After a Quiet Hurricane Season, Hunker Down in These Homes Before Next Year

Shubin + Donaldson Architects, Inc. via Houzz

This week marks the end of the traditional hurricane season, which we weathered pretty well here in the U.S. Despite a few close calls, 2015’s Atlantic hurricane season rated below average, thanks in part to El Niño.

That got us thinking: If we escaped Mother Nature’s wrath this year, are we in for a doozy next year? After all, the flip side of El Niño was that the Pacific had its second most active season on record.

Never fear! We’re already preparing for ways to hunker down in case of stormy weather or a zombie apocalypse.

In a hurricane, your home is challenged to withstand massive winds, heavy rainfall, flooding, and debris pelting down like shrapnel. That’s a lot to ask, which is why the prospect of living in a hurricane zone can be so terrifying.

Certain homes, however, fend off hurricanes better than others—through either their shape, construction materials, or other ingenious fortifications or architectural features. So if you’re home shopping in a hurricane zone and want an added layer of protection, look for these types of residences to feel a bit safer once those 100-mph winds hit.

Eclectic exterior by Wrightsville Beach photographers Rick Ricozzi Photography

Dome homes

Monolithic “dome homes” are akin to modern-day igloos, made of a solid piece of concrete that allows even strong winds to slide easily over the top of the home—which comes in handy during hurricanes.

“This is critical because in a hurricane buildings don’t get blown over, they get vacuumed up. The wind actually sucks part of the building along with it as it is leaving,” says Walter Sedovic, principal and CEO of Walter Sedovic Architects. But the dome won’t provide much protection against rising water, according to Sedovic. That makes these designs ideal for areas that are prone to high winds but not flooding.

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Contemporary exterior by Brisbane building designers and drafters Ziegler Build

Shipping containers

Shipping containers are touted by companies that build with them as hurricane-resistant; their heavy steel construction makes them resistant to wind and water of any sort. That comes in handy on the high seas, but it can also work wonders on land, too. What’s more, you can link multiple shipping containers like building blocks to make a home.
That said, quality matters.

“It really depends on how the containers were made,” says Sedovic. “If you’ve ever seen an accident with a tractor-trailer carrying those containers, you know those containers can split open.” Still, planted firmly on the ground, they sure stand a better chance than a wood shack.

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Rustic exterior by South Deerfield architects & building designers Habitat Post & Beam

Homes on stilts

Homes directly on the coast can escape the rising tide if they’re built on stilts—also called pilings or piers, depending on what part of the country you’re in.

“The principal reason is to allow a body of water that floods to pass underneath the building,” says Sedovic. This not only keeps the home and its belongings dry, it also helps it stay put. “It keeps the home from being washed away by a large mass of water,” he says.

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Beach-style exterior by Clemmons design-build firms TOPSIDER HOMES

Octagon homes

Octagon homes, like domes, allow wind to travel around the sides without much resistance. Plus, since these homes are typically on a pedestal, they offer flood protection, too.

Of course, there’s a downside to this type of design: If the home isn’t built right, it might turn into a liability more than a protection.

“If it’s lightweight, it might get blown into the next state,” says Sedovic. Instead of opting for cheaper, pre-fab models, homeowners should opt for designs using sturdier building materials such as reinforced steel.

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Rustic exterior by Culver City architects & building designers Shubin + Donaldson Architects

Homes built from concrete and steel

Concrete and steel homes look like any other home on the outside: There are four straight walls, windows, and doors. However, storm protection is packed into the inside. With walls made of concrete and the roof and joists made of reinforced steel, the wind protection can be immense.

“Before, the tendency was for homes to be ripped apart at the seams as a result of the construction techniques that were employed, especially around the 1970s when coastal regions like Florida were in a housing boom,” Sedovic says. On the flip side, modern concrete and reinforced steel homes keep the corners of the home from ripping apart in high winds, offering more protection than siding or brick.

Shared from:  http://www.realtor.com/advice/buy/hurricane-resistant-homes/

Decoding the Listings: Architecture Edition

OK, let’s get this straight: Craftsman isn’t just the brand name of the tools out in the garage, and Cape Cod isn’t just a fabulous vacation spot. We understand your confusion and feel your pain. There’s so much architecture lingo and name-dropping in listings, how’s a layman supposed to know what’s what? Oh look, realtor.com® to the rescue!Again! We’ve compiled a guide to the most popular architecture styles to help you identify what you want in your house hunt.

Cape Cod

Cape Cod with steep roof and second-story dormers

Pop Chart Lab

OK, it’s no spoiler that these homes are named after the quintessential New England vacation destination—Cape Cod in Massachusetts—where they first became prevalent. Much like the Puritans of old, Cape Cods are modest and economical. This makes sense, since Colonial settlers in the Northeast modeled their newly built homes after British cottages. These homes have steep roofs that reach the first floor (to quickly shed rain and snow) and second-story dormers (a window that projects vertically from a sloping roof). Fun fact: Original Capes used unfinished cedar shingles, which are ideal to weather the stormy and unforgiving East Coast winters.

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Colonial

Colonial with symmetrical features and entry door in the middle

Pop Chart Lab

A Colonial is an OCD fever dream come true: It’s symmetrical and features an entry door in the middle of the front of the home with two windows on either side; there are five windows on the second floor, with one directly above the entry door. Colonials, which originally rose in popularity in the oh-so-uniform 1700s, are still common around the U.S. They’re usually built of wood or brick, which are perfectly suited to the simple, clean, and boxy style. If you see a hint of ancient Greece and Rome in the style, you aren’t wrong. Looking for distinctive flourishes? Keep looking.

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Victorian

Queen Anne–style Victorians: aggressive whimsy or detail-packed charm?

Pop Chart Lab

Did you spend hours with your dollhouse as a kid? Were your parents, teachers, and various health care providers worried? Then the detail-packed Victorian style will probably look familiar. Key features include a complicated, asymmetrical shape with wings and bays in various directions; elaborate trim; shingles or patterned masonry; steep rooflines; and a large, wraparound porch. They are often painted in bright, complementary colors to highlight the painstaking details. Some people are put off by their aggressive whimsy, but plenty consider them perfect houses to grow old in and sip lemonade on the porch.

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Tudor

Tudor with multifaçade gables

Pop Chart Lab

Love yourself some neutrals or Jonathan Rhys Meyers? Then you’re probably drawn to Tudors, which are built of brick or stone on the first level and complementary stucco and timbering on the second—all of which is inspired by the medieval architecture of Tudor England in the early 16th century. These babies are made to withstand the elements, with deeply pitched roofs and detailed, covered entryways, which is why you’ll see more of them in the chilly northeast.

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Ranch

Ranch with cross-hipped roof

Pop Chart Lab

Blame (or credit, depending on how you feel about this style) the rise of the automobile, not cowboys, for ranch houses. Cars made it possible for families to buy large lots of land outside traditional metropolitan centers—aka “the suburbs”—so people built spread-out ranch houses to take advantage of these new spaces. These homes are one story and often have an L- or U-shaped floor plan surrounding a patio, sliding glass doors, and a carport or garage. Quite possibly the best-known symbol of American housing, the ranch can conjure up images both good and evil, but no doubt you will see lots of them.

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Bungalow

Bungalow/Craftsman with handcrafted details

Pop Chart Lab

These adorable one-story homes are characterized by their low pitched roof and large front porch. Also called Craftsmans, they rose in popularity in the early 1900s during the arts and crafts period and were revered for their—you guessed it—handcrafted details: hand-cut wood, iron and copper work, and masonry. Bungalows hit their peak during this time and became so popular in the early part of the past century, that you could order a complete kit from Sears.

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Spanish

Spanish-style home designed to withstand heat

Pop Chart Lab

You find a lot of these homes in the South or Southwest (Hollywood is full of them). One reason for their popularity: They’re built from the ground up to take the heat. Clay tile roofs keep the home cool during the hot summer months and extend beyond the walls to provide extra shade, while extensive outdoor living areas, columns, and arched windows and openings take advantage of the breeze.

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Mid-Century Modern

Mid-Century Modern with sharp angles and void of ornamentation

Pop Chart Lab

If you squint just enough, Mid-Century Modern homes (sometimes just called “modern,” though the century in question is the 20th) can look a bit like your grade-schooler’s art project. Full of sharp angles and void of ornamentation, these contemporary homes offer flat or shallow-pitched roofs and loads of glass. They often incorporate the surrounding outdoor space via decks and balconies. While they started sprouting up in the 1950s, the timeless aesthetic has turned these sleek, stripped-down houses into classics.

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French Country

French Country home with symmetrical shape and balanced windows

Pop Chart Lab

Is that a Nicholas Sparks movie we feel coming on? No, it’s just the French Country/Provincial style that’s inspired by the rustic manors that dotted the fields of northern and southern France during the reign of Louis XIV in the mid-1600s. The Revival style popped up in the 1920s and 1960s. The homes have a square, symmetrical shape with windows (often double windows and/or balconies) balanced on either side of the entrance and a steep hipped roof. They are most often made of stone, stucco, and brick.

Shared from:  http://www.realtor.com/advice/buy/most-popular-architecture-styles/

Buying a Second Home in Seven Steps

Thinking about buying a second home? Whether you're looking for an investment property, a getaway, or a place to eventually retire, plan to take these seven important steps.

One: Decide Whether a Second Home Makes Financial Sense

Whether or not you consider yourself an investor, you no doubt want your second house purchase to be a sound financial move. Yet many second-home owners complain that the house -- including not just the purchase price, but ongoing expenses -- ended up costing more than they'd ever imagined. You'll want to tally up your likely expenses, factoring in any extra costs based on the fact that you won't be there every day (such as hiring a management company and the relatively high cost of hazard insurance). Then you'll need to build up your cash reserve, and, if you plan on renting out the property, determine how much you can expect from rental income (it's often not enough to cover your monthly costs).

Two: Decide Where, and What Type of Home You'll Buy

A home in a badly chosen location won't serve anyone's goals -- an investor can't resell or rent it, a vacationer won't enjoy it, and a future retiree may have to pick up and move again. You'll need to rely on both market research and your own personal preferences. Look into factors like the strength of the local economy, trends in house resale values, convenience and amenities, property tax rates, the quality of local schools and medical care, and more.

The type of home you buy is similarly important. The costs and demands of owning a single-family home are different from those of owning a condominium, townhouse, or co-op. Which type serves you best will depend on factors such as cost, location, and upkeep. For example, condos, townhouses, and co-ops typically require less maintenance, since the areas of the property outside your unit are governed and maintained by a community association (of which you'll be a member). However, you'll pay for that maintenance in the form of monthly fees and special assessments.

Three: Look into the Tax Implications

Second-home owners need to worry about both property taxes (which vary by state and locality) and, if renting out the place, income tax. Though taxes are inevitably a burden, a little advance planning during the house-hunting process can save you thousands of dollars a year. For example, sometimes buying a home just over a town's border can significantly trim your annual property tax bill. And if you're renting out a vacation property, the amount of days you yourself spend there can make a difference in how much you'll owe in income tax.

Four: Come up With Short-Term Cash and Long-Term Financing

Most people pay for their home with a combination of a down payment and a loan for the remaining amount. The higher your down payment, the lower the loan, and the more house you can therefore afford. In order to come up with down payment cash (which should be at least 20% of the purchase price), you may need to get creative. Using the equity in your primary home, borrowing against a life insurance policy, or refinancing your car are among the possibilities.

Most buyers will also need to get a home loan to help with the rest of the financing. Shop around: By reviewing the various mortgage options and sample payment schedules and factoring in your own short- and long-term goals, you should be able to find a mortgage that suits you.

Five: Consider Nontraditional Financing Methods

One unique way to help finance your second home is to tap the "Bank of Family and Friends." Borrowing from parents, siblings, or close friends lets you keep the tens of thousands of dollars in interest you'll pay over the life of your mortgage loan within your circle, rather than handing it over to a bank.

Another money-saving approach is to partner with another purchaser; for example; sharing a vacation home in the sun. Shared ownership is a growing trend -- but not one to rush into lightly. You'll want to start by determining whether co-ownership with a particular person is likely to work. Then draft a written agreement to spell out how ongoing costs will be split and deal with other potential sources of contention, such as what happens if one of you wants out after a few years or if one of you dies.

Six: If You'll Be a Landlord, Be Prepared

Some second-home owners plan to rent out their properties long-term with the idea of eventually turning a profit (rental properties usually take some years to make money). Others just want to rent out their property periodically as a means to offset expenses. Either way, you're taking on the role of a landlord, which means more than just following your instincts. Finding good tenants or trustworthy vacation renters, understanding and preparing leases or short-term agreements, and dealing with ongoing management and repairs are just a few of the practical and legal issues involved. Also, the obligations of managing a long-term rental are quite different from those of a periodic rental.

For more on becoming a landlord, see First-Time Landlord; Renting Out a Single-Family Home, by Janet Portman, Marcia Stewart, and Michael Molinski.

Seven: Take Steps to Protect Your Second Home

Protecting your property starts before you buy and continues long afterwards. For example, you'll want to get a proper home inspection prior to purchasing, so as to deal with some repair issues up front and get a sense of what other repairs may be looming.

You may need to purchase title insurance -- typically required by the lender -- in case problems such as past ownership or debt claims on the property surface after the purchase.

Your lender will also require that you carry hazard insurance, to protect your property against damage from such causes as theft, fire, flooding, or windstorms. The cost of insurance for second homes is usually higher than for first homes, since you won't be there as much. You will probably want to add liability insurance, covering you and members of your household for accidental injuries to your visitors. (Together, hazard plus liability insurance add up to the standard homeowners' insurance package.) Taking these protective steps will guard not only your home, but your peace of mind.

Shared from:  http://www.nolo.com/legal-encyclopedia/buying-second-home-seven-steps-30010.html

Six Basic Mortgage Rules To Follow

Whether this is your first home or fourth, really understanding your mortgage and how it works is crucial. After all, it’ll probably be the biggest loan of your life!

What IS A Mortgage?

In the most basic sense a mortgage is a loan to buy a property. The process of securing a mortgage means lender approval based on your income, credit rating and other debt.

Understand Your Fixed Costs

Before you decide what you can—or should—spend on a mortgage it’s important to take stock of your habits and your true fixed costs. Be honest with yourself when putting together your household budget, if you’re going to be miserable without your daily premium cup of coffee, then along with your student debt and car payments, consider that a fixed cost.

Be PITH Safe

According to the CHMC (Canadian Housing & Mortgage Corporation), your monthly housing costs should be less than 32% of your gross monthly income. These are considered your PITH or Principle and Interest (of your mortgage payments), Property Tax, and Heating bills.

Get A Mortgage You Can Afford

If you pass the PITH test, the second test of what you can afford mortgage-wise is that your entire monthly debt load (car payments, credit card debt, student loans, etc) should be less than 40% of your gross monthly income. The CMHC even has a handy Mortgage Affordability Calculator on their site: cmhc.ca.

Paying Off Your Mortgage

Once you’re approved for a mortgage and buy your home (congratulations!), now you have to actually start paying off the loan. There are several factors involved in this like your interest rate, payment schedule (monthly, twice a month, every two weeks, or weekly) and your amortization period, which is the amount of time you’ve selected to pay back the mortgage (usually ranging from 15-25 years).

Picking The Right Interest RateThe interest rate at which you select to pay off your mortgage varies from “fixed”—whereby the rate will NOT change for the term of the mortgage, and is generally a bit higher but considered more stable, or “variable” whereby the interest rate can fluctuate with the current state of the market.

Finally, owning a home can truly be an amazing thing. Thankfully there are many resources out there to help make the process a smooth one like mortgage brokers and financial advisors, so remember, you’re never alone through this daunting process!

Shared from:  http://www.hgtv.ca/realestate/article/mortgage-rules/

Focus On Functionality When Buying Your Home

You have to live somewhere. For most of us, the choice is simply functional -- we all need food, clothing, and shelter, but we also want our homes to function well for our needs and preferences.
Functionality begins with making a good decision, based on your requirements and what you can afford. Whether you rent or buy, you decide which home to choose based on affordability, availability and functionality.

Renting is a great option for the short term, when you're building your savings and may have another move or two before settling down to a home of your own. The functions of renting are independence, affordability, and mobility. As your life matures, you may become more interested in homebuying because your ideas of functionality may change.

You may want more room, privacy, and better access to certain amenities, schools, family or work. You may want a different lifestyle that your current neighborhood doesn't foster. You may want the autonomy to choose and change the style of your home so you can enjoy your surroundings with your own décor. You may want a home that allows you to expand your interests, such as cooking in a larger kitchen, creating art in a studio, or having a large back yard for gardening and entertaining.

As your preferences become more focused and as the needs of your household change, you may find that owning a home is more suitable for your lifestyle. But, affordability has to be part of the function. In most areas, you can buy a home more affordably than renting.
Let's say that you find a 2400-square foot home for sale or lease. You may be able to rent it for $1.25 per square foot, or $3,000 per month, but you can buy the property for $1.65 per square foot or $400,000. When you finance the same property over 30 years, your payment is closer to $1,900. Add in typical property taxes and hazard insurance, and you're at about $2,700 per month, making buying the home a better choice for the long term.

You trade the mobility of renting for the opportunity to build equity. When you own a home, it usually takes several years of ownership before you can build enough equity to cover your transaction costs, making owning a home a long-term investment.


Functionality is about how the home itself can serve you. Square footage can indicate if a home is large enough to have the features you want, but you won't know until you go inside if the floor plan, features and number of beds and baths suit your wish list.

Choosing a home is really about how you want to use the space you have. As the owner, you have the option to leave things as they are or you can add or remove features as you wish, to improve the functionality of your home.

Whether you rent or buy, choosing a home is about getting the most benefit for your money. It should be a decision based on how well the location, space, and design can serve your needs and pocketbook.

Shared from:  http://realtytimes.com/consumeradvice/buyersadvice1/item/37585-20150820-focus-on-functionality-when-buying-your-home

5 Unexpected Side Benefits of Homeownership

You already know about the tax benefits of buying a home & the long-term financial advantages created by rising home values & bankable equity.  But some of the associated benefits of homeownership might surprise you.

1.  Pride of ownership

You understand the idea of pride of ownership, but maybe you've never actually felt it.  You will once you put those keys in the door for the first time.  And this doesn't just apply to first-time homebuyers.  If you've worked hard, saved well, spent smart, & are able to now move up to the home of your dreams, you'll undoubtedly feel it, too.

"America has a long tradition of homeownership," said the New Jersey Association of REALTORS.  "This country was founded by settlers who braved the wilds, faced the unknown, & claimed a bit of the American countryside for their own.  Having a stake in the land upon which we live is rooted in the fabric of the American psyche."

2.  It's a do-over

So your old house deteriorated into an outdated mess.  Or maybe you earned a reputation for being the grumpy neighbor because you threw one too many fits over dog poop on your own.  Now you've got a clean slate.  Your house can be anything you want it to be, & you can be anyone you want to be - even the friendly, helpful neighbor who sets out poop bags, just in case.

3.  Social Benefits

Any move brings new opportunities to make new friends & increase your social interaction.  But homeownership can also provoke deeper social benefits.

A report from the National Association of REALTORS found that homeownership positively impacts educational achievement, with homeowners having a "significant effect on their children's success.  The decision to stay in school by teenage students is higher for those raised by homeowning parents compared to those in renter households," they said.  "Furthermore, daughters of homeowners, have a much lower incidence of teenage pregnancy.

Potential reasons for this:  "Certain behavioral characteristics required of homeowners that get passed onto their children, "such as the financial commitment that leads homeowners "to minimize bad behavior by their children & those of their neighbors that can negatively impact the value of homes in their neighborhood," homeowners assuming "a greater responsibility such as home maintenance & acquiring the financial skills to handle mortgage payments," & "neighborhood stability."

An additional study shows that "homeownership has positive effects on the academic achievement of children (with) significant effects of home environment, neighborhood quality, & residential stability on the reading & match performance of children between the ages of three & twelve."

4.  Coupons galore

Chances are you've got a laundry list of things you want to do to your new pad.  Buying a new house will unleash a cavalcade of junk mail, but in that mess of unwanted refinance offers & insurance information & other nonsense will be all kinds of coupons you can use from big box companies, home decor outlets, window treatment businesses & the like.  Go through them carefully & you can fix up your place without spending the equivalent of your down payment.

There are also hundreds of dollars worth of coupons from companies like Best Buy, Lowes, & Bed Bath & Beyond available in the change of address form you fill out at the post office or online.

5.  Credit offers

Once you close escrow, your credit score will get a bump & credit offers will start rolling in.  This is great if you're looking to get a new car, do some home improvement projects on credit, or buy some new furniture.  By taking advantage of special offers from Home Depot, Best Buy or furniture stores like Rooms To Go, you can do some updates & spread out your payments over time without accruing interest - if you qualify.  Just make sure to keep track of how much you need to pay monthly to take full advantage of the program.


Shared from:  Jaymi Naciri

VA Appraisal vs. Home Inspection

The VA appraisal is a crucial part of the home-buying process for qualified veterans & service members.  VA appraisals focus on valuation & a more broad-based check of property conditions that could affect health, safety, or marketability.

Every VA buyer needs to clear the appraisal hurdle.  But understand that an appraisal is not a home inspection.  To be sure, you're required to get only the former.  But buyers should invest in peace of mind & also spring for a home inspection - in many cases before moving forward with the mandatory appraisal.

Home Inspection

A home inspection might set you back $300 or $500, but it's well worth the money.  The VA appraisal is more like a 100-foot view of the property.  Home inspectors will dig into the nooks & crannies & take a much more exhaustive approach.

If problems arise, buyers can typically use the inspection findings to renegotiate with the seller or even walk away from the deal with their earnest money.

Once you're under contract, your lending team will move toward ordering the VA appraisal.  But many buyers start with a home inspection before deciding whether to spending an additional $400 or so on the appraisal.

The VA Appraisal

VA appraisals can get a bad rap.  But they're meant to safeguard VA buyers & their investment.  The Veterans Affairs' independent appraisal process has helped make these $0 down loans some of the safest on the market.

The first purpose of the VA Appraisal is to assess a home's fair market value.  Appraisers will look at recent comparable home sales, or comps.  After submitting at least one good comp with valuation & supporting documentation, the lender's staff appraisal reviewer will essentially double-check the assessment & issue a formal notice of value for the property.

The appraiser will also look to see if the home meets the VA's minimum property requirements.

MPRs ensure a property is up to par with health & safety standards & can vary by location.  Broadly, the VA wants to make sure buyers are getting homes that are safe, sanitary, & structurally sound.

Lenders can have their own property-related requirements in addition to the VA's standards.  Properties with income-producing attributes, for example, can be a tough sell for some VA lenders.

When it comes time to evaluate a potential purchase, both a home inspection & VA appraisal are key to ensure the property in question is a good fit for you & your family.





Shared from:  http://www.realtor.com/advice/va-appraisal-vs-home-inspection/

How to Check the AC Unit Before Purchasing a Home

You have finally found the home of your dreams, but your adventure in home ownership has only just begun.  First, you have to make sure everything, including the air conditioning, is in proper working order.  Although you should always have your home professionally inspected, there are a few things you can check on your own to ensure the air conditioning unit is working well before you close on your new house.


Start With the Thermostat

It may sound obvious, but the first place to start with your hands-on check of the air conditioning system in your future home is the thermostat.  Turn the temperature down several degrees to ensure the unit will remain running for at least 10 minutes before it cycles off again.

Make your way around the house while the unit is running, checking each vent for cool air output.  Every vent should have air of roughly the same temperature & pressure escaping the room.  If one or two vents have a problem with the temperature or pressure, be sure to note it.  This could be a sign of a duct that has come loose.

You can use a probe thermometer to check the temperature differential between the return air duct & the vents.  With the air conditioner running on a day when the outdoor temperature is above 80 degrees Fahrenheit, insert the thermometer into the vent nearest the air handler or furnace & l eave it in place until the temperature reading is steady.  Note the reading & move your thermometer to the return air duct, placing it inside the grill & leaving it in place for a reading.  Subtract the conditioned air temperature from the return air temperature.  A temperature difference of 14 to 20 degrees Fahrenheit is idea.

Check the Outdoor Condenser

If everything looks good on the inside of the condenser, move outdoors to give the condenser a thorough once-over.  On the back  of the air conditioner, toward the ground, you'll see two knot-like protrusions with tubes coming out of them.  Carefully peel back the insulation from the insulated tube & feel it.  It should be cool to the touch, especially if the air conditioner has run for more than 10 minutes.  Check the other tube - it should feel warm.  These two tubes are important part of the condensation process.  If the condenser isn't working properly, you may be able to tell by the temperature of the tubes.

While you're back there, look for a plate attached to the outside of the unit.  On it will be several vital pieces of information about the air conditioner, including the manufacturer, model number, size, & the manufacture date.  You can search the Web by the model number to find the manufacturing date if it's not handy on the label.  An air conditioner more than 10 years old is probably due for a replacement - these units have typical life spans of 10 to 15 years under ideal conditions.

Find the Evaporator Coil

More likely than not, the evaporator coil located inside the furnace, so this is your next destination.  Check that the filter is clean & the condensation is flowing freely.  The filter is easy enough - just slide it out & take a quick look.  If it's clogged with dust, it could explain low air pressure at vents or inadequate cooling.  (But you should still have a professional check it.)  The condensation line will have to be removed from the furnace to check how smoothly it's running.  Use a funnel to pour some water down the line & watch how quickly it comes out the other end.  A clogged condensation line will empty slowly, if it empties at all.

The last things you should check, if you can access them, are the ducts themselves.  This is pretty easy in a basement home, but if you're dealing with a house with ductwork in the attic or crawlspace, get ready to get very dirty.  Check the entire length of the ductwork for loose fittings, rusted out elbows, & sections that may be hanging & disconnected.  Loose ducts invite dirt into the system & spew expensive conditioned air into spaces that don't need it, robbing the interior spaces that do,

When you're shopping for your next home, it's important to understand the basics of checking the air conditioning unit.  After all, replacing this complex piece of equipment right after you move in isn't something you look forward to.







Shared from:  http://www.realestate.com/advice/how-to-check-the-ac-unit-before-purchasing-a-home-51627/

5 Things Not Necessarily Included in Your Home Purchase

The buyer of a historic Victorian home in upstate New York fell in love with the gigantic antique mirror in the foyer.  The mirror looked as if it were made for the space; it fit perfectly on the wall, & the frame matched the surrounding woodwork.  In fact, the mirror was so large, the buyer said she "couldn't imagine it going anywhere."

And yet, when she bought the house & went inside, the mirror was gone.  All that was left were some holes in the wall & the wallpaper behind it ripped & discolored where it was previously mounted.  The buyer promptly called her agent, who told her the mirror was personal property & didn't transfer with the house.

This scenario plays out in some form or another all the time.  In real estate transactions, there are gray areas when it comes to personal property.  Some contracts spell out exactly what's to be left behind for the new owner, while others are vague.

Don't assume anything you see on the property comes with the house.  If you intend to buy a home & there's something in particular you want, speak, up early.  Put your request in writing so that nobody is disappointed when the deal closes.

Here are five things that are often overlooked or not covered in a real estate transaction & that can lead to a dispute.

1.  Appliances

There are norms & customs in every market, which is why it's important to work with a local real estate agent who knows the ins & outs.  And surprisingly, it's not the norm everywhere to include all major household appliances, such as a refrigerator or dishwasher, with the property.  Worse, even if appliances are included, they might not be what you bargained for.

For example, a buyer was purchasing a home with top-of-the-line kitchen appliances.  In the property's marketing brochure, the real estate agent had highlighted the high-end stainless steel appliances.  Even though the contract stated that "appliances included in sale," however, the buyers were shocked when they discovered, upon taking ownership, that the seller had replaced the high-end stainless steel appliances with low-end models.  This led to arbitration, & the seller had to return the appliances.

The lesson learned:  Find out when making your offer if including appliances is customary in your market.  If there's any doubt, be sure to put it in writing - & be specific.  Make sure that "existing" appliances are included, or even go as far as to spell out the specific appliances, such as Bosch Dishwasher & Wolf Range.

2.  Window Coverings

Window coverings are another issue that often results in some nasty e-mail exchanges after a sale.

In nearly every market, the custom is that if there are window coverings present, they stay with the new owner.  Sometimes, there are shades & there are drapes.  The shades may be fully fitted for the window & attached.  But the drapes may be decorative.  Sometimes the seller, w ho had the drapes custom made to match the furniture, will want to exclude the drapes from the sale.  If you don't see it written anywhere or haven't heard about it, get the inclusion of window coverings in writing.  Along with the appliances, specify that you want the "existing window coverings."

3.  Personal Property

As with the drapes or the gigantic mirror noted above, the seller may have a specialty light fixture or a piece of art that appears designed to fit that space.  Or there may be furniture that fits so perfectly into a room, nobody could imagine anything else going there.   Here again, these items are personal property, & the seller may have no intention of letting them go, no matter how obvious it seems to the buyer than they should stay.  Always assume that any personal property, much like the beds & furniture, will not transfer to the new owner.

4.  Flat Screen TVs & Mounting Materials

Often, a seller may have had a high-def, flat-screen TV professionally mounted above the fireplace or on the wall like a piece of art, with the wires running through the walls.  As a result, TVs - long considered personal property - are showing up more & more in real estate negotiations.  But given a history of TVs as personal property, buyers shouldn't assume that a flat-screen TV, its wires or mounting brackets would stay behind after the sale.

5.  Kitchen or Bath Hardware

Hardware - in the form of doorknobs, kitchen cabinet pulls, bed & bath fixtures, & so on - should always transfer to the new owner.  This is just common sense.  These items are permanently attached to & therefore should stay with the property.  In fact, it used to be understood that "anything attached to the property stays with the property."  During the foreclosure drama, however, it wasn't uncommon for the seller to remove nearly all fixtures & finishes from home before it was foreclosed on.  This was their last chance to salvage some part of the house or even make a quick buck selling these items on the side.  If you're considering buying a home in foreclosure, just be aware that it is sold "as-is," meaning how you see the home.

Items to be Sold Separately

Sometimes sellers will decide that they want to keep something, or that they aren't interested in parting with it for free.  What is common is for the buyer to separately make an offer to purchase some of the seller's stuff.

Advice to Sellers

If you plan to take something with you, document it in all of the marketing materials (both print & online) so that there's no doubt in the buyer's mind what stays & what goes.  When a buyer makes an offer, they can factor any exclusion of property into their price.

 

Advice to Buyers

Be as detailed as possible from the beginning.  If there's something in particular you like & want to be sure stays, ask the listing agent during the open house.  If they tell you yes, get it in writing.

Shared from:  http://www.zillow.com/blog/5-things-not-necessarily-included-in-your-home-purchase-86738/