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Frozen Plumbing Pipes

February 9, 2021/0 Comments/in Home Safety, Homeowner Tools, Winter Home Maintenance/by sherineprice

Protecting your home from frozen plumbing pipes will save you a lot of money, time and trouble. Winter often means freezing temperatures, unless you live in south Florida. A real “cold snap” can mean outdoor temps will remain below freezing for up to 2 weeks. Wind chill can drop temps to as low as 20 below zero in some areas. Vulnerable plumbing (even in homes or buildings that have never experienced problems), can experience frozen plumbing pipes.

Extra precautions should be taken if you are in an older home. This is especially important if you have a crawlspace. Owners of newer homes or buildings must also be careful not to leave a water hoses attached to their exterior faucets.  They should be covered with some form of insulation as well, particularly if they are on the North side of the home.

Precautions to Take: Exterior

There are a few things you can do to reduce the chance of having frozen plumbing pipes:

  • Disconnect  all exterior water hoses attached to faucets and install an insulated cover over it to help protect it. Pre-made exterior spigot covers are generally readily available and cheap at your nearest hardware store. In a pinch, a towel wrapped around the spigot and secured with duct tape or some type of strap.
  • Cover any open crawlspace vents. Vent Covers are inexpensive and easily installed by the home owner.

Precautions to Take: Interior

  • Set you’re faucets to run at a slow drip. It’s not necessary to turn on all the faucets in your home. Focus on the ones closest to exterior walls. Leave these few faucets on during especially bitterly cold weather. Running water, even a small trickle, can make all the difference.
  • Moving water produces a small amount of heat and is harder to freeze than standing water. Leaving a few faucets running will help prevent ice blockages from forming in your plumbing. Running faucets also relieves pressure build up in cold pipes. This helps to keep your pipes from bursting, even if the water inside freezes.
  • If both hot and cold water lines are exposed, leave both slightly running to make sure pressure doesn’t build up in one and not the other.
  • Use a space heater in the garage or other areas where there is plumbing with no heat source, especially plumbing near exterior walls.
  • Lastly, for good measure, open all the cabinet doors where any plumbing is located to get warm air in there. Again, this is especially important on plumbing near exterior walls.

Cold spells can spell “big bucks” for the plumbing professionals.  I’m all for keeping the small business man in business but, there’s no need to spend that money until you have to, right?  So take a few minutes to get a plan in place to reduce your risk of unnecessary repair costs, and share this article with someone you know that should do the same

Home Run Inspections, LLC

Oklahoma:  405-905-9175

Info@HomeRunInspections.com

We Cover All the Bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

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Dryer Vent

February 4, 2021/0 Comments/in Home Inspections, Home Safety, Homeowner Tools, On-Going Home Maintenance/by sherineprice

A home encases a variety of systems.  

These systems, by their very nature and design, require regular maintenance.  At Home Run Inspections, LLC, we do our best to educate our clients about the home and the systems they will need to attend to over time:  where the dryer vent is located, where the breaker panel is located, where the sewer clean out is located, for example.

The Dryer Vent

One of the most utilized and arguably most ignored systems in a home, is the dryer exhaust vent.  Depending upon how many people live in a home, this vent is utilized weekly and often several times weekly (if not daily).As a home inspector in Oklahoma City and completing over 100o inspections personally and overseeing over 4000 as a company, I can confidently tell you most dryer vents we inspect have problems.  We have a long list of potential recommendations based on the training we gain as home inspectors, but more importantly, from experience.  Issues range from the most common, a disconnected exhaust pipe in the attic or crawlspace or a missing dryer exhaust, to the more difficult to identify as in difficult to observe obstructions or incorrect vent discharge point.

All of our reports tell you about your dryer vent, what it is composed of and where it discharges.  Our home inspectors like to take a picture of the discharge point, along with an up-view of the vent to identify blockages or missing parts.

Most Common Issue

By far, the most common recommendation is to clear blockages.  I’ve read in more than one place that obstructed dryer vents are one of the most common starting points for residential home fires.

One of the cooler aspects about our jobs as home inspectors in Oklahoma City is discovering innovative ways to deal with common home system problems.  These upgrades often come in the form of a new product offered by service companies, but they often may be a resolution created by the home owner.

Innovative Practices

The above photos show an ingenious way to slow the accumulation of lint in the dryer vent pipe.  A common problem for a typical home concerns the vent pipe.  Hot moist air is carried through the cool, unconditioned space(the attic) during the winter.  This can cause build up of lint as condensation on the inside of the pipe.

I’ve also seen a booster fan mechanism that you can insert in the pipe to help move the moist air to the discharge point more quickly and presumably reducing problems.

Which brings us to one of the most important aspects of the dryer vent system; the exhaust vent exterior.

Exhaust Point

This is a point that also often experiences a collection of moist lint over time, and thus an obstruction. This point is often at the roof. It can also be other locations such as an exterior wall, roof soffit, or even the crawlspace.

As you can see, out of sight out of mind does not always end well.  Moisture and lint in the attic or crawlspace is a no-no. Exhausted air should always discharge to the exterior.

Take a look at our Report process for insights on how we really go the extra mile to tell you all about your potential purchase.

Keep us in mind when you or someone you know needs a residential or commercial property inspection. Scheduling is a breeze on our website 24/7 in the Oklahoma City Metro or Florida Panhandle.

We look forward to exceeding your expectations while we Cover all the Bases!

Home Run Inspections, LLC

Oklahoma:  405-905-9175

Info@HomeRunInspections.com

We Cover All the Bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

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Covering All the Bases

January 28, 2021/0 Comments/in Home Inspections, Home Safety, Homeowner Tools, On-Going Home Maintenance/by sherineprice

(termite tubes in a locked exterior mechanical closet)

Oklahoma Standards of Practice

As a licensed home inspector, we follow the State of Oklahoma Standards of Practice.  There is a long list of systems that we inspect and describe at a home inspection.  Covering all the bases includes the big systems you would think of like the roof, plumbing, electrical, and structure.  A good home inspector is a strong sense of curiosity along with an educator’s heart.

There are a lot of things to inspect on homes that are not covered by Oklahoma’s Home Inspector SOPs.  For example, home inspections do not cover (unless contracted to) termites, pool and spa systems, well and septic systems, sewer lines, and in-slab HVAC ducts to name a few.  Home buyers often want and need these systems inspected.  That creates a lot of extra work for the buyer and or their agent to make sure all of these specialists show up at the same time.

(object puncturing sewer line creating an obstruction and waste leak into the yard)

Covering All the Bases

As a business owner in Oklahoma City, I saw early on that it would be a lot easier on customers for our company to incorporate those other inspections into our Home Inspection services offered.  It’s been a challenge as a Home Inspector to learn about all of these other systems. Not only have we completed the course work, but have received hands-on training from the experts.  I believe we have done a great job of becoming the  One-Stop-Shop that makes the home buying process far less complicated.

We now have the equipment to provide all kinds of inspections(cover all the bases) that you may need for your inspection.  These include pool and spa, well and septic, duct and sewer scoping, Indoor Air Quality test, and more.

Home Run Inspections, LLC

Oklahoma:  405-905-9175

Info@HomeRunInspections.com

We Cover All the Bases!

Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Piedmont, Bethany, El Reno, Tuttle, Mustang, Moore, Norman, Midwest City, Del City, Choctaw, McCloud, Shawnee, Harrah, Newalla, Jones, and more.

Schedule Your Inspections Online at:

Schedule Your Home Inspection Today!

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Most Common Home Inspection Findings in Oklahoma

February 29, 2020/0 Comments/in Home Inspections/by Spectora
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How Much Does a Home Inspection Cost in Oklahoma City?

January 30, 2020/0 Comments/in Home Inspections/by Spectora
Read more

Is a Sewer Inspection Necessary?

December 9, 2019/0 Comments/in Home Inspections, Home Safety/by Spectora
Read more

Indoor Air Quality

November 2, 2019/0 Comments/in Home Safety/by Spectora
Read more

Getting Your Home Ready for Winter Weather

October 1, 2019/0 Comments/in Autumn Home Maintenance/by Spectora
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Home Inspector Questions

August 22, 2019/0 Comments/in Home Inspections/by Spectora
Read more

Smoke Alarms

September 17, 2018/in Home Safety/by Scott Price

Smoke alarms, also known as a smoke detectors, are devices that detect smoke and issues an audible sound and/or a visual signal to alert residents to a potential fire.

Facts and Figures

According to the Consumer Product Safety Commission:

  • Although all newer homes have smoke alarms, about one-third of all deaths in house fires in 2011 occurred in homes that lacked working smoke alarms. 
  • Older homes are more likely to lack an adequate number of smoke alarms because they were built before requirements increased.
  • In 23% of home fire deaths, smoke alarms were present but did not sound. Sixty percent of these failures were caused by the power supplies having been deliberately removed due to false alarms. As home inspectors we see this all the time.
  • Every year in the United States, about 3,000 people lose their lives in residential fires. Most of these deaths are caused by smoke inhalation, rather than as a result of burns. 

Smoke Alarm Types

Ionization and photo-electric are the two main designs of smoke detectors. Both types must pass the same tests to be certified to the voluntary standard for smoke alarms, but they perform differently in different types of fires. Detectors may be equipped with one or both types of sensors — known as dual-sensor smoke alarms — and possibly a heat detector, as well. 

Sensor Types

Ionization smoke sensors are the most common and economical design and are available at most hardware stores. They house a chamber sided by small metal plates that irradiate the air so that it conducts electricity. When smoke enters the chamber, the current flow becomes interrupted, which triggers an alarm to sound. These sensors will quickly detect flaming-type fires but may be slower to react to smoldering fires. 

  • Photo-electric smoke sensors use a light-sensitive photocell to detect smoke inside the detector. They shine a beam of light that will be reflected by smoke toward the photocell, triggering the alarm. These sensor types work best on smoldering fires but react more slowly to flaming fires. They often must be hard-wired into the house’s electrical system, so some models can be installed only in particular locations.

While heat detectors are not technically classified as smoke detectors, they are useful in certain situations where smoke alarms are likely to sound false alarms. Dirty, dusty industrial environments, as well as the area surrounding cooking appliances, are a few places where false alarms are more likely and where heat detectors may be more useful.

Location

Individual authorities having jurisdiction (AHJs) may have their own requirements for smoke-alarm placement, so homeowners can check with their local building codes if they need specific instructions. The following guidelines, however, can be helpful.

Smoke alarms should be installed in the following locations:

  • on the ceiling or wall outside of each bedroom; 
  • in the basement, preferably on the ceiling near the basement stairs; 
  • in the garage, due to all the combustible materials commonly stored there; 
  • on the ceiling or on the wall, with the top of the detector between 6 to 12 inches from the ceiling; and/or 
  • in each story within a building, including basements and cellars, but not crawlspaces or uninhabited attics.

Smoke alarms should not be installed in the following locations:

  • near heating or air-conditioning supply and return vents; 
  • near a kitchen appliance; 
  • near windows, ceiling fans or bathrooms equipped with a shower or tub; 
  • where ambient conditions, including humidity and temperature, are outside the limits specified by the manufacturer’s instructions; 
  • within an unfinished attic or garage, or in other spaces where temperatures can rise or fall beyond the limits set by the manufacturer; 
  • where the mounting surface could become considerably warmer or cooler than the rest of the room, such as an inadequately insulated ceiling below an unfinished attic; or 
  • in dead-air spots, such as the top of a peaked roof or a ceiling-to-wall corner.

Power and Interconnection

Power for the smoke alarms may be hard-wired directly into the building’s electrical system, or it may come from just a battery. Hard-wired smoke detectors are more reliable because the power source cannot be removed or drained, although they will not function in a power outage unless they also have batteries for backup. Battery-operated units often fail because the battery can be easily removed, dislodged or drained, although these units can be installed almost anywhere. Older buildings might be restricted to battery-powered designs, while newer homes generally offer more options for power sources. If possible, homeowners should install smoke alarms that are hard-wired with a battery backup, especially during a renovation or remodeling project.

Smoke alarms may also be interconnected so that if one becomes triggered, they all sound in unison. Interconnected smoke alarms are typically connected with a wire, but new technology allows them to be interconnected wirelessly. The National Fire Protection Agency requires that smoke alarms be protected by arc-fault circuit interrupters (AFCIs).

More Tips:

  • Parents should stage periodic night-time fire drills to assess whether their children will awaken from the alarm and respond appropriately. 
  • Never disable a smoke alarm. Use the alarm’s silencing feature to stop nuisance or false alarms triggered by cooking smoke or fireplaces. 
  • Test smoke alarms monthly, and replace their batteries at least twice per year. Change the batteries when you change your clocks for Daylight Saving Time.  Most models emit a chirping noise when the batteries are low to alert the homeowner that they need replacement. 
  • Smoke alarms should be replaced when they fail to respond to testing, or every 10 years, whichever is sooner. The radioactive element in ionization smoke alarms will decay beyond usability within 10 years.
  • Smoke detectors should be replaced if they become damaged or wet, are accidentally painted over, are exposed to fire or grease, or are triggered without apparent cause. 
  • Note the sound of the alarm. It should be distinct from other sounds in the house, such as the telephone, doorbell and pool alarmSchedule Inspections Online at:Home Run InspectionsThese days there are an assortment of smoke detector choices at Big Box stores like Lowes, Home Depot, and Ace Hardware

    Scott Price, CPI, #1532
    Certified Master Inspector
    Home Run Inspections
    405-905-9175, 850-203-3239
    Info@HomeRunInspections.com
    We cover all of the bases!

    Serving the Oklahoma City metro and surrounding areas including Edmond, Yukon, Moore, Norman, Midwest City/Del City, Bethany, El Reno, Shawnee, Harrah, and more.

    Schedule Inspections Online at:

    Schedule Your Inspection Now!

    Follow us on 

    Like us on FaceBook
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    Follow us on Instagram: Instagram 

 

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