August 23, 2025 • 29 mins
Dean Sharp continues All Calls Saturday by taking listener questions on home projects and repairs. He starts with a caller concerned about garage door springs being replaced with different sizes and explains why it is important to match springs properly to a door’s weight and design. Dean offers practical advice on getting multiple expert opinions to verify the work. Later, he fields a call about an aging water heater, breaking down how to check the sacrificial anode rod, the risks of mineral buildup, and why flushing the tank can extend its life. The hour closes with guidance for a homeowner experiencing hot water in both the toilet and cold faucet lines, which Dean diagnoses as likely mis-plumbing in the recirculation system and recommends a plumber to correct.
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Transcript
Episode Transcript
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Speaker 1 (00:01):
You're listening to Bill Handle on demand from KFI AM
six forty.
Speaker 2 (00:09):
Welcome Home. I'm Dean Sharp, the house whisper, custom home builder,
custom home designer, and every week your guide to better
understand that place where you live today. On the show,
as is typical for us on Saturday mornings, we're taking
your calls. You get to tell me what the show
is about today. The number to reach me eight three
(00:29):
three to ask Dean A three three, the numeral two
ask Dean eight three three to ask Dean. And look
who has joined me in studio. Hello Sunshine. It is
uh an hour after the show has started. Good morning,
Good morning, and yet I've been here for a little
bit more than an hour. You've been here for five
(00:53):
minutes longer. Welcome home. You know I resisted. I resist,
just a knowing that you were just do enough whatever
you were doing. I resisted, you know, because Heather had
a story about an alligator named Reggie I think earlier today,
(01:14):
who's now living at the La Zoo with an alligator
named Tina, and I didn't go there. Well, you know,
we have a tortoise in our backyard named Reggie, Yes
we do, who also lives with an alligator named Tina.
Oh see, that's what I wanted to do earlier, but
I didn't. I bit my lip because I was showing
(01:36):
you respect. Here you are. Oh, there goes Olivia. Right there,
there she goes. He's going to go check out the chick.
There are no new eggs today, but yes we have
new eggs. Well, not today, not this one, not yet,
not yet today. But the new flock has started to produce.
We got a little green one yesterday, a little white
one couple of days before. It's very exciting. Yes, I'm happy.
(02:00):
Is on egg watch for the she is. I'm happy
because for the first time and I don't know, like
a couple of years, because our older girls they are
they are, they are postmenopausal. There are no eggs. They
just eat food. They're they're just taking up space and
and my wallet for chicken feet. That's all all right,
(02:22):
Uh okay, let's get back to the phones. Good morning,
glad that you're here. I have Henry on the line.
I kept Henry on hold over the last break here
because he wanted to know, how do you know if
a water heater is going bad? We talked about that
and then I said, they here a couple of things
that you can check. One of the things you can
check if you've never done this before, and your water
(02:44):
heater is let's say more than three or four years old.
If you're handy, you can turn off all the water
pressure to your water heater. And there's on the top
of a regular tanked water heater, there's a big old
nut screwed into the top plate of the water heater.
A lot of people stare at that and think, I
wonder what that thing is for. Well, if you were
to unscrew that big old nut fitting there and take
(03:09):
it out of its little hole, you will find hopefully
that there's a long metal rod attached to it. That
rod is what's known as the sacrificial annod. The sacrificial
anode is made out of magnesium or aluminium, depending on
the brand. Its job is to attract those corrosive minerals,
(03:31):
hard water minerals, to itself and to corrode itself. That's
why it's called the sacrificial anode. It sacrifices itself for
the sake of your water here because of it. If
they're not being attracted to it, then they are clinging
to the steel tank and they're going to prematurely age
and cause the water heater to fail. So just as
(03:52):
a point of maintenance, you know, some people say, oh,
voids the warranty if a non professional opens up. Believe me,
it's just a screwed in port there. And if you're
handy enough to unscrew something with a wrench, you can
do this. I don't really care if it avoids the
warranty or not. If your water heater is more than
five years old, listen, you're past the service of the warranty. Anyway,
(04:16):
you should check it because if it's not there, if
it's like corroded down to like a little nub or
gone all together, or less than half of its normal length,
you should replace it. And you can replace it. You
get these are on the shelf at the at home depot,
at Low's, at the local hardware store. It's a twenty
(04:38):
to forty dollars part depending on the brand of your
water heater, twenty to forty bucks. You put a new
anode in there, and you're going to be protecting your
tank for you know, a couple three years to come.
So anyway, just as a little bit of insight, we
know what the water heater is going to start doing
if it starts to fail. But Henry, the goal is
(05:00):
to blush it every year or two and to eventually
check the anode and see if it's still there, and
if not, replace it. And I know this is something
that people, thousands of people right now are like, I
didn't even know that was a thing. Yeah, it's a thing.
They should tell you these things, but it's a thing,
and it could really help lengthen the life of your
(05:21):
water heater.
Speaker 3 (05:23):
Okay, I'm looking at the water here right now. There's
no nut on top, but there's like a I see
something that's recessed a bit, maybe three quarters of an
inch below the surface. Yeah, could that be it? Or
is it?
Speaker 2 (05:35):
That's it? That's it?
Speaker 3 (05:37):
Yep, heck shaid three quarter inch maybe, Okay, yeah, yeah,
my water heater is back. But the older reader back
in oh, two thousand and eight, so it's been a while.
Speaker 2 (05:48):
Yeah, it's been a while. Yeah, it's it's it's uh.
But here's the thing. You know what, there's no guarantee.
I mean, if it's not giving you problems, then it's
not given you problems. So so you know, if I
were you, if you're starting to see symptoms like you know,
I mean, what's the water heater for. It's for giving
you hot water. If for some reason the water heater
is not doing what it used to do, then it's
(06:11):
time at this point, you know, two thousand, I mean,
this is yeah, this is this water heater is past
its prime as far as you know, it's well, it's
it's well beyond doing what it was supposed to do,
is my point. But there are water heaters out there
that are twenty five thirty years old that are still
going strong. So the point is there's no absolutely, there's
(06:32):
no absolute cutoff date for it. But if it's starting
to not do what you wanted to do now, then
it's time to look at the budget and say, all right,
maybe it's time to switch this out. But if it's
doing fine, then maybe also look at the budget and say,
maybe we'll just tuck this aside for you know, because
it won't be long. It's not going to be long,
you know, like the likelihood of getting another five years
(06:54):
out of it, I would say.
Speaker 4 (06:55):
Is low.
Speaker 3 (06:57):
Yeah, it's giving me still getting a good heat, constantly heat.
It's just after I do like a load of laundry,
I'll here like a popping in a knocking sound.
Speaker 2 (07:05):
Yeah, that popping and knocking that is the the okay,
So the the popping sound is is mineralization that's built
up on the burner pan and the burner is you know,
that mineralization trapping water underneath those mineral deposits. The burner
is heating that superheating that water into a gas and
then it escapes, okay, like pop rocks and and so
(07:29):
it's just a sign that there's mineralization in it. So
if you flush it, that could help quite a bit.
You can flush out the water heater, drain it out,
flesh out all the loose stuff, and check the an
oute and you know a little hours of your worth
of your time, and and you know twenty to forty
dollars part that you can replace yourself, you know, might
(07:52):
get you another five years out of that water heater.
If all of the things being equal. It's doing just fine.
Speaker 4 (07:59):
Okay.
Speaker 3 (08:00):
Now, question, it's so old and I've never flushed it.
It's it's awkward. It's in the middle of the house.
It's in a little closet off the main hallway, so
it's a long hose. I have to get to the
outside door. So I've never flushed it after so many
years because the sediment be built up so much that
when I turn on the little spigot in the bottom,
it's so corroded or clogged up with sediment it will
nothing comes out.
Speaker 2 (08:21):
Anything as possible, anything is possible, but I'd give it
a try anyway. And here's the thing. Once the once
you've got the hose connected to this sediment spicgot at
the bottom, and you open that up if you're seeing,
you know, if there's an occlusion. Here's a little trick.
You can actually turn on the water up above, get
(08:41):
a little pressure and a little additional water flowing into
the water heater. Uh and uh, and see if you
can't kind of force it out a little bit, force
it out a little bit, but you know what, but
you got to try. And the point is it does
not hurt you try so and if nothing comes out, Henry,
that's a clear sign you got a lot of mineralization
built up and you probably at this point should be
(09:04):
thinking about switching it out in the near future. Henry.
Thank you for your call, buddy, and thank you for
your question. That's why we take calls because one man's
question is an answer for thousands of other people who
are listening who didn't call in, and so that is
the critical role that you play. We've got more calls
on the board. We also have room for you. Eight
(09:25):
three three to ask Dean. Eight three three the numeral
to ask Dean A three three to ask Dean your
home with Dean Sharp the house whisper. I shurn on
my mic, Dean Sharp, the house whisper. I just started
talking and like, why does this sound different? Good morning?
(09:45):
Here to help you take your home to the next level.
That's what we do Saturday mornings. We're taking calls. That's
our goal. You get to set the agenda for the
show today. The number to reach me eight three three
two ask Dean eight three three to ask let's go
back to the phones. I want to talk to Nadine. Nadine,
welcome home, Thank you, good morning.
Speaker 5 (10:09):
I have a question regarding my garage door springs. Okay,
so I have a two thousand and seven track home.
It's original door, it's original springs, the spring. I have
two springs in the middle. One side broke and I
had them replaced, and then I was looking at Luckily,
(10:32):
I picked up the old ones and I put them
in the trash. But I was looking at the ones
that were replaced, and I thought, geez, you know, they
look a little longer than the ones that were replaced.
I wasn't told that they were going to be different.
I thought he was replacing with exactly the same size.
So when I pulled my original ones out, it stenciled
(10:55):
as I've googled. Now you know all about garage door springs.
So I googled stenciled on the spring and it's one
nine to two dash two dash sixteen and then there's
a LW and an RW. So he replaced it with
two oh seven dash one in three quarters dash twenty five.
(11:21):
So when I'm googling, because I don't have a dean,
so I'm googling, and it's saying that it's not a
good idea to replace springs that are not the same
that were there originally. Yeah, and he won't return my call. Oh,
come on, I don't know if there's an issue.
Speaker 2 (11:43):
Okay, uh, And I'm going to be very honest with you, Nadine.
I don't know if there's an issue either, because, yeah,
because the you know, they not being a garage door
spring expert. Okay, the numbers mean very little to me,
(12:03):
as they do to you. They're just numbers on a page. Right,
But here's my advice. I got advice for you anyway,
And the reason why you always want to replace your
garage door springs one for one with the proper replacement spring,
not just what happens to be on the guy's truck
at the time. Okay, The reason you want to do
(12:24):
that is because they were designed for that door. The
door has a certain weight, there's a certain tension to it.
Sometimes the new springs aren't as strong and won't last
as long. Sometimes the new springs are way stronger than
they need to be and put too much pressure on
the door. Or maybe the differential is nominal and is
(12:45):
not going to be a problem. Okay, So those are
Those are the three options, right, and which of the
three is your situation? That's what I couldn't tell you.
I couldn't tell you that on the phone, couldn't tell
you without a deeper dive. But here's what I would do.
I would address this exact same phone call to another
(13:06):
garage door company in town and say and just tell
them your story. It's like listen. I don't necessarily need
you guys to come out, but maybe you need to
come out, But I want to tell you my story.
If you've got five minutes and you read off to
them those numbers, it will mean the world to them
and they're going to be like oh, or they're going
to be like, oh, you know what, that's just a
(13:27):
different manufacturer and a different number, and it's you know,
it's within ten percent of what the other springs were
and you're good to go. Don't worry about it unless
the door is performing strangely, That's what I would do.
I would call in the actual expert. You don't have
to drag them out to the house. They should be
able to do. They all want to come out, they all,
(13:48):
they all want to come out. You've already done this.
Speaker 5 (13:51):
Yeah, I all want to come out.
Speaker 2 (13:54):
They want to charge. But do they want to charge
you for coming out?
Speaker 5 (13:58):
Well no, but you know they don't know. My thing
is do I trust? Because when I even called several
places just to get a spring replaced, they all want
to come out. And then there was they gave me,
you know, range, but some of the prices were just
off the chart. So it's hard to know. And if
they come out and say, oh yeah, this is not
we need to replace it because I already paid three fifty.
Speaker 2 (14:21):
Okay, So here's the deal. Here's the deal. So so
play the game. Play the game, Nadine, play the deal. Okay.
Because these guys they don't want to answer your question
on the phone, all right, fine, but they're come out
for free. So you get two or three of them
to come out for free. I'm serious, okay. And what
you do is you show you show each of these
guys the issue, and you listen carefully to what they say.
(14:45):
Because I'm telling you this, I use this principle. I
talk about it on the air all the time when
you were trying to figure out what something should cost,
what's wrong? So on? You can do this by getting
a multiplicity of counselors. Look in that situation, right, just
like a just like a patient in the hospital, you
call in a second and third opinion before you do surgery.
(15:08):
So all right, nobody wants to give you this advice
over the phone. Fine, come out to my house. I'll
see you tomorrow morning at ten o'clock. Take a look
at it. Say, okay, are these springs fine? Oh? Well,
what you got here, ma'am is a in case get
man splained. What you got here is and no, these
aren't the right springs. And will these springs cause me
(15:31):
any problem? Well you never can, all right, So you
just listen carefully and you say, thank you very much,
I'll take your estimate. And then you get two, you know,
a couple other people out there, you will see the
opinions start to pool in a certain direction, or somebody
is going to fess up to what is actually going on.
And I'm not saying it's a scam. I'm just saying,
(15:53):
you know, they're all trying to do their business. What
I am saying, though, is that you get to two
or three sets of on any problem in this industry,
and you will start to see for yourself what the
experts really think about your situation. You'll be able to
derive and if it's not costing you any money other
than just the inconvenience of having to wait for a
(16:14):
garage door guy to show up, I would say, do
it for your own peace of mind.
Speaker 4 (16:18):
Just do it.
Speaker 5 (16:20):
Okay, thank you so much.
Speaker 2 (16:22):
You are so welcome, Nadine. I would love to hear
how that turns out, by the way, you're you're on
the right track. You've done your research, you know the stuff.
Just go ahead and commit to them, call them out,
figure out. You know you're gonna This is what you do.
You know when they're when a crime, a potential crime
has been committed, you take your suspects and you all
(16:43):
bring them into the interrogation room separately, right to find out,
and you grill them and you don't let the one
know what the other one said, right because you want
to get to the truth. So classic interrogation techniques for
your home. I should write a little pamphlet about that,
all right, when we come back more of your calls.
You're home with Dean Sharp the house Whisper.
Speaker 1 (17:05):
You're listening to Bill Handle on demand from KF I
am six forty.
Speaker 2 (17:11):
Dean Sharp the house Whisper, here to help you transform
your ordinary house into an extraordinary home. That's what we're
all about here. And it can be done. Oh yes,
it can be done. Be encouraged, do not lose hope.
This is what whisperers do. We come into the situation
and we're like, hey, I know, I know. This is
(17:32):
a seemingly untamable beast it's not. It's not. Your house
has lots of hope. Keep listening, all right, We are
taking calls today, as we do every Saturday morning. I'm
going to go back to the phones. I'm going to
talk to Mark. Hey, Mark, welcome home.
Speaker 4 (17:51):
Good morning, Dean. I am sir, Good morning. I have
some income property up in Monterey County just said to
specifically and when of them is a small home and
I'm contemplating knocking it down and building a new one.
It's about fifteen hundred square feet. I was what I mean,
how much I could expect to pay for plans and
(18:13):
cause or foot.
Speaker 2 (18:16):
Well, you're talking architectural fees. Is that what you're asking?
Speaker 4 (18:20):
Yes, yes, Uh.
Speaker 2 (18:22):
It varies, and you know, I know that's not a
totally satisfying answer. It varies. It has a lot to
do with the architect and how they like to charge. Okay,
there are some architects that that a on a house
that size, which is not, you know, an overly big house.
Some architects may charge a flat fee, a flat rate
(18:43):
for the whole thing. Others may depending on the degree
of complexity of the lot, of the land surface and
so on, or of the complexity that you, as the client,
want to interject into it. They may want to charge
hourly rate for it because there are a lot of
unknowns and they don't want to, you know, lose their
(19:04):
shorts on it. But typically, typically architects usually charge a percentage.
Their fee is based on a percentage of total cost
of construction or of square footage. Okay, and right now,
I would say, up there in that area, I'm just
(19:24):
you know, not utterly familiar with where architects are app
up there, but I know it's a little bit of
pricier area. I think you could expect to and this
is not going to help probably help you a lot, either,
but you could expect to pay anywhere between five percent
of total cost of construction up to a little over
(19:45):
ten maybe maybe in some situations fifteen between five and
fifteen percent cost of construction, or between let's say two
and fifteen dollars a square foot. But I think it'd
be more likely a percentage of the total construction. And
again it varies because different architects, different visions, different level
(20:07):
of experience, and the complexity of the desired project, you know,
in other words, how complex is the brief that they're
going to be taking on. But generally speaking, it's that way. Now,
if you're asking me, what, well, what would you charge
Dean in that situation, Well, it varies. I mean there
are sometimes when we go with an hourly rate for
(20:29):
certain design projects. Sometimes we do the percentage of cost
of construction. Very rarely do we charge it to flat
fee blindly, because you know it's easy to lose your
shorts in a situation like that. Architects, I will tell you,
generally speaking, you know, a good one is worth their
weight in gold. That's all I'm saying. Good designer worth
(20:50):
their weight in gold because they are. They're not the
most common thing out there. And if you're going to
get rich in this life, you probably don't go into architects.
Sure as a as a field of passion. It really
is a passion play as opposed to a oh yeah,
you got a lot of people ring in their hands.
I can't wait to get into architecture and bring in
(21:11):
the millions. Just that's not the way it works. So
in my opinion, obviously as an architectural designer, of course
you think this dem In my opinion, architects are undervalued
for the role they play given the fact that I
sit here every week and tell you design matters most
when it comes to the success of your projects. So
(21:32):
does that help Mark?
Speaker 3 (21:34):
Yes?
Speaker 4 (21:35):
And would I expect them to just hand me off
plans or would they stay with the project until it's completed.
Speaker 2 (21:42):
Well, that really is all up to you. That's the thing.
This is a that's a question of what you're looking
for from them and your level of confidence in their competency.
I will tell you, generally speaking, most of the time,
our clients they don't only want the drawings, but they
want to us around to shepherd, not managed. We're not
the we're not going to GC the project, we're not
(22:04):
gonna project manage. But they want us around to shepherd
the builders throughout the project so that they can check
in with us. We can check in with them. They're like, Dane, Okay,
they're about to close up these walls. Will you come
down here and just double check everything for us real
quick before they do, just to make sure everybody has
done everything right. And so if that's what you're looking for,
(22:24):
you've got to be upfront with them to include it
in their package so that they know. And most architects
are happy to do it.
Speaker 4 (22:32):
I see. And my last question would be what what
is the general going cost for square foot of an
average build out?
Speaker 2 (22:42):
Well, an average, an average buildout in Monterey County in
Pacific Grove is going to be on the high side
like it is down here, and and you know you
would expect realistically, I'm just not going to pull any
punches here. Realistically these days, it's going to be. It
all depends on finishes you have can control of that.
But an average build out new construction should be between
(23:05):
three hundred and fifty and four hundred and fifty dollars
a square.
Speaker 4 (23:07):
Foot, got it? Thanks a lot to bring me. Appreciate
your information.
Speaker 2 (23:12):
Dean Mark. Thank you for your call. Appreciate you. Appreciate
everybody who calls in. And I just love the variety
of calls that we get. That's what I love about
Saturday mornings. I sit here and sit my coffee and
I'm like, what what will I be talking about next?
So here, I'll prove it. I'm gonna sit my coffee
all right. What will we be talking about next? We
(23:33):
will find out right after the break your home with
Dean Sharp. The house Whisper, Dean Sharp, the house Whisper
here to remind you your ordinary house can be transformed
into an extraordinary home. How do you do it? Well,
you start with good design. Design matters most and that's
(23:54):
what we try to help you with every weekend here,
every weekend Saturdays. It's an all all day every week
nothing but your calls. I'm not going to get to
all the calls on the board right now because we
are yet again at the end of another two hour program.
But for those of you who I leave on the board,
my apologies. But also if you can call back tomorrow
(24:15):
during the big show tomorrow, we will give you priority position.
We'll give you a little fast passed. That's not a
thing anymore. What's the official term, Tina at Disneyland for
fast passes? Lightning lane. We have our own lightning lane.
All you do is you just tell our screener, hey,
I was on hold yesterday. I'll give you priority, and
(24:37):
it does. It shows up on my board. Give this attention,
Give this caller attention. Okay, we still have time to
finish out a call or so let's go back to
the phones. Let's talk to Sal. Hey, Sal, welcome home.
Speaker 6 (24:52):
Hey, good morning. So I have a reciprocating or a
recirculating pump on my water heater, and and there's a
bathroom adjacent to the wall where the water heater is.
And I got hot water in the toilet and hot
water in my cold faucet.
Speaker 2 (25:11):
Okay, hm hmm.
Speaker 6 (25:14):
And it's it's a ball. It's it's that's some sort
of valve or so it's two ball valves from the
base of the water heater, and then there's the pump
and then some sort of valve or something with a
like a socket cap that you can remove, and then
a side bleeder.
Speaker 2 (25:32):
Mm hmmm. I don't know what I mean. That's a
typical recirculation system. Has this This has always been the case,
I mean ever since uh you had this research is
put in, or you bought the house this way, I mean,
what's the stitch.
Speaker 6 (25:51):
No, I bought it this way. And then the cartridge
died a couple of years ago, and I bought one online.
It's a Glendig fast that I replaced the cartridge weld
there and then I just noticed it one day, you know,
because I don't use it. The recirculating mostly comes on
during the winter time because it, you know, heats up
the hot water quicker but yeah, I just noticed it
(26:13):
one day and all of the said, I turned on
the cold water getting hot water. Now this morning, while
I was waiting, I turned on the pump and it
was warm. It wasn't nice cold. But then I went
back and turned it on again and now it's hot.
Water's coming out of the faucet with a cold side.
Speaker 2 (26:29):
Yeah yeah, uh. And it is it hot water out
of both sides on the faucet or they did somebody
just switch them. That's easier than dealing with the toilet issues.
Speaker 6 (26:38):
No, no, no, no, no, no, no, it's definitely cold. No,
because it comes out of the toilet too. There's hot
water in the toilet.
Speaker 2 (26:45):
And so so, so there's hot water on both sides
of the faucet and hot water in the toilet. Yeah, okay,
that's weird. Somebody plumbed that house wrong, somebody accidentally put
somebody accidentally put that hot water on that sink and
that toilet. Uh that those cold lines somebody accidentally put them,
(27:06):
connected them to the recirculation line to the research pumping.
Speaker 6 (27:13):
Oh okay, because it's not constant what you're saying.
Speaker 2 (27:16):
Yeah, uh, that's my best guess. So it's time for
a plumber to take a peek and see if we
can undo that. You know, it's it's potentially well yeah,
I don't. I don't. A plumber needs to take a
look at it, because the question is where is that,
Where is that line going to? Where's you know, where
(27:40):
does it make it next t in? Where does it connect?
But I have a sneaky suspicion, Sal that that somebody,
you know, initially when they ran the research line, they
goofed and uh and ran that because it sounds you know,
if it wasn't for the fact that the toilet and
the sink, the toilet and the file in that one
(28:00):
bathroom are both acting this way, I might have a
different answer for it. But the fact that they're both
that way, their cold water supply has been compromised into
the research line for the hot water system, and so
that needs to be undone wherever that junction. Hopefully it happens,
you know, in the attic or in a space where
(28:22):
it's accessible and we can find it and we be like, yep,
right here, and then we just disconnect it, run it
off into the cold where it belongs, and life gets
back to normal. Sal Thanks for the question. Sorry, I
can't be there to analyze it directly eyes on, but
it seems to me that that's the situation that you're
facing there, and you've just you just never noticed. It's
(28:43):
always been the case, but you've never noticed it before,
which you know. I'm glad that it hasn't a critical
feature for you, but yeah, it's probably time to address it,
all right, y'all. Here we are at the end of
another two hours together. We've got some callers left on
the board. Like I said, if you want to call
back tomorrow during the big show, happy to give you
(29:03):
priority service tomorrow Today you are flying in coach tomorrow,
business class, elite or even first class. I don't know.
I'm not sure. I'm not sure there is a first
class on this particular flight, but we're going to give
you an upgrade with more leg room and more attention upfront.
(29:24):
How's that sound? All right? It is a warm one
here in southern California, but it's also a bright, beautiful
sunny day, so I want you to stay cool, but
I also want you to get out there and get
busy building yourself a beautiful life. And we will see
you right back here tomorrow morning, nine am.
Speaker 4 (29:46):
You've been listening to the Bill Handle Show.
Speaker 6 (29:48):
Catch My Show Monday through Friday, six am to nine am,
and anytime on demand on the iHeartRadio app
You're listening to Bill Handle on demand from KFI AM
six forty.
Speaker 2 (00:09):
Welcome Home. I'm Dean Sharp, the house whisper, custom home builder,
custom home designer, and every week your guide to better
understand that place where you live today. On the show,
as is typical for us on Saturday mornings, we're taking
your calls. You get to tell me what the show
is about today. The number to reach me eight three
(00:29):
three to ask Dean A three three, the numeral two
ask Dean eight three three to ask Dean. And look
who has joined me in studio. Hello Sunshine. It is
uh an hour after the show has started. Good morning,
Good morning, and yet I've been here for a little
bit more than an hour. You've been here for five
(00:53):
minutes longer. Welcome home. You know I resisted. I resist,
just a knowing that you were just do enough whatever
you were doing. I resisted, you know, because Heather had
a story about an alligator named Reggie I think earlier today,
(01:14):
who's now living at the La Zoo with an alligator
named Tina, and I didn't go there. Well, you know,
we have a tortoise in our backyard named Reggie, Yes
we do, who also lives with an alligator named Tina.
Oh see, that's what I wanted to do earlier, but
I didn't. I bit my lip because I was showing
(01:36):
you respect. Here you are. Oh, there goes Olivia. Right there,
there she goes. He's going to go check out the chick.
There are no new eggs today, but yes we have
new eggs. Well, not today, not this one, not yet,
not yet today. But the new flock has started to produce.
We got a little green one yesterday, a little white
one couple of days before. It's very exciting. Yes, I'm happy.
(02:00):
Is on egg watch for the she is. I'm happy
because for the first time and I don't know, like
a couple of years, because our older girls they are
they are, they are postmenopausal. There are no eggs. They
just eat food. They're they're just taking up space and
and my wallet for chicken feet. That's all all right,
(02:22):
Uh okay, let's get back to the phones. Good morning,
glad that you're here. I have Henry on the line.
I kept Henry on hold over the last break here
because he wanted to know, how do you know if
a water heater is going bad? We talked about that
and then I said, they here a couple of things
that you can check. One of the things you can
check if you've never done this before, and your water
(02:44):
heater is let's say more than three or four years old.
If you're handy, you can turn off all the water
pressure to your water heater. And there's on the top
of a regular tanked water heater, there's a big old
nut screwed into the top plate of the water heater.
A lot of people stare at that and think, I
wonder what that thing is for. Well, if you were
to unscrew that big old nut fitting there and take
(03:09):
it out of its little hole, you will find hopefully
that there's a long metal rod attached to it. That
rod is what's known as the sacrificial annod. The sacrificial
anode is made out of magnesium or aluminium, depending on
the brand. Its job is to attract those corrosive minerals,
(03:31):
hard water minerals, to itself and to corrode itself. That's
why it's called the sacrificial anode. It sacrifices itself for
the sake of your water here because of it. If
they're not being attracted to it, then they are clinging
to the steel tank and they're going to prematurely age
and cause the water heater to fail. So just as
(03:52):
a point of maintenance, you know, some people say, oh,
voids the warranty if a non professional opens up. Believe me,
it's just a screwed in port there. And if you're
handy enough to unscrew something with a wrench, you can
do this. I don't really care if it avoids the
warranty or not. If your water heater is more than
five years old, listen, you're past the service of the warranty. Anyway,
(04:16):
you should check it because if it's not there, if
it's like corroded down to like a little nub or
gone all together, or less than half of its normal length,
you should replace it. And you can replace it. You
get these are on the shelf at the at home depot,
at Low's, at the local hardware store. It's a twenty
(04:38):
to forty dollars part depending on the brand of your
water heater, twenty to forty bucks. You put a new
anode in there, and you're going to be protecting your
tank for you know, a couple three years to come.
So anyway, just as a little bit of insight, we
know what the water heater is going to start doing
if it starts to fail. But Henry, the goal is
(05:00):
to blush it every year or two and to eventually
check the anode and see if it's still there, and
if not, replace it. And I know this is something
that people, thousands of people right now are like, I
didn't even know that was a thing. Yeah, it's a thing.
They should tell you these things, but it's a thing,
and it could really help lengthen the life of your
(05:21):
water heater.
Speaker 3 (05:23):
Okay, I'm looking at the water here right now. There's
no nut on top, but there's like a I see
something that's recessed a bit, maybe three quarters of an
inch below the surface. Yeah, could that be it? Or
is it?
Speaker 2 (05:35):
That's it? That's it?
Speaker 3 (05:37):
Yep, heck shaid three quarter inch maybe, Okay, yeah, yeah,
my water heater is back. But the older reader back
in oh, two thousand and eight, so it's been a while.
Speaker 2 (05:48):
Yeah, it's been a while. Yeah, it's it's it's uh.
But here's the thing. You know what, there's no guarantee.
I mean, if it's not giving you problems, then it's
not given you problems. So so you know, if I
were you, if you're starting to see symptoms like you know,
I mean, what's the water heater for. It's for giving
you hot water. If for some reason the water heater
is not doing what it used to do, then it's
(06:11):
time at this point, you know, two thousand, I mean,
this is yeah, this is this water heater is past
its prime as far as you know, it's well, it's
it's well beyond doing what it was supposed to do,
is my point. But there are water heaters out there
that are twenty five thirty years old that are still
going strong. So the point is there's no absolutely, there's
(06:32):
no absolute cutoff date for it. But if it's starting
to not do what you wanted to do now, then
it's time to look at the budget and say, all right,
maybe it's time to switch this out. But if it's
doing fine, then maybe also look at the budget and say,
maybe we'll just tuck this aside for you know, because
it won't be long. It's not going to be long,
you know, like the likelihood of getting another five years
(06:54):
out of it, I would say.
Speaker 4 (06:55):
Is low.
Speaker 3 (06:57):
Yeah, it's giving me still getting a good heat, constantly heat.
It's just after I do like a load of laundry,
I'll here like a popping in a knocking sound.
Speaker 2 (07:05):
Yeah, that popping and knocking that is the the okay,
So the the popping sound is is mineralization that's built
up on the burner pan and the burner is you know,
that mineralization trapping water underneath those mineral deposits. The burner
is heating that superheating that water into a gas and
then it escapes, okay, like pop rocks and and so
(07:29):
it's just a sign that there's mineralization in it. So
if you flush it, that could help quite a bit.
You can flush out the water heater, drain it out,
flesh out all the loose stuff, and check the an
oute and you know a little hours of your worth
of your time, and and you know twenty to forty
dollars part that you can replace yourself, you know, might
(07:52):
get you another five years out of that water heater.
If all of the things being equal. It's doing just fine.
Speaker 4 (07:59):
Okay.
Speaker 3 (08:00):
Now, question, it's so old and I've never flushed it.
It's it's awkward. It's in the middle of the house.
It's in a little closet off the main hallway, so
it's a long hose. I have to get to the
outside door. So I've never flushed it after so many
years because the sediment be built up so much that
when I turn on the little spigot in the bottom,
it's so corroded or clogged up with sediment it will
nothing comes out.
Speaker 2 (08:21):
Anything as possible, anything is possible, but I'd give it
a try anyway. And here's the thing. Once the once
you've got the hose connected to this sediment spicgot at
the bottom, and you open that up if you're seeing,
you know, if there's an occlusion. Here's a little trick.
You can actually turn on the water up above, get
(08:41):
a little pressure and a little additional water flowing into
the water heater. Uh and uh, and see if you
can't kind of force it out a little bit, force
it out a little bit, but you know what, but
you got to try. And the point is it does
not hurt you try so and if nothing comes out, Henry,
that's a clear sign you got a lot of mineralization
built up and you probably at this point should be
(09:04):
thinking about switching it out in the near future. Henry.
Thank you for your call, buddy, and thank you for
your question. That's why we take calls because one man's
question is an answer for thousands of other people who
are listening who didn't call in, and so that is
the critical role that you play. We've got more calls
on the board. We also have room for you. Eight
(09:25):
three three to ask Dean. Eight three three the numeral
to ask Dean A three three to ask Dean your
home with Dean Sharp the house whisper. I shurn on
my mic, Dean Sharp, the house whisper. I just started
talking and like, why does this sound different? Good morning?
(09:45):
Here to help you take your home to the next level.
That's what we do Saturday mornings. We're taking calls. That's
our goal. You get to set the agenda for the
show today. The number to reach me eight three three
two ask Dean eight three three to ask let's go
back to the phones. I want to talk to Nadine. Nadine,
welcome home, Thank you, good morning.
Speaker 5 (10:09):
I have a question regarding my garage door springs. Okay,
so I have a two thousand and seven track home.
It's original door, it's original springs, the spring. I have
two springs in the middle. One side broke and I
had them replaced, and then I was looking at Luckily,
(10:32):
I picked up the old ones and I put them
in the trash. But I was looking at the ones
that were replaced, and I thought, geez, you know, they
look a little longer than the ones that were replaced.
I wasn't told that they were going to be different.
I thought he was replacing with exactly the same size.
So when I pulled my original ones out, it stenciled
(10:55):
as I've googled. Now you know all about garage door springs.
So I googled stenciled on the spring and it's one
nine to two dash two dash sixteen and then there's
a LW and an RW. So he replaced it with
two oh seven dash one in three quarters dash twenty five.
(11:21):
So when I'm googling, because I don't have a dean,
so I'm googling, and it's saying that it's not a
good idea to replace springs that are not the same
that were there originally. Yeah, and he won't return my call. Oh,
come on, I don't know if there's an issue.
Speaker 2 (11:43):
Okay, uh, And I'm going to be very honest with you, Nadine.
I don't know if there's an issue either, because, yeah,
because the you know, they not being a garage door
spring expert. Okay, the numbers mean very little to me,
(12:03):
as they do to you. They're just numbers on a page. Right,
But here's my advice. I got advice for you anyway,
And the reason why you always want to replace your
garage door springs one for one with the proper replacement spring,
not just what happens to be on the guy's truck
at the time. Okay, The reason you want to do
(12:24):
that is because they were designed for that door. The
door has a certain weight, there's a certain tension to it.
Sometimes the new springs aren't as strong and won't last
as long. Sometimes the new springs are way stronger than
they need to be and put too much pressure on
the door. Or maybe the differential is nominal and is
(12:45):
not going to be a problem. Okay, So those are
Those are the three options, right, and which of the
three is your situation? That's what I couldn't tell you.
I couldn't tell you that on the phone, couldn't tell
you without a deeper dive. But here's what I would do.
I would address this exact same phone call to another
(13:06):
garage door company in town and say and just tell
them your story. It's like listen. I don't necessarily need
you guys to come out, but maybe you need to
come out, But I want to tell you my story.
If you've got five minutes and you read off to
them those numbers, it will mean the world to them
and they're going to be like oh, or they're going
to be like, oh, you know what, that's just a
(13:27):
different manufacturer and a different number, and it's you know,
it's within ten percent of what the other springs were
and you're good to go. Don't worry about it unless
the door is performing strangely, That's what I would do.
I would call in the actual expert. You don't have
to drag them out to the house. They should be
able to do. They all want to come out, they all,
(13:48):
they all want to come out. You've already done this.
Speaker 5 (13:51):
Yeah, I all want to come out.
Speaker 2 (13:54):
They want to charge. But do they want to charge
you for coming out?
Speaker 5 (13:58):
Well no, but you know they don't know. My thing
is do I trust? Because when I even called several
places just to get a spring replaced, they all want
to come out. And then there was they gave me,
you know, range, but some of the prices were just
off the chart. So it's hard to know. And if
they come out and say, oh yeah, this is not
we need to replace it because I already paid three fifty.
Speaker 2 (14:21):
Okay, So here's the deal. Here's the deal. So so
play the game. Play the game, Nadine, play the deal. Okay.
Because these guys they don't want to answer your question
on the phone, all right, fine, but they're come out
for free. So you get two or three of them
to come out for free. I'm serious, okay. And what
you do is you show you show each of these
guys the issue, and you listen carefully to what they say.
(14:45):
Because I'm telling you this, I use this principle. I
talk about it on the air all the time when
you were trying to figure out what something should cost,
what's wrong? So on? You can do this by getting
a multiplicity of counselors. Look in that situation, right, just
like a just like a patient in the hospital, you
call in a second and third opinion before you do surgery.
(15:08):
So all right, nobody wants to give you this advice
over the phone. Fine, come out to my house. I'll
see you tomorrow morning at ten o'clock. Take a look
at it. Say, okay, are these springs fine? Oh? Well,
what you got here, ma'am is a in case get
man splained. What you got here is and no, these
aren't the right springs. And will these springs cause me
(15:31):
any problem? Well you never can, all right, So you
just listen carefully and you say, thank you very much,
I'll take your estimate. And then you get two, you know,
a couple other people out there, you will see the
opinions start to pool in a certain direction, or somebody
is going to fess up to what is actually going on.
And I'm not saying it's a scam. I'm just saying,
(15:53):
you know, they're all trying to do their business. What
I am saying, though, is that you get to two
or three sets of on any problem in this industry,
and you will start to see for yourself what the
experts really think about your situation. You'll be able to
derive and if it's not costing you any money other
than just the inconvenience of having to wait for a
(16:14):
garage door guy to show up, I would say, do
it for your own peace of mind.
Speaker 4 (16:18):
Just do it.
Speaker 5 (16:20):
Okay, thank you so much.
Speaker 2 (16:22):
You are so welcome, Nadine. I would love to hear
how that turns out, by the way, you're you're on
the right track. You've done your research, you know the stuff.
Just go ahead and commit to them, call them out,
figure out. You know you're gonna This is what you do.
You know when they're when a crime, a potential crime
has been committed, you take your suspects and you all
(16:43):
bring them into the interrogation room separately, right to find out,
and you grill them and you don't let the one
know what the other one said, right because you want
to get to the truth. So classic interrogation techniques for
your home. I should write a little pamphlet about that,
all right, when we come back more of your calls.
You're home with Dean Sharp the house Whisper.
Speaker 1 (17:05):
You're listening to Bill Handle on demand from KF I
am six forty.
Speaker 2 (17:11):
Dean Sharp the house Whisper, here to help you transform
your ordinary house into an extraordinary home. That's what we're
all about here. And it can be done. Oh yes,
it can be done. Be encouraged, do not lose hope.
This is what whisperers do. We come into the situation
and we're like, hey, I know, I know. This is
(17:32):
a seemingly untamable beast it's not. It's not. Your house
has lots of hope. Keep listening, all right, We are
taking calls today, as we do every Saturday morning. I'm
going to go back to the phones. I'm going to
talk to Mark. Hey, Mark, welcome home.
Speaker 4 (17:51):
Good morning, Dean. I am sir, Good morning. I have
some income property up in Monterey County just said to
specifically and when of them is a small home and
I'm contemplating knocking it down and building a new one.
It's about fifteen hundred square feet. I was what I mean,
how much I could expect to pay for plans and
(18:13):
cause or foot.
Speaker 2 (18:16):
Well, you're talking architectural fees. Is that what you're asking?
Speaker 4 (18:20):
Yes, yes, Uh.
Speaker 2 (18:22):
It varies, and you know, I know that's not a
totally satisfying answer. It varies. It has a lot to
do with the architect and how they like to charge. Okay,
there are some architects that that a on a house
that size, which is not, you know, an overly big house.
Some architects may charge a flat fee, a flat rate
(18:43):
for the whole thing. Others may depending on the degree
of complexity of the lot, of the land surface and
so on, or of the complexity that you, as the client,
want to interject into it. They may want to charge
hourly rate for it because there are a lot of
unknowns and they don't want to, you know, lose their
(19:04):
shorts on it. But typically, typically architects usually charge a percentage.
Their fee is based on a percentage of total cost
of construction or of square footage. Okay, and right now,
I would say, up there in that area, I'm just
(19:24):
you know, not utterly familiar with where architects are app
up there, but I know it's a little bit of
pricier area. I think you could expect to and this
is not going to help probably help you a lot, either,
but you could expect to pay anywhere between five percent
of total cost of construction up to a little over
(19:45):
ten maybe maybe in some situations fifteen between five and
fifteen percent cost of construction, or between let's say two
and fifteen dollars a square foot. But I think it'd
be more likely a percentage of the total construction. And
again it varies because different architects, different visions, different level
(20:07):
of experience, and the complexity of the desired project, you know,
in other words, how complex is the brief that they're
going to be taking on. But generally speaking, it's that way. Now,
if you're asking me, what, well, what would you charge
Dean in that situation, Well, it varies. I mean there
are sometimes when we go with an hourly rate for
(20:29):
certain design projects. Sometimes we do the percentage of cost
of construction. Very rarely do we charge it to flat
fee blindly, because you know it's easy to lose your
shorts in a situation like that. Architects, I will tell you,
generally speaking, you know, a good one is worth their
weight in gold. That's all I'm saying. Good designer worth
(20:50):
their weight in gold because they are. They're not the
most common thing out there. And if you're going to
get rich in this life, you probably don't go into architects.
Sure as a as a field of passion. It really
is a passion play as opposed to a oh yeah,
you got a lot of people ring in their hands.
I can't wait to get into architecture and bring in
(21:11):
the millions. Just that's not the way it works. So
in my opinion, obviously as an architectural designer, of course
you think this dem In my opinion, architects are undervalued
for the role they play given the fact that I
sit here every week and tell you design matters most
when it comes to the success of your projects. So
(21:32):
does that help Mark?
Speaker 3 (21:34):
Yes?
Speaker 4 (21:35):
And would I expect them to just hand me off
plans or would they stay with the project until it's completed.
Speaker 2 (21:42):
Well, that really is all up to you. That's the thing.
This is a that's a question of what you're looking
for from them and your level of confidence in their competency.
I will tell you, generally speaking, most of the time,
our clients they don't only want the drawings, but they
want to us around to shepherd, not managed. We're not
the we're not going to GC the project, we're not
(22:04):
gonna project manage. But they want us around to shepherd
the builders throughout the project so that they can check
in with us. We can check in with them. They're like, Dane, Okay,
they're about to close up these walls. Will you come
down here and just double check everything for us real
quick before they do, just to make sure everybody has
done everything right. And so if that's what you're looking for,
(22:24):
you've got to be upfront with them to include it
in their package so that they know. And most architects
are happy to do it.
Speaker 4 (22:32):
I see. And my last question would be what what
is the general going cost for square foot of an
average build out?
Speaker 2 (22:42):
Well, an average, an average buildout in Monterey County in
Pacific Grove is going to be on the high side
like it is down here, and and you know you
would expect realistically, I'm just not going to pull any
punches here. Realistically these days, it's going to be. It
all depends on finishes you have can control of that.
But an average build out new construction should be between
(23:05):
three hundred and fifty and four hundred and fifty dollars
a square.
Speaker 4 (23:07):
Foot, got it? Thanks a lot to bring me. Appreciate
your information.
Speaker 2 (23:12):
Dean Mark. Thank you for your call. Appreciate you. Appreciate
everybody who calls in. And I just love the variety
of calls that we get. That's what I love about
Saturday mornings. I sit here and sit my coffee and
I'm like, what what will I be talking about next?
So here, I'll prove it. I'm gonna sit my coffee
all right. What will we be talking about next? We
(23:33):
will find out right after the break your home with
Dean Sharp. The house Whisper, Dean Sharp, the house Whisper
here to remind you your ordinary house can be transformed
into an extraordinary home. How do you do it? Well,
you start with good design. Design matters most and that's
(23:54):
what we try to help you with every weekend here,
every weekend Saturdays. It's an all all day every week
nothing but your calls. I'm not going to get to
all the calls on the board right now because we
are yet again at the end of another two hour program.
But for those of you who I leave on the board,
my apologies. But also if you can call back tomorrow
(24:15):
during the big show tomorrow, we will give you priority position.
We'll give you a little fast passed. That's not a
thing anymore. What's the official term, Tina at Disneyland for
fast passes? Lightning lane. We have our own lightning lane.
All you do is you just tell our screener, hey,
I was on hold yesterday. I'll give you priority, and
(24:37):
it does. It shows up on my board. Give this attention,
Give this caller attention. Okay, we still have time to
finish out a call or so let's go back to
the phones. Let's talk to Sal. Hey, Sal, welcome home.
Speaker 6 (24:52):
Hey, good morning. So I have a reciprocating or a
recirculating pump on my water heater, and and there's a
bathroom adjacent to the wall where the water heater is.
And I got hot water in the toilet and hot
water in my cold faucet.
Speaker 2 (25:11):
Okay, hm hmm.
Speaker 6 (25:14):
And it's it's a ball. It's it's that's some sort
of valve or so it's two ball valves from the
base of the water heater, and then there's the pump
and then some sort of valve or something with a
like a socket cap that you can remove, and then
a side bleeder.
Speaker 2 (25:32):
Mm hmmm. I don't know what I mean. That's a
typical recirculation system. Has this This has always been the case,
I mean ever since uh you had this research is
put in, or you bought the house this way, I mean,
what's the stitch.
Speaker 6 (25:51):
No, I bought it this way. And then the cartridge
died a couple of years ago, and I bought one online.
It's a Glendig fast that I replaced the cartridge weld
there and then I just noticed it one day, you know,
because I don't use it. The recirculating mostly comes on
during the winter time because it, you know, heats up
the hot water quicker but yeah, I just noticed it
(26:13):
one day and all of the said, I turned on
the cold water getting hot water. Now this morning, while
I was waiting, I turned on the pump and it
was warm. It wasn't nice cold. But then I went
back and turned it on again and now it's hot.
Water's coming out of the faucet with a cold side.
Speaker 2 (26:29):
Yeah yeah, uh. And it is it hot water out
of both sides on the faucet or they did somebody
just switch them. That's easier than dealing with the toilet issues.
Speaker 6 (26:38):
No, no, no, no, no, no, no, it's definitely cold. No,
because it comes out of the toilet too. There's hot
water in the toilet.
Speaker 2 (26:45):
And so so, so there's hot water on both sides
of the faucet and hot water in the toilet. Yeah, okay,
that's weird. Somebody plumbed that house wrong, somebody accidentally put
somebody accidentally put that hot water on that sink and
that toilet. Uh that those cold lines somebody accidentally put them,
(27:06):
connected them to the recirculation line to the research pumping.
Speaker 6 (27:13):
Oh okay, because it's not constant what you're saying.
Speaker 2 (27:16):
Yeah, uh, that's my best guess. So it's time for
a plumber to take a peek and see if we
can undo that. You know, it's it's potentially well yeah,
I don't. I don't. A plumber needs to take a
look at it, because the question is where is that,
Where is that line going to? Where's you know, where
(27:40):
does it make it next t in? Where does it connect?
But I have a sneaky suspicion, Sal that that somebody,
you know, initially when they ran the research line, they
goofed and uh and ran that because it sounds you know,
if it wasn't for the fact that the toilet and
the sink, the toilet and the file in that one
(28:00):
bathroom are both acting this way, I might have a
different answer for it. But the fact that they're both
that way, their cold water supply has been compromised into
the research line for the hot water system, and so
that needs to be undone wherever that junction. Hopefully it happens,
you know, in the attic or in a space where
(28:22):
it's accessible and we can find it and we be like, yep,
right here, and then we just disconnect it, run it
off into the cold where it belongs, and life gets
back to normal. Sal Thanks for the question. Sorry, I
can't be there to analyze it directly eyes on, but
it seems to me that that's the situation that you're
facing there, and you've just you just never noticed. It's
(28:43):
always been the case, but you've never noticed it before,
which you know. I'm glad that it hasn't a critical
feature for you, but yeah, it's probably time to address it,
all right, y'all. Here we are at the end of
another two hours together. We've got some callers left on
the board. Like I said, if you want to call
back tomorrow during the big show, happy to give you
(29:03):
priority service tomorrow Today you are flying in coach tomorrow,
business class, elite or even first class. I don't know.
I'm not sure. I'm not sure there is a first
class on this particular flight, but we're going to give
you an upgrade with more leg room and more attention upfront.
(29:24):
How's that sound? All right? It is a warm one
here in southern California, but it's also a bright, beautiful
sunny day, so I want you to stay cool, but
I also want you to get out there and get
busy building yourself a beautiful life. And we will see
you right back here tomorrow morning, nine am.
Speaker 4 (29:46):
You've been listening to the Bill Handle Show.
Speaker 6 (29:48):
Catch My Show Monday through Friday, six am to nine am,
and anytime on demand on the iHeartRadio app
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