Put another log on the fire

Believe it or not, winter is just around the corner. Although Texas winters may not rival those in other parts of the country, fireplaces are a popular feature with Texas homeowners. Winter is the perfect time to cozy up next to your fireplace with your loved ones and a cup of hot cocoa. Romantic as this sounds, buying, selling or owning a home with a fireplace does present some challenges.

The perfect fireside

The fireplace serves not only as a source of warmth, but also as a focal point of the living room in most homes. It's where you display family portraits or a favorite piece of art. A home with a fireplace can feel very inviting and be a valuable selling point to potential buyers. Year after year, the fireplace is rated one of the top amenities desired by homeowners. But, beware-a fireplace with structural problems or safety issues can throw a real estate transaction off track, cost a lot of money to fix and even put lives at risk.

Take a closer look

As a potential buyer, you should insist that the home be thoroughly inspected by a professional inspector. That inspection will include the fireplace to ensure it presents no hazards. If the inspector finds a potential problem, he may assess it himself or recommend that a specialist further explore the problem. Fireplaces sometimes have structural problems that could be dangerous or lead to expensive repairs. These include the fireplace separating from the home, improper installation, corrosion or rusting of the inner liners of metal chimneys, buckling, and separation of the seam or collapsing of the inner liner of metal chimneys.

An inspection also may include factors such as the pilot flame or electronic igniter, the valve pressure, the heat-exchange area, the gas-log positioning and any electrical connections. Other fireplace hazards include creosote buildup (which is extremely flammable), improper venting, birds nesting in the chimney, or issues with gas lines in gas fireplaces.

Maintenance is key

As a current homeowner, maintaining your fireplace not only keeps you and your family safe, it also prevents potentially deal-breaking problems when you decide to sell. Annual service and maintenance by a certified technician before fireplace season begins will keep your fireplace safe and in top condition. Ask your Realtor for further information about fireplace service and inspections.

Maybe you shouldn't do it yourself

If you're going to clean your fireplace on your own, make sure you wear appropriate eye protection, gloves and an approved dust mask. Cover the fireplace opening, all rugs and furniture in the area. Soot and other debris from cleaning may cause damage to your home.

If cleaning your fireplace requires a ladder or getting on the roof, only someone with experience and proper safety precautions should take on this task. For your own safety, be aware of electrical and fire hazards at all times and use caution when handling brushes. Keep brushes, cleaning tools and other dangerous items away from children. For most people, fireplace maintenance is a job better left to a professional.

Like many other features of your home, the fireplace is carefully engineered and built for years of safe operation. It's up to you to be sure your fireplace is properly maintained so it will perform well for years to come. Keep warm and stay safe!

Whether you're interested in buying your first home, your next home, or just want to know more about home-ownership in general, I encourage you to check out a couple of great online resources: http://www.texasrealestate.com/ or http://www.har.com/ and for all of your Pearland TX and Northern Brazoria and Galveston County real estate needs, please visit my site at http://www.danfrankrealty.com/. All of these sites offer tons of useful, real estate-related information geared specifically for Texans.

Danny Frank is a local Pearland TX Real Estate expert

This column was published in the 16Nov08 edition of the Galveston County Daily News