Too Hot to Wait? How to Get Your AC Working Faster, According to HVAC Pros

When it's hot outside, you want to cool down the inside—fast. Unfortunately, your AC unit may take longer than you'd like to reduce the inside temperature.

We consulted HVAC pros to help you learn how to get an AC cooling quicker.

Turn on Fans

Start by turning on all the fans in your house.

"Turning on a fan of any type, such as a ceiling fan, reciprocating fan, or box fan, will help," says Rob R. Terry, owner of Terry's A/C & Heating.

Even turn on your bathroom's exhaust fan and your kitchen hood fan, especially if someone has recently taken a shower or is cooking.

Terry says that this strategy doesn't make the AC unit cool faster. But you will feel cooler as a result of evaporative cooling or wind chill.

Keep the House Cooler

When your AC unit turns on, it's fighting against all the hot air in your house. All of the home's physical elements are hot, too: ceiling, flooring, furniture, and more.

Terry explains how you can pitch in and help with the AC unit with its fight.

"Air conditioners can only cool as fast as they can cool. If they have a wide temperature differential to address because your house is warm inside, it’s naturally going to take longer for the AC to cool down," he says.

Maintain a steady temperature with only a variation of a few degrees. This makes it easier for the AC unit to get to its ideal temperature, Terry says.

Keep Blinds Shut

You will feel a little cooler by closing blinds and curtains of especially sunny windows, Terry says. More importantly, this will prevent your room from heating up. Less heat gain makes it easier for an AC unit to catch up on its cooling struggle.

On the sunny side of the house, install sun-blocking blackout shades. These block out 80 percent or more of the sunlight entering the house.

Supercool at Night

Supercool your home at night by turning the thermostat lower, Terry says. This reduces the load on the AC the next day when it's trying to cool down the house.

Maintain an indoor temperature of between 75 and 78°F during the day. At night, supercool your house by turning the thermostat to 60 to 67°F.

Not only do you lessen the unit's workload, but studies also indicate that people sleep better in cooler bedrooms.1

Keep AC Running All the Time

Terry recommends keeping your AC running continuously, even when you're not at home. This doesn't necessarily mean keeping the house ice-cold all the time. Instead, it means having the unit activated 24 hours a day.

Clean the Outside Condenser Coils

If you want to get your AC cooling quicker, a straightforward way is to verify that the outside condenser coils are clean, says Jeff Ring, owner of Modern Heating & Cooling.

The condenser is the square metal unit outside the house—the box with vents on the side and a fan on top. When the coils inside the box aren't clean, the AC takes longer to cool the house.

To clean the air conditioner condenser coils, you will need a few basic tools, a special tool called a fin comb, and two cans of foaming A/C condenser coil cleaner.

Once you remove the outer cover, vacuum off the large debris and apply the coil cleaner. The cleaner is a solvent that takes several minutes to break down the corrosion. Finish by hosing off the cleaner.

Clean the Inside Filter

Trying to cool down a house fast with a clogged AC filter is like trying to get water out of a cinched hose. It does flow, but at a slower rate.

"Verify the indoor AC filter is clean and there is minimal interference of airflow," Ring says.

Fill Air Supply Duct Void

"One lesser-known way to help your central AC cool your home faster has to do with how your air supply ductwork is configured," says Randal Fuller, the owner of Fuller Services.

Behind the AC's air supply duct access panel is a large void. While some space is required, older systems often have extra-large voids.

"When the system starts, cold air fills that void before moving through the ductwork," Fuller says. "This creates a delay. So, it takes longer for cooler air to reach living spaces."

Fill some of that void to eliminate the time delay, allowing cool air to reach the room vents more quickly.

"It's a small adjustment, but it can noticeably improve how fast your home cools down," Fuller says.

Read more at the spruce

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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Buying Your First Home? FHA Loans Can Help

If you’re a first-time homebuyer, you might feel like the odds are stacked against you in today’s market. But there are resources and programs out there that can help – if you know where to look. And one thing that can make homeownership easier to achieve? An FHA home loan.

They’re designed to help you overcome some of the biggest financial hurdles in the homebuying process – and that’s why so many first-timers are using them to make their purchase.

Whether you’re dreaming of ditching rent, planting roots, or just wanting a place that’s truly yours, an FHA home loan could be the path that gets you there sooner than you think.

Buying Your First Home Probably Doesn’t Feel Easy Right Now

While the motivation to buy a home is still there for many people, affordability is a real challenge today. According to a survey from 1000WATT, potential first-time buyers say their top two concerns are saving enough for their down payment and making the monthly mortgage payments work at today’s home prices and mortgage rates.

That’s Where FHA Loans Come In

FHA loans help many first-time buyers overcome these challenges.

In fact, according to Intercontinental Exchange (ICE), the average first-time buyer using an FHA loan puts down just $16,000. That’s a big difference from the $77,000 they’re putting down with the typical conventional mortgage.

Essentially, buyers who use an FHA loan may not have to come up with as much cash up front. But the perks don’t stop there. You may also be able to pay less monthly, too.

That’s because, a lot of the time, the mortgage rate on FHA loans can be lower. Bankrate says:

“FHA loan rates are competitive with, and often slightly lower than, rates for conventional loans.”

So, if you’re thinking about buying your first place, an FHA loan may be worth exploring.

Because of the potential for lower down payment requirements and maybe even a lower mortgage rate, it could help with the two most common hurdles first-time buyers face today – saving enough money upfront and affording the monthly payment.

A trusted lender can walk you through the details, compare your options, and help you figure out what loan type makes the most sense for your situation.

Bottom Line

With the right loan and the right guidance, homeownership may be more achievable than you think.

Do you want to talk more about your options? A trusted lender is there to help.

Read more at Keeping Current Matters

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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This Flower Farmer’s Trick Is the Secret to Endless Blooms in Your Garden

If you've been planting annuals in your flower beds for a while you may have noticed how short-lived some of the blooms can be.

While some flowers seem to bloom and bloom with no effort, others require a little bit of work to keep blooming.

Still others, such as petunias, sunflowers, and cosmos tend to grow, bloom, die, and then leave a great big hole in your heart (and in your garden).

If you've always wanted to get those plants to last a little longer, then you're in luck! There's an easy way to ensure your snapdragons, phlox, and more are blooming all summer long.

It's called Succession Planting. To learn a little more about it and how to do it, we spoke with Lori Hernandez, founder/owner of the Three Acre Farm outside Grand Rapids, MI, and author of the Three Acre Guide to Succession Planting.

What Is Succession Planting?

Simply put, "Succession planting is a method of gardening that involves planting smaller amounts of the same flowers every 2 to 3 weeks instead of all at once," says Lori. "This way, as one batch of flowers finishes blooming, the next batch is just starting to flower, giving you a continuous supply of fresh blooms."

Though it takes a little bit more planning (and planting) the obvious benefit is that you get a continuous succession of blooms every few weeks, as long as the growing season lasts.

Tips for Succession Planting

"The hardest part of succession planting is planning ahead," says Lori. "Instead of planting the entire garden all at once, you will need to reserve areas in the garden for future successions. [I do this by] creating a garden map (either with pencil or paper, or using a garden software program)."

Lori uses succession planting extensively at Three Acre Farm.

To make things easier, she divides each flower's planting space into two or three distinct sections. "Areas reserved for future succession plantings can be covered with a tarp, landscape fabric or heavy mulch to prevent weed growth," she says. "When you are ready to plant, simply remove the tarp and plant the next succession!"

Planting to Harvest Vs. Planting to Show

One big difference between a flower farm and a front garden, of course, is that home gardeners may not want to grow all their dahlias or zinnias in one section—or in harvesting all the flowers at once (even when specifically growing a cut-flower garden). But succession planting can still be a good strategy for home gardeners.

"If I were growing annual flowers in my front yard for display, I would plan on planting two successions," says Lori. "The first succession would be in the front and the second succession would go behind it, planted 2 to 3 weeks later.

"When the first succession begins to fade and look tired, you can trim it back and allow the second succession to take over," she says. Because some annuals tend to rebloom after a trimming, the front of the garden would likely create a third succession!

Advanced Succession Planting Ideas

Ready to take succession planting to the next level? You can try planting two different kinds of flowers in the same space. Lori recommends swapping a cold-hardy annual, grown in the fall / late winter or in the early spring (depending on climate) with a heat-loving annual, grown in the summer and early fall. The cold-hardy plants will bloom in the late spring or early summer, and once they're finished, you can start growing your heat-loving annuals for a late summer/early fall bloom!

Here's what Lori recommends:

• Cold-Hardy Annual examples: Bachelor Button, Bells of Ireland, Iceland Poppy, Larkspur, Nigella, Orlaya, Stock, Sweet Pea, etc.

• Heat-Loving Annual examples: Ageratum, Amaranth, Celosia, Cosmos, Globe Amaranth, Marigold, Strawflower, Sunflower, Zinnia.

Read more at Country Living

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If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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The Five-Year Rule for Home Price Perspective

Headlines are saying home prices are starting to dip in some markets. And if you’re beginning to second guess your plans based on what you’re hearing in the media, here’s what you need to know.

It’s true that a few metros are seeing slight price drops. But don’t let that overshadow this simple truth. Home values almost always go up over time.

While everyone remembers what happened around the housing crash of 2008, that was the exception – not the rule. It hadn’t happened before, and hasn’t since. There were many market dynamics that were drastically different back then, too. From relaxed lending standards to a lack of homeowner equity, and even a large oversupply of homes, it was very different from where the national housing market is today. So, every headline about prices slowing down, normalizing, or even dipping doesn’t need to trigger fear that another big crash is coming.

Here’s something that explains why short-term dips usually aren’t a long-term deal-breaker.

What’s the Five-Year Rule?

In real estate, you might hear talk about the five-year rule. The idea is that if you plan to own your home for at least five years, short-term dips in prices usually don’t hurt you much. That’s because home values almost always go up in the long run. Even if prices drop a bit for a year or two, they tend to bounce back (and then some) over time.

Take it from Lance Lambert, Co-Founder of ResiClub:

“. . . there’s the ‘five-year rule of thumb’ in real estate—which suggests that most buyers can buffer themselves from mild short-term declines if they plan to own a property for at least that amount of time.”

What’s Happening in Today’s Market?

Here’s something else to put your mind at ease. Right now, most housing markets are still seeing home prices rise – just not as fast as they were a few years ago.

But in the major metros where prices are starting to cool off a little (the red bars in the graph below), the average drop is only about -2.9% since April 2024. That’s not a major decline like we saw back in 2008.

And when you look at the graph below, it’s clear that prices in most of those markets are up significantly compared to where they were five years ago (the blue bars). So, those homeowners are still ahead if they’ve been in their house for a few years or more (see graph below):

The Big Picture

Over the past 5 years, home prices have risen a staggering 55%, according to the Federal Housing Finance Agency (FHFA). So, a small short-term dip isn’t a significant loss. Even if your city is one where they’re down 2% or so, you’re still up far more than that.

And if you break those 5-year gains down even further, using data from the FHFA, you’ll see home values are up in every single state over the last five years.

That’s why it’s important not to stress too much about what’s happening this month, or even this year. If you’re in it for the long haul (and most homeowners are) your home is likely to grow in value over time.

Bottom Line

Yes, prices can shift in the short term. But history shows that home values almost always go up over five years. So, whether you’re thinking of buying or selling, remember the five-year rule, and take comfort in the long view.

Read more at Keeping Current Matters

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Gen Z Are Buying More Homes With Siblings Than Ever Before

More and more siblings are becoming co-buyers.

A Bank of America Institute survey found that 22% of Gen Z homeowners bought their home with siblings, up from 12% in 2024 and 4% in 2023.

The latest Profile of Home Buyers and Sellers report by the National Association of Realtors® also reveals that multigenerational dwellings made up 17% of home purchases last year, up from 14% the year before—which represents an all-time high.

A mix of challenges—like rising rents, student loan burdens, affordability issues, and the pursuit of long-term financial stability—is pushing more people to live with family. For many, it’s a practical and strategic choice.

Know your legal rights when buying a home as co-owners

It's important to know your legal rights when buying a home with a sibling.

"Two primary forms of title are available to sibling co-buyers: joint tenancy with right of survivorship and tenancy in common," says attorney Chad D. Cummings, of Cummings & Cummings Law in Florida and Texas.

Under joint tenancy with right of survivorship, Cummings says each sibling owns an equal and undivided interest in the entire property, and upon the death of one sibling, their interest automatically transfers to the surviving sibling.

"In contrast, under tenancy in common, each sibling holds a divisible interest—often proportional to contribution—and may transfer or devise their share independently," explains Cummings.

For instance, if one sibling puts in 70% of the down payment and continuing costs, "it would make sense for them to own 70% of the property," says Bill London, partner at Kimura London & White LLP in Irvine, CA. "With tenancy in common, these percentages of ownership should be clearly defined within the deed and accompanying contracts."

If one sibling under a tenancy in common dies, their share passes to their heirs or beneficiaries, not the co-owner.

Decide how you’ll split ownership and costs

According to Cummings, most sibling co-buyers will default to tenancy in common, particularly when contributions to the purchase price or ongoing expenses are unequal or when each co-owner wishes to preserve testamentary control over their share.

"Title should be recorded accordingly, explicitly stating the nature of the tenancy and each sibling’s percentage interest, which can reflect financial contributions to the down payment, mortgage, or improvements," says Cummings.

A formal co-ownership agreement—a legally binding contract—should be executed contemporaneously with the purchase.

"This agreement should address ownership percentages, expense obligations, occupancy rights, dispute resolution mechanisms, and terms governing sale, buyout, or refinancing," says Cummings.

To keep the peace, it's important that siblings agree on big expenses—such as renovations, taxes, and emergency repairs—before they arise.

Have an exit strategy if one sibling wants out

If one sibling wants out of the arrangement but the other one doesn't, they can “buy out” their co-owner.

"A buyout typically involves one sibling taking out a new mortgage in their name to pay off the other sibling's equity, or making a one-time payment that corresponds to an agreed-upon valuation of the property," says London. "This process should be clearly outlined in the co-ownership agreement and done in consultation with a real estate lawyer to enable a smooth transfer of title."

But what happens if the siblings disagree on selling?

"Where one sibling wants to sell and the other does not, and where there is no agreement between them, one can file a partition action with the court to force the sale or division of the property," says London. "Mediation is usually suggested as a first step, where an impartial third party helps the siblings reach a compromise."

Refinancing can also be an option if one sibling wants to stay in the home solo.

"The sibling who will stay in the property can try to refinance the home in their name only, using the new mortgage to pay off the departing sibling for their share," says London. "The departing sibling would then sign a quitclaim deed to give up their interest in the title. Lenders will require proof of income and creditworthiness to guarantee that the staying sibling qualifies on their own."

Treat it like a business partnership, not just family

Even though siblings are obviously family, it's important to treat property co-ownership as a business arrangement.

"Co-ownership of residential real estate among family members should be approached with the same rigor as a business venture," says Cummings. "Treating the arrangement as a de facto business partnership—including clear delineation of duties, rights, risks, and benefits—is essential."

It's advisable to create a formal co-ownership agreement outlining things like how the bills will be divided; who's responsible for maintenance; what happens if one sibling loses income or wants to move; and how profits or losses will be split if the house is sold.

"Without a doubt, a co-ownership agreement is crucial," says London. "It establishes who will oversee the property, how expenses will be split, what procedures to follow if a brother or sister decides to sell, and how to settle disagreements. These agreements act as a legally binding contract and help avoid miscommunication—specifically with emotional or family issues. Without it, parties have to rely on informal verbal understandings, which are difficult to enforce and are often forgotten over time."

In some cases, forming a limited liability company (LLC) taxed as a partnership can provide additional legal protections, simplify buy-sell mechanisms, and insulate personal assets from property-related liabilities.

Establishing a revocable trust might also be advisable, particularly where intergenerational transfer planning is a goal.

No matter what, clear documentation is important, even in family environments.

"Clearly stated agreements play an important part in maintaining interpersonal relationships," says London. "They avoid potential misunderstanding, discourage resentment, and provide legal recourse in case of a disagreement. In real estate—usually a person's biggest asset—insisting on clarity about ownership, responsibility, and divestiture alternatives is critical."

Read more at Realtor.com

Related Links

• Why Buying Real Estate Is Still the Best Long-Term Investment

• Mortgage rates fall on ADP report. Will jobs Friday push rates even lower?

• The Rooms That Matter Most When You Sell

If there is a home that you would like more information about, if you are considering selling a property, or if you have questions about the housing market in your neighborhood, please reach out. We’re here to help.

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