew existed. Leaks are most likely in areas where a seam exists between two or more building materials.

Insulation

Because hot air rises into the attic, a disproportionately larger amount of heat is lost there than in other parts of the house. Like a winter hat that keeps a head warm, adequate attic insulation will prevent warm indoor air from escaping. Attic insulation should be 12 inches thick in cold climates.
Storm doors and windows should be installed to insulate the house and protect against bad weather.

Heating System Winterizing

The heating system is used most during the winter so it’s a good idea to make sure that it works before it’s desperately needed. The following inspection and maintenance tips can be of some help to homeowners:

Test the furnace by raising the temperature on the thermostat. If it does not respond to the adjustment quickly it might be broken.
Replace the air filter if it’s dirty.
If the furnace is equipped with an oil or propane tank, the tank should be full.

Cooling System Winterizing

Use a hose to remove leaves and other debris from the outdoor condensing unit, if the home is equipped with one. Protect the unit with a breathable waterproof cover to prevent rusting and freezing of its components.
Remove and store window air conditioners when they are no longer needed. Cold air can damage their components and enter the house through openings between the air conditioner and the windowpane.
Ceiling fans can be reversed in order to warm air trapped beneath the ceiling to recirculate. A fan has been reversed if it spins clockwise.

Chimneys & Fireplaces Winterizing

The chimney should be inspected for nesting animals trying to escape the cold. Squirrels and raccoons have been known to enter chimneys for this reason.
The damper should open and close with ease. Smoke should rise up the chimney when the damper is open. If it doesn't, this means that there is an obstruction in the chimney that must be cleared before the fireplace can be used.
A chimney-cleaning service professional should clean the chimney if it has not been cleaned for several years.
The damper should be closed when the fireplace is not in use. An open damper might not be as obvious to the homeowner as an open window, but it can allow a significant amount of warm air to escape.
Glass doors can be installed in fireplaces and wood stoves to provide an extra layer of insulation.

Roof Winterizing

If debris is left in gutters, it can get wet and freeze, permitting the formation of ice dams that prevent water from draining. This added weight has the potential to cause damage to gutters. Also, trapped water in the gutter can enter the house and lead to the growth of mold. For these reasons, leaves, pine needles, and all other debris must be cleared from gutters. This can be done by hand or with a hose.
Missing shingles should be replaced.

Landscape Winterizing

Patio furniture should be covered.
If there is a deck, it might need an extra coat of sealer.

Adequate winterization is especially crucial for homes that are left unoccupied during the winter. This sometimes happens when homeowners who own multiple properties leave one home vacant for months at a time while they occupy their summer homes. Foreclosed homes are sometimes left unoccupied, as well. The heat may be shut off in vacant homes in order to save money. Such homes must be winterized in order to prevent catastrophic building damage.

In addition to the information above, InterNACHI advises the following measures to prepare an unoccupied home for the winter:

Winterize toilets by emptying them completely. Antifreeze can be poured into toilets and other plumbing fixtures.
Winterize faucets by opening them and leaving them open.
Water tanks and pumps need to be drained completely.
Drain all water from indoor and outdoor plumbing.
Unplug all non-essential electrical appliances, especially the refrigerator. If no electrical appliances are needed, electricity can be shut off at the main breaker.

In summary, home winterization is a collection of preventative measures designed to protect homes against damage caused by cold temperatures. These measures should be performed in the fall, before it gets cold enough for damage to occur. Indoor plumbing is probably the most critical area to consider when preparing a home for winter, although other systems should not be ignored.

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Inspecting Your HVAC System (Before They Check Out On You!)

What You Can Do To Keep Your HVAC System Operating!

Repair Vs. Replace

Winterizing Your Home!

Plumbing System Winterizing

Leaks In The Building Envelope

Insulation

Heating System Winterizing

Cooling System Winterizing

Chimneys & Fireplaces Winterizing

Roof Winterizing

Landscape Winterizing

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