Installing the right HVAC unit is one of the biggest decisions you will make in your home. The right system promises to keep you and your family comfortable for years to come and if you choose wisely, you may only have to make this decision once.
To make sure you select the right HVAC system for your needs, take a look at the pros and cons of the most popular choices for heating and cooling your home.
Furnace-A furnace uses electric, gas or oil to generate hot air which is then distributed through a duct system around your home. This is a good option if you live in an area that experiences very cold weather.
Pro: Gas and electric furnaces are reliable sources of heat in any climate. If you’re on a budget, they will be a less expensive initial investment than a boiler or heat pump.
Con: The blown warm air may give your home a drafty feel. If you need your home to be cooled in the summer, a separate unit may be required. The air duct system will require regular maintenance to ensure that the unit runs efficiently.
Heat Pump-Heat pumps, powered by electricity, extract heat from the outside air and use the air duct system to distribute the warmth around your home. They are a good option if you live in a milder, less humid climate. If the weather is too hot or too cold the system will be ineffective.
Pro: You can reverse the heating process to extract cool air from outside and cool the home, this saves you the need for an additional A/C unit. Heat pumps don’t rely on burning fuel to generate heat, making them more energy efficient and cheaper to run.
Con: If the weather outside is below freezing, a heat pump will not be able to heat your home. Similarly, if the outside temperature is higher than inside, it won’t successfully cool your home either. A heat pump will be a higher initial investment cost than a furnace.
Boiler-Not to be confused with a water heater, a boiler is a device capable of boiling water incredibly quickly. The hot water is then distributed throughout your home through a piping system. It can be powered by gas, electricity, oil or wood pellets. This is a great option if your home doesn’t require cooling in the summer.
Pro: Using hot water instead of hot air offers many advantages in heating your home. The piping can be used for underfloor heating and there are no air filters that require regular maintenance. Boilers can maintain a consistent heat meaning that they don’t switch on and off as often as furnaces.
Con: The main reason you don’t see as many boilers in homes as you do furnaces, is the cost. A boiler will cost more to install and maintain than a furnace.
Whole House Fan-A whole house fan works by drawing in cooler external air through your windows and doors, while forcing warmer internal air up and out through your roof. They’re a good option if you live in a milder climate, where the outside temperature is generally cooler than inside.
Pro: Unlike an A/C unit, a whole house fan utilizes the external air to cool the home making it less expensive to run and more energy efficient. They use around 90% less energy than an A/C unit.
Con: A whole house fan relies on extracting coolness from the external air and will be unable to lower the temperature of your home if you experience hot or humid climates.
Central Air Conditioning-An air conditioning unit uses electricity to generate cool air and distribute it throughout the home via the air duct system. An A/C unit is ideal if you live in an area that gets very hot and humid.
Pro: A/C units don’t rely on external temperatures to distribute cold air. They will often double as a furnace to heat your home in colder temperatures. The air ducts filter the air, eliminating any humidity or pollution.
Con: The costs of running and energy efficiency are considerably higher than a whole house fan. The air ducts and filters will require annual maintenance from you or a HVAC professional.
By Holly Miller

Felix Home Inspection now offers a FREE 90 Day Home Warranty to all our clients. The warranty is serviced by Residential Warranty Services that includes mechanical and structural coverage. This is another way Felix Home Inspection can help its clients with the home buying process. It also gives another layer of protection to our clients in case of any mechanical or structural changes between the inspection and closing day. To find out more about the FREE 90 Day Home Home Warranty give us a call 910-536-6360 or go online www.felixhomeinspections.com

By Nick Gromiko

Electrical panels are boxes that house circuit breakers, which are are safety devices that stop the electrical current if it exceeds the safe level for some portion of the home electrical system. 
 
Safety 
Many people, even experienced electricians, have been killed or seriously injured while opening electrical panels. In 1991, an Atlanta electrician was killed while attempting to inspect a panel that had a faulty spring-loaded bus-bar assembly. Apparently, the bus-bar was moved while the electrician was opening the panel, causing an arc and a lethal electrical explosion. Generally, two factors contribute to these situations:  defective components and complacency. 
Inspectors must be aware that all forms of electrical inspections, especially electrical panel inspections, are inherently dangerous. Practice calm, steady movements and learn to avoid distractions. A sudden flash, shout or movement could cause an inspector to lunge and touch an electrically live and dangerous component. Advise your client that they should never remove an electrical panel cover themselves, as they should leave this duty to InterNACHI inspectors or qualified electricians. Before touching the electrical panel, inspectors should ask themselves the following questions:

• Do I have an escape path? Make sure that you know where you can safely turn or step if you must safely escape a dangerous surprise, such as bees or sparks. An unfortunately placed shovel or extension cord, for instance, can turn a quick jerk into a dangerous fall. 
• Are the floors wet? Never touch any electrical equipment while standing on a wet surface! 
• Does the panel appear to be wet? Check overhead for dripping water that has condensed on a cold water pipe. Moisture can arrive in more ways than you can imagine. 
• Is the panel rusty? Rust is an indication of previous wet conditions that may still exist. 

As an optional safety measure, use a voltage ticker to make sure the box is safe to touch. If the alarm sounds on the device, have the box examined by a qualified electrician. Also, safety glasses and other personal protective equipment may be used to protect against burns and electric shock. 
While removing the panel cover, inspectors should: 

• Stand a little back while removing the cover, which makes it easier to remain in a blocking position. 
• Stand so as to block your client from touching the panel and its components. 
• inform the client that opening the panel is a dangerous step, and that if sparks fly, the client should not touch the inspector.

Service Panel Inspection
Inspectors can check for the following defective conditions during an electrical panel inspection:

• insufficient clearance. According to the 2008 National Electrical Code, most residential electrical panels require at least a 3-foot clearance or working space in front, 30 inches of width, and a minimum headroom clearance of 6 feet, or the height of the equipment, whichever is greater. If obstacles would make it unsafe for you to inspect the service panel, you have the right to disclaim it. 
• aluminum branch wiring.
• sharp-tipped panel box screws or wires damaged by these screws. Panel box cover screws must have blunt ends so they do not pierce the wires inside the box. Look for wires that pass too closely to the screw openings inside the electrical panel.  
• circuit breakers that are not properly sized. 
• oxidation or corrosion to any of the parts. Oxidized or corroded wires will increase the resistance of conductors and create the potential for arcing.  
• damage caused by rodents. Rodents have been known to chew through wire insulation in electrical panels (and other areas), creating an unsafe condition. Rodents have been electrocuted this way, leaving an unsightly mess inside the panel. 
• evidence of electrical failures, such as burned or overheated components. 
• evidence of water entry inside the electrical panel. Moisture can corrode circuit breakers so that they won't trip, make connections less reliable, and make the equipment unsafe to touch. 
• evidence of missing or improper bonding.  This may indicate improper wiring, damaged equipment or unsafe conditions. 
• the physical contact points of the overcurrent protection device to the contact point of the buss are not making good contact. The sounds of arcing (a cracking or popping sound) may indicate this condition.
• panel manufactured by Zinsco or Federal Pacific Electric (FPE). These panels have a reputation for being problematic and further evaluation by a qualified electrician is recommended. Zinsco panels can generally be identified by a blue and silver "Zinsco" label inside the panel, and an embossed "Magnetrip" label at the top of the panel face. FPE panels should include, if they were not removed, one of the following identifying labels:

• • Federal Electric
  • Federal Pacific Electric
  • Federal NOARC
  • Federal Pioneer
  • FPE
  • FPE-Stab-Lok
  • Stab-Lok 
    

 
In summary, electrical panels are potentially dangerous and should be inspected with care.

by Nick Gromicko and Kenton Shepard
 
 
Sump pumps are self-activating electrical pumps that protect homes from moisture intrusion. They are usually installed below basement or crawlspace floors to remove rising groundwater and surface runoff before it has a chance to seep into the home. Accumulated water can cause interior damage and encourage the growth of mold, mildew, and fungus. Pumps should be maintained and equipped with all necessary components in order to ensure their reliability.
How a Sump Pump Works 
A pit, known as a sump pit or sump trench, can be dug at the lowest part of the basement floor to capture and contain any flowing water. A sump pump sits at the bottom of this trench (or beside it) and expels excess water through a series of interconnected pipes to a suitable discharge location. The pump can sense water levels through a float that rises and falls with fluctuating water levels in the trench. The sump pump becomes activated and deactivated based on the height of the float, providing a simple, automated way to monitor and deal with variable water levels.
 
Types of Sump Pumps

• Pedestal sump pumps sit above the water line beside the sump trench and are not designed to get wet. Since they are not contained within the sump pit, they can be accessed easily but are also very noisy. They cost roughly $60 to $200, which is significantly less than other varieties. 
• Submersible sump pumps rest underwater at the bottom of the sump pit, and are much quieter than pedestal pumps. Their oil-cooled motors and tight seals protect against water and dust and afford them a long lifespan. They can cost up to $600. 
• Water-powered sump pumps are normally used as backups and kick in when the main pump experiences an electrical or mechanical failure.

Maintenance

• The pump must be kept clean and free of debris. The inlet screen prevents the passage of dirt and other solid material from entering the pump, but it can become overwhelmed. Cleanings should occur often for pumps that run constantly. 
• Inspectors should make sure that the float is not tangled or jammed in one position. A sump pump with a jammed float is useless because it will not sense when it should turn on and shut off.   
• The pump can be tested by pouring water into the pit to make sure it becomes activated and expels the water. The homeowner should seek professional assistance if the pump does not activate. 
• Maintenance should take place annually, and when the home is sold. 
• When testing the pump, no one should ever reach into the pit. The float can be reached and manipulated with a household item such as a golf club (with a rubber handle) or anything else non-conductive that happens to be lying around. 

Inspectors should check for the presence of the following:

• a GFCI. There is considerable debate among inspectors concerning whether or not a sump pump should be connected to a GFCI. It is possible that a GFCI can prevent electrocution, but it is extremely unlikely that a sump pump will energize water in the first place. It is much more likely that a GFCI will trip during safe conditions and deactivate the sump pump when it is needed. A sump pump is among the most critical of all household appliances, and its deactivation, especially if the tenants are not home, could allow catastrophic building damage. Codes recommend that appliances in basements and crawlspaces be connected to GFCIs to reduce the chance of electrical shock, but this advice is often ignored due to these concerns over nuisance tripping.
  
  
• an alarm. Sump pumps can burn out, lose power, become clogged or misaligned, or malfunction in a variety of other ways. It is valuable to have a warning device installed that will signal water build-up. These alarms can alert homeowners or neighbors of flooding so that it can be resolved before water damage occurs. Alarms are especially important in residences that are not occupied for long periods of time. Inspectors should keep in mind that, while an alarm can be helpful, it is not a requirement.
  
  
• a check valve. This device is the same diameter as the discharge pipe into which it fits and is usually a different color. A check valve should be installed in order to prevent pumped water in the discharge line from re-entering the sump pit when the device is turned off. Without this valve, the pump will have to work twice as hard to remove the same column of water, which causes unnecessary strain to the pump components. A check valve can also prevent the rare yet disturbing possibility that a discharge line connected to a stream or pond will back-siphon into the sump pit.
  
  
• a backup power source. Power outages are most likely to happen during heavy rains and floods, which are situations when the sump pump is most needed. For this reason, combined with the nuisance-tripping from GFCIs, sump pumps should have a backup power source to rely on. A pump powered by a battery or the home’s water pressure can also be installed as a backup. Installation of a backup power source or backup pump is not a requirement, but can be offered to a client as a recommendation.
  
  
• that the pit that is large enough for the pump. The sump pit does not need to be constructed from any particular material, as long as it is solid and provides permanent support for the pump. It must, however, be large enough to allow the pump room to work properly. Some homeowners use a 5-gallon bucket as a sump pit, but this is insufficient. For most homes, the sump pit should not be less than 24 inches deep and 18 inches wide. One of the most common reasons why sump pumps fail is that the float gets jammed between the pump and the pit because the pit is too cramped.
  
  
• a cover. The sump pit should be covered to prevent water from evaporating into the home.

Discharge Location
 InterNACHI inspectors are not required to check for a proper discharge location. They can note an improper discharge if they see it, but searching outdoors for the discharge is not recommended. The following is good general information that can be passed on to the homeowner:

• Water must be discharged at least 20 feet from the building. 
• Water should not drain back into the house! Cycling water will place unnecessary strain on the pump and can weaken the structure’s foundation. 
• Water should not drain onto a neighbor’s property without their approval. 
• Many jurisdictions do not permit pumped water into public sewer systems. 
• Pumped water should never drain into a residence’s septic system. Especially during heavy rain, a septic drainfield will become saturated and will struggle to handle the normal flow of water from the house. Additional water from the sump pump can damage the septic system. 

In summary, sump pumps are used to remove excess water from homes that would otherwise cause property damage. There are multiple types, but they all monitor water levels and ensure that they do not rise higher than predetermined levels. Proper maintenance and inspection will ensure pump efficiency and prolong their lifespan.