PineBreeze Inspections

Why Skipping a Home Inspection Is a Gamble

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After your offer to buy a home enters into a contract, the process of near-endless check-writing begins. There are many necessary costs, such as realtor and lawyer fees, and the total of these expenses may have you looking for ways to save money elsewhere. You may be tempted to skip the home inspection and its $200 to $500 invoice.

During the pandemic-fueled housing boom, more than 13% of buyers have waived the inspection contingency, which allows buyers to request repairs or cancel the sale if issues are found when purchasing their homes. Although this tactic might be tempting to expedite the sale and gain favor with the seller, waiving a home inspection is generally never a good idea.

A Home Inspection Will Avoid You Making a Costly Mistake

Not all sellers are honest with you or their real estate agent. They may have the best HVAC system available, but is it working okay? An experienced home inspector will check everything and make sure the HVAC system works. Not only that, but all experienced home inspectors will also check that maintenance schedules have been kept up to date.

A home inspection will include many things you would not know how to check and things you would not dream of researching. Even if you have previous experience with property purchases, you should always make sure a home inspection is carried out.

In some states, a seller does not have to disclose any problems with their homes. This non-disclosure is known as Caveat Emptor or “let the buyer beware.” Are you beginning to see why waiving your rights to inspect the property could be a significant home inspection mistake? It is not worth the risk!

You Lose the Power to Negotiate

Immediately after a home inspection is completed, the buyer can reevaluate their offer, renegotiate the terms or even pull out of the offer, if necessary. More than 80% of home prices are negotiated at least twice, including a home inspection. But, if you forego this process, you also forfeit the opportunity to readjust the price of the home, which can significantly reflect the home’s condition and any future repair costs.

Budgeting for Future Repairs Becomes Challenging

You may not identify problems that need repairs or replacement without a home inspection. In this case, you won’t be able to budget for future expenses. These unforeseen expenses can distract your budgeting, leading to financial hardships in the long run.

A home with repair needs can be draining, and you must spend most of your time and money fixing the issues. The good thing about a home inspection is that you will be armed with knowledge about the current state of the home and will know how to budget for repairs and replacements.

Home Issues May Cause Health and Safety Hazards

When an inspector makes their report, they will note any health and safety hazards. Without this, you may not be aware of potentially dangerous conditions that can negatively affect you and your family. Issues such as outdated electrical wiring, deteriorating pipes, or structural damage like a cracked foundation can put you at serious risk. An inspector will identify these issues and update you on fixing or replacing items and areas as needed.

Final Thoughts

Finally, never feel bad about pointing out the home inspection results to the real estate agent and seller. Always remember it is your money that you are investing in the property. However, focus on the significant issues, not the minutia.

No home is perfect. Lots of buyers lose sight of the purpose of a home inspection. Frankly, it is not to give the homeowner a punch list to make the property to your liking. The home inspection is about discovering structural, mechanical, and other hazardous defects that would cause you not to proceed with the transaction.

Our team provides Colorado home buyers the home inspection services they need to protect their interests, and save time and money by being accurate and efficient. If you’re in the market to buy a home, schedule an inspection with PineBreeze Inspections so you and your family can have the peace of mind they deserve!

Water Heater Leaking? Here’s What to Do!

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Nothing is worse than finding a puddle of water around your water heater. It’s another mess to clean up, and the sinking feeling of pondering how much money you’ll have to put into fixing it can be nauseating.

If your water heater suddenly has a puddle on the floor, it’s essential to know what the issue might be so you don’t have to worry about more problems down the line. With this article, we will go over how a water heater works, some of the most common reasons for leaks, how to fix them if they’re small, or if you need a water heater repair, and how you can try to prevent this scenario from occurring again in the future.

Why Does My Water Heater Leak?

Age and high water pressure are the most common reasons for water heater leaking.

Over time, the natural minerals in water can create deposits, and calcium can build up inside the water heater. The tank can then rust and corrode. This is a natural process.

Conversely, if your water pressure is too high, it can cause too much strain on the TPR valve, drain valve, or other components.

Sometimes, other components can become faulty, leading to a hot water leak at the supply pipes or elsewhere.

Is it Dangerous?

This is one of the most common questions we get from concerned homeowners. Like any other broken appliance, a leaking water heater can pose various dangers to your home. What homeowners should be most worried about is water damage. If your water heater floods, you’ll find yourself ankle-deep in water, quickly soaking into your floorboards and creating the perfect mold and mildew growth environment. When this happens, emergency service is your only option. However, a broken water heater also has the potential to be deadly, although it’s extremely rare. As the water heats up, the pressure inside the tank builds up, which is slowly released by the safety valve. Malfunctioning security features will contain the pressure inside the tank until the appliance explodes. Again, this is extremely rare, but it is a possibility. Leaky water heaters can be very dangerous, so it’s best not to take any chances.

Where is the Leak Coming From?

Something as simple as the leak’s location can differentiate between a simple repair or a costly replacement. Generally speaking, a water heater that leaks from the top has a far better chance of being repaired than a bottom leak. The valves and pipes connecting the water heater to the plumbing system are at the top. If one of these components becomes dislodged, the water will leak from the pipes, but it can easily be fixed. However, a water heater leaking from the bottom almost always means the tank is somehow damaged. If the tank is leaking, the only option is to replace it.

What Should I Do?

Step 1: Shut Off Water Supply, Power, & Gas

The first step in any water leak situation is to shut off the water supply. This will lessen any water damage as you find the source and make repairs.

Depending on your home, your water supply can be stopped in many places. The easiest place is the pipe that leads water into your water heater. However, you can also shut off your water at your main valve or water meter if you cannot find the valve just before your water heater.

Take a look at the images below to find these valves. Keep in mind that cold water goes into the water heater, and then hot water leaves, so your water shutoff should be on the cold side (inlet), which is typically on the right. Use your hand to feel the temperature of the pipe and ensure it is the inlet.

Step 2: Draining the Water Heater

If your leak is bad enough, you may want to consider draining the water heater to prevent further water damage.

To do this, connect a hose to the drain valve at the bottom of the water heater. Then, lead the hose outside the home. Be sure that gravity will naturally allow the water heater to drain.

Next, use a flathead screwdriver to loosen the drain valve and empty the water heater.

Step 3: Finding The Water Heater Leak & Repairs

By this point, you should see your water heater leaking and know if it is a lot or a small drip. In most cases, the water heater leaks at the bottom but could also be in other places.

Final Thoughts

Water heater leaking is common and usually easy to fix. In most cases, you will have to replace the water heater. However, following these steps might lead you to find that your water heater leak was really an easy repair!

PineBreeze Inspections inspects water heaters for leaks during their home inspections in the Colorado Springs areas!

Monthly Home Maintenance Essentials

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When buying a home, you know the numbers — the down payment, mortgage rate, closing costs, fees, and so much more. But one of the things you might not consider is what comes after the sale is done, and that’s the money you should set aside for home repairs and maintenance.

A good rule of thumb is to budget between one and three percent of your home’s purchase price each year to cover typical homeowner maintenance. If you’re considering renovation, or if your home is older, it’s best to err on the side of caution and set aside three percent each year. For a $100,000 home, that’s about $3,000.

  1. Check Fire and Security Devices and Get Provisions

Take precautions to ensure your home’s safety, and that you have supplies on hand in case, there’s a storm or other event that leads to a power outage. Test your security system to ensure that it’s properly functioning. Test and replace batteries in smoke and carbon monoxide detectors, and check the expiration date on your fire extinguishers to confirm they’re ready in the event of an emergency.

  1. Clean or Replace Your Furnace Filter

Depending on the furnace filter you have in place, you may not need to fully replace it every single month, but you should still give it a once-over every month and remove any build-up of dust or other debris. Doing so will ensure you get the best possible air quality circulating throughout your home. It will also go a long way toward helping you keep energy costs down.

  1. Check Air Conditioner Refrigerant Lines For Leaks

While you’re doing your monthly HVAC filter check-up, go outside and look at the two copper lines connecting your air conditioner to the indoor evaporator coil. Check the lines for leaks, which are pretty common and cause your AC to work a lot harder than it should. If you find any, call an HVAC tech to address the problem.

  1. Look Around Your Sinks And Toilets For Leaks

Small leaks tend to turn into big problems. In addition to having AC line leaks on your list of monthly home maintenance tasks, check around your sinks and toilets as well. Any sign of water should be looked into further, even if it’s just a few drops. Not only do leaks generally get worse over time, but the Environment Protection Agency (EPA) also estimates that the average household water leak can lead to nearly 10,000 gallons of water wasted yearly.

  1. Keep Up With Your Landscaping

In addition to weekly lawn care, aim to tend to your flower beds at least once monthly as part of your house maintenance routine in warmer seasons. In some circumstances, letting weeds grow freely or dead leaves and debris to collect, such as in flower beds, can create a risk to your property; it can attract pests and even be a fire hazard. Consider spending time trimming and maintaining your landscaping each month to keep things tidy and help keep out unwanted pests.

Forget The Hassle, Call a Professional

Your home has been an excellent place for you and your family for years, but it’s time to make some improvements, repairs, or renovations to keep it looking and feeling like the home you need. Homeowners like you have found that a home maintenance inspection is a great way to ensure there are no significant safety issues that would create costly setbacks once you dive headfirst into a home improvement project.

The knowledge gained from an inspection is well worth the cost, and the lowest-priced inspector is not necessarily a bargain. The inspector’s qualifications, including his experience, training, and professional affiliations, should be the most crucial consideration.

Schedule Your Standard Property Inspection in Colorado Springs. When searching for the right home inspector, find someone you can trust — and that’s why we are here for you. The inspectors at Pine Breeze Inspections are licensed by the State of Colorado, certified, and insured.

The Best Smart Smoke and Carbon Monoxide Detectors

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When you’re at home, it’s all about being comfortable and feeling at ease—which is why you try to make it a safe place for you and your loved ones. Stay savvy about your home’s safety with technology like smart smoke and carbon monoxide detectors—devices that protect you, your family, and your home.

What is Carbon Monoxide?

Due to its odorless and colorless characteristics, carbon monoxide remains a significant danger for families everywhere. Known as the “silent killer,” carbon monoxide can be produced and released by any fuel-burning device in your home, such as the stove, furnace, and heater. Even though carbon monoxide (CO) alarms remain the most accurate means of detecting this very dangerous gas, an estimated 40% of American homes do not have any means of monitoring CO levels. This is a dangerous gamble for you and your family.

What Is a Smart Smoke and Carbon Monoxide Detector?

Smart smoke detectors and those that sense carbon monoxide conveniently alert you if there is a fire, where the smoke or carbon monoxide is coming from, and what action to take, wherever you are. These devices are connected to the internet, which allows them to communicate through apps to deliver alerts to your smartphone when an alarm sounds.

You’ll receive details about what was detected. For example, telling you there’s smoke in the kitchen when you’re reading in your bedroom or shopping for groceries — so you know exactly what action to take.

Top 3 Best Smart Smoke and CO Detectors

Nest Protect

Nest’s smoke alarm detects both smoke and carbon monoxide. When it does pick up something, it will not only sound an alarm but also tell you in what room the alert is coming from and the nature of the alert. An LED ring on the bottom of the alarm also changes color, giving you a visual cue.

The Nest Protect comes in both wired and battery-powered versions. If you have more than one in your home, and one goes off, the others will, too, alert you to the location of the fire.

The Nest Protect also works with a wide range of smart-home devices. For example, in an emergency, the Nest can automatically turn on your lights, making it easier to leave your house. However, this only works for those without converting their Nest account to a Google Assistant account.

First Alert Onelink Safe and Sound

If you’re looking for a smart smoke and carbon monoxide detector with tons of functionality, your best option may be the new Onelink Safe & Sound. This has an abundance of features, including push notifications, a built-in Bluetooth speaker, a customizable night light, and Amazon Alexa functionality—yes, that’s right—it lets you give voice commands directly to your smoke detector.

Overall, this smart smoke and carbon monoxide detector is packed with intelligent features and does its main job well, alerting you immediately with push notifications if it ever goes off. However, it’s quite expensive, and many of the features that command its higher price seem unnecessary. If you like the idea of using your smoke detector to play music or as an Alexa device, you can feel secure that this device will protect your home and family, but if the extraneous features don’t appeal to you, there are cheaper, equally reliable options, such as the Nest Protect.

Ring Alarm Smoke and CO Listener

The Ring listener alarm offers an inexpensive way to turn your home’s fire alarms into “smart” units. Ring is known for smart home and DIY security equipment, from its revolutionary video doorbell to its smart lights and locks. A dedicated smart listener, the Ring Alarm Smoke and CO Listener works with existing smoke and CO alarms.

Users can place the Ring Listener up to 6 feet away from their existing smoke and carbon monoxide detector. If the detector goes off, the listener senses the alarm and sends an alert to a smartphone. However, users already must have a Ring Alarm security system base station. A smart choice for renters or for those who have a hard-wired detector installed, the Ring Listener is easy to set up.

Consideration Before Selling Your Home

If you are planning on selling your home, talk to your real estate agent about the smoke and carbon monoxide detectors and possibly your local fire department as well. You can save yourself time and unnecessary delays by meeting the requirements prior to your closing. The last thing you will want to do is scramble at the last minute to find an electrician to replace old detectors. Selling a home and moving is stressful enough as it is.

Experienced home inspectors, like ourselves, will test the smoke and CO detectors in the home and mark whether they are operable. Smart detectors add a layer of security for your family and peace of mind for the next homeowner.

When it comes to providing the best home inspections in Colorado Springs and the surrounding area, PineBreeze Inspections stands at the ready. Whether you need a standard home or a commercial building inspection, schedule an appointment with us today. Don’t leave it to chance; let us put your mind at ease with a total property inspection.

What to Expect During a Commercial Property Inspection

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Purchasing commercial property is not only expensive; it also requires a great deal of consideration and research before a purchasing decision can be made. Investors, insurance lenders, portfolio lenders, and commercial mortgage-backed security (CMBS) lenders routinely order property condition assessments (PCAs) to learn more about a property before entering a purchase agreement.

It’s important to have a checklist before you obtain a commercial building inspection to understand better what to look out for. Everything from the interior of the building to the ventilation and air conditioning system will be checked during a commercial building inspection. By having a thorough checklist, you can ensure that the entire building is assessed. Since this inspection will likely determine if you purchase the building, you want to be confident that you’re making a wise investment. By not identifying an issue on time can lead to extensive damages and costly repairs.

If these damages occur after you have purchased the property and your business is up and running, you may need to close down temporarily while repairs are being made, which can waste time and money that would have been better spent elsewhere. Before you go forward with a commercial building inspection, it’s highly recommended that you know what these inspections entail.

Who Performs A Commercial Building Inspection?

Asset managers have several options when hiring a commercial building inspector. The first option is to hire an engineer or architect. These individuals possess varied backgrounds in the building trades, facilities management, maintenance, and similar subjects. However, it is important to note that engineers and architects may charge premium fees for their services and specialized knowledge.

A second option is to hire a commercial building inspector. Many companies specialize in both residential and commercial inspections but be careful. The nature of a commercial inspection is unlike a residential inspection. Hiring a company that specializes in commercial inspections and understands that commercial properties are company assets, business expenses, and income generators is a good idea.

Why You Should Prepare a List of Questions Before Your Inspection

Preparing a list of questions beforehand is a good idea if you’re buying or leasing a commercial building. Building inspectors conduct thorough examinations of the building and exterior property, but if you have specific questions, having a list will ensure you receive the answers you need. This will also ensure you are not surprised by future damages or fines.

Ideas for questions may include:

  • What is the condition of the roof?
  • Are there any safety hazards?
  • Which systems should be repaired first?
  • Are there any current warranties on the property?

What Does A Building Inspection Include?

The foundation of a commercial property inspection is the walk-through survey. Here, the inspector conducts a thorough visual inspection of the property and examines the critical internal components of the building, including HVAC systems, plumbing, and the electrical system.

Restaurants and hotels will have additional considerations, from kitchens to laundry facilities to fitness centers. Basements or crawlspaces and the building’s foundation will also be examined. In addition to the interior inspection, the exterior will be examined. This will include the roofing, doors, windows, and all outdoor drainage apparatus; the parking lot; any outdoor amenities such as patios, decks, or outdoor seating areas; and any other external components. The inspector may not work alone; they’ll typically bring in specialists (plumbers, electricians, and so on) who can provide additional insight and expertise.

Commercial Property Documentation

In addition to the building inspection, a commercial property inspector will review all relevant documents for the property. This might include any records about repairs and renovations, building code violations, and prior lease agreements or records of previous ownership. It’s important for those looking to purchase a property – as well as those who may be lending them the money to do so – that all of the property’s written documentation is intact and complete. This documentation can support the inspector’s notes on the property’s condition, especially concerning potential structural and systematic faults and disrepair.

Schedule Your Commercial Property Inspection in Colorado Springs

A commercial property inspection is an absolute must for both buyers and sellers. We will get back to you right away. Our team is eager to help you through your inspection in Colorado Springs and beyond.  Contact us today to schedule your Commercial Property Inspection and let PineBreeze put you at ease.

What Is A Home Maintenance Inspection?

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Anyone who’s been a homeowner can attest that there’s always something to fix around the house. That’s why it’s recommended to set aside 1%-4% of your home’s value (depending on how old it is) for yearly maintenance.

Maintenance budgeting will help alleviate the pain every time you write a check to repair service. But natural wear and tear on the house can sneak up on you—even if you regularly respond to “fires” like a noticeable plumbing leak or appliance breakdown.

Homes do not have a check engine light. However, there is a reliable way to test your home’s health if you’re willing to be proactive: They’re called home maintenance inspections, and you can think of them as routine doctor’s appointments that help you catch the high cholesterol long before the risk of a heart attack.

What Is A Home Maintenance Inspection?

During a home maintenance inspection, a licensed inspector checks out all the main systems of your home—roof, walls, foundation, HVAC, electrical, and plumbing—and notes anything that might be starting to malfunction.

For example, at a pre-purchase total home inspection, your inspector will walk you through the home, showing you what was found and explaining what it means. You should have a chance to ask questions or get clarifications, and usually, the inspector will point out things you should be doing regularly to keep all of your home’s systems functioning in tip-top shape.

Often, a good inspector can see the little signs that something is starting to go wrong: small cracks, uneven wearing, or even just appliances such as water heaters reaching the eventual end of life. They can also remind you of the regular maintenance you should be doing on your house. Like an annual physical, a maintenance inspection can catch issues early and give you the peace of mind of a clean bill of health.

Afterward, the inspector will create a detailed inspection report and send it to the client within a day or two. This report will include all of the inspector’s findings, from minor issues to major problems. As a homeowner, you can use this report to decide what repairs need to be completed to keep your home in good condition.

Maintenance Inspection Adds Value To Your Home

If you avoid any maintenance or maintenance inspection, imagine what would happen when you tried selling your home. Your home inspection report will show that there are a lot of potential problems in your home. This will, in turn, decrease the value of your home, and buyers will be demanding a discount depending on the issues. You won’t receive as much back for your house, and even worse, you will have to pay a big chunk out of pocket to repair or replace the items that have been worn.

However, if your house is properly maintained, you will accumulate more equity in it, and the value of your home will increase.

Protect Your Family with a Home Maintenance Inspection

Aside from the resale considerations, leaving your home’s appliances unchecked could cause serious harm to your family. For example, if you neglect your furnace, it may develop a clogged vent and begin a dangerous backflow of carbon monoxide into your home.

Making a habit of scheduling regular maintenance inspections can help ensure that your property is kept in good shape and in safe condition for you and your family.

How Much Do Home Maintenance Inspections Cost?

The price for your home maintenance inspection will vary depending on the size of your home. Still, HomeAdvisor reports that the typical range is between $296 and $424 and the national average home inspection cost is $315. However, homes over 2,000 square feet will run more in the $400 range.

If your inspector is also doing additional specialized testing, like radon or mold testing, or checking for termites, you should expect to pay additional fees.

Most home inspectors do not cover these specialized areas. However, your inspector should note in their report if he or she notices any signs of mold or termites (radon requires specialized equipment to detect).

Contact Us For Your Home Maintenance Inspection in Colorado Springs

A home maintenance inspection is an absolute must to keep your family safe, avoid surprises, and get the most value for your home when it comes to selling. Contact us today to book your inspection and learn about potential malfunctions with your home’s appliances. We will get back to you right away. Our team is eager to help you through the home-buying journey in Colorado Springs.

How To Control Window Condensation

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Condensation can turn wood windows black and mess up window sills. It’s a widespread occurrence here in Colorado. The typical homeowner goes online to read numerous articles about how they must be doing something wrong with their humidity levels to experience so much condensation. In some cases, condensation forms freezes and melts all over the wood. They consider adding air exchangers with humidity control, throwing all plants out of the house, and telling the family to reduce showering, cooking, and breathing.

As Colorado Springs’s experienced home inspection team, we would like to inform you that all of those considerations are extreme. We have good news! With a few easy fixes, you can minimize or prevent condensation on windows.

Common Causes of Window Condensation

Although it might look like an issue, moisture on your windows doesn’t necessarily indicate a problem. Window condensation can signify that your windows are forming an airtight seal, reducing air leakage and keeping the moisture inside your home.

Most of the time, moisture on your windows is a matter of temperature and humidity. When the air is hotter and more humid on one side of the glass, moisture collects on the window panes.

In winter, condensation can form on the interior of your windows because it’s cold and dry outside but warm and humid inside. In the summer, it’s the opposite. You may see condensation from dew outside your windows in the morning — just as it forms on your lawn. If there’s moisture inside your home, it’s likely because it’s become too humid indoors. If you can’t easily remove window condensation by wiping the glass, the moisture is between the panes. And that’s a sign of a more significant issue.

How To Control and Remove Window Condensation

In homes, old or new, simple lifestyle changes that lower humidity and/or keep surface temperatures above dew point will be more practical and a less expensive long-term solution than installing whole-house ventilation systems. Fortunately, there are several things that you can do to reduce condensation on your windows.

Turn Down the Humidifier

According to the Environmental Protection Agency (EPA), the relative humidity in your home should always be below 60 percent. Ideally, you want it somewhere between 30 and 50 percent. It’s expected to be on the lower end of the range (or slightly below) during winter.

Bathroom and Kitchen Fans

Use your bathroom and kitchen fans every time you cook or shower. Showering and cooking release a lot of moisture into the air, and sometimes, this moisture cannot escape from your house easily. The exhaust fans in your kitchen and bathroom help remove this moisture from the air. You want to run the fans for 15 to 20 minutes after you shower or cook.

Use Storm Windows

If you have older windows in your home, using storm windows during winter can help reduce condensation on your interior windows. The space between the two windows allows the interior window to stay warmer. Storm windows can also help reduce your heating bills during the winter. While storm windows can sometimes have condensation, they reduce the condensation on the interior windows, which helps reduce frost buildup. Condensation on the storm windows often indicates a leak in your interior windows, and you will want to check and/or reapply your weather stripping.

Getting Rid of Window Condensation on the Outside

Because it’s seasonal and climate-related, condensation on the outside of windows is quite common. It doesn’t indicate problems with your windows or the humidity inside your home. You can wait for the sun to come out and dry up all the moisture.

If condensation on the glass is bothersome, try applying a water repellent to the exterior of your windows—you may already have some in your garage. Water repellent is commonly used on car windshields to help improve visibility in rainy weather. It can work in the same way to prevent condensation on house windows.

Colorado’s Total Home Inspection Team

Staying on top of major condensation year to year by sanding and re-varnishing the area where the glass meets the wood can help. Ultimately, it depends on your threshold for humidity levels and whether or not you can continue with the wood windows or get them replaced with something more moisture-friendly. Before buying or selling, or if you simply want a professional team, our expert home inspection team inspects every aspect of the home.

How to Maintain Your Water Heater

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What’s often overlooked is the home’s plumbing system. The condition of plumbing features, especially the shower, water heater, and sewer pipes, can dramatically affect a home’s value.

The size and design of water piping running to and from the water heater are extremely important and can affect aspects like water pressure and water leaks. Our expert home inspector inspects the different elements of the water heater and advises you on what requirements are non-negotiable. If problems occur, here are some water heater repair tips to help keep it working.

3 Reasons To Have Your Water Heater Inspected Regularly

Delaying water heater maintenance is never a good idea. You rely on your water heater for around-the-clock hot water. Imagine how unpleasant showering and bathing will become without it. Here are three good reasons to schedule a yearly professional water heater inspection.

Prevent Major Problems

You’re taking a significant risk by ignoring your water heater. The longer the water heater goes without an inspection, the more likely it is to malfunction. Warning signs, such as corrosion and sediment buildup, are easy to spot during an inspection. You’ll have the chance to address problems before they become beyond repair.

Lower Water Heating Costs

It takes a significant amount of energy to operate a water heater. It’s estimated that a water heating system accounts for up to 18 percent of home energy use. If your system isn’t working properly, it could cost more than you realize. A yearly inspection will keep your water heater operating at peak efficiency.

Protect Your Family

If you have a faulty gas water heater, carbon monoxide leaks are possible. This is extremely dangerous, as the gas is odorless and deadly. Stomach upset, physical weakness, dizziness, and headache are possible indicators of carbon monoxide poisoning. Chest pain, vomiting, and mental fogginess are also symptoms.

3 Ways to Maintain Your Water Heater

Check the Pressure-Relief Valve

Test the pressure-relief valve on the water heater’s top or side. This valve opens automatically if the pressure inside the tank gets too high. (Excess pressure can cause the tank to explode.) To test it, place a bucket below the discharge pipe on your water heater tank and gently lift the lever on the pressure relief valve.

If the valve doesn’t release water when you lift the lever, replace the valve. Replacement is simple: Turn off the water, drain the tank, unscrew the discharge pipe, and unscrew the old valve. Wrap the threads of the new valve with sealant tape and screw it in. If your valve is several years old and has never been tested, it might leak after you test it. In that case, replace the valve.

To check your work, close the shutoff valve on the cold water supply pipe that feeds the water heater. Then turn on the hot water at any faucet to release the pressure inside the heater’s tank. Leave the faucet on until you finish your work. If you have an electric heater, turn off the power at the main panel. With a gas heater, turn the gas control dial to “off.”

Drain Sediments From the Water Heater Tank

Drain the tank to flush out sediments that have settled to the bottom of the tank. Sediment buildup shortens the life of your water heater and adds to your energy bill by reducing its efficiency. Draining two or three gallons of water is usually enough to flush out sediments, but always let the water flow until you no longer see particles in the bucket. Open the drain valve slowly and let the water run until it’s clear and free of sediments.

Check for Strange Noises

Rust, sediment, and mineral buildup in the tank typically cause the hot water heater’s gurgling noises. This is common in older water heaters, which are more prone to rust and buildup. When you turn the shower or faucet on, the hot water in the water heater tank rises to the top for dispersal into your house. It’s replaced by cold water, which needs to be heated in preparation for use. The cold water settles at the bottom of the tank below the hot water. If there’s a lot of scaling or sediment build-up when the heated water rises, it creates a gurgling sound.

Installing a water softener is the best way to prevent calcium deposits from forming not only in your water heater but also in your home’s entire plumbing system. This solution prevents calcium buildup before it occurs, saving you time and money in the long run.

Don’t Wait For Your Hot Water Heater to Break – Call PineBreeze Inspections Today

Before your water heater breaks and you need a costly replacement, schedule an appointment with PineBreeze Inspections. Our master home inspectors will walk you through maintaining your water heater and advise if a replacement is necessary. When you need a water heater inspection, you need PineBreeze.

7 Lies You Can’t Tell When Selling Your Home

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If you’re getting ready to sell your home or have already put it on the market, it can be tempting to gloss over a few negatives. After all, does the buyer need to know about that ant problem you get in the summer months or your fight with your cranky neighbor?

Well, yes, they do. Hiding any kind of problem that will cost the new owners time and money to fix or make them regret buying the house could land you in hot water. You may even be sued for substantial damages. Here are some of the biggest offenders.

Lead-Based Paint

If your house was built before 1978, federal law requires you to disclose whether or not you are aware of the presence of lead-based paint.

If your home is listed with a real estate agent, he or she will ask you to sign a form indicating whether you know the presence of lead-based paint. If you don’t know, that’s OK—check the box that says you are unaware of any lead-based paint. But you are still required to fill out the form and sign it.

Any Asbestos In The Structure

Once upon a time, asbestos was a staple in home construction. Its fire retardant properties and excellent sound absorption and insulation made it valuable. This was until, of course, it was discovered that airborne asbestos particles can cause lung cancer, mesothelioma, and asbestosis.

Asbestos is costly and dangerous to remove, and as a seller, you typically have two choices: get rid of it through a specialized firm or disclose it and tell the new owners it’s their problem. No doubt they will want to reduce their offer so that they can pay to have it removed safely. They may just back out of the sale, too. But if you know about it and don’t disclose it, you can be sued, depending on where you live.

Drainage Issues

If you’re touring a home on a sunny day, chances are the sellers won’t point out that their home has drainage issues when it rains. To uncover signs of past or potential water problems, look for cracks in sidewalks, retaining walls, fences, and foundations. Pooling water causes many problems, so don’t let clear skies mask a dark cloud of costly repairs in the presence of precipitation.

Termite Damage

Treating a house for termites is expensive, and if fresh termite activity is found in the structure of your home, the buyer’s lender may refuse to loan money until the house has been treated and any damage has been repaired. If your house had termite damage in the past and you had the house treated, be sure to disclose the information (and show your receipts). Never try to conceal fresh termite damage. Most lenders require a separate termite inspection, so if your house has damage, they’ll find it.

Foundation Problems

The foundation of a home is a big deal, so if there are problems with it, you have to fix them or let prospective owners know what the issue is and an estimate of what it will cost to repair. Home Advisor says the average cost to repair foundation issues comes in at over $4,000, although it can go as high as $11,000 for a serious repair. That’s a big chunk of change that the new owners will have to fork over, and they won’t want to find out after they’ve moved in.

You would probably be better off getting it repaired yourself before putting the home on the market, as any sentence including “foundation problem” and “home for sale” will put a lot of people off. They may even think it will cost way more to fix than it does.

Pool Issues

If you’re buying a home with a pool, don’t assume your inspector is qualified to detect leaks and equipment issues that a seller fails to disclose. Pools have complex systems that require specific expertise to evaluate properly, and most home inspection reports include a disclaimer regarding pools. Before you take the plunge, hire a professional pool expert to review the structure and flag any costly potential problems.

Remodeling Done Without a Permit

Most communities have permit regulations, and if you remodel your home without a permit, it’s understandable that you’d be cautious about revealing that. While you might think no one will notice, failure to disclose this little fact will get you busted nearly every time. Your local building authority reports construction changes to the county Register of Deeds, so you could get caught when someone notices that your home’s existing configuration does not match the description on record. You could also be sued later if some of your remodeling was not up to the building code. To be on the safe side, disclose it now.

Don’t Sell Your Home Without A Professional Home Inspection – Contact PineBreeze Inspections Today

Our list of seven things to disclose when selling a house isn’t complete without mentioning the need for a home inspection. The master home inspectors at PineBreeze Inspections will walk you through your inspection process from start to finish, ensuring your home is ready to sell when you are. Contact PineBreeze today to schedule your home inspection, and rest easy knowing the professionals are on the job.

5 Expensive Repairs a Home Inspection Can Uncover

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Home repairs often come with a hefty price tag, so it’s essential to have a home inspection before you make the largest financial purchase of your life.

Waiving a home inspection can quickly turn your dream home into a money pit. The problem is that not all the most expensive repairs are visible to the average person walking through a home. Staging can cover up significant deficiencies, and you can’t always rely on disclosure to understand the depths of disrepair.

We’ve outlined five of the most expensive repairs below to help you better understand what can go wrong with any property and how to spot problems.

Foundation

A small percentage of foundation claims involve defects in the workmanship, such as the home’s engineering or architectural design specifications. Concrete, natural cracks and most foundations built more than 40 years ago lack enforcement to limit cracking. Some older homes have foundations made of unreinforced cinder block, which tends to crack.

When it comes to foundation cracks, size does not matter. Foundation cracks are not and should never be described as “typical.” Do not give in to the temptation to weigh into whether or not a crack is “serious” in nature. Because most foundation damage begins where you cannot see it, it’s not always possible to assess a crack’s severity by eye. Without being an alarmist, you can effectively report foundation cracks and have the home buyer seek further evaluation by a structural engineer. An evaluation or inspection can save you from facing more expensive repairs down the line.

Water Damage

If roof leaks, overflowing cooling systems, bathroom plumbing leaks, or leaks from any other source have caused visible damage to your home, have the damage repaired.

Repairing the water damage once you’ve fixed the leak can help prevent unnecessary concerns about the home. Your buyers may have enough to worry about, adding a list of unnecessary defects to a home inspection report because you neglected to repair the old water damage, which sabotages your repairs and invites speculation and anxiety.

You may ask, “Why would a home inspector write up a dry stain?” Good question. The answer is that a home inspection is a visual-only, non-destructive inspection. Inspectors work on evidence and won’t take a seller’s word that a documented water stain was a holdover from a repaired roof leak, for example.

Roof

Roofing problems can cover various issues, from a missing shingle or two to a rotten underlayment. Either way, you will want to bring in your own professional.

Your best action is to hire your professional roofer for a second opinion. Remember that home inspectors are not professional roofers! Just because they think something’s seriously wrong with your roof doesn’t mean there is. The home inspector technically works for the buyer; you need a professional.

Once your roofer gives you the scoop, you have options. You can choose to fix the roof on your dime or offer the buyer a “credit” for the repairs. You also have the option of ignoring inspection and your roofer’s repair advice, but be forewarned that anything you find out during the inspection process becomes a “material fact,” which means you have to reveal it to the next buyer who comes along should your current contract fall through.

Deck

A well-built deck will last for decades. But a deck rotting or missing fasteners or moving when you walk on it may be dangerous. Decks built by inexperienced do-it-yourselfers, not inspected when built, or more than 15 years old (building codes were different back then!) are susceptible to severe problems. Every year, people are severely injured, even killed, when decks like these fall. This usually happens during parties when the deck is filled with guests.

Septic

A septic system is designed to last 30-50 (or more) years, but mistreatment can be very expensive, with a new system costing between $20,000 and $50,000. Different types of septic systems have changed over the years. Houses built in previous decades adhered to older building codes, which are now obsolete, and new codes are adopted every few years. If a system fails and is outdated, you may be required to replace the system while adhering to the new codes.

Contact Us For Your Total Home Inspection in Colorado Springs

A total home inspection is an absolute must for both home buyers and home sellers. Contact PineBreeze Inspection today to book your inspection and learn about the home you want to purchase. We will get back to you right away. Our team is eager to help you through the home-buying journey in Colorado Springs.