With our fairly temperate year-round climate in Albuquerque, it’s easy as a homeowner to overlook the upkeep of your home’s insulation. Besides helping to keep your home warm in the winter and cooler in the summer, proper insulation helps to keep your utility bills down as well. Of course, insulation wears with age. Your home’s insulation needs to be checked and replaced periodically. You should look for these five signs of insulation deterioration that require replacement.

1. Inconsistent Room temperatures: Besides inadequate seals around doors and windows, degraded insulation commonly results in inconsistent room temperatures. These variances can certainly be noticed when walking from one room to another.

2. Higher utility bills: Be sure to keep a good history of your utility bills. Putting rate increases aside, a gradual increase in usage of heating and air conditioning over time can indicate an insulation problem. Of course, you’ll want to rule out your HVAC system by having it checked, and perhaps even having it inspected.

3. Aged insulation: Unfortunately, insulation installed in older homes is of lower grade and standards compared to newer homes. If your insulation starts coming apart when you touch it (with a glove), then it’s time to replace it. Today’s insulation is better quality and will last longer. Don’t forget to check for eco-friendly insulation, too.

4. Water damage: Few things can destroy insulation faster than contact with water. And that usually means water seeping through a roof or walls. What’s worse, mold can set in – a real health hazard. Please don’t dismiss this possibility even in a dry climate like New Mexico.

5. Pests: From ants to bigger critters, pests love to make their homes in your home’s insulation – especially in relatively isolated areas like attics and basements. You may need to consult with experts about when re-insulating can take place after treatment of the pests.

Removing drywall and installing insulation behind it is no small and easy task for many homeowners. Insulation pros know how to meticulously install it between your walls for a smooth consistency. While home insulation varies by area of the country and square footage, the job in Albuquerque can average anywhere from $1,500 to $2000 or more. Obviously, the job is best done in the Spring or Fall when temperatures are more moderate.

If you have any home insulation tips or experiences to share, please leave them in the comments below. And if you’re thinking about buying or selling your next home in metro Albuquerque, contact me today!

If you’ve been worried about having to do major repairs to your home and feel like you have to just keep putting them off, you’re not alone. There may be options for you. And I’m not just talking about capital repairs; I’m talking about repairs bad enough to pose a living risk. According to a 2013 study from the National Center for Healthy Housing, 35 million metro homes (40%) in the US contain one or more health or safety hazard. These include:

• Outside water leaks (11%)
• Openings in homes, causing mice infestations (10%)
• Interior water leaks (9%)
• Roof, foundation, or damaged interior walls (5%)

Sadly, those who suffer the problems above without the funds to repair them can do nothing but live with them. But there may be more options available than you might think.

The first thing I would advise is to apply for a loan. Don’t be a doubter. Even if your credit is far from perfect or you’ve already been turned down for a loan by your financial institution, there are nonprofits out there designed to help low-income and middle-class homeowners.

These loans generally target critical infrastructural problems in your home. Many of these loans can help repair your roof or heating systems. NeighborWorks is one such organization. While NeighborWorks itself doesn’t handle loans, its network of housing organizations do, like Homewise Inc. of Santa Fe, NM and 233 other independent nonprofits serving 4,500 communities throughout the US. On their website, simply click on “Find a NeighborWorks Organization,” which will allow you to type in your state or ZIP Code and search for nonprofits that may have loans available.

Similarly, it never hurts to find your local community development financial institution and seek its advice about financial assistance. Even though not everyone will qualify, for non-capital repairs, it could well be the way to go.

For those unfortunate enough to be living at or below the federal poverty level (generally, a family of four making $23,050 or less), there is another organization worth looking into. Rebuilding Together specializes in repairing the homes of low-income people. Let me offer a piece of helpful advice. When searching for their local chapters, it may be better to skip their website and Google a term like “Rebuilding Together” along with your city.

Finally, you may be able to refinance with a loan like the Federal Housing Administration 203(k). This loan allows you to consolidate your existing mortgage with the cost of a home renovation project. As long as the repairs are considered necessary, you may have a good chance at qualifying. Ask your local mortgage lender for details.

And if you’re looking to buy your next home in metro Albuquerque, contact me today so I can help you find it!

With temperatures dropping and brightly-colored leaves falling across Albuquerque, it’s time to check on one of your most important home appliances – your heater. I recommend getting a yearly inspection to help ensure that your heating system is winter-ready, safe and efficient.

Though the cost of a furnace inspection may seem a bit steep, think of it as winter insurance; the cost of emergency repairs, and worse – safety hazards- could be much higher.

Blocked furnace exhausts can cause dangerous buildups of gases. Clogged water pump drains can cause water damage or mold. At best, an inefficient heating system can lead to higher energy bills.

During a proper heating-system inspection, a technician should:

• Check electrical connections and test voltage.
• Lubricate moving parts.
• Ensure that the condensation drain for the furnace or heat pump isn’t clogged.
• Check startup and shutdown controls.
• Check, clean, or replace the air filter.
• Inspect exhaust outlets.
• Check fuel lines and connections and burners and heat exchangers.

Besides an expert inspection, there are a couple of things you can do to improve your heating system’s efficiency:

• Replace filters regularly. Most experts recommend changing them at least every 90 days or more. A clogged air filter will restrict air flow, causing the unit to work harder and reducing its lifespan. If you’re unsure when to change the filter, ask for help from your HVAC contractor during the routine maintenance visit.
• Install a programmable thermostat. These can save you up to ten percent on your energy bills, since they allow you to avoid overheating your house when nobody’s home.

It’s always important to hire a well-trained and properly licensed professional to keep your furnace in top shape. Many states require heating and cooling professionals to be licensed.

When hiring a company to maintain your furnace, ask for and check references. Also, confirm that the company is appropriately licensed, insured, and bonded.

If you’re unsure who to hire for your home’s heating needs, feel free to ask me in the comments below. And if you’re looking to buy or sell a house in the Albuquerque area, contact me today!

Photo courtesy of Justin Baeder.