Make Sure Your Air Conditioner is Running Great!

It’s hot outside time to talk about how to make sure you cooling system is running at its peak performance during this hot summer.

An air conditioner is extremely tough. They are engineered to take a lot of abuse and still continue to run and run. Only problem with this is that this causes complacency and can lead to problems down the road due to neglecting to service the system much like a car would be serviced.

Air conditioner can lose 5% of its original efficiency for each year of operation. This means that the 12 SEER unit that you purchased several years ago can function like a 9 SEER unit. Regular maintenance should prevent this and keep your units running for in top shape during their lifetime. Studies show that with regular tune-ups a unit will maintain up to 95% of its original efficiency. This means that the cost of an annual tune-up is recovered very quickly in savings on your monthly electric bill and reduced repair costs. A properly serviced air conditioner will also do a better job of dehumidifying your home.

Most air conditioning firms offer annual service programs that insure that you perform necessary maintenance at the beginning of the cooling and heating seasons.

These check should include cleaning the condensing unit coils, checking the amp draw of the compressor, oiling the fan motors, checking that belts are well adjusted, and checking the system operating pressures and temperatures against the manufacturer’s specifications. One of the most important items to check is the coolant level (commonly known as Freon) in the air conditioner. A system that is only 10% low on coolant will cost about 20% more to operate! The Air Conditioning Contractors of America (ACCA) recommends that coolant levels be checked every year.

There are some things in addition to yearly tune-ups that you can do to help ensure a high level of comfort and proper system operation. First, buy good filters and change them regularly. Next, keep bushes and other materials away from the outside unit of your air conditioner. Outdoor units need to breath. They should have at least 18 inches separating them from your home and other units. Finally let your unit run. This is especially important for all of our transient owners who come in and out of town. Do not turn your unit off when you leave. Place it on a high setting so it can run. Remember it is a machine, and machines need to operate.

Hope this helps,

Ron - Envision Builders Group

How to Pick the Right Home Builder

When it comes to building a new home or remodeling an existing home, choosing your builder should be the first step. The right general contractor should work with the home owner and architect from the start of the project. Not doing your homework and failing to hire the right builder, can leave you not satisfied in the workmanship, paying too much or both. Replacing a contractor to finish a job or “make it right” costs time and money. That is why it is crucial to make the right choice when hiring a builder. Here are a few steps that should help you in your search for the right builder for your home.

Step 1: Referral

Get a referral from someone you know. If you’re not from the area or new to the area, get a referral from your architect. Make sure you follow up on it. Visit homes built by the builder, talk to clients, sit down and talk to the builder. Make sure they are a good fit for your personality. Building is a long process and you do not want to start a project with a builder you may not get along with even if they have a great track record and product.


Step 2: Talk to your Architect

Your architect should have a good grasp on which builders you should talk to. Let them give you several names. Architects want to work with a good reputable builder just as much as the home owner does. The builder must be able interpret the drawings correctly so that the home owner and the architect are satisfied. You should be leery of a builder who does not want to work with the architect or vice versa.

Step 3: Insurance

Make sure you check the builders insurance both liability and workman’s comp. You want the builder to have enough liability to cover the cost of the project. You should always have a builder’s risk policy on new construction. Check with your insurance agent on policies prior to starting any remodels. Getting insurance after the fact is difficult and costly.

Step 4: References

Get at least three references for your contractor and call them. The contractor will likely give you references who had positive experiences, so be sure to ask them specific questions about workmanship that are important to you. In this day and age it is also smart to check and make sure your builder is financially stable. Talk to their bank and ask research them to ensure they do not have any credit issues.

Step 5: Do your homework

Check with the State, County and Better Business Bureau to find out if complaints have ever been filed or are outstanding against the contractor. www.myflorida.org













Step: 6 Getting Bids

When reviewing bids the homeowner should go through the entire package. All builders use different bidding formats so take the time to look at it all. Write questions on the bid for the builder. When getting bids keep the number of bids down to a manageable number. You do not want to get more than 5 or 6 bids for a single project. I prefer 4. It gets very confusing for the homeowner the more bids you have. That is why it is so important to narrow down the field of builders in the beginning. Make sure everyone is bidding apples to apples. Currently times are tough and builders are doing everything they can to survive. This is when your architect can help you. Let them review the bids as well so they can give you an idea if pricing is correct. Some less scrupulous builders will under bid jobs hoping to get the project and then increase the cost during construction. Remember the lowest bidder is not always the best.

Step 7: Contracting

Sign an AIA (American institute of Architects) contract that clearly states the construction price, builder’s fee, time frame and how any disputes will be handled. This protects both the builder and the home owner. The contract should clearly spell out all the steps the contractor will take from beginning to end of your job, what supplies are included, the payment schedule and the time line for the project.

Step 8: Communication with your builder

You should have an open line with your builder. If you do not like something or have questions let them know. Communication is critical. It’s your money not the contractors so you should get the project completed like you want it.

Step 9: Keep the Architect involved

The architect designed the home; he understands how it is supposed to be done. That is why it is important to have them involved in the project the entire time. There are always minor adjustments that will require input from the Architect. Sometimes things are drawn out that will not work, other times the builder may miss something. That is why you need that third set of eyes to visit the project from time to time and insure things are correct.

1. Referrals (from past clients)
2. Talk to your Architect
3. Copies of Contractor's License, Worker's Compensation status and Liability Insurance certificate
4. References (suppliers, subcontractors and banks)
5. Research your builder
6. Written bids
7. Contract (always use a AIA contract)
8. Communicate with your builder
9. Keep the Architect involved in the project

Hope these steps help.

A Word on Borax Treatment for Homes

I just wanted to spread some info on something that has been around for a while but seems to be getting more popular. That is Borax treatment for homes under construction or remodel.

Borax has a wide variety of uses. It is a component of many detergents, cosmetics, and enamel glazes. It is also used to make buffer solutions in biochemistry, as a fire retardant, as an anti-fungal compound for fiberglass, as an insecticide, as a flux in metallurgy, a texturing agent in cooking, and as a precursor for other boron compounds.

Pest control is the primary use in construction and in homes. One boron compound is used to treat wood, prevent fungal decay, repel carpenter ants, roaches and termites. Boric acid is included on the national list of allowed substances for structural pest control in organic food production (as long as there is no direct contact with food or crops). The U.S. Environmental Protection Agency has determined that pesticide products containing boric acid and it's salts are of low toxicity. (However, ingesting it or applying large amounts to the skin can cause acute poisoning, so parents should be vigilant about where they store and use products containing Borax.)

We use Borax as a pre-treatment to the wood prior to the installation of insulation and gyspem board in a new home construction project. This kills bugs within the hollow spaces within the walls of your home and acts as a barrier. I have included some photos of an application for a residence we are currently building in Alys Beach, Florida.

Also, I have recorded some video footage for you to show how the treatment is done. Go to www.youtube.com/envisionbuilders

I hope this was educational for you and if you have any questions I am only an email or phone call away.

~ Ron

Ron Guernsey is a Licensed Contractor and owner of Envision Builders Group. You can contact him at ron@envisionbuildersgroup.com


P.O. Box 613325 Watersound, Florida 32461 (850) 855-5746 www.envisionbuildersgroup.com

Advice on Home Maintenance and Painting on Scenic 30a

Ok folks this is my first swag at my blog I plan on doing either monthly or bi monthly. The first subject is going to be maintenance, specifically on exterior painting and care of your home.

One of the biggest problems I see down here is the lack of proper maintenance completed on homes. It has always perplexed me that my friends and neighbors buy a 6 or 7 figure home close to or on the gulf and then fail to maintain their investment. So what I have decided to do is give you some ideas on what you need to do to keep you house in great shape.

Let’s talk about exterior first.

Paint,

The single most important thing you can do to your house every 7-10 years is to paint it. Consider paint the sun screen for your house, you would not go out in July without any on your body, but when it comes time to take care of the house we fail to put it on. I recommend getting a painter who is insured in Florida, and from the area. Need to get references from them, and call them. Another good idea is to check with your HOA manager, neighbors and most important your builder.

When it comes to paint I highly recommend Sherwin Williams Duration paint and calk. It is all that Envision Builders Group uses on our projects. It is more expensive but, the cost is worth it in the long run. It simply will last longer. When they show up to paint make sure that the house has been pressure cleaned and had at least 24 hours to dry. If rain is forecasted within 24 hours do not let them paint. A pro will know this and you will not have to tell them.

Rust Spots are common site down here; however there is something you can do about it. Prior to a home being painted the painter can set the rusting nail and then brush a rust inhibiter/sealer over the rusted area. The inhibiter chemically reacts with rust to form a tough, black polymer barrier that locks out future rust, then you painter will sand and paint over this spot. Simply painting over the area will only hide it for about 30 days.

Prep work should take up the majority of the painter time. They should never immediately start painting your house. The home must be cleaned, windows must be calked, nails must be sunk and pudy and calk should be applied to areas that require it. Prep work should take up 60 percent of the crew’s time.


This being said if you will stay with my tips listed below you should end up with a quality work.

1. Interview you painter and check references. Find out how long he has been in business.

2. Check his insurance, to see if it is current, and that he has enough to cover any possible damage.

3. Ask about the products they use and let them know what you want them to use.

4. Ensure they clean the exterior of the home by power washing it 24-72 hours prior to applying paint.

5. Never pay prior to work being complete. You may work out a payment schedule though. Say 10% to secure the job, 25% upon prep work being completed, 25% upon trim being painted 25% upon completion of siding or main area, and 15% upon you inspecting the work with the painter and all touch ups complete.

Hope this helps and if you have any questions I am only an email or phone call away.

~ Ron


Ron Guernsey is a Licensed Contractor and owner of Envision Builders Group. You can contact him at ron@envisionbuildersgroup.com


P.O. Box 613325 Watersound, Florida 32461 (850) 855-5746 www.envisionbuildersgroup.com