Dallas Real Estate and Short Sale Blog

My Air Conditioning Is Leaking

I received an email from a client this evening. It read, "My AC is leaking!"

It's that time of year in Texas. We've had temperatures into the low 90's and people are firing up their air conditioning systems for the first time. Some people never notice the water dripping from a pipe that exits over a window while other people think it is normal. I've ever seen one where the owner placed a large potted plant under the drip! Why waste water?

It's not normal! If you see water dripping, most likely your primary AC drain is plugged.

Basic HVAC Plumbing

The water produced by the AC normally drains into the primary drain that is attached to the home's plumbing. At the end of last season there was water in the trap that dried out leaving mold, lint, and other residue that clogs the trap. When that happens, the water overflows into the Overflow Pan and runs out through the overflow drain which usually exits the home over a window.

Don't panic! It's easy to fix.

Pour a little chlorine beach into the primary drain (the cap on the top of the drain comes off), let it sit for a few minutes, and then wash it down with plenty of clean water. This usually clears out the trap and everything is fine again.

If this does not clear the clog or you're not comfortable with this process, you should call an HVAC technician who can repair it for you.

Photo Copyright 2012 Imaged2Sell

Originally posted at http://www.thebranchteam.com/wordpress/2012/05/05/my-air-conditioning-is-leaking/

 

Tom Branch and Gina Branch, The Branch Team with RE/MAX Dallas Suburbs, service the greater North Dallas suburbs including Dallas, Plano, Allen, McKinney, Frisco, Lewisville, and Carrollton.  While Gina concentrates on traditional listings and buyer/tenant representation, Tom specializes in assisting distressed homeowners to avoid foreclosure.  Tom and Gina have published two books (Achieving Rock Star Status and The Field Guide to Short Sales) and are available for speaking engagements in the greater Dallas - Fort Worth Metroplex. Subscribe to The Branch Team Blog.

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Copyright 2009-2012 - The Branch Team
The Branch Team - Texas Real Estate Broker 547597 | Team Members are Texas Licensed Real Estate Professionals
Tom Branch - National Mortgage Licensing System 341963 

Important Notice: The Branch Team with RE/MAX Dallas Suburbs is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental.

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24 comments • Tom Branch | Broker, CDPE, SFR, ACRE | Plano TX Ambassador | 214-227-6626 • May 05 2012 08:34PM

I Ran My Jetted Tub and There’s Black Stuff in the Water

Master Bath with Jetted Tub

I received a call from one of my clients today. They recently moved into a home and after unpacking they decided to take a nice soak in the jetted tub. They filled the tub, grabbed a bottle of Champagne, and got ready to get into the tub. When they tuned on the jets, a bunch of “black stuff” came out of the jets. They were upset and were going to call out a plumber to look at it.

First, don’t panic! The “black stuff” occurs when the tub is not used for extended periods of time. The water left over in the plumbing for the jets dries out leaving behind the residue my clients noted in the tub.

While it looks bad, it is easy to fix. I had them add a little chlorine bleach (note you should not get into the water with the bleach in it!) to the bath water, run it for a while, and then drain all the water. Once the tub is refilled and the jets turned on, it was normal again.

If you're having this kind of problem, try the chlorine bleach cleaning before you call the plumber.

Photo - Copyright 2011 Imaged2Sell

Originally posted at http://www.thebranchteam.com/wordpress/2012/04/22/i-ran-my-jetted-tub-and-theres-black-stuff-in-the-water/

 

Tom Branch and Gina Branch, The Branch Team with RE/MAX Dallas Suburbs, service the greater North Dallas suburbs including Dallas, Plano, Allen, McKinney, Frisco, Lewisville, and Carrollton.  While Gina concentrates on traditional listings and buyer/tenant representation, Tom specializes in assisting distressed homeowners to avoid foreclosure.  Tom and Gina have published two books (Achieving Rock Star Status and The Field Guide to Short Sales) and are available for speaking engagements in the greater Dallas - Fort Worth Metroplex. Subscribe to The Branch Team Blog.

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Copyright 2009-2012 - The Branch Team
The Branch Team - Texas Real Estate Broker 547597 | Team Members are Texas Licensed Real Estate Professionals
Tom Branch - National Mortgage Licensing System 341963 

Important Notice: The Branch Team with RE/MAX Dallas Suburbs is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental.

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33 comments • Tom Branch | Broker, CDPE, SFR, ACRE | Plano TX Ambassador | 214-227-6626 • April 22 2012 08:49AM

Avoiding The Number One Source of Home Flooding

Washing Machine Hoses

It’s a terrible feeling. You drive up to your home after being gone all day or from a short vacation and find a river of water running down the driveway. Did a water pipe burst? Probably not. The number one source of home flooding is a broken washing machine hose.

Most hoses are nothing more than reinforced rubber. Yet they sit behind the washing machine under full pressure for years. Some will give you a warning when they develop a bulge, but few people even check them.

Check the hoses on your washing machine regularly.

Even better, invest in reinforced or flood-proof hoses. Reinforced hoses are encased in braided steel or other materials that help prevent them from blowing out. Flood-proof hoses have a built-in valve that detects uncontrolled running and cuts off the flow of water.

Save yourself the nightmare and tens of thousands of dollars in damage.



Photo: Copyright 2011 Tom Branch

Originally posted at http://www.thebranchteam.com/wordpress/2011/11/11/avoiding-the-number-one-source-of-home-flooding/

 

Tom Branch and Gina Branch, The Branch Team with RE/MAX Dallas Suburbs, service the greater North Dallas suburbs including Dallas, Plano, Allen, McKinney, Frisco, Lewisville, and Carrollton.  While Gina concentrates on traditional listings and buyer/tenant representation, Tom specializes in assisting distressed homeowners to avoid foreclosure.  Tom and Gina have published two books (Achieving Rock Star Status and The Field Guide to Short Sales) and are available for speaking engagements in the greater Dallas - Fort Worth Metroplex. Subscribe to The Branch Team Blog.

Follwo Us on Facebook          View Our LinkedIn Profile         

Copyright 2009-2012 - The Branch Team
The Branch Team - Texas Real Estate Broker 547597 | Team Members are Texas Licensed Real Estate Professionals
Tom Branch - National Mortgage Licensing System 341963 

Important Notice: The Branch Team with RE/MAX Dallas Suburbs is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental.

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6 comments • Tom Branch | Broker, CDPE, SFR, ACRE | Plano TX Ambassador | 214-227-6626 • November 12 2011 11:33AM

Just Say No to Unwanted House Guests

Uninvited House Guests

We've been through a long drought in the Dallas Fort Worth Metroplex. Yesterday we received the first substantial rain since May. While the cooler temperatures and the rain are a welcome sight for many of us, the fire ants hate it!

The ants will be looking to relocate their nests to higher and drier ground. Within a few hours of the rain beginning, the ants will pack up and start moving. The ants are more than happy to move in with you!

Homeowners should walk around their homes and look for any mounds or trails along their foundations. These mounds or trails are easily treated with insecticide purchased from your local Lowe's, Home Depot, or your favorite home supply store.

We encourage homeowners to inspect their foundations every time they mow the lawn looking for fire ant mounds, carpenter ant trails, and termite tubes. While fire ants are just annoying, carpenter ants and termites can do severe structural damage to homes in a relatively short period of time. They also require professional treatment.

Looking for professional help? View our list of Dallas Pest Control Professionals.

Just say "no" to unwanted house guests!


Photo Licensed from iStockPhoto

Source: Just Say No to Unwanted House Guests << The Branch Team Blog

 

Tom Branch and Gina Branch, The Branch Team with RE/MAX Dallas Suburbs, service the greater North Dallas suburbs including Dallas, Plano, Allen, McKinney, Frisco, Lewisville, and Carrollton.  While Gina concentrates on traditional listings and buyer/tenant representation, Tom specializes in assisting distressed homeowners to avoid foreclosure.  Tom and Gina have published two books (Achieving Rock Star Status and The Field Guide to Short Sales) and are available for speaking engagements in the greater Dallas - Fort Worth Metroplex. Subscribe to The Branch Team Blog.

Follwo Us on Facebook          View Our LinkedIn Profile         

Copyright 2009-2012 - The Branch Team
The Branch Team - Texas Real Estate Broker 547597 | Team Members are Texas Licensed Real Estate Professionals
Tom Branch - National Mortgage Licensing System 341963 

Important Notice: The Branch Team with RE/MAX Dallas Suburbs is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental.

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9 comments • Tom Branch | Broker, CDPE, SFR, ACRE | Plano TX Ambassador | 214-227-6626 • September 18 2011 01:59AM

The Grass Will Not Grow Under The Trees

No grass growing under Bradford Pear trees in Plano, TX

I was chatting with a past client this morning. They love the house we found for them but they are unhappy with the lawn. The grass under the trees has all died off despite heavy watering.

It’s not a water problem; it’s a sunlight (really a lack of sunlight) problem!

When they purchased the home, the trees had been kept trimmed and thinned out allowing sunlight to reach the ground. Over the past couple of years, the new owners had not kept up with the trees. The Bradford Pear trees that line their driveway grow much quicker that the Live Oaks and had completely blocked out the sunlight from reaching the ground.

All they need to do is to trim and thin the trees’ canopies and reseed under the trees. Rather than Bermuda, Zoyia grass might be a better choice as it requires less sunlight.

According to zoysias.com, “In the south Zoysia has good shade tolerance while in the cooler areas it needs more sun...Zoysia establishes a dense thick turf that crowds out weeds after several mowings.”

Tree trimming and thinning should be completed every year. Visit our Business Directory for lawn and landscape contractors who can take care of your trees.


Source: http://www.thebranchteam.com/wordpress/2011/09/02/the-grass-will-not-grow-under-the-trees/

 

Tom Branch and Gina Branch, The Branch Team with RE/MAX Dallas Suburbs, service the greater North Dallas suburbs including Dallas, Plano, Allen, McKinney, Frisco, Lewisville, and Carrollton.  While Gina concentrates on traditional listings and buyer/tenant representation, Tom specializes in assisting distressed homeowners to avoid foreclosure.  Tom and Gina have published two books (Achieving Rock Star Status and The Field Guide to Short Sales) and are available for speaking engagements in the greater Dallas - Fort Worth Metroplex. Subscribe to The Branch Team Blog.

Follwo Us on Facebook          View Our LinkedIn Profile         

Copyright 2009-2012 - The Branch Team
The Branch Team - Texas Real Estate Broker 547597 | Team Members are Texas Licensed Real Estate Professionals
Tom Branch - National Mortgage Licensing System 341963 

Important Notice: The Branch Team with RE/MAX Dallas Suburbs is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental.

Protected by Copyscape Web Plagiarism Tool

4 comments • Tom Branch | Broker, CDPE, SFR, ACRE | Plano TX Ambassador | 214-227-6626 • September 02 2011 11:22AM

My Window Has Water in It

Water in a Window

I received an email today from a past client. She has a window that has water in it and wanted to know what to do.

A little background is helpful. Modern windows are actually two panes of glass separated by a thin layer of open space. This space is filled with an inert gas. Eventually the seals breakdown allowing the gas to escape. Once that happens, the outside air replaces the inert gas. If there is moisture in the air, it can form condensation in between the panes of glass. The result? You have water in your window. I've seen it so bad that the window was green from the mold growing inside the window.

While broken seals are common in older windows, the only fix is to have the glass replaced. In the Dallas area you can usually get the glass replaced for $11 to $13 per square foot. Note that odd shapes have to be custom made and will cost more.

Most glass has a 10 year warranty to the original owner so contact your builder if you live in a recently built home. The builder may take care of it under the warranty.

Dallas and Collin County Window Repair and Replacement Companies.

Tom Branch, Broker, CDPE, SFR

Source: http://www.thebranchteam.com/wordpress/2011/05/15/my-window-has-water-in-it/

 

Tom Branch and Gina Branch, The Branch Team with RE/MAX Dallas Suburbs, service the greater North Dallas suburbs including Dallas, Plano, Allen, McKinney, Frisco, Lewisville, and Carrollton.  While Gina concentrates on traditional listings and buyer/tenant representation, Tom specializes in assisting distressed homeowners to avoid foreclosure.  Tom and Gina have published two books (Achieving Rock Star Status and The Field Guide to Short Sales) and are available for speaking engagements in the greater Dallas - Fort Worth Metroplex. Subscribe to The Branch Team Blog.

Follwo Us on Facebook          View Our LinkedIn Profile         

Copyright 2009-2012 - The Branch Team
The Branch Team - Texas Real Estate Broker 547597 | Team Members are Texas Licensed Real Estate Professionals
Tom Branch - National Mortgage Licensing System 341963 

Important Notice: The Branch Team with RE/MAX Dallas Suburbs is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental.

Protected by Copyscape Web Plagiarism Tool

4 comments • Tom Branch | Broker, CDPE, SFR, ACRE | Plano TX Ambassador | 214-227-6626 • May 16 2011 12:14AM

There is Water Dripping from a Pipe Over a Window

HVAC Drain

I received a phone call from a past client yesterday. He called asking about water draining from a pipe in the soffit of his home.

I knew immediately what he was talking about. It’s been warm in north Texas and many homeowners are switching on their air conditioning systems for the first time this season. Air conditioning systems produce condensation. Normally this condensation is caught in the primary pan and is drained into the main drain system.

If the primary drain becomes stopped up, the condensation will overflow into another pan located directly under the primary pan. This condensation is routed to the outside of the home and the exit point is usually over a window.

Why a window? So the homeowner can see the water, realize there’s a problem with the primary drain, and get it fixed. If you see water dripping from one of these pipes, it’s time to have your air conditioning serviced.

It’s a good idea to have the air conditioning serviced in the beginning of the cooling season so the unit is in top operating condition. Part of that service should include preventive maintenance on the primary air conditioning drain line.

Tom Branch, Broker, CDPE, SFR

Source: http://www.thebranchteam.com/wordpress/2011/04/20/there-is-water-dripping-from-a-pipe-over-a-window/

 

Tom Branch and Gina Branch, The Branch Team with RE/MAX Dallas Suburbs, service the greater North Dallas suburbs including Dallas, Plano, Allen, McKinney, Frisco, Lewisville, and Carrollton.  While Gina concentrates on traditional listings and buyer/tenant representation, Tom specializes in assisting distressed homeowners to avoid foreclosure.  Tom and Gina have published two books (Achieving Rock Star Status and The Field Guide to Short Sales) and are available for speaking engagements in the greater Dallas - Fort Worth Metroplex. Subscribe to The Branch Team Blog.

Follwo Us on Facebook          View Our LinkedIn Profile         

Copyright 2009-2012 - The Branch Team
The Branch Team - Texas Real Estate Broker 547597 | Team Members are Texas Licensed Real Estate Professionals
Tom Branch - National Mortgage Licensing System 341963 

Important Notice: The Branch Team with RE/MAX Dallas Suburbs is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental.

Protected by Copyscape Web Plagiarism Tool

4 comments • Tom Branch | Broker, CDPE, SFR, ACRE | Plano TX Ambassador | 214-227-6626 • April 20 2011 09:37AM

It's Time To Check Your Sprinkler Heads

I was out driving in the neighborhood on Friday when I can upon a home with a stream of water going 10 feet in the air. No, it was not a broken water line, but a broken sprinkler head.

It's Time To Check Your Sprinkler Heads

Since it was running during the afternoon on a weekday, the owner would not likely figure it out for some time. I left a note on the front door.

If you're getting your sprinkler system ready for the spring, run a systems check. It's really a simple process. Put the system in manual mode and turn on Zone 1. Go outside and check that all the heads are working properly. Go back and turn on Zone 2 and check it. Continue the process until you've checked all the zones.

Remember to put the system back in automatic mode and you should be good to go for the spring.

Source: http://www.thebranchteam.com/wordpress/2011/01/30/its-time-to-check-your-sprinkler-heads/

 

Tom Branch and Gina Branch, The Branch Team with RE/MAX Dallas Suburbs, service the greater North Dallas suburbs including Dallas, Plano, Allen, McKinney, Frisco, Lewisville, and Carrollton.  While Gina concentrates on traditional listings and buyer/tenant representation, Tom specializes in assisting distressed homeowners to avoid foreclosure.  Tom and Gina have published two books (Achieving Rock Star Status and The Field Guide to Short Sales) and are available for speaking engagements in the greater Dallas - Fort Worth Metroplex. Subscribe to The Branch Team Blog.

Follwo Us on Facebook          View Our LinkedIn Profile         

Copyright 2009-2012 - The Branch Team
The Branch Team - Texas Real Estate Broker 547597 | Team Members are Texas Licensed Real Estate Professionals
Tom Branch - National Mortgage Licensing System 341963 

Important Notice: The Branch Team with RE/MAX Dallas Suburbs is not associated with the government, and our service is not approved by the government or your lender. Even if you accept this offer and use our service, your lender may not agree to change your loan. If you stop paying your mortgage, you could lose your home and damage your credit rating.

All information provided is deemed reliable but is not guaranteed and should be independently verified. Properties subject to prior sale or rental.

Protected by Copyscape Web Plagiarism Tool

9 comments • Tom Branch | Broker, CDPE, SFR, ACRE | Plano TX Ambassador | 214-227-6626 • January 31 2011 12:07AM