Category: Home Maintenance

Smart Sprinkler Controller

9/21/2020

It seems like most homes have sprinkler systems and if they do, they have some form of controller to automatically turn the water on and off for the time and days you feel necessary. It seems like basic functionality and if it isn't broken, you may not feel the need to replace it.

Today, there are so many smart home devices that are not only convenient, but they'll end up saving you enough money to pay for the upgrade. There are different manufacturers, but you should at least consider the Rachio if for no other reason than the easy installation procedure.

The process is simple. Unplug the old controller and disconnect the wires being sure to label which wires went to which stations. Using the Rachio template, mark three spots on the wall, drill holes in the drywall, insert the anchors into the holes and screw the new controller to the wall.

This model has convenient wire connectors that do not require crimping a wire around a screw. It is quick and easy to put the numbered wires in the corresponding slot. The directions are simple and easy to follow. When complete, connect the power source and plug it into a wall socket.

Now, install the Rachio app to your phone and continue following the instructions to connect the controller to the Wi-Fi. In minutes, you'll be sitting in a lawn chair making adjustments and seeing what it will do.

Some of the features you'll find very convenient are the multiple schedules that can be created and easily switched from one to another. As you set up each zone, you can take a picture of the area and be able to identify with a glance which area you want when individually selecting one.

Another thing you might like is that when you're trying to track down a broken head or just need to adjust it, you can turn on a zone from your phone while looking at the yard. When you identify which head is the culprit, turn the water off from your phone, make the adjustment or repair and turn the water back on to test it without having to go back and forth to wherever your controller is located.
Rachio will even monitor the weather to skip a scheduled cycle in case of rain, high wind or freezing temperatures. You could literally be anywhere in the world where you have an Internet connection and you'll be able to adjust your watering cycle. This device really does save time and money while being fun to operate.

Grilling Safety

8/31/2020

More people grill in July, June & August than any other months and correspondingly, there are more injuries, as well as fires, due to grilling accidents in those months. Even though Labor Day is in September, we still need to be aware of safety.

Close to 20,000 patients per year visit the emergency room due to injuries involving grills. Approximately half of the injuries involving grills are thermal burns. If you are around fire, there's a chance of getting burned.

About 2/3 of American households own at least one outdoor barbecue, grill or smoker. Interestingly, gas grills contribute to more fires than charcoal grills. In addition, there are over 10,600 home fires started by grills each year.

While grilling is associated with celebrations, good food, fun and friends, it is important to make sure that accidents don't interrupt your activities.

Only use BBQ grills outdoors and in ventilated areas
Place the grill away from home or anything that could be flammable
Keep grill stable
Keep fire under control
Keep children away from grill
Never leave the grill unattended
The grill lid should always be open before lighting it.
Grease should not be allowed to build up in the grill
Use long-handled utensils

Gas/Propane

Check the tank hose for leaks before using it for the first time each year by using a light soapy water solution to see if bubbles appear.
You should not smell gas when the grill is lit. Move away from the grill and call the fire department.
If the flame goes out, turn off the gas for 15 minutes and open the lid before re-lighting it.

Charcoal

Never add any starter fluid or other flammable liquid to a fire
Only use charcoal starter fluid and not gasoline, kerosene or other flammable liquid.
Keep starter fluid away from heat sources and out of reach of children.
Electric starters have a coil that ignites the charcoal.
When finished cooking, close off the grill vents to suffocate the fire and save some of the remaining charcoal.

Practice safe grilling and enjoy any occasion to cook outdoors and share time with your family and friends.

Building a Pool Is Just the Beginning

8/17/2020

During the first major stay-at-home event that most of us have experienced in this country, a pool can give you and your family enjoyable recreation without leaving the home.  For those without a pool, the NPD group reports that the Covid-19 pandemic has increased pool building by 161% this year.

When your children are small, pools become a magnet for not only your children but their friends as well.  It can also be a great place for the summer holidays, Memorial Day, 4th of July and Labor Day.  Any day during the summer, especially on the weekends, can be an opportunity to enjoy the pool, cook outside and bask in the sun.

Some of you may have even made the transition from your children enjoying the pool to your grandchildren.  Usually, there is an interim where you may have wished that your home didn't have a pool so you would not have the maintenance and required upkeep.  Then, the new generation of family starts using it regularly and again, you are glad you have a pool, so you'll see the grandchildren more.

For those people who don't have a pool but are considering one, there are some things that you need to think about.

If you've watched some of the TV shows like Pool Kings, most of those builds look like resorts or water parks and the price tag that comes with them can be staggering.  Even a modest gunite, in-ground pool with a limited amount of decking can be as expensive as a luxury car, especially after including the cost of landscaping and pool furniture.

If you finance the pool as a home improvement, the term will probably be between seven to fifteen years.  If you refinance your current mortgage and wrap the cost of the pool together, you could get a 30-year term.

Pool cleaning and chemicals depend on the size of the pool but will generally start at about $175 a month through a service.  Your utilities will see an increase because you're going to use more electricity and water than you did before you had a pool.

Then, of course, there is food and refreshments to consider for not only your family but your guests.  There are also pool toys, floats, sunscreen, towels and other minor things that do add up.

People going through the pros and cons of building a pool usually tell themselves that the house will go up in value.  It is true but not nearly as much as the cost of the pool.  Long time pool owners will tell you that they have had lots of great memories and it has been a good investment in their family.  It just may not be a good financial investment.

Once you've made the decision to build a pool, find a reputable pool builder, ask for references and check them out.  Ask friends who have pools, who built them and would they use the company again.  Most pool companies hire and coordinate with subcontractors to do the work.  It is important to know that the builder will be around if something goes wrong and how they'll solve the issue.

The Better Business Bureau has some suggestions about hiring a pool contractor and they warn about scammers who are eager to take advantage of the increased demand for pools.

Why Keep Track of Home Improvements

6/1/2020

Homeowners receive a generous exclusion on the gain of their principal residence up to $250,000 for single taxpayers and $500,000 for married taxpayers filing jointly.  Most people probably consider the gain or profit in a home to be the difference between the purchase price and the sales price.

IRS allows a taxpayer to lower the sales price by the selling expenses before calculating gain.  Normal expenses like real estate commission, title policy, attorney fees, and other sales expenses may be included if they are normal and customary.

Another significant adjustment is that capital improvements made during the holding period can be added to the cost basis.  Normal maintenance like repairs are not considered improvements.  IRS says that if the expenditure materially adds value (features) to the property, or appreciably prolongs the useful life of the property, or adapts a portion of the property to a new use, it can be considered a capital improvement.

Examples could include replacing a heating or air conditioning system, storm windows, new permanent landscaping like trees or shrubs or completing an unfinished basement.  They don't necessarily have to be high-ticket items but can include things like adding dead bolts, ceiling fans, video doorbell and other items.  For more information, see IRS Publication 523.

The total amount of the money that is spent on capital improvements increase the cost basis of the home which in turn will reduce the amount of gain when sold.  With the average person staying in a home for 10 ... 12 years, the total improvements could be significant.

As an example, let's say a single taxpayer sold their home for $350,000 more than they paid for it.  If their selling expenses were $25,000 and they had made $75,000 of capital improvements during the holding period, the gain would be $250,000 and within the limits for a single taxpayer to exclude all of it instead of having a $100,000 gain.

It is necessary to be able to prove the amount spent and for that reason, a routine should be established to keep the receipts and cancelled checks for all expenditures on their principal residence.  Even if the owner is not sure whether they qualify as an improvement, by having the receipt available at the time of sale, a tax professional can help a homeowner with the determination.

In addition to receipts and cancelled checks, a contemporaneous register listing the date, description and amount spent will provide accurate information for calculations and serve as evidence should it be needed in the future.

There is more information in the Homeowners Tax Guide that is available for download.

Financing Home Improvements

2/10/2020

Home improvement loans provide a source of funds for owners to finance the improvements they want to make.  These are usually, personal installment loans that are not collateralized by the home itself.  Since there is more risk for the lender with this type of loan, the interest rate is higher than a normal mortgage loan.

In today's market, the rates on home improvement loans could vary between 6% and 36%.  A borrower's credit score will determine the interest rate; the lower the score, the higher the rate and the higher the score, the lower the rate.

Smaller loan amounts are under $40,000 with larger loan amounts over $40,000 based on the extent of the improvements to be made.  With all things being equal, a larger loan may have a lower interest rate.

Besides the interest rate being higher than a regular mortgage, the term is shorter.  Similar to a car loan, the term can be between five and seven years.  A $50,000 home improvement loan for a borrower, with good but not great credit, could have a 12% interest rate for seven years.  That would make the monthly payment $882.64.

An alternative way to fund the improvements would be to do a cash out refinance.  These types of loans are collateralized by the home.  The current mortgage would be paid off with the new mortgage plus the amount for the improvements.  Lenders will usually require that the owner maintain a minimum of 20% equity in the home.

Assuming a homeowner owed $230,000 on the existing mortgage and wanted $50,000 for improvements.  The new loan amount would be $280,000 and the home would have to appraise for at least $350,000 for the homeowner to have a 20% equity remaining.

Another thing that occurs on a refinance is that the standard term for mortgages is 30 years which means the owner would be financing the improvements for 30 years instead of a shorter term.  The advantage would be a smaller payment.

Let's say in this example, the owner originally borrowed $250,000 at 4.5% for 30 years with a payment of $1,266.71.  After 54 payments, the unpaid balance is $230,335.  If they did a cash out refinance at 4.5% for 30 years for the additional $50,000 and financed the estimated closing costs of $8,700, the new payment would be $1,464.50.

Using the home improvement loan, the combined payments would be $2,149.35 which would be $684.85 higher.  While the cash out refinance produces a lower payment, it adds $8,700 to the amount owed and stretches it out over a longer period.  Home improvement loans have lower closing costs than regular mortgage loans.

Another alternative loan is a HELOC or Home Equity Line of Credit which can be explored and compared to the two options mentioned above.  If a homeowner is going to finance improvements, a comparison of different types of loans and payments can be helpful in the decision-making process.

A trusted mortgage professional is a valuable resource to assist you with current and accurate information.  If you need a recommendation, please call me at 208.946.7816.

Time for a Toilet Upgrade

10/21/2019

Whether it is a cosmetic or a mechanical reason for upgrading a toilet, you may not know all the choices that are involved to choose the right one for your home. The current toilet may have cracks or leaks in the bowl or tank. It could be the aggravation of constant clogging or inefficient flushing. Maybe there is damage in the porcelain bowl or built-up mineral deposits that are clogging the inlet holes or syphon tube.

If frequent repairs have you on a first name basis with the plumber, it may be time to consider replacing the toilet. There are a lot of things to consider and the following list may help you sort through the choices.

Round, oval or compact oval ... There are two basic shapes of toilets: round and oval. The round bowl requires less space and are less expensive. The oval or elongated tend to be more comfortable but require more space from the wall than round ones. Most manufacturers produce a compact oval model also.
One-piece, two-piece and wall hung ... Manufacturers make one-piece models that mold the tank and bowl into one unit. These can be a little more expensive, but they take up less space. The two-piece with separate tank and bowl are more common. The wall hung requires less space and make the room look larger, but installation will be more expensive.
Height ... Standard toilet height is 15 inches. An alternative to the standard is a comfort height which is more like a chair at 17-19 inches tall. This can be an advantage for older and taller people as well as those with a mobility problem.
Trapway - The trapway is a channel from the bottom of the bowl to the drainpipe that also keeps gas entering the home from the sewer. While the trapway shows on the outside of most models, there are skirted or concealed models available for a more aesthetic appearance.
Single or dual flush ... Single flush toilets use the same volume of water each time it is flushed. Dual flush toilets have two options for flushing liquid or solid waste. This gives the user the ability to conserve water when appropriate.
Water per flush ... In an effort to save water, in 1995 the Department of Energy required toilets to use 1.6 gallons per flush. Since then, California and Georgia, increased the restriction to 1.28 gpf which saves 20% more water.
Gravity-feed or pressure assisted - For four hundred years, gravity has been used to move the water through a flushable toilet bowl to eliminate the waste. As water restrictions were added, pressure assisted toilets were introduced to assist the lower volume of water. A sealed cylindrical tank inside the ceramic toilet tank provides the additional pressure. These types of toilets are nosier than conventional flush types.

Once you've decided on what features are important, you can shop brands that fit your needs. If you're curious to what kind of a job it is to install it, there are lots of videos on YouTube that will show you in detail what to expect. Whether you do it yourself or hire a professional, you'll understand the process more.

Interior Condensation Solutions

10/14/2019

Condensation occurs when the air has too much moisture in it which is felt as high humidity. The water deposits on various surfaces that are cooler than the air itself. Several things can contribute to the high humidity such as cooking, dishwashers, clothes dryers, bathing and long showers.

If the home has a crawl space under the floor, inadequate ventilation or insulation can cause moisture in the home. There seems to be a difference of opinions about whether to vent or not vent. First, determine if you are having a problem and then, weigh the options available to find the best solution.

Condensation that forms on windows and other surfaces in your home can cause damage to window trim, frames, drywall, floor coverings and sub-floors as well and the interior framing.

To reduce condensation in a home, the moisture saturating the air needs to be reduced. Just as steam from a shower can fog a mirror, warm air holds more moisture. When the air cools, it releases the moisture. There are other things that can be done to reduce the moisture and the condensation.

Adjust humidifier
Bathroom and kitchen exhaust fans
Circulate the air; ceiling fans can help with this
Open windows to release warm air
Raise temperature
Add weather stripping
Window insulation kits
Storm windows
Move plants that release moisture in the air

The average life of a bathroom exhaust fan is about ten years with kitchen fans lasting about fifteen years. Regular cleaning can increase the life of the fans. Bathroom exhaust fans should be vented to the outside and should be run for 15-20 minutes after using the bath or shower to remove the moisture that causes mold and mildew.

Regulating the humidity in a home can protect against damage but it also promotes comfort in the form of breathing, relieving dry skin, sinus problems and sickness in general. Breathing is easier and the air feels more pleasant.

Checking for Water Leaks

7/8/2019

Aside from standing water in your yard or water running out from under a sink, the first indication that you might have a water leak comes from a larger than normal water bill.  Before calling a leak specialist or a plumber, there is a simple diagnostic you can perform.

Go through your home and make certain that all the faucets are turned off and that the toilets have indeed stopped filling the reserve.  Then, go to the water meter and make a mark on the lens where the dial is currently.  If there is water in the meter box, the meter itself could be leaking.

If the meter is still turning, the leak is between the meter and the house. By inspecting the area between the meter and the house, you can look for soft, muddy areas or grass that is greener than the rest of the yard.

One of the hardest places to isolate a leak is in a swimming pool.  If you have an automatic filler, like in a toilet, you'll need to turn it off.  Mark the water line on the wall and wait to see if the water level goes down.  There will be a certain amount attributable to evaporation.

Some leaks can be very difficult to locate.  Plumbers, by the very nature of their job, will be more familiar with tracking down the source of the leak than a homeowner.  There are some non-invasive techniques like acoustic listening devices, heat scanners and miniature video cameras on fiber optics that professionals can use.

Leaks can be expensive from the loss of water and the resulting damage that it can cause.  Determining where the location of the leak can also cause damage because plumbing is usually concealed in walls or under concrete. For particularly difficult to locate leaks, discuss how the professional intends to locate the leak and minimize damage in the process.

Don't Leave Home Without...

6/10/2019

You been planning this trip for some time and almost every detail has been considered...or has it?  Have you thought about how to protect your home while you're out of town?  What's going to make sure that everything you left is still there in you return?

Nothing could ruin a trip more than coming back to find out your home has been burglarized or worse.  It makes sense to spend a little time before you leave on making sure your home is as safe and sound as it can be.

There are a host of devices to use across the Internet including camera door bells, video cameras, door locks, garage door openers, light and thermostat controls.  You can monitor your home whenever you have an Internet connection.  The question is whether you want the distraction from your trip.

Consider these low-tech suggestions along with your other normal efforts:

Tell your neighbors you'll be out of town and to be aware of any unusual activity.
Notify your alarm company
Discontinue your postal delivery
Use timers on interior lights to make it appear you're home as usual.
Don't make it easy for burglars by leaving messages on voice mail or posting on social networks.
Post on social networks after you've returned about your vacation.
Remove the hidden spare keys and give it to a trusted neighbor or friend.
Lock everything, double-check and set the alarm.
Take pictures of your belongings in case you need them.
Disconnect TVs and other equipment in case of unexpected power surges.
Adjust your thermostat.
Arrange for lawn care.
Consider disconnecting the garage door opener.
Put irreplaceable valuables in a safety deposit box.

It's nice to go out of town on a well-deserved trip and it's always nice to get back home...especially when it is just the way you left it.

Comfort Systems

5/13/2019

Heating and air-conditioning are frequently referred to as the "comfort systems." If one has gone out in the dead of winter or the heat of summer, lack of comfort becomes a primary concern. Regular maintenance with a HVAC checklist is something that homeowners can do themselves to ensure that the units operate properly.

Periodically

Change your filter every 90 days; every 30 days if you have shedding pets.
Maintain at least two feet of clearance around outdoor air conditioning units and heat pumps.
Don't allow leaves, grass clippings, lint or other things to block circulation of coils.
Inspect insulation on refrigerant lines leading into house monthly and replace if missing or damaged.

Annually, in spring

Confirm that outdoor air conditioning units and heat pumps are on level pads.
Pour bleach in the air conditioner's condensation drain to clear mold and algae which can cause a clog.
Avoid closing more than 20% of a home's registers to keep from overworking the system.
Replace the battery in the home's carbon monoxide detector.

While using this list will provide some things that may impede the comfort system's proper performance, it is recommended that you have your units serviced annually by a licensed contractor. Furnaces should also be inspected for carbon monoxide leaks. Preventative maintenance may help avoid costly repairs.

221 E Sherman Ave
Coeur d' Alene, Idaho 83814

200 Main St
Sandpoint, Idaho 83864

Tomlinson Sotheby's International Realty

Josh Ivey (208) 946-7355
josh.ivey@sothebysrealty.com

Jennifer Ivey (208) 946-7816
jennifer.ivey@sothebysrealty.com

©2016 North Idaho Fine Homes. Sotheby’s International Realty® is a registered trademark licensed to Sotheby’s International Realty Affiliates LLC. Each Office Is Independently Owned and Operated.

Photo used under Creative Commons from Mary P Madigan