Armored Home Inspections, LLC
Summer 2012 Newsletter
Greetings!
Curtis Niles

 

So it's that time of year when you're going on an extended vacation, or perhaps vacating a property, or you are a listing agent and responsible for a seller's property. Many things can occur when a home is vacant.  There are security concerns and energy consumption concerns. What should be done to minimize possible damage to the home or unnecessary energy costs/expenses?

The correct answer will depend on what time of year the home will be vacant, and for how long.  For our area here in the Northeast, in the winter we have homes winterized to prevent plumbing ruptures. What about in the summer? Should you turn 'off' the A/C? What about the water main, the gas, the electrical main disconnect, and the securing of the property, etc? Again, it really depends, every home is different and has different needs. For example; if a home has a well-manicured landscape, you would want to make sure that the sprinkler system is still functioning so as not to have the plants and shrubbery die from lack of water. If the home is up for sale, you certainly don't want it to look like it's been abandoned. That curb appeal goes a long way. 

Water MainUtility Considerations

 

Since every home's scenario is different there are a couple of thoughts to keep in mind.

 

Electrical: Think twice about shutting off all electrical power to save energy. In the summer, it is my advice to keep the A/C 'on' to reduce high relative humidity build up in the home. If the thermostat is set high at say, 75-78 degrees Fahrenheit, the system can still pull moisture/humidity out of the home without running too much. Better to have a higher electric bill than be responsible for a mold remediation bill. Also, consider using timers for automatic lighting control in different areas of the home. This will keep potential perpetrators guessing if you're home.

Water:  Turning off the water main to the home would depend on if there are water dependent items needing to be tended to. If I do not have a need to water plants, lawn, or landscaping while away, I would turn off the main water supply valve. This will prevent possible leaks that could occur and/or constant dripping at faucets that you've been meaning to have fixed. Remember that drain traps evaporate, so if you're away for too long your drains will evaporate and allow sewer gases into the home. Sink drains showers/tubs, laundry tubs, and toilets all have traps. Pouring antifreeze in the drain to fill the trap will help prevent evaporation and freezing in winter months. Draining outside faucets to prevent freezing and ruptures is also a good idea.
 

Gas: Turning off the gas main is not a bad idea, as long as you don't need to keep the home from getting too cold. Stoves, gas fireplaces, clothes dryers, water heaters and home heating plants can all be turned off by just turning off the main valve at the meter. I would only recommend doing this in the summer months, NOT the winter months where freezing temperatures occur.

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Ventilation Considerations

 

Some people choose to leave windows slightly opened so as not to come home to a stuffy house. This can be trouble if water can get in during heavy rains. Moreover, I have security concerns with this idea.

 

Mold Growth

 

Also in the summer months, the humidity can be quite high allowing for the home's relative humidity to reach sufficient levels to support mold growth. No one wants to come home to mold growing all over their walls. 
 
 

This item is a bit tricky because depending on the type of HVAC system you have, it can be challenging to have a decent level of air movement within the indoor environment, if you do not have a forced air system. So what's the solution? I look at it this way... It's better to come home to a stuffy house, than a house that was broken in to or water damaged from windows being left open. Some homeowners tend to leave the little basement windows open through out the summer for ventilation. This is not the best idea in most cases, since the warm humid air enters the basement and causes condensation to form on the cold water lines. This then results in water dripping from the piping, resulting in even more moisture in the basement. My advice is to keep the basement windows closed and consider a dehumidifier that is self- draining or a vented dehumidifier such as a Humidex system.

 

One of our newest Armored Affiliates, 'Wave' provides ventilation solutions for your home's crawlspaces and basements. Check them out at: www.waveofdelval.com 

  

Since each dwelling is different and the particular time of the year that you'll be away may require special needs, it's probably a good idea to have a conversation with your friendly neighborhood home inspector for a bit of free advice. This way you won't end up regretting that you didn't later.

Thanks for reading. Until next time...

 

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 Chaddsford Chimney Sweeps
I hope this information is helpful, and encourage you to always feel free to call me for any questions that may arise during you or your family's homeownership.


Inspectfully,
 

Curtis S. Niles, Sr.   CRI, NIT, CMI 

President/Armored Home Inspections, LLC

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