VEES Home Inspections

02/21/2019

Why It’s So Important to Change Your Air Filter Regularly

FEBURARY 21 2019
Air filters are a central, but often under-appreciated part of a central HVAC system. They don’t just filter out bits of pollen and dust that would otherwise circulate through the home and lower indoor air quality. They also provide a first line of defense against larger objects such as bits of loose insulation being pulled into the system where they could cause damage or present a fire risk. But if you don’t change your air filter regularly, it can turn against you. Clogged air filters are the number one cause of HVAC system failure.
All the air handled by the HVAC system passes through the air filter at one point or another. As the filter catches more and more of the natural particulate pollution of your home – dust, mold and fungal spores, pet dander, fabric fibers, etc. – the fine mesh through which air passes becomes denser. This means that if you don’t change your air filter regularly, air can’t pass through as readily.
Effects of a Dirty Air Filter
• The blower fan in the HVAC system has to work harder to push air. When it’s working harder, it’s drawing more energy, leading to higher bills. It’s also more likely to wear out from the strain.

• The difficulty in moving air means that your living areas may not get all the air they need. This means poor home comfort for you, and the temperature sensors which regulate when the HVAC system turns on and off might not ever register the temperature needed to signal the system to power down. That’s another source of expense, which puts more strain on the fan motor.

• Because the heated or cooled air can’t travel out of the furnace, heat pump, or air conditioner as easily, the system runs the risk of overheating or freezing up. You’ll be paying the same amount of energy or using the same amount of gas or oil, but there will be no commensurate change in indoor temperature.

• The additional material on the air filter itself can provide a space for moisture to gather, encouraging the growth of mold or bacteria colonies. Not only do these form an even stronger barrier to circulating air, but if they colonize the wrong side of the filter, they can begin to introduce more pollutants and allergens into the indoor air. And if they get into the HVAC system and form colonies there, it could spell a lot of trouble for the entire system.

• Because air doesn’t circulate as quickly, particulates can settle in ducts and on household surfaces when they’d usually be carried into the system and filtered. It’s a lot simpler to change your air filter than it is to schedule a duct cleaning, but dirty ducts can result in an ongoing drain to your system efficiency and a long-term source of pollutants in your air supply.
When to Change Your Air Filter
It’s best to change your air filter every month or two, especially if you have pets or live in a high-pollen area. Air filters are generally inexpensive, and changing your air filter is a simple task that doesn’t require a professional hand. In most cases, you should simply be able to slide the old filter out and slide a new one in.
Check your unit’s documentation to determine what size of filter you need, and what minimum efficiency reporting value (MERV) range the furnace should fall into. A high MERV filter with a very tight mesh may be too much for some units, resulting in a situation a lot like a clogged air filter, even just after you’ve changed it.

05/21/2018

Adjustable Steel Columns Adjustable steel columns, also known as screw jacks and beam jacks, are hollow steel posts designed to provide structural support. An attached threaded adjustment mechanism is used to adjust the height of the post. A few facts about adjustable steel columns: • They are usually found in basements. • In some parts of North America, adjustable steel columns are called lally columns, although this term sometimes applies to columns that are concrete-filled and non-adjustable. • They can be manufactured as multi-part assembles, sometimes called telescopic steel columns, or as single-piece columns. The following are potentially defective conditions: • The post is less than 3 inches in diameter. According to the 2012 International Residential Code (IRC), Section R407.3, columns (including adjustable steel columns)... "shall not be less than 3-inch diameter standard pipe." Poles smaller than 3 inches violate the IRC, although they are not necessarily defective. A 2½-inch post may be adequate to support the load above it, while a 4-inch post can buckle if the load exceeds the structural capacity of the post. Structural engineers -- not inspectors -- decide whether adjustable steel posts are of adequate size. • The post is not protected by rust-inhibitive paint. The IRC Section R407.2 states: "All surfaces (inside and outside) of steel columns shall be given a shop coat of rust-inhibitive paint, except for corrosion-resistant steel and steel treated with coatings to provide corrosion resistance." Inspectors will not be able to identify paint as rust-inhibitive. In dry climates where rust is not as much of a problem, rust-inhibitive paint may not be necessary. Visible signs of rust constitute a potential defect. • The post is not straight. According to some sources, the maximum lateral displacement between the top and bottom of the post should not exceed 1 inch. However, tolerable lateral displacement is affected by many factors, such as the height and diameter of the post. The post should also not bend at its mid-point. Bending is an indication that the column cannot bear the weight of the house. • The column is not mechanically connected to the floor. An inspector may not be able to confirm whether a connection between the post and the floor exists if this connection has been covered by concrete. • The column is not connected to the beam. The post should be mechanically connected to the beam above to provide additional resistance against lateral displacement. • More than 3 inches of the screw thread are exposed. • There are cracks in upstairs walls. This condition may indicate a failure of the columns. In summary, InterNACHI inspectors may want to inspect adjustable steel columns for problems, although a structural engineer may be required to confirm serious issues.

04/23/2018

http://veeshomeinspections.com/node/2126

Attic Pull-Down Ladders Attic pull-down ladders, also called attic pull-down stairways, are collapsible ladders that are permanently attached to the attic floor. Occupants can use these ladders to access their attics without being required to carry a portable ladder. Common Defects Homeowners, not p...

03/11/2018

http://veeshomeinspections.com/node/2124

Dryer Vent Safety Clothes dryers evaporate the water from wet clothing by blowing hot air past them while they tumble inside a spinning drum. Heat is provided by an electrical heating element or gas burner. Some heavy garment loads can contain more than a gallon of water which, during the drying pro...

02/27/2018

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01/25/2018

Ice Dams
by Nick Gromicko


An ice dam is a ridge of ice that forms at the edge of a roof and prevents melting snow from draining. As water backs up behind the dam, it can leak through the roof and cause damage to walls, ceilings, insulation and other areas.

How do ice dams form?

Ice dams are formed by an interaction between snow cover, outside temperatures, and heat lost through the roof. Specifically, there must be snow on the roof, warm portions of the upper roof (warmer than 32° F), and cold portions of the lower roof (at freezing or below). Melted snow from the warmer areas will refreeze when it flows down to the colder portions, forming an ice dam.

Although the primary contributor to snow melting is heat loss from the building's interior, solar radiation can also provide sufficient heat to melt snow on a roof. For example, in southern Canada, enough sunlight can be transmitted through 6 inches (150 mm) of snow cover on a clear and sunny day to cause melting at the roof's surface even when the outside temperature is 14° F (-10° C), with an attic temperature of 23° F (-5° C).

Gutters do not cause ice dams to form, contrary to popular belief. Gutters do, however, help concentrate ice from the dam in a vulnerable area, where parts of the house can peel away under the weight of the ice and come crashing to the ground.

Problems Associated with Ice Dams

Ice dams are problematic because they force water to leak from the roof into the building envelope. This may lead to:
• rotted roof decking, exterior and interior walls, and framing;
• respiratory illnesses (allergies, asthma, etc.) caused by mold growth;
• reduced effectiveness of insulation. Wet insulation doesn’t work well, and chronically wet insulation will not decompress even when it dries. Without working insulation, even more heat will escape to the roof where more snow will melt, causing more ice dams which, in turn, will lead to leaks; and
• peeling paint. Water from the leak will infiltrate wall cavities and cause paint to peel and blister. This may happen long after the ice dam has melted and thus not appear directly related to the ice dam.
Prevention
• Keep the entire roof cold. This can be accomplished by implementing the following measures:

o Install a metal roof. Ice formations may occur on metal roofs, but the design of the roof will not allow the melting water to pe*****te the roof's surface. Also, snow and ice are more likely to slide off of a smooth, metal surface than asphalt shingles.
o Seal all air leaks in the attic floor, such as those surrounding wire and plumbing penetrations, attic hatches, and ceiling light fixtures leading to the attic from the living space below.
o Increase the thickness of insulation on the attic floor, ductwork, and chimneys that pass through the attic.
• Move or elevate exhaust systems that terminate just above the roof, where they are likely to melt snow.
• A minimum of 3" air space is recommended between the top of insulation and roof sheathing in sloped ceilings.
• Remove snow from the roof. This can be accomplished safely using a roof rake from the ground. Be careful not to harm roofing materials or to dislodge dangerous icicles.
• Create channels in the ice by hosing it with warm water. Because this process intentionally adds water to the roof, this should be done only in emergencies where a great deal of water is already flowing through the roof, and when temperatures are warm enough that the hose water can drain before it freezes.
Prevention and Removal Methods to Avoid
• electric heat cables. These rarely work, they require effort to install, they use electricity, and they can make shingles brittle.
• manual removal of the ice dam using shovels, hammers, ice picks, rakes, or whatever destructive items can be found in the shed. The roof can be easily damaged by these efforts, as can the homeowner, when they slip off of the icy roof.
In summary, ice dams are caused by inadequate attic insulation, but homeowners can take certain preventative measures to ensure that they are rare.

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01/03/2018

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12/12/2017

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HAVE YOUR WELL WATER TESTED BY VEES TODAY !

11/29/2017

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