“So you’ve thought about sprucing up your home, but you don’t want to spend a ton of money, and you would like it to be a DIY project. Well, look no further…”
Denise Buck & Ed Johnson – DC Metro Realty Team
Just another weekend? Not if you take advantage with one or more of these 5 great projects you can easily pull off for under $300. Read
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Copyright 2018 NATIONAL ASSOCIATION OF REALTORS®
“The summer heat is here and we’re all trying to stay cool. So how can you do that without cranking up the A/C? Read on and learn some interesting ideas.”
Denise Buck & Ed Johnson – DC Metro Realty Team
“OMG…If only we had been following these tips in the past. Please take a look at how to do this and avoid a clog with water everywhere.”
Denise Buck & Ed Johnson – DC Metro Realty Team
Taking the time to clean your air conditioner’s drain line (or the condensate line) can have a great positive effect on how efficiently your system runs. Here’s how to quickly and safely prevent problems with your unit.
If you’ve ever taken a good look at your air conditioning unit, you may have noticed a small dripping line on the outside. This is the condensate drain, which plays an important role in removing condensation produced by your air conditioner’s evaporator coil. If the line isn’t properly cleaned, algae and mold can grow inside and clog the drain, causing elevated humidity, musty odors and water damage inside your home.
Unfortunately, this part of the system is often overlooked during regular A/C maintenance. Even HVAC technicians may forget to clean the drain during a regular service call, which means that it’s up to you to check and clean the condensate pan and drain line before a problem develops. Cleaning the line will remove clogs and blockages and prevent algae and mold from growing.
You will need these items to clean your A/C condensate drain:
1. Turn off the power to your HVAC system at the thermostat and at the breaker.
2. If you have an indoor air handler in your attic or utility closet, you’ll need to find the condensate pan. This is usually located directly under the unit. It may also be covered by a removable access panel.
3. If you see standing water in the drain pan, your drain line is probably clogged. Use a handheld or shop vacuum to remove the moisture. You can also use rags to soak up the water. At this point, you can clean the drain pan with soap.
4. Generally, clogged drains can be cleared with suction. If you have a shop vacuum, use it to pull the clog through the drain opening, which is located outside your house near the foundation. Place your hand around the pipe to improve suction and allow the vacuum to run for a minute. Then, check the vacuum canister to see if the clog was successfully removed.
5. Next, you’ll need to identify the access point on the drain line. Usually, the drain will have a T-shaped vent with a PVC cover. Remove the cover and inspect the drain. Use this port to flush the drain with distilled vinegar. If you don’t like the odor, you can use peroxide to gently bubble away the remaining debris. Alternately, you can use hot water and a drop of dish liquid.
6. Allow the solution to sit for 30 minutes. Complete the cleaning by flushing the pipe with water. Have a helper watch the pipe outside and tell you if the water is running freely.
If you don’t have a shop vacuum, you can use a piece of surgical tubing to free the blockage. Know that this method doesn’t work well if your drain line has sharp turns that are prone to clogs. If your system doesn’t have an access vent, use the opening on the edge of the drain pan. This fitting can be removed to improve access.
Underlying problems with the system can also be responsible for compromised water flow. If the pan and drain line aren’t slightly tilted, water can build up in the back of the pan and will eventually overflow. Many newer systems are equipped with overflow sensors installed within the pipe.
If you’re unable to clean your air conditioner’s drain line, call a local professional. They can clean the line and install an access vent, if necessary. Check the drain line periodically throughout the cooling season to ensure that condensation is being removed properly.
Routine maintenance steps like checking your drain line can help keep your air conditioner running more efficiently. If you find that your system is in need of repair, remember that an American Home Shield Home Warranty could help protect your budget from costs associated with getting your unit back on track.
“Now that you’ve finished your Spring Cleaning you’re realizing there are some scuffs and scratches on your hardwood floors. What’s the best way to take care of them?”
Denise Buck & Ed Johnson – DC Metro Realty Team
Get your crayons out for the coolest solution of all. Read
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Copyright 2018 NATIONAL ASSOCIATION OF REALTORS®
“Summer is almost here (June 21st) and there are always things to get done in preparation for the warmest months of the year. Take a look and see which items might make a big difference in your enjoyment.”
Denise Buck & Ed Johnson – DC Metro Realty Team
“Thinking it’s time to get some new patio furniture? Learn how to care for and protect it for years of enjoyment.”
Denise Buck & Ed Johnson – DC Metro Realty Team
After a few seasons of exposure to the elements, your patio furnishings may start showing their age. Most outdoor fabrics and finishes are tough enough to stand up to the wear and tear of many sunny days and stormy nights, but regular maintenance can go a long way toward extending their lifespan. Here are some quick tips on how to protect your outdoor furniture.
Familiarize yourself with your furniture’s care guidelines. The manufacturer’s instructions will usually specify which cleaning solutions to use and which ones to avoid. Applying the wrong products or cleaning using improper methods could damage your furnishings and void any existing warranties.
Wicker will fade and crack if exposed to too much harsh sunlight. Cover your wicker furniture when not in use. Covering also helps prevent mildew from working its way into the cracks and crevices between individual wicker fibers.
When cleaning wicker, avoid harsh or abrasive treatments. A mixture of water and mild soap is best. Apply sparingly — do not soak wicker. Rinse and wipe dry with a clean, lint-free cloth. If necessary, vacuum the wicker first with a brush attachment to remove large debris and loose dirt.
Seal your wood patio furniture. The sun’s ultraviolet (UV) rays can discolor wood and weaken its integrity. A coat of sealant will also make the wood more resistant to moisture. Sealants and stains must typically be reapplied every one to three years of outdoor use.
When sealing (or resealing) wood, first clean it. Dissolve the manufacture’s recommended amount of powdered oxygen bleach in one gallon of hot water. Do not use chlorine bleach on wooden surfaces. Apply and scrub any areas affected by mildew with a soft-bristle brush. Rinse with clean water and dry thoroughly. Finally, apply a clear, water-repellent sealant or a penetrating semitransparent wood stain. If desired, you can purchase a sealant (or stain) containing a mildewcide or mix in a mold- and mildew-resistant additive of your own.
Clean metal surfaces with a simple, mild soap-and-water solution. To restore your metal furniture’s luster, take a lint-free cloth and buff it with auto wax (paste or liquid). Lubricate any stiff or creaky moving parts — such as casters, swivels, glides and umbrella mechanisms — using a silicone spray.
If your metal furniture is showing signs of rust or mold, use a fine-grit sandpaper to sand any problem areas. Touch-up with matching paint, applying it in several thin layers. Let each coat dry completely before applying the next.
Now that your outdoor furniture is spick and span, you can keep it looking that way longer by applying an outdoor furniture protector specially formulated for your type of furniture (wicker, wood, vinyl, metal, etc.). Some protectors can be sprayed on, while others will need to be applied with a brush. Look for protectors that are both water-repellent and UV-resistant. Apply thoroughly, but be sure to work in a well-ventilated area while wearing the proper safety equipment: goggles, gloves and a dust mask or respirator.
Spot cleaning is the best method for cleaning outdoor upholstery. Use a mild detergent diluted in cold water and attack any stain using a sponge rather than a brush. Try to avoid soaking the cushions and allow them to air dry completely. Mildew loves moisture. If you store your cushions during those portions of the year when you seldom enjoy your patio, avoid using plastic bags. Try wrapping them in an old bed sheet or a canvas painter’s tarp. The fabric should be able to breathe even if it has been moved to an outdoor storage bin or shed.
Finally, to combat fading and discoloration caused by the sun’s UV rays, apply a fabric protector to your upholstery at the beginning of the warm weather season.
Cover your patio furnishings in waterproof furniture covers when not in use and especially when inclement weather threatens. To prevent your patio from becoming a place where standing water might accumulate, remove your furniture’s foot caps and keep all items upright in order to facilitate proper drainage.
Originally Published by American Home Sheild
“Painting can make a huge impact on a room, but did you realize that the Sheen you pick can as well? See what Consumer Reports has to say.”
Denise Buck & Ed Johnson – DC Metro Realty Team
There’s a lot more to choosing an interior paint than picking a color. You have to consider the hues of the furniture and flooring, and the amount of light a room gets makes a difference, too. Picking a paint that’s too shiny can reflect too much light, and one that’s too flat might appear dull.
It’s the paint sheen, or finish, that affects how the color appears. And that depends on whether it absorbs light or reflects it. In addition, for paint to hold up well over time, it has to be durable enough for the surface and the situation.
Here is Consumer Reports’ guide to paint sheens from the least to most shiny, and a breakdown of which ones work best in particular parts of the house.
Flat paint has a nonreflective finish and matte is low luster. A paint brand usually offers one or the other. Both help hide imperfections on the surface. “But these finishes are the least resistant to stains,” says Rico de Paz, the engineer who oversees CR’s tests of paints and stains. “And although many did well in our mildew-resistance tests, the other finishes generally performed better.”
Best uses: Ceilings, living rooms, bedrooms, and anyplace with little wear and tear or where messy splatters are uncommon.
For a softer look, choose eggshell. “Satin is slightly shinier, and both are easier to clean than flat or matte paint,” says de Paz. You’ll find that some paint lines offer both eggshell and satin. These sheens tend to accentuate surface imperfections, so take time prepping, getting the walls as smooth as possible. Scrape away cracked or peeling paint with a metal putty knife. And use it to remove bumps, dried-on paint, and the raised edges around nail holes.
Best uses: Eggshell can be used in the family room, living room, bedrooms, and hallways. Satin works well in those rooms, too—anywhere, really—and in the kitchen, dining area, children’s bedrooms, bathrooms, and hallways. Many satin finishes are tough and can be used on both walls and trim.
The easy-clean satin finish is ideal for places where there’s lots of activity, such as family rooms, entries, and hallways.
“The most lustrous of this group, semigloss paints typically resist stains better than the other finishes and are easy to clean,” says de Paz. Very smooth surfaces are a must.
Best uses: Trim, windows, and doors. For walls that are in great condition, consider semigloss for a kid’s room, the kitchen, and bathrooms if you don’t mind the shine.
Our Paint Buying Guide is a good primer, and see our interior paint ratings of 21 lines. Prices range from $17 to $70 per gallon—and paying more doesn’t necessarily get you a better paint. Because years of testing showed us that a paint line’s various finishes perform similarly overall, we’ve combined the scores into one to make it easier for you to shop.
“Now is the time to start getting your flower beds ready and putting down Mulch. But do you know how to Mulch correctly?”
Denise Buck & Ed Johnson – DC Metro Realty Team
Anyone can learn how to mulch and prolong the life of their landscaping. Here’s how. Read
Visit houselogic.com for more articles like this.
Copyright 2018 NATIONAL ASSOCIATION OF REALTORS®
“Have you considered container gardening? We love it for both our front porch and our deck. Things look great and we can move it around as we see fit each year. Give it a try!”
Denise Buck & Ed Johnson – DC Metro Realty Team
“Hot Water Heaters are expensive to replace. Take a few extra steps to help make them last longer. We’ve actually started getting ours drained each Spring now, hopefully that will help!”
Denise Buck & Ed Johnson – DC Metro Realty Team
Making water heater maintenance a habit will help extend the life of this appliance and reduce costly repairs. Learn how easy it is to maintain with tips from plumbing professionals.
Replacing a water heater can be expensive and inconvenient. To help extend the life of this important household appliance and to help it run more efficiently and economically, routine maintenance is important. Matt Lindsay of The Lindsay Company in Houston, Texas, says that to help your water heater operate better and last longer, it’s best to start maintenance activities within the first year of a unit’s operation.
“We recommend checking the temperature and pressure relief valve every year and replacing it every three years,” Lindsay says. “This is important because the valve is a key safety feature on the water heater.”
Keeping the water heater set at the correct temperature is also important, according to Lindsay. “Most manufacturers recommend keeping the temperature set below 120 degrees Fahrenheit on water heaters,” he says. “This is for safety and efficiency, and it helps keep energy bills low, too.”
Lindsay says that it’s also recommended to drain the water heater regularly to prevent sediment from forming inside the tank. “A water heater tank should be drained every year,” he says. “A helpful way to remember is to drain it every year when you check the temperature and pressure relief valve.”
When sediment builds, it can accumulate as the water heats and form a ball inside the tank. “Sometimes the sediment can collect to the size of a golf ball and will bang around inside and make noise,” Lindsay explains. “It can accumulate to a size that can’t be drained.”
Draining a tank doesn’t have to be done by a professional plumber and can be a DIY task, but Lindsay says that homeowners should carefully read their water heater’s manufacturer’s directions and follow the specific instructions for their unit. While the directions for your unit may vary or the order of steps may be different, Lindsay says that these are some of the basic steps you might expect:
(Be sure to wear appropriate safety equipment, such as heavy gloves and goggles.)
An American Home Shield® Home Warranty Systems Plan can help protect water heater components, as well as other key home systems, from covered malfunctions. An AHS Home Warranty is a one-year service contract that covers the repair or replacement of many home systems and appliances that break down over time due to normal wear and tear.
Originally Appearing on American Home Shield (AHS.com)