Home Inspection Articles

There's no denying it, spring has sprung. The sun is shining, flowers are blooming, and the birds have returned to nest. Though we now appreciate this perfectly-temperate weather, ideal for picnics and baseball, experience tells us it will not last long. The extreme heat of summer is coming - you know, the record highs you swore you wouldn't complain about when you were knee-deep in snow, shoveling your driveway through gritted teeth. Although most of us are thrilled to be free of winter's ice and snow, heat waves and severe humidity are not the most comfortable weather systems either, and soon the complaints will start to flow.

While our aim is not to appear pessimistic in the face of this pleasant spring season, we do encourage homeowners to be aware of, and plan for, the realities of the coming weather cycles. We aren't exactly calling for the hatches to be battened down, but just as you performed furnace maintenance to prepare it for the winter, it's important to consider the effects the summer heat will have on your cooling system. Like the majority of your home's systems, proper maintenance can help to increase your air conditioner's lifespan and ensure that it works properly. Check out our guide to cooling systems below to learn more.  

Air Conditioner 101

There are many types of air conditioning systems; however they all work on the same principle: moving heat from a relatively cool space to a relatively warm space. In the summer, air conditioners take heat from the house air and transfer it to the exterior. This heat may be transferred to the outside air, a body of water, or into the ground. 

Air-Cooled Air Conditioning Systems

Air-cooled air conditioning systems are the most common. They have two main components:

1.  The evaporator - which may be in the ductwork immediately above the furnace or in a fan coil in the attic. 

2.   The condenser - which is outdoors. 

When most people picture an air conditioner they envision a large metal box that sits just outside of the home. It's an item you have to carefully rake around in the fall and clear snow off of in the winter - sometimes it even comes with its own special plastic cover. This box is the condenser unit.

The evaporator is inside the home. It is used to turn the refrigerant, the medium which carries the heat, from a liquid into a gaseous state.

Inside the condenser is the compressor: a pump that moves the refrigerant through the system and compresses the refrigerant, raising its temperature significantly. The compressor is the heart of the system.

Severe damage can occur to air conditioning compressors if they are turned on when the outside temperature is below 65º F (16º C). The life expectancy of a compressor is typically 10 to 15 years in moderate climates and as little as 8 to 10 years in hot climates. Depending on the age of the unit, replacement of a failed compressor may not be cost-effective. The unit may be so old that replacement parts are not readily available or the system might use an older refrigerant. In these cases, it may be better to replace the entire condenser unit, rather than just the compressor. 

It's important to make sure the condenser is on level ground (within roughly 10 degrees). The compressor or the refrigerant lines may be damaged if the unit is not level. So if your unit is on ground that is sloping towards or away from your home, this should be addressed.

You should also check to make sure that the condenser is positioned a safe distance away from exhaust discharge vents. Hot air discharging from a water heater exhaust vent or a dryer vent can affect the operation of air conditioning systems. These should be kept several feet from the condenser. 

If your condenser is running loudly, the best course of action you can take is to contact a service specialist to diagnose and correct the issue. There are several causes of noisy condensers; a technician will be able to assess the problem and offer remediation advice. In fact, due to the complexity of air-cooling systems, if you suspect there is any kind of problem with your unit (noise-related or otherwise) engaging a service specialist is usually a good idea. Many of the complications you can encounter with your air-cooling system will be hard for the majority of homeowners to identify; working with a reputable technician can be very valuable. We recommend having a service person check your system annually to help ensure that everything is functioning normally. 

There are also some air conditioner maintenance tasks homeowners can assume themselves. These include:

• Changing the filter - dust and dirt can build up on the filter, affecting the efficiency and performance of the unit. The cost of filters can range from $5 to $30, depending on the type you select. In most cases, the filter can be found in the ductwork near your furnace.

Helpful tip: write down the size of your filter before going to buy a new one.

• Keeping your condenser clear of dirt and debris - dirt outside your condenser quickly becomes dirt inside your condenser as the fan draws air through the coils. A build-up of dirt, dust, leaves, and grass around the outside of the condenser will reduce airflow through the coils, compromising the functionality of the unit.

At Carson Dunlop, we are committed to our clients for the long-run. The Carson Dunlop Homeowners Association helps reduce costs on everyday home expenses, like air conditioner maintenance. Our association member, AtlasCare, offers Carson Dunlop clients and real estate partners preferred pricing and exclusive deals on heating and cooling system work.    

Spring has arrived and although it’s not as warm as some of us would like, we are still counting our blessings that it’s rain and not snow falling from the sky – sorry Eastern Canada, we know it will stop snowing over there soon, probably. As the increase in temperatures has you setting aside your winter wear for more seasonally-appropriate garb, it’s equally important to make sure your home is ready for the change in weather.

Consider the following ways to maintain your home for spring. Some of these items will fall under some simple spring cleaning, and some are more safety-oriented. We’d encourage homeowners to approach each task with the same enthusiasm, as we often see safety items overlooked for other chores, and then ultimately forgotten. 

Exterior

Check your Gutters & Downspouts

As you perform maintenance around your home this weekend, take some time for gutter cleaning to ensure your gutters and downspouts are clear of leaves, twigs, or excess snow, so water can effectively drain through them. The extreme snow, wind, and ice storms we experienced this winter may have rendered your gutters and downspouts ineffective – either breaking or moving them, or filling them with debris. While checking your gutters, look at your downspouts to see if they’ve suffered any damage. They should extend at least six feet from your home, so that they can effectively direct water away from your foundation.

Keep your Window Wells Free of Debris

Water and debris can get trapped in your window wells, allowing moisture to intrude into your basement. Clear out any debris, and to avoid this in the future, a clear plastic dome can be installed over the window well to keep water and debris out.

Assess your Roof

Roofs take the brunt of winter weather abuse. Now that your roof is free of ice and snow, it’s a great opportunity to see what condition it is in.

Roofing can be damaged by hail, raccoons, or other animals, and should be regularly inspected by a professional. Localized repairs are often an option, but as a general rule, when more than 10% to 15% of the roof requires repairs, it is best to replace the roof covering.

It’s important to know that roofs do not last forever. As roof materials grow old, they lose their ability to keep water out of the house. Asphalt and wood roofing can crack, curl, and shrink. Wood roofing rots, or burns through from the sun. Shingles, or tiles may fall off as the materials or fasteners deteriorate. By knowing the signs of potential problems, you can have a professional complete necessary roof repair or replacements without the major costs associated with water damage.

Ensure your Home has Proper Lot Grading

No foundation wall system is completely waterproof. Water accumulating in the soil outside your home will leak through eventually. To combat this, it is essential to keep the soil outside your home dry. Achieving dry soil can be done by ensuring the ground around your home slopes away from your home, rather than towards it. The ground around the home should slope down six inches for the first ten feet away from the home; this can often be achieved by adding topsoil. The theory is simple – if there’s no water in the soil on the outside of the foundation wall, no water will get into the interior. 

Interior

Test your Smoke & Carbon Monoxide Detectors

We recommend testing your smoke and carbon monoxide detectors on a monthly basis, and changing these devices’ batteries twice a year. You should have at least one smoke alarm on every floor of your home, although having more is encouraged. When testing to make sure your smoke detector is working, check the expiry date printed on the smoke detector. If the unit is past this date, or if it is more than ten years old, it should be replaced. If there is no expiry date, it’s probably more than ten years old.

Not every home comes equipped with a carbon monoxide detector, which means you might not have one. If you don’t have one, it’s not only a good idea to get one, the Ontario government passed a law a few months ago making these devices mandatory in every home. Carbon monoxide detectors help to protect homeowners from the dangers related to carbon monoxide poisoning. If your detector finds there is an unsafe level of carbon monoxide in your home it will notify you in a manner similar to a smoke detector: loud beeping. And like a smoke alarm, it requires the same degree of regular maintenance, so check your carbon monoxide detector on a monthly basis, change its batteries twice a year, and check the expiry date. Carbon monoxide detectors often have only a seven-year life span.

Check your Furnace & Air Conditioner Filters

Do you know how often to change a furnace filter? Your furnace and air conditioner filters should be checked monthly to determine if they need cleaning or changing. Typically located in the air return duct adjacent to the furnace, making sure your furnace filter is in good condition can help improve both comfort and heating costs. You will need to see if you should purchase a cleanable or disposable furnace filter – most homeowners choose to have a disposable filter, for convenience, but both are good choices. Furnace filters generally range from $5 to $30 depending on the type of filter you select.

Helpful tip: Note the size of your filter before heading out to buy a new one.

Good luck to all the homeowners starting their spring cleaning projects! We know that for many it can be a dreaded chore, but it means we’re that much closer to summertime lounging.

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With temperatures in the high 30s, and humidity pushing them to the mid 40s, diamonds and dogs have some stiff competition when it comes to humankind's affections. In the summer, homeowners have a new best friend: the air conditioner. This technology takes sweltering days and makes them comfortable. These units can be the difference between endless tossing and turning and a good night's sleep; making them a very valuable asset. But, where diamonds have jewellers and dogs have veterinarians, ensuring your air conditioner is, and stays, in good condition can be less straightforward. 

Last month we asked what measures homeowners implemented to maintain their air conditioners. Of the 27 responses we received from our clients and real estate partners, it has become evident that while many recognize the importance of air conditioner maintenance, they aren't sure where to start or what to do. Working with our Carson Dunlop Homeowners Association partner, AtlasCare, we have developed a short list of easy-to-complete items to make sure you stay cool and comfortable until it's time for ghosts and pumpkins. 

Filters 

Inspect your air conditioner's filter on a monthly basis to see if it needs changing or cleaning. Dust and dirt can build up on the filter, affecting the efficiency and performance of the unit. The cost of filters can range from $5 to $30, depending on the type you select. In most cases, the filter can be found in the ductwork near your furnace. 

Helpful Tip: Write down the size of your filter before going to purchase a new one.   

Environmental Debris 

The cleanliness of the exterior of your unit is also important. Dirt outside quickly becomes dirt inside the unit as the fan draws air through the coils. A build-up of dirt, dust, leaves, and grass around the outside of the air conditioner will reduce airflow through the coils, compromising the efficiency and longevity or the system.

Helpful Tip: Don't scrub the coils, as the metal fins are easily damaged. Use a vacuum cleaner with a soft bristle attachment to remove dirt from the outside, then use a hose to spray the coils from the inside out. 

Annual Servicing

Having a professional come and inspect the unit regularly will help ensure the performance of its more complex components. While we do encourage the maintenance items discussed above, for safety reasons it is best to reach out to a specialist with respect to the more comprehensive mechanics. This should be done on a yearly basis.

Helpful Tip: Consider the following when selecting your contractor:

• Look on their website for any special certifications. Are they a member of any organization that holds them accountable for the quality of service they provide?

• Look into their quality and service guarantees. Make sure they have protection in place in case they damage your home, or if your unit doesn't work.

• Make sure they can actually serve you. Do they have enough trucks to be there when you need them?

• Ensure they provide emergency service for those moments when your unit breaks down. (However, an annual maintenance plan should help reduce the risk of having to deal with emergency repairs).  

We believe that a little prevention can go a long way towards providing security and savings. It's one of the fundamental values behind our Home Inspections and the reason we created the Carson Dunlop Homeowners Association. 

This not-for-profit program provides our clients and real estate agents with fast, easy, and cost-effective access to group discounts, benefits, and warranties to help protect their home and their investment. From now until September 15, 2013, AtlasCare is currently offering Homeowners Association members $30 off an Annual Tune-Up of their heating and cooling equipment. Call 905-829-1296 for details. To learn more about the Carson Dunlop Homeowners Association please click here or call 800-268-7070.