going green

Buying a Home with an Older HVAC Unit?

Considering buying a home with a central air conditioning or a heat pump system? Well it is essential that you know that as of January 1, 2010, manufacturers aren’t going to build any new systems using R-22 refrigerant or any new spare parts for those existing systems using R-22. And, virtually all those old HVAC systems use R-22 to work their magic.

Eliminating a Greenhouse Gas at home

The 1992 Montreal Protocol was amended to phase out HCFCs (Hydro chlorofluorocarbons), commonly referred to as a Greenhouse Gas, which have been identified as causing damage to the ozone layer. The refrigerant known as R-22 is HCFC-22. The U.S. EPA implements Title VI of the Clean Air Act, and the 1st of January was an important phase-out date under the amended Montreal Protocol.

This situation came to light recently when a RE/MAX colleague was called out of town and his buyer client’s had a home inspection on a cute little Vienna, Virginia home. The home inspector must have pointed out that the Lennox system was from 1992 (yes, there is a manufacture date on the label) and that it would need replacement when it pooped out.

In the meantime, there are home buyer warranty programs that have coverage for existing R-22 systems in the first year which addressed the buyer’s concerns. This specific R-22 coverage is new, but like all types of insurance they have limits and fine print for pre-existing conditions. It is best for home sellers to provide this coverage (costs about $450 at closing) to the buyer in case service is needed in the first year.

Home Owners should budget now to replace R-22 heat pump systems

If you are a current home owner like me who has an R-22 heat pump system, then it may be time to start budgeting for a replacement heat pump or A/C system. Most systems now meet EPA Energy Star standards and qualifications using a replacement refrigerant like Puron® or SUVA 410A®. New Energy Star units use considerably less electricity and the savings are significant and almost pay for themselves over five years.

Only a licensed HVAC contractor can calculate what type of system you will need to install to properly heat or cool your home. Using the square footage of your home and other factors, they will determine the proper “tonnage” of your compressor unit. Too big and it won’t work properly. Today’s systems are quieter outside and have multi-speed air handlers for better air flow inside.  But remember, gget a few estimates and the highest SEER rating that fits your needs.

Make sure to get a few estimates of replacement systems, and make sure that your system qualifies for the $1,500.00 Energy Star Tax Credit.

The EPA has published consumer guidelines that may be helpful if you are concerned about this issue or are planning to replace your R-22 Air Conditioner or Heat Pump system this year.

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going green

Plumbing nightmares… pumpkin pulp!

Should I be flattered to be considered a voice for plumbers across America?

Well here is this week’s tip from Roto-Rooter Plumbing and Drain Service:

~ watch the pumpkin pulp and seeds ~

It seems that while we are enjoying pumpkin pies upstairs in the dining room with the family,  the pulp that we shoved down the garbage disposal is coating our sewer laterals waiting for more debris to catch. And then, typically on a weekend, clogging up and causing a dreaded back up in the basement. Yes, a plumbing nightmare!

Here are Roto-Rooter’s tips:

	Never put pumpkin pulp or seeds down the toilet, sink drain or in the garbage disposer. The stringy, sticky gunk hardens and clogs drains and disposers. Carve pumpkins on a thick bed of newspaper. Wrap up pumpkin-related materials and throw away in the garbage can or compost pile. Separate the seeds, then roast for a tasty treat. Or grow your own pumpkins by planting this year’s seeds early next spring.

going green

Keeping Vienna’s Northside Park free of invasive plants.

The Town of Vienna Parks and Recreation Department is seeking volunteers on Saturday, September 26th to help identify and remove invasive plants in Northside Park. As in most suburban areas across the country, non-native plants are growing out of control and impacting the natural environment for native plant species.

The Northside Park Invasive Management Team Training is set to meet from 9 to 11 a.m. at the Glyndon Street side of the park. From Route 123, turn at the TD Bank and continue up Glyndon Street NE until it dead-ends at the Park and Vienna Property Yard.

Volunteers should bring gloves and wear comfortable, protective clothing such as long sleeve shirts and long pants. You may want to wear water proof shoes or boots.

For more information, contact Vienna Parks and Recreation Director Cathy Salgado at 703-255-6356 or via e-mail @ csalgado@viennava.gov

going green

Digital signature saves the home sale negotiation!

One of my real estate associates at RE/MAX Presidential recently went on a vacation and I agreed to handle her clients. Yes, we all need vacations (even real estate agents) to recharge our batteries and add a little adventure to our lives. In her case, it was a motorcycle trip in Wyoming and Montana with her husband.

One of the cases involved a town house with three offers, all below the asking price, and the seller was holding firm.

Hey, people seemed to be lining up so why not hold out for more money? They were already selling at a loss and the press seems to be reporting a “pick-up” in the real estate market. And isn’t this a real estate negotiation strategy?

Well, not really.

When I took over, the offers were already about ten days old and the buyers were losing interest, fast… and the buyer agents were getting impatient. The story is more involved but I’ll just get to the meat.

The sellers had tried to wheel and deal verbally, but agents know that they need to see counter-offers in writing. And then, one of the buyers withdrew their offer. The two remaining were also threatening to walk. [side note: most real estate offers in Virginia do not have written deadlines unless specified by the buyer or seller]

When the seller decided to take action, I scanned in the paperwork and uploaded it to DocuSign, my digital signature service. The seller was impressed with the ease of the technology, clicked where instructed and the counter was ready. Sent! And promptly REJECTED!

So they countered the second offer, and it was accepted with a minor change and “clean-up”.

“We want it back by 5:30 or it is withdrawn,” said the buyer agent.

Since Mrs. Seller works in Washington D.C. and Mr. Seller works in Fairfax, Virginia, getting the “cleaned-up”, accepted contract quickly signed using digital signatures helped save the best contract of the three. Waiting was a gamble that almost back-fired, and if the technology had not been in place then they would have been back to square one.

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