Wenatchee Realtor Is Assaulted At Open House

Realtors have many open houses per month.  The weekends are sprinkled with corner signs advertising open houses.  It’s a great opportunity to show off homes and allow potential buyers a preview, but you hardly ever consider the dangers of allowing strangers into your space.  Last weekend a Wenatchee realtor was assaulted at an open house.  Thankfully she was not harmed and made wise decisions to protect herself.  This is a a great time to review the safety guidelines realtors should follow when exposing themselves to unfamiliar people and environments.  Take a look at these Open House Safety Tips from the National Association of REALTORS®.

“A real estate agent was assaulted during an open house Sunday afternoon at a home for sale in the 700 block of Cascade Street in Wenatchee. Police Sgt. John Kruse said the local woman called police after incident about 1:30pm. Kruse said she told authorities a husband and wife had toured the home together but the suspect returned alone and asked to see the home’s basement.  Kruse says the intoxicated man allegedly tried to grab the female real estate agent.  Officers contacted the man who claimed they were just having a “consensual hug”.  Kruse says the woman was not injured.”

Source:  KPQ.com

Kirkland gains 31,000 residents and Woodinville loses a fire department.

We perform a lot of Kirkland home inspections and I’m sure the new home buyers and current homeowners are very happy they’ll receive property tax savings soon. The Kirkland annexation will boast the benefits of 31,000 more residents, a decrease in property taxes and increased law enforcement, but one neighborhood loses a fire department. In a KING-5 News video interview the Kirkland mayor says that they are prepared to cover the larger area. The city had been working on the annexation for 10 years. The Woodinville area fire department had a closing ceremony today to honor their “second home” and office.

“One of the biggest annexations King County has seen in a long time became official a minute after midnight Tuesday. The Finn Hill, North Juanita and Kingsgate neighborhoods are now part of Kirkland…the city has done extensive research and is confident Kirkland can welcome 31,000 additional residents and 200 new businesses while providing essential city services. One change will be law enforcement. On Tuesday, the King County Sheriff’s Office patrolled the Finn Hill, North Juanita and Kingsgate neighborhoods. Now Kirkland police take over. That’s why the department hired 24 new officers and still plans on adding 13 more. The Kingsgate area, however, lost a nearby Woodvinville fire station. Residents there have concerns about what that will mean for service. Kirkland’s mayor said the city has hired additional firefighters and they are working to make sure response times stay low.”
Source KING 5 News, June 1, 2011 at 7:20 AM

Selling your house? Order a pre-listing home inspection in Wenatchee & Seattle areas to sell fast and increase your profit.

Give yourself an edge in this tough market with a pre-listing inspection. Most folks only order an inspection when they are purchasing a home. We believe home sellers have a lot to gain when they order an inspection before their home goes up for sale. Here are a few reasons:


Sell your home faster! Put your best foot forward from the beginning and let buyers know that you have nothing to hide.

Receive better offers when you have disclosed the true condition of the property with a pre-listing inspection report. Avoid “low ball offers.”

Eliminate price negotiations based on the buyer’s inspection. If you’ve priced the home based on the pre-listing inspection’s findings then you’ve decreased the reasons for price negotiations after mutual acceptance.

Avoid walk-away buyers by removing surprises. Frustrated buyers will often walk away from a deal when the inspection report exposes concealed repairs.

The price is right!  Resolve all issues before the house goes on the market and price it accordingly. Don’t want to fix it? Reflect the current condition in the listing price.

Increase profits when you have completed the repairs yourself. Even minor findings in the buyer’s inspection can result in profit losses. The buyer will frequently provide the highest contractor bid while you would have chosen the best value bid.

We’ve seen a greater interest in pre-listing inspections recently. Motivated sellers are using this effective tool to sell their home faster.

Investors Buy North Lake Union Parcel for $3.58 Million

What will we see moving to North Lake Union?  An investment group is taking advantage of competitive commercial real estate prices and scooping up a half acre parcel in the great location between Wallingford and Burke Avenues.


"An investment group led by David Zarett paid $3.58 million for a second half-block property overlooking the north end of Lake Union. Northlake LLC now owns the full block along North Northlake Way between Wallingord Avenue North and Burke Avenue North. The investment group bought the 0.47-acre site at 3301 Burke Ave. N. from Restaurants Unlimited founder Richard Komen and his family. The property includes the 8,051-square-foot Restaurants Unlimited office building. Northlake LLC acquired the adjacent 0.31-acre parcel at 3301 Wallingford Ave. N. for $850,000 back in 1998. Six years later, Zarett filed for permits to construct a mixed-use residential office building on the site but never moved forward on the project."

Original Post: Investors buy North Lake Union parcel
Puget Sound Business Journal
By Jeanne Lang Jones
May 24, 2011

Wenatchee home inspection company, AMS Inspection, sponsors NCHBA Breakfast June 8th

Are you hungry for important information about the North Central Home Builders Association? Then join us Wednesday, June 8th at SMITTY’S PANCAKE HOUSE, Wenatchee at 7:30 am – 8:30 am. This great FREE breakfast is sponsored by AMS Inspection Services, Inc. Come fill up on awesome information about the benefits of being a member of the NCHBA. Whether you’re brand new or been here since the beginning there is always something to learn about. If you know of someone thinking about joining then this is a great opportunity for them to learn what the NCHBA is all about. ***Please RSVP by calling Cindy at 509-665-8195 by Monday, June 6th. VIEW FLYER.

Bubble Meter: U.S. housing price decline accelerating

Bubble Meter: U.S. housing price decline accelerating: "According to Zillow.com, in Q1 2011 housing prices experienced their biggest quarterly decline since 2008: Home values posted the largest d..."

A New Seattle Office for Bank Of America Offers Foreclosure Alternatives

“Bank of America announced Wednesday it had opened an office in Seattle to allow distressed homeowners whose mortgages it services to meet face to face with specialists and consider alternatives to foreclosure.”

Source: Seattle Times, April 27, 2011. “BofA opens office for foreclosure alternatives.”

People considering foreclosure can speak to specialists at BofA by appointment to weigh out their options. An increase in foreclosures and short sales in the Washington area has required banks and mortgage providers to add more services and departments.

Outreach events are planned for May 19-21 in Bellevue and Spokane and require registration. To register for the BofA events go to www.bankofamerica.com/outreachevent.

Washington State Apple Blossom Festival 2011 Schedule

The 92nd annual Washington State Apple Blossom Festival starts this week in Wenatchee, Washington.  We'll be taking some time off from our Wenatchee home inspections to attend our favorite events.  We've listed a few of them here but you can view the complete schedule at http://www.appleblossom.org/.

Memorial Park Food Fair
Dates: April 28-May 8
Location: Memorial Park @ Orondo & Chelan
Time: Daily 11am
From lunch through dinner, many tasty treats satisfy the appetite and make meal plans during the Festival a snap! There will be entertainment during the lunch and dinner hours.

Verizon Wireless Entertainment at Memorial Park
Dates: April 28-May 8
Location: Memorial Park @ Orondo & Chelan
Time: During lunch & dinner hours & all day on weekends - FREE

Funtastic Shows Carnival
Dates: April 29-May 8, P.O.P Nights: May 2-5 - $25
Location: River Front Park at the foot of 5th Street on the Columbia River

2nd Annual Apple Blossom Corvette Rally & Cruise
Date: Saturday, April 30
Cost: $10 registration fee

The Keyes Fibre Youth Parade
Date: Saturday, April 30
Time: 11am
The Festival’s Youth Parade is one of the only parades in the state to feature so many of Washington’s youngsters. Over 4,500 children ages 14 and participate in this celebration!

Bocce Ball Recreational Tournament
Date: Sunday, May 1
Location: Walla Walla Point Park Shelter #

Les Schwab Classy Chassis Parade & Car Show
Date: Parade, May 6; Car Show, May 7
Car Show: Eastmont Community Park
Time: Parade 6:30pm; Car Show 10am-5pm
Cost: Free to watch; $25 for Participants; $75 for Commercial Participants
The Les Schwab Classy Chassis Parade has become an Apple Blossom weekend favorite, so you’ll want to claim your spot on the parade route early for this 6:30pm Friday night event Check-in will begin at 10am with festivities in full swing by noon. In addition to good food and great music, you won’t want to miss the Apple Bin Races at 2pm or the Awards Ceremony at 4pm.

Apple Blossom Run
Date: Saturday, May 7
Time: Registration- 8am; Start time-9:40am
Tickets: Pre-registered - $12; Race Day - $15, Kids Race Free
Registration: Online at wvmedical.com

The Stemilt Growers Grand Parade
Date: Saturday, May 7
Time: 11 am

Wine-Apple-Oosa!
Date: Saturday May, 7
Location: Performing Arts Center Plaza
Time: 1pm– 5pm
Cost: $20 wine tasting
Ticket Info: www.wenatcheewines.com

“Rock on the Ave.” sponsored by Verizon Wireless
Date: Saturday, May 7
Location: Wenatchee Conventions Center; downstairs
Time: Doors open @ 8pm; Band starts @ 9pm
Cost: $5 wristbands, purchase online at appleblossom.org or at the door

Zillow Goes Public

"Real estate site Zillow.com filed for a $51.75 million initial public offering Monday.  The Seattle-based company didn't say in its Form S-1 filing how many shares it planned to sell, nor how it would price each share. However, it did say that Technology Crossover Ventures and PAR Investment Partners agreed to buy a total of $5.5 million of common stock directly from Zillow."

Source: NEW YORK (CNNMoney) By Julianne Pepitone, staff reporter (April 18, 2011: 4:50 PM ET)

Overall home sales may still be down since the boom, but the real estate tech industry is looking good.  Trulia, Zillow, Estately and Redfin have started to thrive in the dot com world.  Capitalizing on social networking integration and web advertisement these companies are providing better tools for the home buyer, seller, real estate agent and other real estate industry professionals.  As a home inspector working from Seattle to Wenatchee these websites have been a valuable tool for marketing our services over a board service area.  I'm looking forward to the many opportunities these sites present as they grow.

Wenatchee Home Inspection Photo: Can you see the problem?

Wenatchee Home Inspection

At first glance you may think the green algae is the issue in the photo, but not really.  This photo was taken under an exterior deck and algae is typical in those areas.  The real concern is the wood laying on the ground next to the home.  This a great place for wood destroying organisms to start residing and to begin gaining access to your lovely home.  Carpenter ants love decomposing wood!

Seasonal Showers & Your Crawl Space Or Basement

April showers bring May flowers….or flooded crawl spaces and basements! Seasonal water damage isn’t as obvious as you may think. It doesn’t take a severe flood to do water damage to your home just increased saturation. For most of the Wenatchee, Leavenworth and Seattle areas we’ve experienced an increase in precipitation and strong winds over the last week. Now is the time to pay close attention to your crawl space, basements and drainage in your yard.

Right now is a good time to take a trip down to your crawl space. Prolonged moisture in the crawl space can attribute to mold, mildew, sill rot, joist rot, soil settlement, contamination of insulation and insect attraction. Monitor the walls in your basement for signs of moisture as well.

Follow these tips to keep the water out of your home. Clear gutters and downspouts of debris ensuring that water will be pulled from the roof and away from your home. Remember, a downspout doesn’t do any good if it deposits the water next to house! If your home’s yard frequently floods like the picture then you have problems resulting from a negative grade to the property. In other words your home should built up so that water slopes away from the home’s foundation. Finally, clear the storm water drains on the streets by your home frequently. This will avoid blockage and buildup of water causing dangerous street and property flooding. Should the property become a bigger problem than you can manage call the municipality. Of course, we are happy to perform a maintenance inspection on your home to determine any damages resulting from seasonal floods or moisture intrusion.

"Think Local First" in Leavenworth

Leavenworth, Washington, is a great little town of about 2,000 full time residents, but draws just over one million visitors every year.  The Bavarian theme town has a healthy economy, a thriving downtown and abundant recreational and tourist attractions.  Last week Rebecca attended a reception for local independent business owners called "Think Local First."  While our home inspection company advertises service from Seattle to Wenatchee our office is based out of Leavenworth for the wonderful reasons listed above.

The mission of Think Local First in Leavenworth & the Upper Wenatchee Valley is "to build a sustainable economy by increasing awareness about the personal, community and economic benefits of choosing local, independently-owned businesses first."  After seeing many familiar faces and sipping on donated local wine in the Barn Beach Reserve River Haus we watched a Bellingham based short docu-film highlighting the processes and successes of supporting locally owned businesses by purchasing their goods and services.  The room was packed!

Next, the group was introduced to the board of advisers that were behind the night's event.  We were encouraged to "Think Local First" with each purchase.  The idea is that money stays where you spend it.  According a handout from the evening, a consulting firm (Civic Economics) found that "when West Michigan consumers choose a locally owned business over a non-local alternative, $68 of every $100 spent stays in the community."  It went on to describe that only $43 stays in the community if spent non-locally and $0 remains when choosing to spend online.  Of course, the bottom line here is growth:  in activity, jobs, income and community.

The Call To Action!  Everyone was encouraged to sign a "10% Shift" pledge by the end of the evening.  If you could pledge to spend 10% more of your normal purchases locally then signing the dotted line was not too hard.  Living in a small town you'll find that you can't get everything in your neighborhood.  I happen to know that you can't process film or purchase a car in Leavenworth, but daily tasks and common services are very easy to manage.  The aforementioned handout referenced the same 2008 Kent County, Michigan, study when discussing the power of the 10% shift.  Their study estimated that the "10% shift would result in $140 million in new economic activity; 1,600 new jobs, and $50 millions in new wages."  In Chelan County that would mean "$16.8 million in new economic activity; 192 new jobs; and $6 million in new wages."

I'm up for the challenge!  We're going to make the 10% Shift.  I know that whatever we can't find from local business owners in Leavenworth we can certainly find within Chelan County in Wenatchee.  How about you?  Can you make the pledge in your town?

Wenatchee Home Inspector's Social Media Experience: Using Facebook to Add Newsletter Subscriptions

Our home inspection company has a large service area from Wenatchee to Seattle and sometimes it's a challenge to keep everyone informed.  Recently I was updating my Facebook business page. I really wanted to upload an application that could embed my e-newsletter sign up form. The most obvious Facebook Tabs include Wall, Info, Photos, Videos, Discussions, Links, and Applications. Using the Applications (Apps) tab you can insert your own HTML code to display your very own unique information. The Apps you want is called the Static FBML. This is what I needed to do in order to embed my e-newsletter sign up form on my Facebook page: www.facebook.com/AMSinspection.

1. In the Facebook search bar type “Static FBML.” Click Add to my page once you’ve found the Static FBML page.
2. Click on the Add to page button for the appropriate business page.
3. Go your business page and click Edit Page in the top right corner.
4. Click Applications and find FBML-FBML in the list of applications.
5. You have 3 options. Choose Go to Application and click.
6. An edit page will open. Paste your HTML code into the FBML box.
7. Personalize your tab link in the Box Title box. For example “Newsletter Sign-Up”.
8. Click on Save Changes and then go to your business page and admire your work!

You should have a new tab link on the left side of your page under your profile picture. You can delete it any time or change the name by following the easy steps that you used to create the link.

Here is mine. I use mailchimp for my e-news and they provide the HTML code use on other sites.

Closing Costs Calculator for the Washington Home Buyer



Photo Credit: http://themortgagereports.com

We perform home inspections in about 10 counties throughout Washington from Seattle to Wenatchee. Occasionally our clients call to book an inspection and are still a little confused about the inspection cost-- who pays it, how much it is, etc. We did a little internet search and found a few closing cost calculators that may help the potential home buyer. The calculator we are sharing seems to have the most descriptions of the costs, but will only give you a rough idea since the costs are only estimations. For example, they estimate the cost of an inspection at $175, but our inspections start at $275...this is standard for a single family home. Condos may be less. Also, the appraisal fee usually starts around $300. A loan application fee will be added to the credit report for a combined fee of $75-$300. With all this in mind you can use the calculator to get an idea of the added costs associated with buying a home. If you have a good agent to walk you through the buying process then you won't be blindsided with these costs. They can also help you negotiate fees that may be shared with the seller.

Closing Costs Calculator from Mortgage-Investments.com

Homeowner Tax Guide: Get All Your Deductions!

In a time where buyers are cautious and are really weighing out all the benefits of home ownership here are some considerations for tax season. Several tax deductions and credits are providing relief to homeowners and making them very proud of their investment decision. Deducting mortgage interest, home equity debt, capital gains on home sales and taking advantage of energy conservation credits are just a few of the tax season benefits that homeowners can cash in on. Do you have a home office? There’s another one. Most of our monthly home loan payment is interest and you can deduct every bit of it. Only those folks with a loan of $1,000,000+ receive a cap on this deduction.

Stephanie Singer, a Realtors.org contributor wrote about this topic in Tax Time Less Taxing for Home Owners. She said that, “ninety-one percent of home owners who claim the mortgage interest deduction earn less than $200,000 a year, and the ability to deduct the interest paid on a mortgage can mean significant savings at tax time. For example, a family who bought a home in 2010 with a $200,000, 30-year, fixed-rate mortgage, assuming an interest rate of 4.5 percent, could save nearly $3,500 in federal taxes when they file this year.”

We found a great resource from Kiplinger.com. They have listed all the deductions for homeowners at “What’s Deductible? – A to Z.” Check it out to make sure that you're getting the most deductions as a homeowner. We use a skilled accountant in Wenatchee to guide us through our own tax deductions. We suggest that you hire a recommended accounting professional to point out these important opportunities for you.

Wenatchee Fire Chief Applies For Smoke Detector Grants

This week I attended a North Central Home Builders Association dinner in Wenatchee, Washington. One of the speakers was Mark Yaple, the Assistant Fire Chief for the City of Wenatchee. He talked about the number one problem that causes a total loss in a house fire– a faulty or absent smoke detector. Since 1995 building code has required homes to have hardwired smoke detector alarms with battery backup. Yaple is concerned about the homes built before 1995. He has taken it upon himself to provide smoke detectors to any home in the city of Wenatchee that needs one.

State Farm Insurance gave him a $5,000 grant to purchase battery operated smoke detectors. With the help of a Red Cross volunteer and driving his fire truck he went door to door inspecting smoke detectors and installing new ones where needed. He advertised his free service to the public and received many calls from elderly people that were not able to deal with the problem themselves. His goal is to receive more money and continue his good work. He has applied for more grants from State Farm and the Federal Government and hopes to receive up to $27,000 to purchase detectors. Obviously, new construction homes are not entitled to his program because they would not meet the code adopted in 1995. If you would like to volunteer with Yaple to install smoke detectors contact him at the City of Wenatchee. He could use our help!

Hög Loppet Ski Trek 2011

Ski 30 km from Mission Ridge to Blewett Pass. Stay in Leavenworth!
For the second year in a row I skied the Hög Loppet and Rebecca, our office manager, coordinated the huge event for the third year with the Leavenworth Winter Sports Club.  This was the first Saturday in a long time that our AMS Inspection office was completely closed...and for skiing!  The event was a great success with over 600 registrations and folks traveling to the Leavenworth-Wenatchee area from all over the Pacific Northwest and other areas.  Here are some intersting facts that Rebecca shared about the event.

Cashmere World articles:
"Hog Loppet Draws Record Attendance Despite Near Record Cold Temps"
"Hog Loppet Highlight Colorful Capes and Shot Ski"

"Hog Loppet Ski Trek Feb. 26th"

YouTube Video From A Participating Skier:  Hög Loppet 2011

Wenatchee World blog:  Hög Loppet 2011
Leavenworth World:  Hog Loppet Weekend
Cross Country Skier Magazine:  Leavenworth Winter Sports Club to Present Hog Loppet Ski Trek

 

Data about registrations:

• 5% from Wenatchee
• 6% from Leavenworth
• 19% other
• 70% from Western WA

Other Info:

• Farthest Participant From: New York
• 70% stay in Leavenworth
• 87% use shuttle buses
• 3 shuttle buses were required in Wenatchee
• 10 shuttle buses were required in Leavenworth
• Youngest Skier= 10 years
• Oldest Skier= 73 years
• Last chairlift: 8:30 a.m.
• First Skier to finish: 9:45 a.m.
• Last Skier to finish: 5:10 p.m.
• 70 staff/volunteers
• 557 participated
• 602 registered
• 30 kilometers

Northwest ENERGY STAR's New Standards

Northwest ENERGY STAR Verifier Update Training started in November 2010 to educated certified Verifiers about the new standards for ENERGY STAR Homes, with a roll-out date of January 1, 2011. In the November/December 2010 "Builder News" Northwest ENERGY STAR Homes said that, "due to the changing energy codes across the Northwest, the January 1 roll-out of the enhanced specifications was necessary to maintain the high level of quality and performance associated with the Northwest ENERGY STAR Homes label."


Our company owner, Aaron Schreiner, attended the update training in Olympia in January.  For more information about the new standards visit the ENERGY STAR Insider News page.  Aaron's professional achievement was highlighted in the Wenatchee World People & Places article on March 5th.

-Rebecca Darley

WA State Energy Code's New HVAC Requirement

     This week one of our staff went to a WSU Extension Energy Program training in Wenatchee with a focus on duct sealing and testing requirements for the 2009 Washington State Energy Code for HVAC: 503.10.3 Sealing.  We have two Energy Star Performance Technicians on staff so this class was more of a refresher course on duct testing but we did benefit from understanding more about the changes to the new HVAC requirements.  Basically, the code is in a trial period.  Contractors must test the HVAC now but do not have to meet the target rate of allowable leakage during this 120-day testing period.  In April 2011 a judicial committee will listen to arguments from all sides and make a decision about the 503.10.3 Sealing WA State Energy Code. 
     We performed a HVAC leakage test on a home in South Wenatchee.  The new construction home performed well.  It would have passed the new requirements.  It was interesting to note the small leakages that could be easily fixed by mastic.  The equipment used for testing the HVAC includes a duct blaster, manometer and blower door which could add up to $5,000.  This is a new expense to contractors.  There is also discussion about requiring third party testing due to conflict of interest.  Should HVAC contractors be able to test their own work? 
     Here are a few interesting facts we learned in class this week.  Did you know that 40% of a home's fresh air comes from the crawl space or garage?  Thinking about cleaning those spaces right now...aren't you!?  This is also a good time to remind you to open your garage door any time the car is on.  A family of four can emit up to 3 gallons of water into a home daily from sweating, showering, cooking, etc.  Where do the 12 gallons of water go?  Be sure to use your oven and bathroom exhaust fans regularly!

Seattle Home Show: Feb. 19-27th

Spring is just around the corner and it's beginning to look a lot like Home Show Season!  Wenatchee's Home Show was a huge success last weekend, now we look forward to the Seattle Home Show starting on Saturday and open for 9 days.  Check out this info from their website:

The Seattle Home Show opens its doors for its 67th annual home products extravaganza on February 19, 2011 for a nine-day run through February 27.   This much-anticipated show of nearly 500 exhibits includes everything for the home and landscape, highlighted by Idea Street™ - a community of furnished and landscaped model homes. Idea Street is a showcase for home design, interior style and the latest appliances and fixtures.  Show attendees enjoy the variety and scope of the exhibition which includes green living displays, kitchens and baths, home decorating, arts and crafts, garden displays, and Meet the Expert Seminars featuring home improvement topics presented by industry professionals. America’s Biggest Open House™ - the Seattle Home Show – takes place in downtown Seattle at the Qwest Field Event Center. Details at www.SeattleHomeShow.com.

Home Show in Wenatchee: Feb. 11-13th

Every year the NCHBA or North Central Home Builders Association produces a spectacular home show in Wenatchee, Washington.  There's a little something for everyone whether you are interested in remodeling, decorating, building, buying or selling a home...they've got all the experts there for your questions!  Here's some info from their website.  Download this COUPON for $1 off admission:

This year, we have a lot of new things going on and are very excited to “get the Show on the road”! The Kid’s Zone by Lowe’s is going to be fantastic this year. Not only will the kids be able to build their own project with a professional from Lowe’s, they can go on a scavenger hunt with their parents or enjoy FREE ice skating on Friday and Saturday. So, if you have kids that are 12 and under, make sure to take them to the Kids Zone by Lowe’s, located in the Crunch-Pak Hospitality Room on the the main floor of the Town Toyota Center!  Workshops and How-to’s that you WON’T want to miss! Come and see what the Master Gardeners have to demonstrate on Friday, Saturday and Sunday of the show!   Be one of the first 250 attendees on Saturday and Sunday and receive a special Home Show Entrance Bag! These bags will be filled with small gifts, specials and discount coupons from participating sponsors and vendors! These bags will also come in very handy when you need a place to stow away other information and items you gather!  There will be additional event parking available for attendees across the street at Walla Walla Point Park, both parking lots, as well as at Lowe’s Home Improvement Warehouse. Many thanks to Lowe’s for generously allowing our Home Show attendees to use half of their parking lot for our event!

Hot Water Heaters Expansion Tanks, what do they really do?

Thermal expansion of water in a closed plumbing system can create a number of annoying and potentially dangerous problems. These include: unusually high pressure in a system, pressure surges, and the chronic or continuous dripping of a temperature and pressure (T&P) relief valve. In addition, dripping faucets and leaking toilet tank ball cock fill valves are also symptomatic of thermal expansion. More serious problems can also occur due to thermal expansion. When dangerous pressures are built up in a water heater, internal parts may fail such as the internal flues, fittings or water connections. If a flue way collapses it can lead to the potential release of toxic gases, such as carbon monoxide into living spaces.
Virtually, every modern plumbing code requires the installation of an expansion tank on hot water heater installations. The reason is simple. Water expands when heated. This extra volume of water needs to go somewhere. Before the widespread usage of backflow preventers, check valves and pressure reducing valves, this expanded water simply pushed the cold water back into the city water main. Now with these devices required in new construction and most permitted remodels we have successfully closed this system.
Where does the pressure to go?

Expansion tanks are really simple devices. They contain compressed air and a special rubber bladder. When your hot water heater turns on, the water within your piping system begins to expand. This expanding water slowly enters the expansion tank as the water is brought to temperature. Eventually, hot water is drawn from the system thru a faucet and the expansion tank releases the extra water into the piping system.

The installation of an expansion tank is a simple upgrade for any hot water systems. There are some things you need to know before running out and purchasing your unit such as existing water pressures, capacity of the hot water tank, and ensuring the unit you purchase is for potable water systems. I always recommend working with a licensed plumbing contractor.