Edmonton Real Estate Blog

Changing the filter of the home’s HVAC system is simple and inexpensive, and taking care of it at least every three months can mean the difference between optimum comfort and avoidable repairs.

Your HVAC technician should service your unit once a year.  Because a HVAC unit contains moving parts, it is important that belts are not cracked and dry, ventilation ductwork is not gapped, cracked or rusted, and components, such as coils and fans, are clog-free and adequately lubricated for unimpeded operation.  This sort of evaluation is best left to the professional, unless the homeowner has had the appropriate training. The filter of the unit, especially if it is an HVAC unit that will tend to get nearly year-round use, should be changed by the homeowner at least every three months, but possibly more often. Check your filter’s condition and change it once a month if:

You run your unit six months a year to year-round.

You have pets. Pet dander can become airborne and circulate through the home’s ventilation system just as typical household dust does.

You have a large family. More activity means more household dust, dirt and debris.

You or someone in your household suffers from allergies or a respiratory condition.

You live in a particularly windy area or experience high winds for extended periods, especially if there are no nearby shrubs or trees to provide a natural windbreak.

You live in an area prone to or having recently experienced any wildfires. Airborne ash outdoors will eventually find its way indoors.

You have a fireplace that you occasionally use.

You live on a working farm or ranch. Dust and dirt that gets kicked up by outdoor work activity and/or large animals can be pulled into the home’s ventilation system, especially through open windows.

You have a large garden. Depending on its size and how often you work it, tilling soil, planting, pulling weeds, using herbicides and pesticides, and even watering mean that dirt, chemicals and condensation can be pulled into your home’s ventilation system.

There is construction taking place around or near the home. You may be installing a new roof or a pool, or perhaps a neighbor is building a home or addition. Even if the activity is only temporary, dust and debris from worksites adjacent to or near the home can be sucked into the home’s ventilation system, and this increased activity can tax your HVAC system.
Tips for changing the filter:

Turn off the unit before replacing the filter.

Use the right filter for your unit and make sure it’s not damaged out of the package.

Follow the directions for your unit to make sure you’re installing the filter properly. For example, many filters use different colors for the front and back (or upstream and downstream flow) so that they’re not installed backwards.

Make sure there aren’t any gaps around the filter frame.  If this is the case, you may have the wrong size filter, or the filter itself may be defective or damaged.

Use a rag to clean up any residual dust before and after you replace the filter.

Securely replace any levers, gaskets and/or seals.

Turn the unit on and observe it while it’s operating to make sure the filter stays in place.

Note the date of filter replacement in a convenient location for the next time you inspect it.  A filter that becomes dirty enough to change within a short period may indicate a problem with the unit or ventilation system, so monitoring how often the filter requires changing is important information for your technician to have.

Source: Full Scope Inspections Newsletter

Sales of residential property through the Edmonton Multiple Listing Service® (MLS®) System in 2013 in the Edmonton CMA were almost eight percent higher than in 2012. From 2011 to 2012 the number of sales increased 6.2%. There were 17,055 residential sales reported in 2013 as compared to just 15,812 in 2012.

Sales were up in all residential categories with 10,487 SFDs sold in 2013 (up 3.4%) along with 5,059 condominiums (up 14.7%) and 1,144 duplex/rowhouses (up 18.2%). First-time buyers accepted the condo lifestyle as a way to get into the housing market. Compared to 2012, the percentage of SFDs sold dropped from 64% to 61.5% of total sales while condo sales increased from 28% to 30%.

The higher sales numbers were driven by the strong local labour market, continuing low mortgage rates, and a stable pricing environment. The 12-month, all-residential average price in 2013 was $350,208, a modest 2.95% increase over the 2012 price of $341,891. Median prices increased from $331,000 from $323,000, only a 2.48% lift, indicating that there was increased activity at the mid-market price point this year.

“REALTORS® report that there has been a shortage of lower-priced homes all year which has pushed value conscious buyers up-market or into condos,” said REALTORS® Association of Edmonton, President Greg Steele. “New home builders are trying to fill the void by building more condos and single family homes at lower price points.”

The all-year sales-to-listing ratio was 69% with average day-on-market at 53 days. The active market was highlighted by a year-end inventory of just 3,049 properties: a drop of 1,000 from the month previous.

During the month of December, the price of a single family detached property rose 4.4% from $405,826 in November to $423,544 in December. Condo prices dropped 2.4% in December to $234,967 while duplex/row house prices shot up 9.8% to $358,978 (following a marginal uptick the month previous).  Overall, the average all-residential prices was up just 1.1% to $350,208 when compared to the previous month. December sales (adjusted for late reported sales) were: SFD – 471, condo – 271, duplex/row house – 45, and total residential sales 805.

“Now that the hectic holiday season is over, listing and sales activity will pick up as it always does,” said Steele. “Buyers are urged to take advantage of the low mortgage rates while market conditions are favourable and to consult with their REALTOR® about the advantages of a resale home or condo in any of the communities in or around Edmonton.”

Source: Realtors Association of Edmonton

To View & Search All MLS Listed Houses for Sale Visit Us At:

www.EdmontonHomesforSale.biz

Source: Dominion Lending Centres Newsletter

Source: Dominion Lending Centres Newsletter

You may have just finished draining your champagne glass on New Year’s Eve, but it’s not too soon to resolve to make your next home gathering more stylish, more sophisticated and easier by adding a home bar in 2014. Here’s what to know if you’d like to get it done.

Water damage can result from many different causes: storms, flooding, broken water pipes and lines, leaking washing machines, and more. This can lead to mold and odor problems, and worse. If left unmitigated, water damage can eventually cause structural damage, which can entail significant costs to repair and can even affect a home’s value.

Prevention is the first defense against water damage. Here are some basics on preventing water damage and its effects:

	Water supply lines to and from washing machines and dishwashers should be regularly checked for leaks. Both the hoses themselves and the connections should be examined. Even a small leak can cause water damage over time, so any leaks should be repaired immediately. If the laundry room is located on the main floor or above, damage to the floor and ceiling below can be especially problematic.
	Tank-style water heaters are prone to leaks, especially after several years of use. Over time, the bottom of the tank can rust out, causing a serious leak. Ideally, an overflow valve should be installed that will conduct leaking water to a pipe that drains either outside or to an appropriate interior drain.
	Another common source of water leaks is the icemaker supply line; this should be checked as well.
	Be aware that pipe leakage can occur inside the walls or ceiling and may be impossible to detect visually before damage has already occurred. Proper equipment such as an infrared scanner can be used to detect signs of moisture.
	Gutters and downspouts should be checked to ensure that water is flowing away from the home’s foundation. Make any adjustments, and check the flow again using water from a garden hose.
	Water leak detectors can be installed at floor level near water heaters and interior air conditioning units. Simple, inexpensive wireless models are widely available and will sound an alarm when water is detected on the floor near these appliances.

Source: PillarToPost Home Inspectors Newsletter