This Months Real Estate Insider Newsletter
Each month, we publish a series of articles of interest to homeowners — money-saving tips, household safety checklists, home improvement advice, real estate insider secrets, etc. Whether you currently are in the market for a new home, or not, we hope that this information is of value to you. Please feel free to pass these articles on to your family and friends.
| Should You Have the Air Ducts in Your Home Cleaned?
Most people are now aware that indoor air pollution is an issue of growing concern and increased visibility. Many companies are marketing products and services intended to improve the quality of your indoor air. You have probably seen an advertisement, received a coupon in the mail, or been approached directly by a company offering to clean your air ducts as a means of improving your home’s indoor air quality. These services typically — but not always — range in cost from $450 to $1,000 per heating and cooling system, depending on the services offered, the size of the system to be cleaned, system accessibility, climatic region, and level of contamination.
Duct cleaning generally refers to the cleaning of various heating and cooling system components of forced air systems, including the supply and return air ducts and registers, grilles and diffusers, heat exchangers heating and cooling coils, condensate drain pans (drip pans), fan motor and fan housing, and the air handling unit housing.
If not properly installed, maintained, and operated, these components may become contaminated with particles of dust, pollen or other debris. If moisture is present, the potential for microbiological growth (e.g., mold) is increased and spores from such growth may be released into the home’s living space. Some of these contaminants may cause allergic reactions or other symptoms in people if they are exposed to them. If you decide to have your heating and cooling system cleaned, it is important to make sure the service provider agrees to clean all components of the system and is qualified to do so. Failure to clean a component of a contaminated system can result in re-contamination of the entire system, thus negating any potential benefits. Methods of duct cleaning vary, although standards have been established by industry associations concerned with air duct cleaning. Typically, a service provider will use specialized tools to dislodge dirt and other debris in ducts, then vacuum them out with a high powered vacuum cleaner.
In addition, the service provider may propose applying chemical biocides, designed to kill microbiological contaminants, to the inside of the duct work and to other system components. Some service providers may also suggest applying chemical treatments (sealants or other encapsulants) to seal or cover the inside surfaces of the air ducts and equipment housings because they believe the sealant will control mold growth or prevent the release of dirt particles or fibers from ducts. These practices have yet to be fully researched and you should be fully informed before deciding to permit the use of biocides or sealants in your air ducts. They should only be applied, if at all, after the system has been properly cleaned of all visible dust or debris.
Deciding Whether or Not to Have Your Air Ducts Cleaned
Knowledge about the potential benefits and possible problems of air duct cleaning is limited. Since conditions in every home are different, it is impossible to generalize about whether or not air duct cleaning in your home would be beneficial.
You may consider having your air ducts cleaned simply because it seems logical that air ducts will get dirty over time and should occasionally be cleaned. While the debate about the value of periodic duct cleaning continues, no evidence suggests that such cleaning would be detrimental, provided that it is done properly.
On the other hand, if a service provider fails to follow proper duct cleaning procedures, duct cleaning can cause indoor air problems. For example, an inadequate vacuum collection system can release more dust, dirt, and other contaminants than if you had left the ducts alone. A careless or inadequately trained service provider can damage your ducts or heating and cooling system, possibly increasing your heating and air conditioning costs or forcing you to undertake difficult and costly repairs or replacements.
You should consider having the air ducts in your home cleaned if:
Other Important Considerations…
Duct cleaning has never been shown to actually prevent health problems. Neither do studies conclusively demonstrate that particle (e.g., dust) levels in homes increase because of dirty air ducts or go down after cleaning. This is because much of the dirt that may accumulate inside air ducts adheres to duct surfaces and does not necessarily enter the living space. It is important to keep in mind that dirty air ducts are only one of many possible sources of particles that are present in homes. Pollutants that enter the home both from outdoors and indoor activities such as cooking, cleaning, smoking, or just moving around can cause greater exposure to contaminants than dirty air ducts. Moreover, there is no evidence that a light amount of household dust or other particulate matter in air ducts poses any risk to health.
If you think duct cleaning might be a good idea for your home, but you are not sure, talk to a professional. The company that services your heating and cooling system may be a good source of advice. You may also want to contact professional duct cleaning service providers and ask them about the services they provide. Remember, they are trying to sell you a service, so ask questions and insist on complete and knowledgeable answers.
Suggestions for Choosing a Duct Cleaning Service Provider
What to Expect From an Air Duct Cleaning Service Provider
If you choose to have your ducts cleaned, the service provider should:
How to Determine if the Duct Cleaner Did A Thorough Job
A thorough visual inspection is the best way to verify the cleanliness of your heating and cooling system. Some service providers use remote photography to document conditions inside ducts. All portions of the system should be visibly clean; you should not be able to detect any debris with the naked eye. After completing the job, ask the service provider to show you each component of your system to verify that the job was performed satisfactorily.
How to Prevent Duct Contamination
Whether or not you decide to have the air ducts in your home cleaned, committing to a good preventive maintenance program is essential to minimize duct contamination.
To prevent dirt from entering the system:
To prevent ducts from becoming wet:
Moisture should not be present in ducts. Controlling moisture is the most effective way to prevent biological growth in air ducts.
Moisture can enter the duct system through leaks or if the system has been improperly installed or serviced. Research suggests that condensation (which occurs when a surface temperature is lower than the dew point temperature of the surrounding air) on or near cooling coils of air conditioning units is a major factor in moisture contamination of the system. The presence of condensation or high relative humidity is an important indicator of the potential for mold growth on any type of duct. Controlling moisture can often be difficult, but here are some steps you can take:
Should chemical biocides be applied to the inside of air ducts?
Air duct cleaning service providers may tell you that they need to apply a chemical biocide to the inside of your ducts to kill bacteria (germs), and fungi (mold) and prevent future biological growth. Some duct cleaning service providers may propose to introduce ozone to kill biological contaminants. Ozone is a highly reactive gas that is regulated in the outside air as a lung irritant. However, there remains considerable controversy over the necessity and wisdom of introducing chemical biocides or ozone into the duct work.
Little research has been conducted to demonstrate the effectiveness of most biocides and ozone when used inside ducts. Simply spraying or otherwise introducing these materials into the operating duct system may cause much of the material to be transported through the system and released into other areas of your home.
In the meantime…
Before allowing a service provider to use a chemical biocide in your duct work, the service provider should:
1. Demonstrate visible evidence of microbial growth in your duct work. Some service providers may attempt to convince you that your air ducts are contaminated by demonstrating that the microorganisms found in your home grow on a settling plate (i.e., petri dish). This is inappropriate. Some microorganisms are always present in the air, and some growth on a settling plate is normal. As noted earlier, only an expert can positively identify a substance as biological growth and lab analysis may be required for final confirmation. Other testing methods are not reliable.
2. Explain why biological growth cannot be removed by physical means, such as brushing, and further growth prevented by controlling moisture.
If you decide to permit the use of a biocide, the service provider should:
1. Show you the biocide label, which will describe its range of approved uses.
2. Apply the biocide only to uninsulated areas of the duct system after proper cleaning, if necessary to reduce the chances for regrowth of mold.
3. Always use the product strictly according to its label instructions.
While some low toxicity products may be legally applied while occupants of the home are present, you may wish to consider leaving the premises while the biocide is being applied as an added precaution.
Do sealants prevent the release of dust and dirt particles into the air?
Manufacturers of products marketed to coat and seal duct surfaces claim that these sealants prevent dust and dirt particles inside air ducts from being released into the air. As with biocides, a sealant is often applied by spraying it into the operating duct system. Laboratory tests indicate that materials introduced in this manner tend not to completely coat the duct surface. Application of sealants may also affect the acoustical (noise) and fire retarding characteristics of fiber glass lined or constructed ducts and may invalidate the manufacturer’s warranty.
Questions about the safety, effectiveness and overall desirability of sealants remain. For example, little is known about the potential toxicity of these products under typical use conditions or in the event they catch fire.
In addition, sealants have yet to be evaluated for their resistance to deterioration over time which could add particles to the duct air.
Most organizations concerned with duct cleaning, do not currently recommend the routine use of sealants in any type of duct. Instances when the use of sealants may be appropriate include the repair of damaged fiber glass insulation or when combating fire damage within ducts. Sealants should never be used on wet duct liner, to cover actively growing mold, or to cover debris in the ducts, and should only be applied after cleaning according to appropriate guidelines or standards.
| Homebuyers: How To Save Thousands of Dollars When You Buy
"When you analyze those successful homebuyers who have the experience to purchase the home they want for thousands of dollars below a sellers asking price, some common denominators emerge."
If youre like most homebuyers, you have two primary considerations in mind when you start looking for a home. First, you want to find a home that perfectly meets your needs and desires, and secondly, you want to purchase this home for the lowest possible price.
When you analyze those successful homebuyers who have been able to purchase the home they want for thousands of dollars below a sellers asking price, some common denominators emerge. Although your agents negotiating skills are important, there are three additional key factors that must come into play long before you ever submit an offer.
These Steps Will Help You Save Thousands When You Buy a Home
Make sure you know what you want . . . As simple as this sounds, many home buyers don’t have a firm idea in their heads before they go out searching for a home. In fact, when you go shopping for a place to live, there are actually two homes competing for your attention: the one that meets your needs, and the one that fulfills your desires. Obviously, your goal is to find one home that does both. But in the real world, this situation doesn’t always occur.
When you’re looking at homes, you’ll find that you fall in love with one or another home for entirely different reasons. Is it better to buy the 4 bedroom home with room for your family to grow, or the one with the big eat in kitchen that romances you with thoughts of big weekend family brunches? What’s more important: a big backyard, or proximity to your child’s school? Far too often people buy a home for the wrong reasons, and then regret their decision when the home doesn’t meet their needs.
Don’t shop with stars in your eyes: satisfy your needs first. If you’re lucky, you’ll find a home that does this and also fulfills your desires. The important thing is to understand the difference before you get caught up in the excitement of looking.
Find out if your agent offers a Buyer Profile System or "Househunting Service", which takes the guesswork out of finding just the right home that matches your needs. This type of program will cross-match your criteria with ALL available homes on the market and supply you with printed information on an ongoing basis. A program like this helps homeowners take off their rose colored glasses and, affordably, move into the home of their dreams.
To help you develop your homebuying strategy, use this form:
What do I absolutely NEED in my next home:
What would I absolutely LOVE in my next home:
How Sellers Set Their Asking Price
For you to understand how much to offer for a home youre interested in, its important for you to know how sellers price their homes. Here are 4 common strategies youll start to recognize when you begin to view homes:
1. Clearly Overpriced:
Every seller wants to realize the most amount of money they can for their home, and real estate agents know this. If more than one agent is competing for your listing, an easy way to win the battle is to over inflate the value of your home. This is done far too often, with many homes that are priced 10- 20% over their true market value.
This is not in your best interest, because in most cases the market won’t be fooled. As a result, your home could languish on the market for months, leaving you with a couple of important drawbacks:
2. Somewhat Overpriced:
About 3/4 of the homes on the market are 5-10% overpriced. These homes will also sit on the market longer than they should. There is usually one of two factors at play here: either you believe in your heart that your home is really worth this much despite what the market has indicated (after all, there’s a lot of emotion caught up in this issue), OR you’ve left some room for negotiating. Either way, this strategy will cost you both in terms of time on the market and ultimate price received
3. Priced Correctly at Market Value
Some sellers understand that real estate is part of the capitalistic system of supply and demand and will carefully and realistically price their homes based on a thorough analysis of other homes on the market. These competitively priced homes usually sell within a reasonable time frame and very close to the asking price.
4. Priced Below the Fair Market Value
Some sellers are motivated by a quick sale. These homes attract multiple offers and sell fast – usually in a few days – at, or above, the asking price. Be cautious that the agent suggesting this method is doing so with your best interest in mind.
| Important Tips To Keep Your Home Safe
It’s much more than a physical structure. It’s the place where memories are made, where dreams are shared, where lives are lived. And many of your home’s contents–the video of your baby’s first steps, grandmother’s brooch or old family photos, for instance–simply cannot be replaced. That’s why it makes good sense to do everything you can to protect your home from fire and theft.Preventing Fires
Most fires are preventable. First, let’s look at the top causes of home fires.
There are some other simple, common sense precautions you can take to decrease your chances of a home fire:
If your home has one or more fireplaces, special precautions can help to keep home fires burning safely:
Smoke detectors greatly increase the likelihood you’ll survive a fire. Place at least one on each floor of your home and outside each sleeping area. Install detectors inside bedrooms for added protection. Mount detectors on the ceiling, at least 4 inches away from the wall. Test detectors monthly and replace batteries once a year. To help you remember, plan to install new batteries on an annual event, such as the Fourth of July. Replace smoke detectors after 10 years.
If a fire does break out, take immediate action. Smoke and flames spread rapidly. Get out of the house right away, then call the fire department from a neighbor’s house or a cellular phone. Fumes overcome most victims long before flames reach them. Use your safest exit. If you must escape through smoke, get down and crawl low under the smoke, keeping your head about 12-24 inches off the floor.
If you haven’t gotten around to conducting a family fire drill, now’s the time to do it. And visit your local hardware store or home center to invest in a few fire extinguishers. Extinguishers are classified according to the type of fire they will put out, and you’ll find the classification displayed on an extinguisher. A Class ABC extinguisher is multi-purpose and works well against any small, self-contained fire. Keep one in the kitchen, extras in the basement or garage. Contact your fire department to ask about training. Don’t attempt to fight a fire unless you know you have the right extinguisher to handle that type of fire, and be sure to keep your back to a safe exit.Fire Safety Checklist
Take this quick quiz to help you assess your family’s fire safety plan:
Every year, burglars hit more than five million households, stealing more than $4 billion worth of property. Determined thieves can break into just about any home, but you can take steps to make entry a lot more difficult for them.
For greater peace of mind, consider investing in a professionally installed alarm system. Alarm systems come in many shapes and sizes, at prices that range from a few hundred to several thousand dollars. Many installers also charge monthly monitoring fees, which should be taken into account when you shop for a system. A home alarm system includes some combination of the following components:
Keep in mind that false alarms can be a problem. In addition to annoying the neighbors and taking the police away from real emergencies, some communities now assess fines for excessive false alarms. The National Burglar & Fire Alarm Association reports that nearly 80 percent of false alarms are caused by user error. Steps to prevent false alarms include regular system maintenance and ensuring that whoever has a key to your house also knows the codes to activate and deactivate your system. Local police are a good source of information and recommendations regarding security systems. They work with the security services in your area and can tell you what types of break-ins are most common in your community.
After you’ve determined which alarm system is best for you, ask your insurance agent, family or friends for referrals. Get written quotes from at least three companies. Before you obtain an alarm system, investigate a security service’s reputation and how long it has been in business. Also ask about warranties and what they cover.Insuring Against Loss
Homeowners or renters insurance provides money to replace possessions after a fire or theft. Remember to keep a good inventory of your property, including serial numbers. A quick way to do this is with snapshots or a camcorder. Store your inventory in a safe-deposit box or other location outside your home, and update it every year.
While you’re making an inventory of your valuables, consider engraving them with your name. This makes it easier to trace the goods back to you if they’re stolen. Many local police departments will loan etching tools.
Most insurers recommend that you insure your property at replacement cost. This reimburses you for what it would cost to replace items today, instead of paying only for their current, depreciated value. You’ll pay a little more in premiums for this extra peace of mind, so shop around for the best policy and the best price. Consider only reputable companies and agents. Get at least three quotes. Some companies provide lower rates if you have more than one type of coverage with them, such as auto and home. Review your insurance coverage annually.