Disposal connector clamps and cover plates.When electrical wires enter any junction box or appliance they should be clamped.The clamp does what you think it does.It secures the wire so it cannot come loose or be pulled out of the device thus pulling apart the electrical connection.And very importantly, the clamp also seals the hole so no sparks can escape.Disposals especially need this as the kitchen cabinet is one that is often entered, and it is a space with the potential for water to get onto an electrical connection.Many times I have looked under a disposal only to find the electrical connection hanging underneath or wrapped with electrical tape under the appliance.  This is common really as the disposal is an appliance many home owners think they can replace themselves and do so.Th... 12/21/2016

Should I Take My Home Off the Market for Christmas?Sellers that are on the market during the year end holidays will often wonder if they should take their home off the market for the holidays.  The question comes from one of two ideas.  The first is that there aren't any buyers shopping for homes during the Christmas season.  The second is that the sellers don't want to be bothered with showings during the holidays.Let's address the first idea, that there aren't any buyers out during the Christmas season.  That is absolutely false.  The Christmas season in the Northern Virginia market is busier than most sellers think.  Our local economy is governed (no pun intended) by the Federal government.  The Feds start their fiscal year October 1st.  This means pay raises and new positions.   And... 12/19/2016

"New fridge with ice maker!"So said the "feature" list in this house I was asked to inspect recently.People always ask me to review the feature list and to look around to make sure it is accurate.In this house there was indeed a new refrigerator!And the new refrigerator indeed had an ice maker!But the ice maker was turned off.Turning it on to see if it would begin to make ice, and checking it later, the ice-making mechanism was dry.Skeptical (because if a fridge has an ice maker it typically does NOT have ice-making trays in the freezer) I pulled the fridge from the wall.Looking all around, behind and beside, I could find no tubing leading from a valve in the wall, or through the floor from a valve in the basement, which led to the fridge.In other words, while there may have been an ice... 12/19/2016

Do not vent a dryer vent indoors, or in this way.And also, never use the white, plastic dryer vent tubing!The dryer in this house disobeyed all the rules!The laundry room was on the middle level, venting the dryer through the floor.Sometimes that means it turns and goes outdoors.And sometimes it does not.In this house the dryer vented directly into the unfinished basement.And apparently had for some time.But also, the white, plastic venting material terminates into an old nylon stocking!It's been a while since I have seen this one.Not only does venting the dryer in this way add enormous amounts of moisture to the house, but using the nylon stocking is an easy and quick clogger which can cause other venting problems with the dryer.  Like overheating!And the white, plastic tubing is just ... 12/16/2016

With air filters the air flow arrow should point toward the unit.While I have never kept track statistically, I bet that more than half the time the HVAC filter air flow arrow is pointing in the wrong direction.Twice in two days I have seen this.The arrow is pointing away from the unit.The air flow arrow is there for a reason.One side of the filter is made differently from the other.The filtration mesh is one product and there is a thin, wiry metal, or cardboard structure on the other.The purpose of the extra structure on one side is to provide additional strength so the mesh material is not drawn into the unit over time.As the filter clogs and becomes more resistant to air flow, the air pressure will push harder and harder onto it.  At the same time the mesh will become weaker.In this ... 12/15/2016

As much as thirty percent of energy loss happens here.Remember, heat seeks cold.  Heat looks for cold!  Heat then moves toward cold!In a finished house, assuming everything is in place (including insulation) the energy loss (meaning thermal movement - heat toward cold) breaks down more or less like this:> 30% of loss happens through the attic ceiling.> 30% of loss happens through walls.>30% of loss happens through windows and doors.>10% of loss happens through exterior wall or uninsulated ceiling penetrations like switches, receptacles and lights.Obviously those percentages change if walls or ceilings are not adequately insulated, or there are really lousy windows and doors.  But overall those percentages are a pretty good rule of thumb.These thermal images are examples of a door and wi... 12/12/2016

The HVAC return grill was screwed in place and painted many times.What would that say to you?That the filter had not been replaced in quite some time.And  I was not disappointed.Peeking through the little slots I could see what looked like a wool blanket.The camera was able to capture a bit of it.This is a problem!Modern HVAC systems require, demand really, a lot of air flow.Without that they are not efficient and your energy dollars will fly away.What should be there instead of the screwed on, difficult to access, and therefore painted many times, return grill cover?Exactly.  A grill cover that facilitates entry and filter replacement or cleaning.I found one on line for $22.  They are not expensive. And they screw on very easily.The filter is easily accessed and handled. And air flow i... 12/11/2016

When a toilet wobbles.  And what do wobbly toilets lead to?Moisture!  The transition between where the toilet bowl sits on the floor and the drain beneath is a $1 wax donut.  The wax donut is what provides the water seal so water is flushed directly into the drain.If the toilet wobbles that $1 donut can come loose and water gets around it, and into the flooring and sub floor.The needle on this gage jumped to >30% when placed beside this toilet.Wood is considered saturated at 28%, so this gage would indicate that the wood beside this toilet is very wet.At this point it appears from the stain beside the toilet that the leaking has been happening for some time.Looking at the same toilet from underneath in the basement, the needle similarly jumped to >30%.Stains could be seen in the wood su... 12/10/2016

Not All Short Sales Have Happy EndingsShort Sales are something most real estate markets haven't been seeing much of the last two to three years.  Unfortunately, the suburbs of Northern Virginia have been a place where Short Sales, while fewer in number than during our market crash, still exist.Just this year, 2016, I have listed five Short Sales.  Three of them went successfully to closing.  One was so easy I thought I was dreaming.  The other two were what I have become to know as typical for the Short Sale process. Banks needing more documentation.  Requesting the same thing you just sent them over and over.  They see it, validate it and call next week to ask for that very document again.  It can be maddening.  But that is why I keep copious notes.  Being able to document who you spo... 12/09/2016

In this new construction, during the pre-drywall walk through, I was looking for the missing indoor hose bib shut off valves.And could not find them.  Yes the basement was dark, as it was about 615am, but I have a great flashlight!The indoor shut-off valves are typically located where the yellow arrows indicate.The water main is below this photo, and to the right.Usually the water service valves are all in the same location.Sometimes the hose bib valves are elsewhere, but I could not find them anywhere.  And the County had already approved the plumbing for the house!In order to winterize the hose bibs an indoor shut-off valve must be present for each.  So even if the builder tries to say that the County approved the installation valves here would still be needed.  It gets cold here!My r... 12/09/2016

Self-closing fire doors.Fire possibilities are a big deal and fire-safety codes are designed to help put people in a better position to handle themselves should a fire occur.One such code regards fire doors.What is a fire door?  One that seals an opening, like the house or a bedroom, against the possibility of a fire progressing from one area to another.When there is a garage attached to the house a fire door is required between the two spaces.Fire doors are what you think they are - metal and insulated and made to forestall the progression of a fire from the garage into the house.One code requirement is this one: This is from the International Residency Code, subscribed to by Virginia.  It regards the special hinge in the photo.That hinge is a self-closing, or so-called tension hinge. ... 12/07/2016

I see it all the time - painted bath tub repairs.And painted ceramic tile, and towel bars, and soap dishes, etc.This is almost always the result.The cracking and peeling usually begins near the drain, and progresses from there.  It looks like bubbles form, or something is dropped onto the surface and punctures it.When that happens the "repair" begins to peel.And if the "repair" has been there a while, it begins to peel.The ads are everywhere - don't replace!  Repair!  Renew!  Refinish!The paint is epoxy based and the quality of the job is everything.  It can be done professionally, but people can also buy the product on line and do it themselves.Obviously the cost of the painted "repair" is much cheaper than any alternative.But the final result is not long lasting.   In this house the c... 12/05/2016

What do dryer vents and Cousin It have in common?Well, nothing.  However, if a dryer vent is covered up with a grill it will get so hairy with fuzz you might just think it looks like Cousin It.And there you have it.Covering a dryer vent with the all-purpose grill to keep the birds out will do that probably, but also do this.Where the dryer air exits the exhaust is hot and the outdoor air can be cold.That creates condensation!The condensation will cause a grill covering the opening to get sticky and collect the bits of lint that comes through the vent.As the lint collects it attracts more lint.  And so on.This is the final result.  And such clogging can be very dangerous!  It can cause fires.  Dryers get very hot and can overheat!Years ago I produced a blog which discussed how dangerous ... 12/04/2016

For Best Results, Hire the Best Person for the JobLast week, I got a call that had me scracthing my head.  It was from a young man who had just acquired a Braemar condo at a foreclosure auction.  He wanted me to help him determine a price for the home.  A home he had yet to improve.  Yeah, let me just pull a value out of thin air.When I asked if he had a garage, he didn't even know.  Let me just say, it is wise to know what you are purchasing when standing on the courthouse steps, as much as you can.Of course, I could put my finger in the wind and tell this guy what the average price for a Braemar condo would be.  Instead, I do what any professional agent would do and tried to get an appointment.  That's when the hemming and hawing started.  Evidently, this young man and his brother, a ... 12/03/2016

A Sign of a Good Real Estate AgentAs a Bristow, Virginia Real Estate Agent, I love that I live in the area where i do most of my business.  I get to run into my clients from time to time and it makes me feel like I live in a small town.Tonight, I attended our neighborhood's Annual Board of Directors Meeting.  Mind you, most of my business comes from my neighborhood of Braemar.  I was so happy to run into a buyer who I helped purchase a home exactly one year ago today.  There wasn't a look of dread on his face or any effort to ignore me.  Nope.  He was pleased to see me, chat a while and show me pictures of his home.  He said the things he loved about the home when he bought it are the things he still loves about it.  Before I entered real estate, just like the rest of the public, I drea... 12/01/2016

Don't paint receptacle covers!It's simple.  The covers should be removed before the wall around a receptacle should be primed and painted.Painting the cover and receptacle while on the wall is not a good thing to do for many reasons:1.  The cover plate is essentially glued to the wall and the receptacle.  To remove it requires something sharp.  Damage can be done to the wall and/or receptacle.  And a slip could be made inserting that sharp object into the receptacle itself.  Damage is not only possible, but probable.2.  The holes of the receptacle can be filled with paint.  I have seen them so filled you can hardly see that a receptacle is there.  In the case in this photo I was unable to insert my testing device to see how the receptacle worked. 3.  But also, paint is latex, which IS N... 11/30/2016

Dunbarton Duplex Report:  September-October 2016The Thanksgiving holiday is behind us and the holiday shopping season has begun.  Before I even decorate for the holidays, or start shopping, I feel it is my duty to get my Dunbarton market reports done. This Dunbarton Duplex Report will focus on the sales activity in September and October.Unfortunately, there was only one Dunbarton duplex that sold during September and October.  It was a one level Ayres model that listed for $340,000 and sold for $335,000.  If we take that sold price and compare it to last report's average value, we see an increase of just over 3%.  Compared to last year, it is less than 1/2% increase in value.  If you placed your Dunbarton Duplex on the market, priced to current conditions, you could expect it to be unde... 11/29/2016

Dunbarton Single Family Home Report:  September-October 2016The trees are quickly shedding their leaves as we approach the end of November.  Thank goodness the early nightfall that late fall and winter bring are mitigated by the sparkling holiday lights that neighbors put up every year.  It is hard to be in a bad mood when you see holiday lights.  While our minds may be getting into holiday mode, it is time to take a look back at Dunbarton single family home sales during the months of September and October and determine how values are faring.  There were only two Dunbarton single family homes that sold between the beginning of September and end of October.  One sold for $365,000, the other for $369,900.  The average of the two sales gives us our new average market value for a Dunbarton ... 11/29/2016

This is what happens when wood siding is too close to the ground.It gets wet, it rots, and it attracts termites!Wood siding should be 4" or so from the ground whether that be soil or solid surface.  Six inches would not be too far.The further the better.  When it is higher from the ground splashing water onto the wood is minimized.The wood is not sitting in a moist or wet condition, so it is not wicking moisture.And termites are less inclined to try to reach it with their mud tunnels.But if wood siding is too close, even siding that has been primed and painted, it is an invitation to trouble!And the siding in this photo is a buffet!Microbial growth requires three things - air, food and water.  Of course temperatures play a role, but water is the catalyst!Termites are looking for wood to... 11/28/2016

Braemar Townhouse Report:  September-October 2016This weekend after Thanksgiving, I have seen a lot of holiday decorations going up in Braemar.  I've even seen some Christmas trees in windows.  Just when you think the rapid approach of night is getting you down, holiday lights make it not just bearable, but happy.  Let's enjoy them while we can,Right now, it is time for another Braemar Townhouse Report.  This one will focus on sales activity from the months of September and October.  So without further delay, let's get to it.There were eight Braemar townhouses that sold between September and October.  Their sold prices ranged from $245,000 to $335,000.  The reason for the large price range is the difference in size of these townhouses.  Some may be two bedroom models with about 1400 squ... 11/27/2016