Plumbing material is one of the most important components of a residence. Even though most of it is hidden underneath floors, and behind walls and ceilings, it is constantly “working” hard for us, supplying fresh water, draining waste water, and contributing to the functionality of our heating systems. It follows then that having good quality and reliable plumbing materials is crucial.

Throughout history, the plumbing industry has found out through trial and error which plumbing materials work and which ones just don’t. Materials such as lead, galvanized piping and Orangeburg, proved to be prone to corrosion, susceptible to damage, or even toxic. All of these types of piping have long been discontinued and replaced.

But there was a much more recent style of piping that turned out to be a big problem – Kitec Plumbing. During home inspections, we still come across this type of plumbing on occasion; and we always call it out. Let’s talk about why.

What Is Kitec Plumbing?

Kitec plumbing is a flexible, polymer piping that consists of a thin layer of aluminum that runs in between two layers of plastic. It can generally be identified by its recognizable orange, blue or gray coloring. It was primarily used for water supply lines and boiler piping. This material was popular in the late 90s through the mid 2000s. It was initially said to be a cheap, durable, and easy-to-install alternative to traditional copper lines.

However, after a short period of time, it proved to be severely problematic. Corrosion, leaks and even pipe bursts became commonplace in homes with Kitec pipes. As as result, we began to see Kitec recalls starting in 2005. And production of the piping was altogether discontinued by 2007.

Why Is Kitec Plumbing An Issue?

Corrosion

The Kitec product was marketed as being highly corrosion-resistant, but it ironically turned out to be quite the opposite and was highly susceptible to corrosion.

Kitec is connected together with brass fittings. Brass contains zinc, which is prone to corrosion when exposed to oxygen and moisture – a reaction called dezincification. The reaction results in corrosive buildup, leakages and blockages. The pressure will build behind a blocked pipe until the water has nowhere to go but…outward.

Spontaneous pipe bursts were an all-too-common occurrence with Kitec, leading to costly water damage and flooding. Even if the zinc buildup does not completely block the passage of water, it could still affect its overall flow and pressure throughout the home.

Additionally, the aluminum components of the pipe can start to corrode when in contact with zinc. Aluminum will also corrode when in contact with acidic or alkaline water. So if the water supply is not neutral, aluminum corrosion can be accelerated.

Temperature

Kitec pipes were built to withstand up to 180ºF. That originally seemed reasonable, because it is not recommended to exceed 120ºF in the residential setting. However, most water heaters or boilers can exceed 180ºF. In the cases where this would happen, the prolonged exposure to high temps would put too much stress on the piping, thus resulting in leaks or bursts.

Lawsuit

Kitec issues took such a toll on homes that a lawsuit was filed in 2011 against IPEX Inc., the manufacturer of Kitec. The company finally settled, and established a fund of $125 million to be distributed to home owners who incurred Kitec-related damage. Although claims are no longer accepted, we still always inform our clients about this relevant lawsuit.

Insurance, Resale, and Mortgage Concerns

There are still plenty of homes out there with Kitec piping. Some of them may have been lucky enough to avoid any serious water damage issues to date. However, Kitec’s class action lawsuit and known problems makes it a tricky material when it comes to real estate transactions.

It can be difficult to acquire reasonable home owner’s insurance for homes with Kitec plumbing. Some insurance companies might charge a higher premium due to the material’s high liability factor, whereas other insurance companies might even refuse coverage completely. Similarly, mortgage companies will often be wary about granting loans for Kitec homes.

Kitec could also negatively affect the the resale value of the home. A good home inspector will recognize the piping and make note of its potential issues. Even if there are no apparent defects at the time of inspection, prospective buyers may still be wary of the problems that could occur in the future. Consequently, it might be a struggle for someone to sell their home at an optimal price.

Inspecting for Kitec

As we’ve discussed, Kitec is a very era-specific material. So whenever our inspectors have jobs at homes dating from around 1995 to 2012, they always keep a keen eye out for this type of plumbing.

If we do come across Kitec onsite, we will be examining as much of the piping and fittings as possible for any damage or defects. Regardless of whether or not we identify any issues at the time of inspection, we always recommend further evaluation from a plumbing specialist. 

Our inspectors will also check if any Kitec piping is being used for the boiler. There are generally fewer brass fittings in these types of configurations. Instead, long sections of piping are bent back and forth in curved “S” shapes. Fewer fittings means less susceptibility to corrosion. Furthermore, boilers are generally low pressure systems, which will put less stress on the piping.

Because of these factors, Kitec in boilers systems isn’t usually quite as concerning, as long as there are no apparent defects present. Having said that, we will still make the client aware of the Kitec; and we always recommend a thorough evaluation by a heating or plumbing pro, as it is likely that the system will need to be replaced in the near future.

Book With Scott Home Inspection Today!

When purchasing a home, there is no telling what problems it may have. That’s why it is always the right decision to get a home inspection! Here at Scott Home Inspection, we have been providing inspection services to the CO Front Range for over 15 years. So we are equipped to give you the highest quality, most thorough and unbiased assessment of your dream home. Rest assured that you will have a comprehensive evaluation of the property from exterior to interior (and yes, that includes the plumbing)!

Visit us online to learn more about our services. Or contact us to book your inspection today.

Choosing the right in-home heating and cooling system is an important job. You need a product that will condition the living space safely, sufficiently and efficiently. There are a lot of different options out there, all with their own pros and cons. In this blog, we will shed light on the air source heat pump – a system with some unique features that make it stand out next to most of its HVAC competitors. So without further ado, let’s dive in!

What are Air Source Heat Pumps?

An air source heat pump (ASHP) is an energy efficient heating and cooling unit. It works differently from other combustion heating units because, instead of generating heat, it transfers the heat.

These devices generally consist of an outdoor unit and an indoor unit, which are connected by a refrigerant line. The heat pump works much like a refrigerator in reverse.

The outside unit extracts heat from the outside air. Then it pulls the air through a refrigerant coolant, which is then compressed to increase the temperature of the air. The warm air is then propelled into the home using a fan system.

The heat pump can also act as a cooling device. In this situation, the system pulls in warm from the home and sends it to the outside. Refrigerant is then circulated through the indoor unit, absorbing the heat in the air and redistributing cool and newly dehumidified air.

Different Types of ASHPs

There are several different varieties of air source heat pumps. You can have a single-zone or multi-zone system, which are fairly self explanatory. A single-zone system consists of one outdoor unit and one indoor unit, while a multi-zone will have one outdoor unit and two or more indoor units, installed in different locations within the residence.

ASHPs also can be ductless or ducted. Ductless systems consist of the traditional configuration – an indoor and outdoor unit, connected by a refrigerant line. These are commonly referred to as “mini-split” systems (shown below). These are generally meant to condition smaller spaces or single rooms.

As implied in their name, ducted ASHPs are configured with duct systems. They are set up the same way a normal HVAC duct system would be; and they can condition a whole home with heating and cooling.

ASHPs can also be installed as split or packaged systems. Split systems, which are the most common, involve one indoor unit with coils and one outdoor unit with coils (depicted in the above “Heating Cycle” diagram). In a packaged system, both coils are located in an outside unit.

The Benefits of Air Source Heat Pumps

Here are a few reasons why air sources heat pumps might be a great fit for you.

1. Energy efficient: ASHPs are much more efficient than traditional heating systems, such as boilers or furnaces. ASHPs deal with heat transfer, as opposed to heat production. As a result, they require less energy to produce the equivalent amount of heat.
2. Environmentally friendly: ASHPs are electric, non-combustion systems. So they emit much less carbon dioxide than traditional heating systems, making them a more environmentally friendly option.
3. Cost-effective: In addition to being more energy-efficient, ASHPs are also cost-effective in the long run, as they require less maintenance and have lower operating costs than traditional heating systems. Additionally, these units are usually only slightly more expensive than stand alone AC units. So if you plan to install an AC system anyway, it might be worth considering an ASHP for both cooling and heating.
4. Versatile: ASHPs can be used for heating, cooling, and hot water production, making them a versatile option for homes.
5. Solar-Compatible: Being that these units are electrical, they can be powered by solar panels. That way, if you are looking to convert completely to solar, this type of system is the right fit!

The Cons of Air Source Heat Pumps

While we love to talk about all the ASHP pros, we would be remiss not to mention the cons.

1. High Up-Front Costs: Although, in the long run, these systems could serve to save you some bucks, they tend to be a bit pricey in their upfront costs, compared to conventional HVAC products.
2. Higher Electric Bills: This is to be expected, but nonetheless, something to be aware of. If you convert from a gas-fueled system to an all electric heating/cooling system, your electric bills will increase.
3. Less Efficient at Low Temps: ASHP are unfortunately not very efficient at low temperatures. Joe Ophoff, our Director of Energy Services, states that “the drawback to [ASHP] systems is that you need an emergency backup of some kind. In our [Colorado] climate zone especially, when it’s super cold outside, a heat pump can’t do the job by itself.  So a mini split needs an electric baseboard unit to act as the emergency backup. Even ducted ASHP systems need an electric back up built into the air handlers. Basically, an electric furnace should get installed for the times that the heat pump can’t do the job.”

ASHPs and Energy Code

In this day and age, energy code has become such an important part of the building and remodeling process. One of the key steps in reaching energy code compliance is earning a satisfactory HERS rating.

The Home Energy Rating System (HERS) Index is the industry standard by which a home’s energy efficiency is measured.

Several different aspects contribute to the home’s overall HERS rating, including heating/cooling systems. If you are going the ASHP route, it will likely help your HERS rating. Due to their high efficiency design, air source heat pump systems generally yield better HERS performances over gas-fired equipment.

Speaking of HERS ratings…

Are you working on a new project or addition, and in need of HERS rating services? Well you came to the right place! At Scott Energy Services, we have a team of certified HERS raters, ready to help you with all of your energy code needs.

For more information about our energy services please visit us online and schedule your service today.

So you bought a brand new house, and it is seemingly flawless! However, after living in it for a few months, you start to notice some defects here and there. This is a very common occurrence. The fact is that, with something as complex and multi-faceted as a house, mistakes can happen – even with the best builders in the business. That is why most contractors provide a one year warranty on new builds.

It’s a great opportunity to take advantage of the builder’s warranty so that before the year is up, your home can be made to meet most all of your expectations. The best way to get the most from your warranty is to receive an expert and unbiased assessment of the home. This is why you should consider a One Year Warranty Inspection. 

What is a One Year Warranty On A Residential Home?

Most new homes come with some type of one year warranty (also known as a builder warranty). The coverage varies from builder to builder, so it’s your responsibility as the new homeowner to be familiar with your coverage.

The warranty will generally cover workmanship items such as siding, drywall, doors and trim, paint, etc. It will also cover major components of the home such as electrical, plumbing, floor systems, roofing, load-bearing walls, and ductwork.

Most building companies provide their own coverage or outsource to a third-party warranty company. The cost of this warranty plan is almost always factored into the overall price of the home, so you won’t have any additional monthly fees.

Beware that builder warranties can be limited. For example, they generally don’t cover appliances that are under the manufacturer’s warranty. They are also not going to cover damage incurred by natural disasters or storms unless the damage is due to the builder’s error. Be sure to familiarize yourself with any limitations that your warranty may have to avoid costly surprises down the road.

What is a One Year Warranty Inspection?

After living in a home for some time, you may start to notice some issues. Some may be minor and others larger, but there may also be some things that you don’t catch. The last thing you want is for your warranty to expire, without identifying and having the opportunity to address any significant issues.

That’s why hiring a professional to take a fine-tooth comb over the home and premises is a wise decision. When one of our inspectors comes out to take a look, he can address any of the concerns that you have already experienced, and can additionally shed light on any other problems that may have been overlooked.

A one year warranty inspection is one of the many specialized services we offer at Scott Home Inspection. This service covers all of the major systems included in our standard home inspection:

Lots and Ground, Exterior Surfaces, Roof and Attic, Electrical Systems, Heating and Cooling Systems, Plumbing Systems, Interior Conditions, Appliance Functionality, Sprinkler Systems (During Summer).

Other Important Things You Should Know

It’s generally a good idea to schedule a one year warranty inspection about 10 months after you move into your new home. That gives you plenty of time before the warranty expires. The last thing you want is to miss out on that warranty window!

This will also give your inspection company ample time to fit you into their schedule. Scott Home Inspection is ready to help with this type of inspection as well. When it comes to your builder warranty, we want to make sure we can meet your needs before the one year deadline is up!

As the homeowner, you will be responsible to speak with your contractor about any issues you find. When it comes to builder warranties, an inspection is not required, but you can present the issues you have found on your own and likely negotiate the necessary repairs.

However, when armed with a comprehensive home inspection report completed by a certified home inspector, you will have even more leverage. Our inspectors know how to identify issues and recommend the necessary repair methods in their reports. This report can then be used as a valuable tool to encourage builders to make the repairs properly and timely.

While our warranty inspection reports do not guarantee that items will be fixed, since sometimes certain items are not covered by the builder warranty,  the report is simply a way to shed light on all of the observed problem areas.

If you are coming up on one year in your new home and looking to take advantage of your warranty, please feel free to reach out for more info or to book your inspection today!

In today’s day and age, with expenses and bills around every corner, we’re all looking for ways to cut costs. If you are a homeowner, you know that your monthly bills to keep the house going have been steadily increasing over time. One of our biggest burdens are those costly heating and cooling bills.

One way to save significantly on these energy costs is to make efforts to increase the energy efficiency of your house. This can be done in many ways including upgrading insulation levels, increasing the efficiency of your mechanical systems (i.e your furnace and water heater), or reducing the air leakage in your home.

However, one of the best ways to do this is by updating your windows to meet higher energy-saving standards. This is especially true when your windows are older.

But in a world with seemingly endless window options, what qualifies a window as energy efficient? There are two main parameters that are measured in order to determine a window’s efficiency – U-Factor and Solar Heat Gain Coefficient. Having a better knowledge of these concepts can help you choose the windows that are right for your home.

What are U-Factors (U-Value)?

A U-Factor (also referred to as U-value) is a window’s rate of loss of non-solar heat. Similar to insulation R-Values (which we discussed in a past blog), U-Factors indicate the energy efficiency of a window. The lower the U-Factor, the more energy efficient the window is.

Conversely, windows with high U-Factors are less efficient. This form of measurement was created by the National Fenestration Rating Council (NFRC) as a way to have one, uniform method when determining window, door, and skylight efficiency.

A window’s U-Value can be determined by assessing three aspects of the window – the frame, the glazing (or glass), and the spacer. Each plays a key role in achieving an optimum window seal.

What is the Solar Heat Gain Coefficient?

The U-Factor works in conjunction with the Solar Heat Gain Coefficient (SHGC). The SHGC is the measurement of how much radiant heat, or heat produced by the sun, comes in through a window. Similar to U-Factor, the lower the SHGC, the lower the radiant heat transmitting through the window.

As indicated in the chart below, the EPA recommends different U-Factors and SHGCs depending on the region of the country. These calculations are based on the approximate number of days spent heating and/or cooling per region.

Generally, lower U-Values will be recommended in heating-dominated regions (i.e. colder climates).  In cooling-dominated regions with warmer climates, it is not as imperative to have windows that will keep the heat trapped in the home, however, better U-Values can help keep mechanically cooled temperatures inside the home.

Note that the SHGC has a direct relationship with the U-Value. For instance, in the southern regions (shown in red), the U-Factor can be less than or equal to 0.40, but their SHGC must not exceed 0.25.

Homes in northern regions (shown in blue) have several options that qualify for Energy Star certification. With each option, as the U-Factor increases, so does the Solar Heat Gain Coefficient. This essentially means that the heat gain caused by the sun must compensate for the heat loss from a window with a higher U-Factor. It is the tradeoff between these two measurements that helps to create the overall performance of a window.

The window orientation in the home is also important when considering U-Factors and SHGCs. For instance, in a cold climate, a window facing south should have a high SHGC. On the contrary, in a warm climate, a south-facing window should have a low SHGC.

The geographic features of your property must also be taken into consideration. For example, you may have a large tree creating significant shade on one side of the house. That may mean those particular windows should have a higher SHGC to allow for more solar heat, or a lower U-Factor to increase window insulation.

All of these factors are important to consider when choosing the right windows.

Energy Star Rated Windows

In efforts to promote sustainability and energy efficiency, the United States Environmental Protection Agency (EPA) established the Energy Star program. This program gives certain components of the home Energy Star ratings if these components can meet a number of pre-determined criteria. Windows are a key contributor to energy conservation (or lack thereof), and thus they are one of the components that can receive an Energy Star rating.

Windows must be manufactured to strict specifications in order to meet an Energy Star rated U-Factor and SHGC combination. They are often double or triple paned. And sometimes the panes are even filled with inert gases, such as argon. Because argon is denser than H2O, it helps to stop air from transmitting through the window, which in turn reduces its U-Value.

The window frame is built tightly around the glazing to enhance insulation, and a spacer is installed to further decrease heat flow and prevent condensation. Also, most modern window panes are constructed with film-coated, low emissivity (or “low E”) glass. Such materials help to reduce radiant heat and UV ray penetration.

All of these window characteristics cumulatively help to achieve an Energy Star rating and increase your home’s energy efficiency.

Benefits of Energy Efficient Windows

Even though high performance windows might be costly up front, they have the potential to save you a lot of money over time. In fact, according to the US Department of Energy, equipping your home with the proper Energy Star rated windows can save you from 7% – 15% on annual energy bills. Not to mention, the overall climate control and comfort of your home will be elevated as well.

As incentives to strive for sustainability, some regions offer benefits such as tax credits and rebates to those who install Energy Star rated windows. So in addition to saving money on those monthly energy bills, you may even get paid by the government!

Many Colorado regions have established rigid, residential energy codes for new construction projects. Places like Denver and Boulder County require new builds, remodels and additions to meet certain criteria established by the Home Energy Rating System (HERS).

When we conduct our HERS rating services, we are assessing multiple aspects of the home to give it an overall energy score. As you could probably guess, one of the main aspects we observe are windows. Simply put, a better U-Value and SHGC will get you a better HERS rating.

Similarly, we conduct RESchecks to help builders and contractors comply with IECC energy codes. And as we’ve discussed throughout this blog, when it comes energy conservation, it’s all about those U-Factors. Windows with optimal energy performance can help contractors meet IECC guidelines.

We hope that this excerpt has given you a better understanding of U-Factors, SHGCs, and the overall importance of good quality windows.

If you are interested in assessing the energy efficiency of your home, please feel free to reach out about our Scott Home Inspection Energy Services.