Bristow, VA

What do you think it is? The microwave? Toaster? Hot tub? Computer (for lots of reasons...)?

Actually, it is none of the above.

The most dangerous appliance in your house may be your dryer!

Think about it. Dryer fires cost Americans as much as $100 million annually! They result in almost 50,000 fires that require the fire department, and average 400 injuries and 15 fatalities - annually. They cause more fires than electrical problems. And 81% of them happen in residential homes. (1) That is dangerous!

Most dryer fires are reported in the laundry room. In the olden days, that meant the basement or the garage. But in modern society, the laundry room location has shifted to the bedroom, kitchen, family room, hallway or closet.

When to most fires happen? Incidences increase dramatically from November to March, with 10.6% happening in January. Why? Probably because that is when we wash our heaviest clothing. It takes more time to dry them, they heat up and poof!

And what is the most common cause of dryer fires? VENTILATION. And that for many reasons:

1. In modern houses dryer vents cover longer distances to reach an outside wall.

2. Clogs that occur because of sharp bends or turns.

3. Plastic or foil wrapped "slinky" venting. This venting has lots of pockets that can trap lint. Solid vents are highly recommended.

4. Incorrect venting which does not exhaust outdoors but into a crawl space, attic, or interior walls. This can also contribute to the increase of molds and air deterioration. Also, incorrect venting which allows animals to get inside where they nest or otherwise obstruct air flow.

What is the most important thing we can do to prevent dryer fires?

Keep our vents clean! That means disconnecting the vent tubing from the dryer every one to two years and either cleaning it all ourselves (including as much of the tubing as possible) or hiring a professional company to do it.

And by following proper installation guidelines when the dryer is first installed.

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Dryer Loss Control Recommendations -- Per the U.S. Consumer Product Safety Commission (CPSC):

1. Clean the lint screen/filter before or after drying each load of clothes – If clothing is still damp at the end of a typical drying cycle or drying requires longer times than normal, this may be a sign that the lint screen or the exhaust duct is blocked.

2. Clean the dryer vent and exhaust duct periodically – Check the outside dryer vent while the dryer is operating to make sure exhaust air is escaping.

3. Replace plastic or foil, accordion-type ducting materials with rigid or corrugated semi-rigid metal duct – The flexible plastic or foil type duct can more easily trap lint and is more susceptible to kinks and crushing, which can greatly reduce the airflow.

4. Take special care when drying clothes that have been soiled with volatile chemicals – Special care is required when drying clothes exposed to gasoline, cooking oils, cleaning agents, finishing oils and stains. If possible, wash the clothes more than once and, preferably, hang the clothes to dry. If using a dryer, use the lowest heat setting and a drying cycle that has a cool-down period at the end of the cycle.

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My recommendation: When you buy a new dryer, have it installed professionally. Most retailers will deliver and install nowadays. And pay special attention to keeping your vent clean where the vent exits the dryer and enters the wall, and where it discharges on the outside of your house!

(1) “Clothes Dryer Fires in Residential Buildings”. Topical Fire Research Series. U.S. Department of Homeland Security. U.S. Fire Administration. Volume 7, Issue 1. January 2007.

Braemar Townhouses continued to be in demand as we started the Fall selling season in September 2009. Overall, between the months of September and October, there were 5 Breamer townhouse resales, which I divided into two categories: Garage Townhouses and Townhouses with No Garage. When comparing sales prices, it is always best to compare like to like.

Braemar Townhouses without Garages gained some ground this report. After only two resales, the average sales price has gone up 10.6% since last report (July-August 2009) to $212,000 this report (September-October 2009). Average seller subsidy (closing assistance from seller to buyer) was up 65% to $2,998. And if you were thinking of selling your Braemar Townhouse without a Garage, you can expect to have it under contract (if priced to current market conditions) in just under two weeks. That's nearly identical to last report.

Braemar Garage Townhouses lost some value this report. After three resales, average sales price is down to $215,000 since last report...a 7.9% loss in two months. Average seller subsidy is up 14.7% since last report, to $5,698 this report. And if you are thinking of selling your Braemar Garage Townhouse, you can still expect to have it under contract (if priced to current market conditions) in a week's time.

I prepare the Braemar Townhouse Report every two months. The next one will be out in January. If you would like to receive a hard copy, send me an email and I'll add you to my mailing list. Otherwise, you can check my website to see average sales prices of Braemar Townhouses dating back to 2006. Go to www.nvarealestate.net and click the link on the left for Braemar Townhouse Report Online. The two categories will look like this:

In the meantime, if you are thinking of buying or selling a Braemar townhouse, don't hesitate to call.

No one knows Braemar better!

Chris Ann Cleland, Long & Foster, Realtor, Licensed in Virginia

703-402-0037, chrisann@LNF.com

NORTHERN VIRGINIA HOME FINDER

and then contact Karen and Art by Email or call us at 703-690-6569. Put our record of customer service, real estate experience and state-of-the-art technology to work for you in Alexandria, Arlington County, Fairfax County, Prince William County, Stafford County or the entire Northern Virginia Area.

The house was warm, so I knew there was a furnace.

The water was hot, so I knew there was a water heater.

I just couldn't find them! The layout of the (lovely) basement made it hard to get my house geography. The six "bedrooms" were placed in a weird array. The former laundry room was no more, in favor I guess of rent from another "bedroom" and the local laundromat. But I was undaunted in my search.

I knew where they should be, I just couldn't see how to get to them!

Finally, behind a "bedroom" bureau, I saw some peg board on the wall! HA! It was screwed tightly to the wall but I did peek in.

The furnace! The water heater! And I saw another door.

That door was in the garage, hidden behind a tool shelf. Though heavy I moved it. Wow, the door worked!

What you can't see here are dimensions. I could barely fit between the two units to get to the front of the furnace. That front is about 15" from the peg board. Finally getting the cover off, I could see that it was extremely dirty and rusty inside, and the blower was quite dirty.

I was worried that the filter had not been replaced in a while, like, um, a loooong while, and politely went to remove it. Instead of finding a very clogged filter, I was happy to discover that there was none! Well, that how-often-do-we-have-to-replace-the-filter problem was solved!! Just remove the little sucker! And hide the furnace room... Out of sight, out of mind!

You also can see that the water heater is stressed, with some flame out happening when it turns on. And the vent from the water heater was angled downward. And it's been there a while! Well, those are just minor problems anyway.

The rest of this lovely home was just as laugh out loud!! I believe it will cost as much to bring the house back into an American condition, as it does to buy it. Welcome to my world in Northern Virginia.

My recommendation: When you can't find something, it helps to have a compass with you, a map of the terrain and a good guide. Gimme a call!