HVAC Contractor Dean Gilford Answers FAQ for Home Owners Part 2

Heating & Cooling Contractor and owner of Kilowatt HVAC Dean Gilford Answers FAQ For Home Owners: Part Two

Dean offers 30 plus years of heating and cooling experience installing retro fit upgrades for existing homes. Dean and I answer frequently asked questions from our everyday customers to help current and future home owners better understand their heating and cooling systems.

Topics In This Episode:
How often do you need to have your HVAC serviced?
Dean recommends more maintenance on a newer HVAC system.
What does a (TD) Temperature difference mean?
The number #1 issue with HVAC is Flow?
Dean explains his service maintenance program and costs.
A new thermostat does NOT mean you have a new HVAC present!
Mini ductless split systems (not that aesthetically pleasing) but they work!
What to know about buying a home equipped with a no name HVAC system!
Electric Heat Pump systems VS Gas fueled forced air furnace systems!


Contact Dean Gilford Directly
https://www.kilowatthvac.com/

Transcript

John Laforme: 0:00

Buying a home. Don't panic. Just listen to the rest of this podcast Welcome to my podcast everybody. My name is John laforme. I'm a certified home inspector and the owner of home inspection authority. My podcast allows me to share my day to day home inspection experiences and knowledge to help homebuyers, homeowners, realtors and other home inspectors set realistic expectations with each other during the home buying process. Let's talk about what you offer for recommended service. Yeah. So what should a homeowner expect if they call you to say, hey, you know what? My home inspector John told me that I need to have regular service done here. Yeah. What are you gonna tell him?

Dean Gilford: 0:46

That's a good question. So I'm very big on maintenance. Not just for air conditioning, I'm big on it for my automobiles, my toys share. So my toys been like, you know, off road, you know, water boat, old cars. Yeah, all that stuff, you know? Yeah. You know, you got to pay to play. But as far as air conditioning goes, a lot of people think they're gonna put a brand new system and they never have to worry about it just the opposite. Just the opposite a new system, I would recommend that you do more maintenance. If you've got a 25 year old unit. How much money do you want to spend on that at some point, you have to, you're going to have you're going to need a new unit. But a basic basic maintenance is, you know, for us, one we replaced the filter to we checked the heating and cooling, three will check air flow, four will check the drain line. So it's a lot of inspections, loose connections, checking amperage of motors, checking a micro Ferret, add a capacitor. These are indicators that potentially you

John Laforme: 1:50

could use a ferret as in the animal. Yeah, yeah.

Dean Gilford: 1:53

Well, you know, yes, maybe it's spelt different. That's a good question. Yeah, maybe it Yeah, it's spelt different. So to test this, for instance, like it'll say on that, you know, plus or minus three. So if we're, you know, five, it'll still work. But that's an indicator at some point that's going to fail. So if you're doing a good proper maintenance, all this should be checked and written down to monitor doesn't mean that that's part of the maintenance to fix it. But these are indicators that you could have potential problems, right. Yeah. Checking

John Laforme: 2:31

being proactive. Yeah. So it's proactive approach to Yeah, and I'm all about, I'm all about being proactive and everything.

Dean Gilford: 2:37

And then there's filter changers, that's not maintenance. You know, I see these crazy, these crazy thing.$69 $89 I had a gal who retired that worked with me, and she would tell our customers or people that called in not our customers. They said, Well, this company is charging $89. And she would say, Look, they're gonna come for 89 but they're not leaving for at night. Yeah. And, you know, I get it, I you know, I get the whole bid on marketing. Yeah, I try not to do that, you know, we try to be fair, but when we do a thermal inspection, or a one time maintenance, then we can tell you what the issues are. If you never want to address the issues, there's really no point to do maintenance with me. You know, I'm just being I'm just a filter changer. Right. So if you want to address the issues, unfortunately, most most homeowners have issues. Yeah, you know, we could go in your, in your system, and I'm going to show you a lot of stuff. Yeah.

John Laforme: 3:32

Here's a tip for homebuyers, potential homebuyers. During your inspections if the sellers are telling you, oh, this service check, the system just got serviced. First thing you ask for is a receipt. I guarantee they won't have it. Good. So then here's something I run into a lot. So after I let the listing agent after I let the listing agent just blow herself up and look like a fool. I'm like, Oh, so you just had it service one. All they said was like a week ago. I'm like, okay, great. Come on. Let me show you something. See that filter up there? Look how dirty it is. You're gonna tell me an age fat company came through here and serviced your equipment and left that. Either they just robbed you. Or that guy's just plain out incompetent. So where's the receipt? I just leave it like that by Okay, I'm gonna go do something else. Now. You guys worked out?

Dean Gilford: 4:27

Well, you're you're a much better home inspector. Unfortunate. Unfortunately, a lot of homeowners they blame things on you guys all the time. Every one of your reporting, and I feel like I'm one of the guys with one of the older older inspector who passed away. Who told him 25 years ago look you guys need to put on here that you need to consult with an electrician, a plumber. You're just doing the basic stuff. There's not enough hours in the day for you to find everything right. And I'll tell you most of most people do not they don't want to pay the extra. The extra cost right And then they'll call us and say, Oh, well, everything was fine. And, you know, the inspector was here. And I said, Yeah. Do you have his report? Yeah. Well, it says right here, you should have consulted this. Is this an issue? He wrote all this? Yeah. And they they don't sorry, homeowners.

John Laforme: 5:14

Yeah. Listen to what I tell you. Damn it. Yeah, yeah. Anyway, we're just trying to help you out. That's the purpose of the inspection is to is to guide you in the right direction. If you need an H back specialist, we're going to tell you, electrical specialist, we're going to tell you same goes for the roof and the foundation and the plumbing.

Dean Gilford: 5:30

And that's what we do on the phone. Anybody can call me, you know, I may not be able to speak with them right away. But I know you've called me in the past, other people have told me, you know, you can send me a report, I can look at it and verbally tell you. But you know, there's a fee. There's a fee for a contractor to go out and inspect or even look at a report and tell you what sure you know what we recommend?

John Laforme: 5:52

Everything costs money. Yeah, that's all it is. Okay, so back to the recommended service. One thing I forgot to ask you was, when you're when you say you check in the heating and the cooling, you just running the system checking the temperature. Are you talking about the splits?

Dean Gilford: 6:07

Yeah, we're talking about the splits, you know, again, the another there's a rule of thumb with that. Yeah, the new equipment, it doesn't work that way. You know, I mean, we can, it's called TD temperature difference. And if we see the TD as well, for instance, if the air coming out is 80 degrees, and the temperature in the house is 90 degrees. That's an indicator, there's a problem. So the rule of thumb rule of thumb, that I like to work with 18 to 22 degrees, that's the same one I use. Yeah. So sometimes, people say, Oh, it's blowing really cold. And we'll put the thermometer, you know, and it's 38 degrees coming out, right? That's too cold. Yes, that means that coil that could be 20 feet away. That temperature could be 32. What happens at 32? John,

John Laforme: 7:01

something gets cold or freezing, you got

Dean Gilford: 7:03

it. So that's an indicator. And that could be from, it's typically from, you know, a low charge, doesn't mean it can't be an overcharge plug filled. There's so many things.

John Laforme: 7:14

Yeah, it has to be gone through. Yeah, it has to be a step by step process to to troubleshoot it. And you know, honestly, I'll be honest with you, I do try to troubleshoot systems on there without equipment. I just do my best. I'm just saying I check. First thing I do. I like to check the filter. And then after that, I'm going to, then I'll turn the system on, then I'll get in the attic and do that part of the inspection, then I'll just kind of look see what happens. Is this thing cooling down or is it heating up? Yes or no? Is there no, no, there's no blow coming out. There's no flow coming out. Like it's really low flow. Like it's just not blowing my hair back. Which I think it should be.

Unknown: 7:57

So a lot of one issue

John Laforme: 7:59

Yeah, a lot of things that airflow

Dean Gilford: 8:01

number one number one and number one, and a lot of people think oh, we need a little spritz we need a Freon we need to charge these a Windex, we if you don't have the proper airflow, you can't check those things.

John Laforme: 8:13

Exactly. Okay. Let's see in cost, what's the typical maintenance costs on us unscheduled maintenance.

Dean Gilford: 8:22

So so we have a program, you know, if you're in our area, and we've already checked the system out, we have a maintenance program, it's called the club membership, that club membership, and that that's 2495 a month, we bill it monthly. Okay, now we're one of your people. And it gives you two maintenance visits a year. It gives you priority service and scheduling. It also gives you a discount on repairs. So we actually have a chart and we live by this chart. So you have a street rate price and then a club membership price. And if something needs to be done the capacitor a motor deep cleanings, which should be done more often than you would think that you would get that discount. Because what happens for us is in the middle of summer, we get a lot of calls. Yes, you do. So I have to be selective. The phones are ringing off the hook. So it's important to me that I take care of my customers first. That's right. Yeah. And I'm sorry, people that call and they go oh, I live down the street. The unit's three years old.

John Laforme: 9:28

I'll pick you up.

Dean Gilford: 9:29

Yeah, I can pick you up, right. I've had that before. By the way. I had that it just happened to buy your lunch. Have that too. The issue is the person that installed it, obviously didn't do something right or it's something simple. I just don't have time I want to take care of my customers, right. So if you're my customer, I will take care of you if I upset you I'm sorry. You can call me we'll work it out. But nine out of 10 times. We're going to take care of it for you. It doesn't it doesn't mean we can fit Something on response. Right? So 2495 If you just called me, John Dean, hey, I need a maintenance on the house. So one time maintenance you've never been I just asked you for that a week ago. Yeah. So well, one time maintenance for us to go through, we do a safety inspection, we check the whole thing out, we charge 265. That's the first one, then we get you on, on the the club membership if you want, if you don't want that. And then you just want to call us yearly After we checked it. We charge 165. If you're in our neighborhood, and you and you hear I keep saying in my neighborhood in our neighborhood, it just took me 40 minutes to get to North Hills the other day on the 405. And I couldn't get off the freeway. I was stuck on the freeway. I could not get over I was stuck. Dude, I don't like going north. And I had to get off at Roscoe it took me 40 minutes from from Burbank.

John Laforme: 10:53

I stopped taking I stopped taking any appointments earlier than 1030. Anything, anything going down the four or five towards like Santa Monica or any day, it's just not worth it. I'll sit in traffic for an hour and 30 minutes. And then I don't mind the drive back. Typically everywhere it goes an hour. But man an hour and a half, I started losing my patience. And I'm like I could be doing other things right now. Just not worth it. So I tried to help the customers, I'll be there 1030.

Dean Gilford: 11:24

That's why I tried to service our area, which is typically the valley.

John Laforme: 11:28

Yep. That's cool. All right. Interesting. So so the takeaway from what we just talked about with the maintenance is being on his radar already, is gonna get you service quicker if you have an emergency. Because when it's 110 degrees out and your system fails, you're going to want him there, like within 10 minutes. And it's probably not going to happen that fast. But I'm just saying, if he's saying if you have if you're on a maintenance program, and you're one of his regular customers, you get priority, that's worth something. Because when you're when you really need it, you're going to need it. And by the way, do what most companies charge more on an emergency call.

Dean Gilford: 12:11

I don't want to talk bad about other companies don't have to say names,

John Laforme: 12:14

but they don't have to generalize. I will

Dean Gilford: 12:17

say a lot of we won't even call them companies will say people guys, yeah, they're going to take advantage. Yeah. And look, they're entitled to make money. I get it. It's an emergency. That's why I'd rather have my customers. And I take care of you all year. And when you have a problem, I take care of it and you pay me the proper fee to do that. Yep. And then if you have an issue, we take care of it for you.

John Laforme: 12:42

Right, so So 2495 a month does not cover replacing your system. No. All right, just wanna be clear on that.

Dean Gilford: 12:51

Yeah, it's just under $150 a call, right? You get the priority service scheduling, you get discounts. I think there's a good value, I'm gonna give you the filter. So we take care of the filter.

John Laforme: 13:03

Right? So a little bit more about thermostats. One thing I noticed with a brand new home buyer walking into a flipped house on the flip side, my favorite flips are my favorite. Yeah, that's a whole nother episode. But anyway, they walk in, they see all these shiny new appliances and all this LED lights everywhere and white paint for miles. And they see this really cool looking Nest thermostat. I'm like, Wow, that's awesome. And then I opened the furnace closet door in the furnace is like 30 years old. That's a buzzkill right there for makes now I gotta tell him that, by the way, you get some chrome wheels on your 1930 you know, furnace,

Dean Gilford: 13:52

and it wasn't restored, right?

John Laforme: 13:55

It's pulling air from the crawlspace. It's, it's, it's ridiculous. So understand that homebuyers. If you're looking for houses and you see a fancy thermostat, that's great. But you got to look into the rest of that system. Ask Hey, did they replace the whole system? Or do I just have chrome wheels on it? That's what I call it chrome wheels. chrome wheels make everything look better. Would you say all the old hot rods? I agree? Absolutely. Right. So keep that in mind. Everybody. new thermostat does not mean new system, especially when you're buying a flipped house. All right, here's a question I have directly for all the manufacturers out there of HVAC systems. Why are the mini split wall units so ugly? Why can't they make those look better? Why can't they enclose them somehow? So they're not know what those remind me of? They remind me of the you know, the you walk into the old grocery stores or the meat markets and they get those blowers that blow down so the flies can't get in. That's it. They remind Yeah. Why are they so ugly? Well, there's

Dean Gilford: 15:02

you know, there's different manufacturers that make different ones. You know, there's like, it looks like glass on the front. There's also I haven't seen them. Okay, well, so they have those. Yeah. There's also a low wall. So it's not a pie. It's a low wall looks like a, an old style small wall heater. Okay, the wall. They have though I haven't seen that either. But think of it logically, you have to have a coil. So that coil in your central system, you have to have that coil. You have to have a pan to remove the condensation water. You have to have electrical you have to have a blower motor. So I gotta go somewhere. I think they did a pretty good job personally with them. I like mini splits. ductless split. They're super I just don't like the way they looked at either. Does my wife other room? Yeah, we know we go in Seattle where my daughter lives. We went in got an Airbnb, and they had one in every room. And it looked like shit, man. You know, they had piping and covering on the inside. Oh, today. Yeah. And you know, it passed inspection. I'm sure it was a brand new townhome that we rented and they worked great. And the house was cool. But it was hideous.

John Laforme: 16:14

Yeah. I mean, if I was to put one on a wall, if I put a face just around the front, and the sides would be okay. Because you know, you gotta have the top and bottom open, right?

Dean Gilford: 16:23

Yeah, probably not. What do you mean a face?

John Laforme: 16:27

Like some kind of a wood wood cover? Maybe that can just make it look a little better.

Dean Gilford: 16:31

You remove it when you use it? No, no, no, you have to have the top open.

John Laforme: 16:36

Now that's some saying leave the top open and the bottom open. Just cover the face. And the sides.

Dean Gilford: 16:41

Well, maybe you could do something with the face. But the bottom has to open. Right to allow you know, there's a

John Laforme: 16:47

louver that's what I'm saying leaving the top and bottom open.

Dean Gilford: 16:49

I guess you could. That's right. You're a framer? Sure, John, kind of like a wind kind of like a window Tria,

John Laforme: 16:54

just around the side.

Dean Gilford: 16:55

I'm sure you could. I've never seen it. I'm sure you might have to because it'll disappear. If you have a little office. If you have a little office and you're only in there all day, and you're not in the main house. I think it's a great idea to put a mini split, you'll save

John Laforme: 17:08

a lot. Oh, no,

Dean Gilford: 17:09

I'm not comfortable. I agree. And if you do it, right, it's not that bad. If you run the piping right through the backside of it, you know, then you don't have to have exposed piping inside and they only come in white. No, there's Well, that's why I will say there's that's every one I installed was white. You know, most people don't want to spend more money to put in these really nice slick looking ones. The whole idea is, you know, to have a system that's inexpensive. That'll cool a room or two.

John Laforme: 17:41

Well, what if I want to get a fancy look? I'm gonna What do I look for that they have?

Dean Gilford: 17:45

They have? They have ones that look like your monitor here. I go to Mitsubishi. So I'm a Mitsubishi dealer.

John Laforme: 17:54

Alright, well, yeah, I'll look. I'll look that up. Look it up. Yeah. So anyway, Mitsubishi, they have some fancier ones.

Dean Gilford: 18:00

Yeah, okay. Yeah. But when you see the price, you're probably not going to want to do that.

John Laforme: 18:05

So you're a Mitsubishi deal. And I am. Okay. And American Standard American Standard. Okay. How do you feel about the other brands?

Dean Gilford: 18:13

Look, every sure has a warranty. If you do your own research, you'll find that one Mitsubishi was the best mini split out there. And American Standard train has been rated number one consumer report and all the independent groups that have done the testing. Every manufacturer is fine. Okay, there's nothing wrong with a Lambos carrier. It's typically the installation.

John Laforme: 18:40

Yeah, but what about the ones with no name on them?

Dean Gilford: 18:43

With No Name? No brands? Yeah.

John Laforme: 18:50

You don't put those in? Do I

Dean Gilford: 18:51

only I only installed those two.

John Laforme: 18:54

Where did those come from? Where does somebody find that unit with no brand on it.

Dean Gilford: 18:58

So I'm not going to give a plug for a company. No, don't do that. Yeah, I'm not going to but there is there is a company it's the biggest manufacturer of air conditioning in the world, I believe. So if a bob is listening to me, and I made a mistake, forgive me. But they they have three or four different names. And they also have equipment that you could put your own name I can put kilowatt on their equipment. So there's no brand on it. If you look deep into the into the manufacturer nameplate, you'll see who who made that. So there is a manufacturer, you're just not seen who it is. And there's some off brand. There's some off brands, you know, and it may work but what if you need a part?

John Laforme: 19:44

That's my point. Yeah, yeah, that's what's so what's the downside to having walking into a house and finding that hey, look, you know, good luck finding

Dean Gilford: 19:51

articles. I get it. I get them mostly on the on the ductless mini splits. You know, some brand that's made overseas Some sure it worked fine. But I can't get a part. You know, those parts aren't interchangeable. On a central system, you know, you may be able to get a motor, but the way, the way our industry is going, you're going to need to use that part from the manufacturer. Right? You know, a generic motors a generic motor, but we're getting into equipment now with variable speed, you can't use a generic motor.

John Laforme: 20:27

Right, right. So on to another topic here. Some people say, hey, sure, you know, what's better a gas system or an electric system on any kind of a, you know, H vac install? So what do you think, which

Dean Gilford: 20:40

I personally like heat pump, but I will tell you, it depends on the homeowner. For instance, if I come into your home, and you say, I don't want to, I don't want a heat pump, I don't want a heat pump, I only want a gas furnace, I'm not going to argue with you about it, I may explain the benefits of a heat pump. For instance, in your home, in your climate where you live in your home, it's relatively simple to heat and cool, a heat pump would work as well or better than a gas furnace. Because a gas furnace, the BTUs, that heat that is generated is substantially more than a heat pump unit. So you have more heat, so it gets hotter quicker and it shuts off. California is going for clean energy. So at some point, we are not going to have natural gas appliances available to us, it's already started. So our gas furnace, I only have I have two that I can use. But I will only use one of those two. And they're called ultra low NOX, which is a whole other a whole other thing we could get into. But to answer your question, I do like heat pump. But if I go into a home, and I'll ask people, I have a survey I ask, What's your ideal temperature? Well, in the summertime, we like 80. And in the wintertime, we like 75. Well, I could tell you, I don't know if a variable speed heat pump is going to be the best for you, you're not going to get the value out of it for the cooling season. So that may be some of my elderly homeowners. So I'm not going to push them into that. To me, it's almost silly to give them some high end variable speed system or they want to turn the heat on they want to warm in the house a gas heater is going to do that quicker. Right. In, in in your home. I would recommend a very you my homie man, yeah, I'd be pushing on a two speed or variable speed heat pump, because I don't need a lot of heat in this home. I don't need a lot of heat. Your gas bills in the last two months, if you've looked at them have gone up three to four times. And the gas company has given gonna give you a little bit of money back but I feel that you know they're just teasing us.

John Laforme: 23:03

Do you know what's behind that? Do I know what's behind you happen to know because I don't I don't know what was told

Dean Gilford: 23:07

they made a mistake. But they did increase the cost of of the gas. But a whole other topic. But yeah, look we live in we live in California. So we don't have we don't have many choices. Now. You know, my old my old my old gas furnace that I installed four or five years ago was the best heater I ever had. It's not legal in Southern California to for me to install it,

John Laforme: 23:39

you want to give out your address.

Dean Gilford: 23:43

Crazy. It's crazy. So what they've done. So the heat pump is nice because there's some rebate money. The Department of Water and Power has a rebate, right? Burbank had a rebate, it's going to come back. So certain communities may have their own rebate with the utility company. There's also tax credits. So

John Laforme: 24:03

I just want to make it clear to listeners, you know, a heat pump systems all electric, there's no gas fuel needed. It's just electric. So in case you're wondering what that difference is. So that's what we just discussed there. So

Dean Gilford: 24:17

it's clean energy, zero carbon footprint. Yeah. I'd like to 10 year old kids, they can tell you all about it.

John Laforme: 24:27

Alright, so I'm a homeowner, and my system breaks. You're not available. I call Tom, Dick and Harry are all they're all unavailable. Should I try to fix it myself?

Dean Gilford: 24:39

Well, good question. So it all depends. So I get these calls. And you know, I try to help people on the phone. And it all depends someone like you, John, you know, you're relatively handy. But you already said you're testing things without having any test equipment. So the first thing to check is electricity. If you don't have the proper electricity to the machine, it's not going to work. If you don't have the proper tester to test the electricity, you're not going to be able to so you're guessing. So you can't do it. It could be something as simple as a fuse. And yes, you know, if you're relatively handy, you can change that fuse. But you have to be able to test to see if you have electricity, right, you know, the next step. Can you change, a capacitor a contact or a motor? I know a lot of people that can do it. Yeah. I've seen it done many times. Yeah, it's not it's not rocket science. But, you know, for us, my guys, My guys are trained and trained and trained. And just talking to somebody, you know, 75 80% I can diagnose that on a phone call. And you go yeah, just doing it so often. Not really. Oh, the experience Yeah, I I don't work on my cars anymore. I can't my old cars I could. We can work on that fancy on the moped. 1970 car. Yeah, but you can't work on that fancy. You know, Jeep or test the new SRTs and none of them? No, you can't you can't even change the title fun right out of it. Sure did.

John Laforme: 26:17

So Dean, for me so deep in your service area. Can you give me more specific of what that covers? Sure.

Dean Gilford: 26:22

So we're located in Sherman Oaks. We're on Sepulveda in the one on one freeway. You can't

John Laforme: 26:27

miss his sign when you're going one on one headed west and you cross about the crossover van eyes and you look down on the right, Paul. So Paul, but I'm sorry, Paul, if you look down on the right, and you'll see his side. Yeah, yeah,

Dean Gilford: 26:40

I've been there for a long time. That's good. But yeah, my area I really like to focus on the valley. Sherman Oaks, Encino, Tarzana, wilin Hills, West and eyes. Yes, I go Woodland Hills, West Hills. I try not to go up to Chatsworth. I try to Northridge I'll do some Porter ring

John Laforme: 27:00

really trying to stay away from Chatsworth.

Dean Gilford: 27:02

Yeah. be too hot up there. No, it takes too long to get there. Yeah, so look, my my emergency call isn't Monday through Friday, seven to 430. Right. So they're calling at four o'clock. And then it takes my guy on a Friday an hour to get to Chatsworth. I know, as the crow flies, it's only 10 miles. But if you've lived here long enough, you know, it's a long time. So one I can't do as many calls putting money to the side. Sure. I can't get as many calls. You know, done. It doesn't mean I'm not going to make sense to you being efficient doesn't mean I'm not going to help you and look if you have a three or four year old unit. I'm probably not the guy to call call the guy who installed it. Right. If you're if you're more local, it's easier for me to check it I can tell you if there's you know, if it's a quick fix, we'll fix it but Sherman Oaks Studio City Tarzana Burbank I love Burbank I love you know, anything within you know, four or five miles I try not to go past Mulholland Drive purely for because of the traffic. Right. So probably it doesn't mean I won't write you know, I'm selective, especially on a referral. Right. You know, I will tell you though, I don't go to Santa Monica anymore. I don't go to Culver City. I don't go to Malibu that's coming off my list soon. And I don't go to the Palisades. Yeah, I don't go there. I don't do it. I'm sorry. You know, I just don't the traffic is too difficult for my guys.

John Laforme: 28:27

And your website is kilowatt

Dean Gilford: 28:30

kilowatt H V. ac.com hvac.com. By

John Laforme: 28:34

the way, you have a great website love I love who designed it is that somebody in house, it did that for you.

Dean Gilford: 28:38

My wife does it with whatever those people are called that

John Laforme: 28:42

he handled the web. So now I need to hijack that information to have them do mine, because I'd like to do a redo on mine. Anyway, thanks for coming. I really appreciate taking the time. I know you're a busy guy. And I hope you answered a lot of questions I think we did for the homeowners listening and the potential homebuyers. So take care of your system, everybody. It's really important. maintenance, maintenance maintenance, just like you ca

Dean Gilford: 29:06

and just a little John, John, John. When I say one of the best. There's only one other person that I know is as good as John as a home inspector, and he's very thorough. And the way he takes the pictures is super important to contractors. He gives a lot of information and I'm I'm honored to be on his podcast here and honored to be a friend of his and work for him personally. So thank you,

John Laforme: 29:36

by the way is my panel in yet