Have you considered the savings offered by solar water heating?? (Check out the Federal and State incentives)

SOLAR WATER HEATING

 

Solar water heating is indisputably the most cost-effective method of reducing your normal household energy use. It will reduce 80% of your yearly gas bill or about 25% of your yearly electric bill depending of course on how you heat your hot water. In the case of electric it will typically save between $300 to $400 per year. It will also typically pay for itself well within its warranty period. As energy costs increase so will your savings.

As we mentioned earlier, there is not just one solar water heating system that is right for every situation or for that matter each person's preference or comfort level. This is another area where our experience and integrity works for you. We can guide you to the most appropriate system for your family.

SolaRay

This is an "active" closed loop system which circulates nontoxic antifreeze through the solar panel and back down through 3/4" copper tubing which is wrapped around the solar water tank. There is a heat exchange between the heated antifreeze in the copper tubing and the water inside the tank. (The heat exchange occurs beneath the outer skin of the tank and an R-16 polyurethane insulation blanket.) This system combines the simplicity of a single pump and the antifreeze protection against overheating or freezing with the safety of a double wall heat exchanger. It comes in different size systems, all approved for various rebates and tax credits.

CopperHeart

This is a "passive" system called an Integral Collector Storage, or ICS system. It both stores water and heats it at the same time. This heated water is pushed into a standard electric or gas heater by your normal household water pressure when you draw hot water. Since it is putting hot water into your gas or electric water heater, the gas burner or electric heating element does not have to fire up, thus saving you energy use. It requires no pump or control. While it has the advantage of no moving parts, it does produce a lesser volume of hot water than an active system.

Both of the above systems have solar panels with copper water ways in an extruded anodized box with a low iron tempered glass covering for maximum heating performance. Compare them to open plastic panels which have significantly lower performance and life expectancy.

We also have access to other types of systems such as thermosiphon, drainback, and external heat exchange systems, but we feel that at this time the above systems in various configurations will cover most, if not all, needs. However, being from the school of thought that the customer's wishes come first, we can install these other types of systems, and you can be assured of the best installation possible.

INCENTIVES AND SAVINGS

 

Both the Salt River Project and Arizona Public Service give incentives for installing solar water heaters even if you have a gas or an older style existing solar water heater. These incentives are based on the independently tested kilowatt savings per year in the Solar Rating Certification Corporation’s OG-300 standards. And since we use only the highest rated systems available you receive the highest amount of incentive money.

In addition to the electric companies’ incentives there is also a State Tax Credit that pays for 25% of the system cost (up to $1000.00). There is also a Federal Tax Credit that pays for 30% of the system cost with no dollar limits.

This combination of incentives can leave you paying as little as 15% for our system. It amounts to the same, or just a little more than, the cost of a replacement gas or electric water heater. Of course, after the installation you start saving money immediately. So at the end of the first year of use (standard water heater vs. solar water heater) you will typically have a positive cash flow or a complete return on investment plus savings. It really is the best guaranteed financial investment that you will ever make.

An issue that people rightly bring up is what happens to their savings if there are expensive repair costs. We feel so strongly about the products we use and the quality of our workmanship that we give a full five year warranty on the complete system and an option for a full 10 year warranty. By full warranty we mean that all material and labor costs are covered. You are absolutely assured that you will have zero expenses during that time period, only savings, as well as for many years afterwards.

When people hear the word "solar" they often think of solar electric or photovoltaic (PV) systems where the sun’s light is converted to electricity which seems like free energy. As a result many people get excited about it and somewhat dismiss the benefits of Solar Water Heating. But the facts demonstrate that Solar Water Heating is dramatically more cost effective than solar electric and virtually everybody can afford it. Let’s give this example:

A 2.5 kilowatt solar electric/PV system will actually save you a little less in electricity than our Solar Water Heating system, but cost you five times as much! Environmentally speaking both will have equal benefits. When you consider that our Solar Water Heating system is only slightly more expensive than a standard water heater after the incentives, you know you can afford it. But if it were five times the cost for the same benefits (monetary and environmental) as is the case with solar electric systems, you would probably not want to pay for or be able to afford that investment. Why would you pay five times as much for the same result?

If you have any questions about solar water heating, give my friend Jim Combs a call at : Conservative Energy Systems, Inc. Phone:   480-835-9549 Toll-free:   866-531-2500 Fax:   480-827-9460 E-Mail:   jcsolar@aol.com Licenses Residential: AZROC #064601 C37R Commercial: AZROC #109008 CL78 Bonded & Insured

How to Spot a Bad HOA

September 2015 | By Jill Schweitzer

What’s the difference between a good, mediocre, and downright bad homeowner association? It’s not entirely a matter of opinion. There are specific items to look at and questions to ask that can tell your buyers whether they’re buying into an HOA that will only give them headaches. This information is particularly important in condominiums, where the HOA usually is responsible for maintaining the exterior of the buildings. If they aren’t careful, your buyers could face paying a big special assessment for years of neglected capital improvements after they close. The bill they’re typically stuck with could be anywhere from $1,000 to $30,000. (In some cases, they've gone over $100,000!) Help your buyers perform due diligence before closing by assisting them in identifying issues to minimize the element of surprise. While this isn’t intended to be legal advice and there may be other items to look at other than those mentioned in this article, this should give you ideas for how to advocate for your buyers when dealing with HOAs.

Look at the Community as a Whole

Is it run-down? Don’t solely focus on the one property your buyer is purchasing. When the HOA is responsible for maintaining the buildings, check out neighboring units and common spaces along with the home your buyer is purchasing. Here are some telltale signs of an HOA that isn’t on top of its responsibilities:

• Are the fences rusting?
• Are the building signs in disrepair?
• Does the asphalt look like gravel?
• Are the pool and other amenities clean and in good working order?
• What is the age and condition of the roofs?
• Do the buildings need to be painted?
• Are there staircases and balconies in poor shape that the HOA is responsible for maintaining?
• When were the buildings last treated for termites? Have they been neglected, with a higher risk of unknown termite damage throughout the community?
• Are there problems with siding?
• Are there grading issues causing flooding?
• What is the condition of the gutters, fascia, and other fixtures?

Look at the Reserve Study

First of all, make sure you and your buyers know what this is. A reserve study details an HOA’s long-term funding plan, showing, most important, how much it currently has to offset maintenance costs. It’s the most important tool to determine the financial health of the HOA.

• What is the percent funded? Zero percent to 30 percent means it’s at high risk of a special assessment; 31 percent to 70 percent is a medium risk; 71 percent to 100 percent is low risk.
• How much does the reserve study recommend the HOA saves each year, and how much is the HOA actually saving?
• Has the HOA been following the reserve study and making capital improvements?
• How much money can you foresee being needed compared to what the HOA has saved?

Proactively Ask Questions

Encourage your buyer to call and ask the HOA or HOA management company questions. You may need to make it a condition of the purchase contract that the seller will provide the answers if the HOA management company won’t answer you or your buyer. Keep these questions in mind:

• Have there been any special assessments before? Get the details and ask if there is discussion about having another one.
• Have there been any lawsuits or are any expected? Check court records.
• How many insurance claims has the HOA had?
• If roofs are an HOA responsibility, are there plans to transfer the burden to the owner? How many roof repairs have there been in the last couple years?
• Are there plans to change the HOA’s covenants, conditions, and restrictions?
• Have there been any repairs from extensive water or termite damage in the last couple years?

Your buyer must review the HOA’s covenants, rules, meeting minutes, violation policy, collection policy, and other aspects. Make your buyers a checklist to help them do their due diligence. Help them become an educated buyer on HOA living.

Ignorance isn’t bliss for your clients — or you — when it comes to HOAs. Agents and sellers could potentially avoid lawsuits by making buyers aware of all issues before they close on a property in an HOA. Remember, approximately 70 percent of HOAs are underfunded and in poor condition due to lack of maintenance. These are not HOAs “protecting our property values.”

This problem is not going away by keeping our eyes closed. The first step in improving HOAs is having real estate professionals who will educate buyers on how an HOA should operate. Buyers need to be involved and concerned with the HOA business that they are becoming a part of before closing — and they need to stay involved after closing. 

Do You Know What You Can Do to Save on Energy Costs??

Replace your incandescent light bulbs with fluorescent or CFLs. Doing so greatly reduces the energy consumed to light your home.

Open the windows on nice days to save on energy. This will give your heating and air conditioning systems a break, as well as let you air out your house.

In the cooler months, turn down the heat and wear long sleeves, pants and socks during the day. Also set your thermostat at a lower temperature while you’re sleeping. Wearing extra clothing or throwing another blanket on the bed will be worth it when you see a drop in your utility bills.

Have your heating and cooling systems serviced every year. Consider having your air conditioning system checked in the spring and your heating system serviced in the early fall. While you could save money by having both done at the same time, one will sit idle and unused for many months and may require additional servicing. Therefore, doing them separately may be more practical and save you money in the long run. Also, make sure filters are replaced regularly to keep your systems running effectively and efficiently.

Use high performance windows, screens and window films in your home. Not only will this help eliminate hot spots, it will also cut back on damage to wood furniture, artwork, and upholstery from UV rays. Also, high performance windows can cut back on the need to use your air conditioner.

Money Saving Energy TipsMake sure your attic is properly insulated. This will keep the house warmer in winter and cooler in the summer. You should also be sure that the attic has proper ventilation to allow for adequate and natural airflow.  According to the US Department of Energy, you can save up to 30 percent on heating and cooling costs by being sure your home is properly insulated.

There are many appliances and electronics that use energy even when they are not in use. This can be avoided by unplugging appliances when no one is using them. Some of the worst culprits are toasters, computer monitors, TVs, DVD players and microwaves. One way to keep from having to plug in and unplug these every day is to plug them into power strips. By using power strips, you can cut off the power to many of them at once with the flip of a single switch.

If your refrigerator has a power save switch, use it. Also, set your refrigerator temperature between 30 and 42 degrees. There’s really no need to set it any lower and doing so will only waste energy.

If you feel cold air or moisture around your refrigerator door, you need to repair the door seals. It’s not that difficult a task and every major hardware store has door seal repair kits. Doing so will help your refrigerator keep foods cooler while using less energy.

Dust your refrigerator and keep the coils cleaned by using a vacuum or a duster.

A full freezer uses less energy than an empty one, so try to keep it well stocked. Another option is to fill your freezer with old milk jugs filled with water.

Look for the Energy Star ratings when purchasing new appliances. The savings from these will be noticed quickly. Many federal and state tax credits and rebates are available for replacing your old appliances with newer, more energy efficient ones.

Energy Costs Got You Down?  The next time you’re looking to purchase a computer, consider a laptop. Laptops use less energy than regular desktop models.  Speaking of computers, set your computer to sleep mode instead of using a screen saver. This will help you to save on electricity when it’s not in use.

If you use battery chargers, make sure you unplug them once the batteries have a full charge.

When you’re doing laundry, wash and dry several loads at a time that way your dryer will still be warm when you change loads over and it will take less energy to heat it up.

Don’t over dry your clothing. Not only is this hard on your fabrics, but it also uses unnecessary energy. Many items can be dried until slightly damp and then hung up to dry.

When possible, wash full loads of clothing. If you need to wash less clothes in one load, make sure you adjust the water setting accordingly.

Consider hanging your clothes to dry outside on a line when weather permits. If this is not possible, you may also be able to air dry some items on a line inside, perhaps in the attic.

Whether you make large investments or use simple measures to make your home more energy efficient, your energy bills are sure to decrease when you follow the above tips. If you do decide to make a larger investment in becoming more energy efficient, the savings you reap will, in the long run, pay for the cost of any improvements you make. Not only will an energy efficient home help keep you and your family more comfortable and save money, in the future if you should decide to sell your home, the improvements you have made will make it more attractive to potential buyers.

Considering a Home Improvement Project? Check out Homewyse! Excellent New Tool for Homeowners!!

Material Costs

Learn what specific project material options cost in your area.  Bid, budget and negotiate more effectively.

Installation Costs

Get installed material cost estimates - from typical productivity rates, material costs and labor wages in your area.

Maintenance Costs

Get instant price estimates for cleaning, repair, and maintenance projects.  Learn when to do the work yourself or go with a pro.

New listing I just had to share!

Have you traveled the scenic @Verde Canyon Railroad?

Verde Canyon Railroad

The Verde Canyon Railroad takes you on a trip through Southwest regions rich with indigenous flora and fauna throughout the Verde Valley. Asphalt, concrete and tension drift away as you cruise from Clarkdale to Perkinsville at a smooth 12 miles per hour.

Along the journey, the vintage train cars wind their way through Arizona wilderness and your senses come alive. You hear the wheels echo off the canyon walls, feel the gentle wind kiss your cheek, taste Arizona’s special blend of fresh air or spy a majestic Bald Eagle effortlessly floating on a breeze.

The train passes towering crimson pinnacles, ancient Indian ruins, fortified trestles, a monocline fault and a manmade 680-foot tunnel on a four-hour rail journey from the old mining town of Clarkdale to the Perkinsville ghost ranch and back.

As you cruise, enjoy deliciously prepared meals paired with wine made locally at some ofArizona's most renowned vineyards.

How to buy a home in a seller’s market

Emboldened by low interest rates, rising rent prices and a stronger sense of job security, more people are making the leap into home ownership. But as they do, many face fierce competition, limited choices and the pressure to act quickly.

The biggest challenge for many would-be buyers is that there are not enough homes on the market. In some areas with low inventory, homes are being snatched up within a matter of days. That’s despite the rise in home prices, which increased by 4.9 percent in April from the year before, according to the most recent data from the Standard & Poor’s/Case-Shiller 20-city home price index. “Good for homeowners, not good for potential buyers,” says Lawrence Yun, chief economist for the National Association of Realtors.

In short, it’s getting harder to find a good deal.

More homes are being built, but the pace is still not strong enough to meet demand, analysts say. Construction started on 685,000 single-family homes in June, up 14.7 percent from a year earlier but still close to 40 percent less than what was typical in 2007, according to a report released Friday by the U.S. Department of Commerce.

So what should home buyers do in such a tight market? Here are a few steps people should take to increase their chances of landing the winning bid — and to protect themselves from paying more than they should.

Before you do anything, get a pre-approval letter.  You only need to get one. The pre-approval shows the seller that you have been vetted financially. It also gives you an idea of how much of a mortgage you can afford so that you can limit your search to houses within your price range.

In some markets, you may not get to see a house more than once or twice before you move in, so a pre-approval letter also can help you act quickly when you see a home you love. Keep in mind, however, that a pre-approval letter is not a guarantee for a mortgage, brokers say. So be ready to check with other lenders.

Make sure your broker knows the competition. Knowing how many people are interested in the house can help you come in with an offer that will be taken seriously, says Brian Block, a realtor in northern Virginia. Your broker might be able to find out from the listing agent how many people came to the open house and if it is likely to receive multiple offers, he says. Something that is too below the asking price or that doesn’t match with the seller’s timeline might get rejected. “That in turn will inform me as to how aggressive we have to be,” he says. It also lets buyers know if they should prepare for a bidding war.

Add an escalation clause to your arsenal. Bidding wars reached record levels leading up to the housing bubble of the early 2000s, and they haven’t really gone away since then. If you expect to compete with multiple offers on a property, consider using an escalation clause, which lays out how much more you are willing to pay over a competing offer. The clauses are more common in popular neighborhoods with low  inventory, says Suzanne Des Marais, a broker based in D.C., but they aren’t used on every home.

Including an escalation as part of the offer can help you show that you’re serious, since it lays out how much more you’re willing to pay. But as The Post’s Emily Badger has reported, buyers should watch out for sellers who price their homes unusually low in order to set off bidding wars.

Be flexible with timing. You can improve your chances of landing the home you want if you can show that you are willing to move as quickly — or as slowly — as the seller needs, says Will Wiard, a broker who works in D.C. and Virginia. A seller looking to close the deal within 30 days won’t be too interested in an offer from someone who won’t be ready to move for 60 days, he says. The same for a seller who needs more time before moving out of the property.

Tug at the heart strings. Are you and the person selling your home both veterans? Can you already picture little Jonnie playing on the tire swing or attending that great school in the neighborhood? When sellers are facing multiple offers, getting a personal letter from buyers that shows why they love the house or how they plan to use it might help to set the offer apart, Wiard says. Sure, many sellers are just going to go with the highest bidder. But some people with emotional attachments to the home they’re selling may want to know it is going to a family or couple that will look after it and appreciate it as much as they did, Wiard says.

Get a pre-inspection. Anything you can do to speed up the buying process and make it easier for the seller might improve your chances of getting the home you want, brokers say. For example, some people might pay for a pre-inspection before they make the offer so that they know ahead of time if the house is in good condition. That eliminates the need for further negotiation with the seller after the offer is made.

Pre-inspections are usually shorter than a regular inspection, says Des Marais. Some people who pay for a pre-inspection, which can cost $300 to $400, may still not get the house. But the effort shows that the you have some skin in the game and are serious about the home, she says. And you can decide then if you are comfortable with any repairs that need to be made or you can choose not to make an offer if the issues are too problematic.

Pay more cash up front. Really. Not all home buyers need to put 20 percent down when they make an offer on a home, especially when it comes to programs that are meant to encourage first-time home buyers. Still, you may juice up your offer by providing more money up front in what is called the earnest money deposit. The earnest money is cash provided by the buyer, ranging from 1 percent to up to 5 percent of the purchase price, that gets held in escrow until the sale closes.

The cash works as insurance for the home seller in case the buyer backs out of the deal. If all goes as planned, the money goes toward the down payment and closing costs. “It just shows how committed somebody is to that sale,” Des Marais says. You should ask for clear explanations on how it would work for you to receive a refund and what conditions would cause you to lose the money, she says.