November, 2001

Issue # 0211

Should You Have the Air Ducts in Your Home Cleaned?

Most people are now aware that indoor air pollution is an issue of growing concern and increased visibility.

Many companies are marketing products and services intended to improve the quality of your indoor air. You have probably seen an advertisement, received a coupon in the mail, or been approached directly by a company offering to clean your air ducts as a means of improving your home's indoor air quality.

These services typically -- but not always -- range in cost from $450 to $1,000 per heating and cooling system, depending on the services offered, the size of the system to be cleaned, system accessibility, climatic region, and level of contamination.

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Also This Month...

Should You Have the Air Ducts in Your Home Cleaned?

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Most people are now aware that indoor air pollution is an issue of growing concern and increased visibility. Many companies are marketing products and services intended to improve the quality of your indoor air. You have probably seen an advertisement, received a coupon in the mail, or been approached directly by a company offering to clean your air ducts as a means of improving your home's indoor air quality. These services typically -- but not always -- range in cost from $450 to $1,000 per heating and cooling system, depending on the services offered, the size of the system to be cleaned, system accessibility, climatic region, and level of contamination.

Duct cleaning generally refers to the cleaning of various heating and cooling system components of forced air systems, including the supply and return air ducts and registers, grilles and diffusers, heat exchangers heating and cooling coils, condensate drain pans (drip pans), fan motor and fan housing, and the air handling unit housing.

If not properly installed, maintained, and operated, these components may become contaminated with particles of dust, pollen or other debris. If moisture is present, the potential for microbiological growth (e.g., mold) is increased and spores from such growth may be released into the home's living space. Some of these contaminants may cause allergic reactions or other symptoms in people if they are exposed to them. If you decide to have your heating and cooling system cleaned, it is important to make sure the service provider agrees to clean all components of the system and is qualified to do so. Failure to clean a component of a contaminated system can result in re-contamination of the entire system, thus negating any potential benefits. Methods of duct cleaning vary, although standards have been established by industry associations concerned with air duct cleaning. Typically, a service provider will use specialized tools to dislodge dirt and other debris in ducts, then vacuum them out with a high-powered vacuum cleaner.

In addition, the service provider may propose applying chemical biocides, designed to kill microbiological contaminants, to the inside of the duct work and to other system components. Some service providers may also suggest applying chemical treatments (sealants or other encapsulants) to seal or cover the inside surfaces of the air ducts and equipment housings because they believe the sealant will control mold growth or prevent the release of dirt particles or fibers from ducts. These practices have yet to be fully researched and you should be fully informed before deciding to permit the use of biocides or sealants in your air ducts. They should only be applied, if at all, after the system has been properly cleaned of all visible dust or debris.

Deciding Whether or Not to Have Your Air Ducts Cleaned

Knowledge about the potential benefits and possible problems of air duct cleaning is limited. Since conditions in every home are different, it is impossible to generalize about whether or not air duct cleaning in your home would be beneficial.

You may consider having your air ducts cleaned simply because it seems logical that air ducts will get dirty over time and should occasionally be cleaned. While the debate about the value of periodic duct cleaning continues, no evidence suggests that such cleaning would be detrimental, provided that it is done properly.

On the other hand, if a service provider fails to follow proper duct cleaning procedures, duct cleaning can cause indoor air problems. For example, an inadequate vacuum collection system can release more dust, dirt, and other contaminants than if you had left the ducts alone. A careless or inadequately trained service provider can damage your ducts or heating and cooling system, possibly increasing your heating and air conditioning costs or forcing you to undertake difficult and costly repairs or replacements.

You should consider having the air ducts in your home cleaned if:

1. There is substantial visible mold growth inside hard surface (e.g., sheet metal) ducts or on other components of your heating and cooling system. There are several important points to understand concerning mold detection in heating and cooling systems:
   • Many sections of your heating and cooling system may not be accessible for a visible inspection, so ask the service provider to show you any mold they say exists.
   • You should be aware that although a substance may look like mold , a positive determination of whether it is mold or not can b e made only by an expert and may require laboratory analysis for final confirmation. For about $50, some microbiology laboratories can tell you whether a sample sent to them on a clear strip of sticky household tape is mold or simply a substance that resembles it.
   • If you have insulated air ducts and the insulation gets wet or moldy it cannot be effectively cleaned and should be removed and replaced.
   • If the conditions causing the mold growth in the first place are not corrected, mold growth will recur.
2. Ducts are infested with vermin, e.g. (rodents or insects); or
3. Ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers.

Other Important Considerations...

Duct cleaning has never been shown to actually prevent health problems. Neither do studies conclusively demonstrate that particle (e.g., dust) levels in homes increase because of dirty air ducts or go down after cleaning. This is because much of the dirt that may accumulate inside air ducts adheres to duct surfaces and does not necessarily enter the living space. It is important to keep in mind that dirty air ducts are only one of many possible sources of particles that are present in homes. Pollutants that enter the home both from outdoors and indoor activities such as cooking, cleaning, smoking, or just moving around can cause greater exposure to contaminants than dirty air ducts. Moreover, there is no evidence that a light amount of household dust or other particulate matter in air ducts poses any risk to health.

If you think duct cleaning might be a good idea for your home, but you are not sure, talk to a professional. The company that services your heating and cooling system may be a good source of advice. You may also want to contact professional duct cleaning service providers and ask them about the services they provide. Remember, they are trying to sell you a service, so ask questions and insist on complete and knowledgeable answers.

Suggestions for Choosing a Duct Cleaning Service Provider

• To find companies that provide duct cleaning services, check your Yellow Pages under "duct cleaning". Talk to at least three different service providers and get written estimates before deciding whether to have your ducts cleaned. When the service providers come to your home, ask them to show you the contamination that would justify having your ducts cleaned.
• Do not hire duct cleaners who make sweeping claims about the health benefits of duct cleaning -- such claims are unsubstantiated. Do not hire duct cleaners who recommend duct cleaning as a routine part of your heating and cooling system maintenance.
• Do not allow the use of chemical biocides or sealants unless you fully understand the pros and the cons.
• Check references to be sure other customers were satisfied and did not experience any problems with their heating and cooling system after cleaning.
• Contact your county or city office of consumer affairs or local Better Business Bureau to determine if complaints have been lodged against any of the companies you are considering.
• Interview potential service providers to ensure:
  • they are experienced in duct cleaning and have worked on systems like yours;
  • they will use procedures to protect you, your pets, and your home from contamination; and
  • they comply with air duct cleaning standards and, if your ducts are constructed of fiber glass duct board or insulated internally with fiber glass duct liner, with the North American Insulation Manufacturers Association's (NAIMA) recommendations.
• If the service provider charges by the hour, request an estimate of the number of hours or days the job will take, and find out whether there will be interruptions in the work. Make sure the duct cleaner you choose will provide a written agreement outlining the total cost and scope of the job before work begins.

What to Expect From an Air Duct Cleaning Service Provider

If you choose to have your ducts cleaned, the service provider should:

• Open access ports or doors to allow the entire system to be cleaned and inspected.
• Inspect the system before cleaning to be sure that there are no asbestos-containing materials (e.g., insulation, register boots, etc.) in the heating and cooling system. Asbestos-containing materials require specialized procedures and should not be disturbed or removed except by specially trained and equipped contractors.
• Use vacuum equipment that exhausts particles outside of the home or use only high-efficiency particle air (HEPA) vacuuming equipment if the vacuum exhausts inside the home.
• Protect carpet and household furnishings during cleaning.
• Use well-controlled brushing of duct surfaces in conjunction with contact vacuum cleaning to dislodge dust and other particles.
• Use only soft-bristled brushes for fiberglass duct board and sheet metal ducts internally lined with fiberglass. (Although flex duct can also be cleaned using soft-bristled brushes, it can be more economical to simply replace accessible flex duct.)
• Take care to protect the duct work, including sealing and re-insulating any access holes the service provider may have made or used so they are airtight.
• Follow standards for air duct cleaning and NAIMA's recommended practice for ducts containing fiber glass lining or constructed of fiber glass duct board.

How to Determine if the Duct Cleaner Did A Thorough Job

A thorough visual inspection is the best way to verify the cleanliness of your heating and cooling system. Some service providers use remote photography to document conditions inside ducts. All portions of the system should be visibly clean; you should not be able to detect any debris with the naked eye. After completing the job, ask the service provider to show you each component of your system to verify that the job was performed satisfactorily.

How to Prevent Duct Contamination

Whether or not you decide to have the air ducts in your home cleaned, committing to a good preventive maintenance program is essential to minimize duct contamination.

To prevent dirt from entering the system:

• Use the highest efficiency air filter recommended by the manufacturer of your heating and cooling system.
• Change filters regularly.
• If your filters become clogged, change them more frequently.
• Be sure you do not have any missing filters and that air cannot bypass filters through gaps around the filter holder.
• When having your heating and cooling system maintained or checked for other reasons, be sure to ask the service provider to clean cooling coils and drain pans.
• During construction or renovation work that produces dust in your home, seal off supply and return registers and do not operate the heating and cooling system until after cleaning up the dust.
• Remove dust and vacuum your home regularly. (Use a high efficiency vacuum (HEPA) cleaner or the highest efficiency filter bags your vacuum cleaner can take. Vacuuming can increase the amount of dust in the air during and after vacuuming as well as in your ducts).
• If your heating system includes in-duct humidification equipment, be sure to operate and maintain the humidifier strictly as recommended by the manufacturer.

To prevent ducts from becoming wet:

Moisture should not be present in ducts. Controlling moisture is the most effective way to prevent biological growth in air ducts.

Moisture can enter the duct system through leaks or if the system has been improperly installed or serviced. Research suggests that condensation (which occurs when a surface temperature is lower than the dew point temperature of the surrounding air) on or near cooling coils of air conditioning units is a major factor in moisture contamination of the system. The presence of condensation or high relative humidity is an important indicator of the potential for mold growth on any type of duct. Controlling moisture can often be difficult, but here are some steps you can take:

• Promptly and properly repair any leaks or water damage.
• Pay particular attention to cooling coils, which are designed to remove water from the air and can be a major source of moisture contamination of the system that can lead to mold growth. Make sure the condensate pan drains properly. The presence of substantial standing water and/or debris indicates a problem requiring immediate attention. Check any insulation near cooling coils for wet spots.
• Make sure ducts are properly sealed and insulated in all non-air-conditioned spaces (e.g., attics and crawl spaces). This will help to prevent moisture due to condensation from entering the system and is important to make the system work as intended. To prevent water condensation, the heating and cooling system must be properly insulated.

Should chemical biocides be applied to the inside of air ducts?

Air duct cleaning service providers may tell you that they need to apply a chemical biocide to the inside of your ducts to kill bacteria (germs), and fungi (mold) and prevent future biological growth. Some duct cleaning service providers may propose to introduce ozone to kill biological contaminants. Ozone is a highly reactive gas that is regulated in the outside air as a lung irritant. However, there remains considerable controversy over the necessity and wisdom of introducing chemical biocides or ozone into the duct work.

Little research has been conducted to demonstrate the effectiveness of most biocides and ozone when used inside ducts. Simply spraying or otherwise introducing these materials into the operating duct system may cause much of the material to be transported through the system and released into other areas of your home.

In the meantime...

Before allowing a service provider to use a chemical biocide in your duct work, the service provider should:

1. Demonstrate visible evidence of microbial growth in your duct work. Some service providers may attempt to convince you that your air ducts are contaminated by demonstrating that the microorganisms found in your home grow on a settling plate (i.e., petri dish). This is inappropriate. Some microorganisms are always present in the air, and some growth on a settling plate is normal. As noted earlier, only an expert can positively identify a substance as biological growth and lab analysis may be required for final confirmation. Other testing methods are not reliable.

2. Explain why biological growth cannot be removed by physical means, such as brushing, and further growth prevented by controlling moisture.

If you decide to permit the use of a biocide, the service provider should:

1. Show you the biocide label, which will describe its range of approved uses.

2. Apply the biocide only to un-insulated areas of the duct system after proper cleaning, if necessary to reduce the chances for regrowth of mold.

3. Always use the product strictly according to its label instructions.

While some low toxicity products may be legally applied while occupants of the home are present, you may wish to consider leaving the premises while the biocide is being applied as an added precaution.

Do sealants prevent the release of dust and dirt particles into the air?

Manufacturers of products marketed to coat and seal duct surfaces claim that these sealants prevent dust and dirt particles inside air ducts from being released into the air. As with biocides, a sealant is often applied by spraying it into the operating duct system. Laboratory tests indicate that materials introduced in this manner tend not to completely coat the duct surface. Application of sealants may also affect the acoustical (noise) and fire retarding characteristics of fiber glass lined or constructed ducts and may invalidate the manufacturer's warranty.

Questions about the safety, effectiveness and overall desirability of sealants remain. For example, little is known about the potential toxicity of these products under typical use conditions or in the event they catch fire.

In addition, sealants have yet to be evaluated for their resistance to deterioration over time which could add particles to the duct air.

Most organizations concerned with duct cleaning, do not currently recommend the routine use of sealants in any type of duct. Instances when the use of sealants may be appropriate include the repair of damaged fiber glass insulation or when combating fire damage within ducts. Sealants should never be used on wet duct liner, to cover actively growing mold, or to cover debris in the ducts, and should only be applied after cleaning according to appropriate guidelines or standards.

HOMEBUYERS: How to Save Thousands of Dollars When You Buy

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“When you analyze those successful homebuyers who have the experience to purchase the home they want for thousands of dollars below a seller’s asking price, some common denominators emerge.”

If you’re like most homebuyers, you have two primary considerations in mind when you start looking for a home. First, you want to find a home that perfectly meets your needs and desires, and secondly, you want to purchase this home for the lowest possible price.

When you analyze those successful homebuyers who have been able to purchase the home they want for thousands of dollars below a seller’s asking price, some common denominators emerge. Although your agents negotiating skills are important, there are three additional key factors that must come into play long before you ever submit an offer.

These Steps Will Help You Save Thousands When You Buy a Home

Make sure you know what you want . . . As simple as this sounds, many home-buyers don't have a firm idea in their heads before they go out searching for a home. In fact, when you go shopping for a place to live, there are actually two homes competing for your attention: the one that meets your needs, and the one that fulfills your desires. Obviously, your goal is to find one home that does both. But in the real world, this situation doesn't always occur.

When you're looking at homes, you'll find that you fall in love with one or another home for entirely different reasons. Is it better to buy the 4- bedroom home with room for your family to grow, or the one with the big eat-in kitchen that romances you with thoughts of big weekend family brunches? What's more important: a big backyard, or proximity to your child's school? Far too often people buy a home for the wrong reasons, and then regret their decision when the home doesn't meet their needs.

Don't shop with stars in your eyes: satisfy your needs first. If you're lucky, you'll find a home that does this and also fulfills your desires. The important thing is to understand the difference before you get caught up in the excitement of looking.

Find out if your agent offers a “Buyer Profile System” or “House-hunting Service,” which takes the guesswork out of finding just the right home that matches your needs. This type of program will cross-match your criteria with ALL available homes on the market and supply you with printed information on an on-going basis. A program like this helps home-owners take off their rose-colored glass-es and, affordably, move into the home of their dreams.

To help you develop your homebuying strategy, use this form:

What do I absolutely NEED in my next home:

1. ______________________________

2. ______________________________

3. ______________________________

4. ______________________________

5. ______________________________

What would I absolutely LOVE in my next home:

1. _______________________________

2. _______________________________

3. _______________________________

4. _______________________________

5.  _______________________________

How Sellers Set Their Asking Price

For you to understand how much to offer for a home you’re interested in, it’s important for you to know how sellers price their homes. Here are 4 common strategies you’ll start to recognize when you begin to view homes:

1. Clearly Overpriced:

Every seller wants to realize the most amount of money they can for their home, and real estate agents know this. If more than one agent is competing for your listing, an easy way to win the battle is to overinflate the value of your home. This is done far too often, with many homes that are priced 10- 20% over their true market value.

This is not in your best interest, because in most cases the market won't be fooled. As a result, your home could languish on the market for months, leaving you with a couple of important drawbacks:

• your home is likely to be labeled as a "troubled" house by other agents, leading to a lower than fair market price when an offer is finally made

• you have been greatly inconvenienced with having to constantly have your home in "showing" condition . . . for nothing. These homes often expire off the market, forcing you to go through the listing process all over again.

2. Somewhat Overpriced:

About 3/4 of the homes on the market are 5-10% overpriced. These homes will also sit on the market longer than they should. There is usually one of two factors at play here: either you believe in your heart that your home is really worth this much despite what the market has indicated (after all, there's a lot of emotion caught up in this issue), OR you've left some room for negotiating. Either way, this strategy will cost you both in terms of time on the market and ultimate price received

3. Priced Correctly at Market Value

Some sellers understand that real estate is part of the capitalistic system of supply and demand and will carefully and realistically price their homes based on a thorough analysis of other homes on the market. These competitively priced homes usually sell within a reasonable time-frame and very close to the asking price.

4. Priced Below the Fair Market Value

Some sellers are motivated by a quick sale. These homes attract multiple offers and sell fast - usually in a few days - at, or above, the asking price. Be cautious that the agent suggesting this method is doing so with your best interest in mind.

Buying a Great Used Car

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Get the Facts

Figure out which car best suits your needs and how much you are able to spend. Use the internet to do your homework. Go online to find out the value of a particular model, scan online classified ads, and search car finance loans, among other things. Each car-buying site has a certain area of expertise.

Of course, you can do your research the old-fashioned way - at your local library. Look through popular consumer publications such as Consumer Reports for reliability and repair ratings, as well as general advice on the used car-buying process.

Places to look for used cars include: new car dealerships, used car dealers, private individuals, and auctions. Unless you plan to pay cash, get quotes from at least two financing institutions, so that you know what payment and interest rate options exist before you talk to dealers.

Avoiding Problems and Pitfalls

Try to find out as much as possible about the history of the vehicle. Ask the seller to provide you with copies of the repair records, if available. In addition, get a vehicle history report. The report includes such important information as to whether the car has ever been issued a salvage title (from being in an accident), a flood title, or a junked title, and if the odometer has been tampered with.

Depending upon the mileage and prior maintenance performed, a used car could require more repairs sooner after you purchase it than a new car would. There are several additional steps you can take before you buy to insure that you are not buying a car in poor condition. Consider paying a mechanic to look the car over first. This might cost up to $100, but if you are serious about the car, this should be money well spent to insure that you are buying one that's reliable and safe. Take the car for a test drive and check out the braking, steering, shifting, acceleration, engine noise, and how well the accessories work.

A Word About Certified Used Cars

Since the mid-1990s, dealers have been selling a special type of used car - the "certified" used car. Cars which have been leased or traded-in are evaluated to see if they qualify for certification. Vehicles that qualify are usually in very good condition, with low mileage. The dealers have their mechanics perform a detailed inspection and they offer various warranties. Certification can mean different things to different car manufacturers, so it's important to check with each dealer to get the details of their certification program. Review the warranties carefully to see which repairs are covered and which are not. You can check the websites for car manufacturers or contact dealers for information on their certification programs.

Buying a certified used car is a way to pay much less than you would for a new car, and still get recent models and features. The warranties should offer greater peace of mind because the dealers have taken the guesswork out of what condition the vehicle is in.

Check for Car Safety Features

One of the most important considerations when looking for a car is what safety features they have. You should be able to understand what they are and what they are worth to you. If you haven't bought a car in many years, you may not be familiar with some of the newest safety features. Some features are mandatory and some are optional. Safety features on many recent models include:

• Front and side air bags.
• Head injury protection such as head air bags (shield you from impact with the upper interior of the car).
• Anti-lock brake systems (ABS).
• 4-wheel drive with traction control (usually with ABS).
• Automatic dimming rear-view mirrors (to reduce glare).
• Daytime running lights.
• New child seat attachment systems.
• Built-in child safety seats.

Dealing with Dealers and Private Sellers

Once you have done your homework, know which car you want, and how much you want to spend, it's time to start bargaining with the sellers.

Finding private sellers is as easy as checking the newspaper classifieds or going online to the electronic "classifieds" at websites such as AutoTrader. Don't forget to check with your family and acquaintances to see if anyone is selling their car. When you buy from private sellers, you usually pay less than you would if purchasing from a dealer. However, you may not have as many legal protections. Therefore, although you pay less initially, you run the risk of getting lower quality as well.

When talking to car dealers, remember that it is very difficult to get out of a contract once you sign on the dotted line. Therefore, do not commit to buying or sign anything the first time you go in. Since you did your homework, take the information you gathered and show the dealer you are an informed person, so you can make the deal on your terms instead of theirs. Negotiate based upon the selling price - not payment plans - and be sure to get full disclosure of every charge involved. Don't take their word on promises made - get any proposal in writing.

Finally, follow your instincts - if you feel pressured or powerless when dealing with any seller or you sense they are playing games with you, LEAVE. There is always another good deal waiting for you around the block.

Tips for Negotiating a Good Deal

• Regardless of who you are dealing with, a good strategy is to let them know you have "cash in hand" or pre-arranged financing.
• If you have done your homework, you should be able to tell if they are asking for too much money for their vehicle. Let them know you have checked the prices at other sources and ask them to lower the price.
• Notice the condition of the body, paint, and tires. If it needs work, this is a reason to ask the seller to lower the price.
• If you have had the car inspected and found it needs mechanical repairs, inform them that the price should be lowered accordingly.
• Try to find a balance between appearing uninterested and being too anxious to buy. If you seem indecisive and hesitant, the seller might respond by lowering the price. But, be careful because this could backfire. If you seem too hesitant, someone else might be close by with cash in hand to buy the car.             

5 Things You Must Know About Recent Mortgage Loan Changes

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"...Insider Secrets that can make owning your Dream Home possible..."

Increased Ability To Finance Your Closing Costs

You can now finance up to 100% of your closing costs thanks to recent changes in Federal Housing Administration (FHA) guidelines, compared to the old limit of 57%.  This is very good news for the first time home buyer who typically has less cash available at the time of closing.

Increased FHA Limits

There FHA loan amount maximums have increased, which is particularly helpful for people living in high cost housing markets.  FHA 's mortgage limit is now tied to local housing costs.  The limit is now 95% of the median home price, or 75% of the Fannie Mae maximum loan amount, which ever is lower.  This is another avenue for the first time home buyer to achieve the dream of home ownership.

Increased Accessibility to Down Payment Assistance Programs

With the rapid increase in home prices over recent years, more and more people are having the dream of home ownership ripped from their hands.  Typically one had to go through a rigorous process to qualify for a down payment assistance program.  Today, there are now programs which have very little hassle.  Ask your mortgage broker if they have access to such options.

Rapid Loan Approval

One of the latest innovations in the mortgage industry is the advent of computerized loan approval.  These programs provide both rapid loan approval and more uniform loan approval practices.  This type of approval is done by scoring a borrower's credit worthiness which quantifies the risk they will default on the loan.  Does your mortgage broker use such a program?

Affordable Mortgages Which Don't Verify Income

These loans are perfect for those people who are self employed, real estate investors, retired persons and anyone who doesn’t want to have to prove their income.  It is essential to have a good credit score in order to qualify for non income verified loan.