FALL 2018 | A DAILY RECORD PUBLICATION
CONTRACTORS GUIDE
SERVING ALL OF KITTITAS COUNTY
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CONTENTS 5
mortgage pains
8
in the garden
9
standby power
10
major remodel
13
hardware makeover
14
radon gas
17
consider your land
18
how safe are you?
21
The ‘hole’ story
22
homeowners privacy
24
furnace meltdown 2018 FALL CONTRACTORS GUIDE
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Serving Central Washington Since 1994
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1631 Vantage Hwy Ellensburg, WA 98926 509.962.2900 www.ArmstrongsStoveSpa.com
2018 FALL CONTRACTORS GUIDE
1726980
CONTRACTOR’S GUIDE
Mortgage pains K
eri Weishaar lives in a spacious, four-bedroom house near Tampa, Florida, thanks to the easy financing that prevailed during last decade’s housing boom. “It was basically nothing to get into this house,” said Weishaar, 48, who bought the house in the spring of 2003 after obtaining a no-money down, adjustable-rate mortgage. Then again, Weishaar and her husband are fortunate to still have their home. That same mortgage eventually morphed into a financial albatross and, for a time, the house in the suburb of Tarpon Springs was on a countdown to foreclosure. As home values plummeted after the housing bubble burst in 2007, many borrowers with exotic types of loans were stuck, unable to refinance as lenders began to tighten their lending criteria. That set the stage for cascading
mortgage defaults that eventually took down Lehman Brothers, Wall Street’s fourth-biggest investment bank at the time, 10 years ago this week. Lehman and other financial institutions were big buyers of securities backed by some of these dicey mortgages. Today, getting a mortgage is tougher — and less risky. For one thing, nomoney down mortgages and their ilk, which enabled many borrowers to initially lower the costs of buying a home but often saddled borrowers with far higher balances or steep monthly payment increases, have vanished. Banks also remain a bit gun-shy after racking up billions in losses stemming from mortgages gone bad. That means homebuyers, especially those with lessthan-stellar credit, face more hurdles qualifying for a mortgage than they did in the housing boom years. But the loans are safer, more transparent and actually
MONEY
By Alex Veiga AP Business Writer
take into account whether a borrower can afford to keep up with payments. “The banks have certainly loosened underwriting criteria for low-risk borrowers; they haven’t loosened underwriting criteria for low-credit score borrowers,” said Aaron Terrazas, senior economist at Zillow. “The types of lending that we saw leading up to that crash in 2008, for the most part, we’re not seeing nowadays.” When interest rates began to plummet at the start of the 2000s, lenders rushed in to make nontraditional loans that could be sold for hefty profits to Wall Street banks, as well as governmentsponsored mortgage buyers Freddie Mac and Fannie Mae. These riskiest of these loans required little proof that the borrower could afford to pay them back and an initial period of low payments and interest rates. Some let borrowers defer interest
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payments. Ultimately, these loans overwhelmed many borrowers’ ability to keep up with payments. That’s what happened with Weishaar’s mortgage. The loan was scheduled to adjust to a higher rate after three years, but she was able to refinance it with another adjustable-rate mortgage. The next time it reset, however, was late 2007, as the housing downturn accelerated. Her husband had lost his job and she was making less money. The couple’s loan jumped from a 6.2 percent interest rate to 11 percent, jacking up the monthly payment from $2,101 to $3,417. The easy financing, which had enabled the couple to buy their $346,800 house, backfired. “We bought probably about $120,000 more home than we should have,” Weishaar said. After missing a few payments, the lender agreed to modify the loan. The interest rate dropped to 6.2 percent and the couple’s missed payments and fees were tacked onto their unpaid principal. The Weishaars rode out the turbulent economy and housing market in the years after the financial crisis and were able to refinance again in late 2014 into a 3.5 percent, 20-year fixed-rate loan. Now their payment is around $1,500, without taxes and insurance. “I only have 15 years left on my house now and I’m in a good place,” said Weishaar, now director of sales for an IT consulting company. “The next house I buy will be paid for in cash.” The private market for mortgagebacked securities, which helped fuel so much easy lending during the housing boom, is now a sliver of what it was back then. Mortgage-backed securities issued by private firms now represent about 4.5 percent of the market, according to data from Inside Mortgage Finance and the Urban Institute. In 2006, the peak of the housing boom, it was nearly 60 percent. Government-sponsored enterprises such as Fannie Mae and Freddie Mac now account for about 95.5 percent of the market. 6
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Legislation aimed at averting another financial crisis set out certain guidelines that lenders must follow if they want to make their home loans eligible to be guaranteed by the government. The biggest change is a rule requiring lenders to establish the borrower’s ability to repay the loan. In the case of a five-year adjustablerate mortgage, that means ensuring the borrower can afford to pay the loan should it reset to a higher interest rate. The law, known as Dodd-Frank, also nixed the types of risky loans offered during the housing bubble, among other changes. “For the average consumer, the biggest thing that has changed is it’s a lot clearer at the closing table what
For homebuyers, mortgages are safer but tougher to come by
”
kind of loan you’re getting and what you can expect to pay over the life of the loan, and that’s a very good thing,” said Jesse Van Tol, CEO of the National Community Reinvestment Coalition, which advocates for fairness in housing, banking and business. The guidelines may offer lenders a clear path on how to gauge qualified buyers, but in many cases banks have overlaid stricter qualifying requirements, like higher credit scores. That’s one reason the average FICO score on home purchase loans has drifted about 21 points higher over the past decade, according to data from the Urban Institute. The trend is more pronounced in metropolitan areas with high home prices. Consider that in San Francisco, the average FICO score for borrowers is around 774. In the Riverside-
2018 FALL CONTRACTORS GUIDE
San Bernardino metropolitan area east of Los Angeles, FICOs average 717. The average FICO score in America was 700 last year. A score of 740-799 is considered “very good.” “The pendulum has swung too far in the other direction,” Van Tol said. “When you look at a Fannie Mae or Freddie Mac-backed loan with an average credit score in the high 700s, homeownership at a 50-year low, and a lot of people boxed out of the mortgage market, certainly credit is too tight. Too few people have the opportunity to become homeowners today.” Buyers are seeing some relief from nonbank lenders such as Quicken Loans, United Wholesale Mortgage and Carrington Mortgage, which are growing players in the residential lending market. The share of loans issued by nonbank lenders and backed by the government has been climbing since 2013. The median FICO scores for loans issued by nonbank lenders and sold to Fannie Mae and the other government mortgage buyers are lower than those of loans from banks, according to the Urban Institute. Unlike many homebuyers enticed by the frenzy of easy lending during the housing boom, Christian Ray resisted pushing the limits of what he could afford when he became a homeowner last month. A logistics manager for a beverage company, Ray bought a two-bedroom, two-and-a-half bath townhome in Tampa for $158,000, even though his lender qualified him for a $240,000 mortgage. “I’m not going to be married to the house,” said Ray, 23. “I literally would just come home, pay the bills and just stay here and barely feed myself.” Ray also opted for just about the most unexotic, vanilla home loan around: A 30-year, fixed-rate mortgage at 5 percent interest. And he put up a 10 percent down payment. “I’m not going to take 30 years to pay it,” Ray said.
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2018 FALL CONTRACTORS GUIDE
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CONTRACTOR’S GUIDE
GARDEN
IN THE GARDEN Mountain Mints are champions for landscape
A
couple of weeks ago I was walking a trail that open to reveal small pink blossoms. The and had one of those OMG moments as I bracts are very striking and open the door for By Norman Winter spotted a plant 20 feet away and could tell it was some wonderful plant combinations. Tribune News Service a champion of pollinators. At the risk of being a The Hoary Mount Mint Flowers has small plant geek, I will tell you it was amazing to watch white two-lipped flowers that may also exhibit the bees, swallowtails, and hairstreaks all on a frenzy to get to lavender hues and purple spotting. They, too, are borne in the flowers. When this happens you simply have to take notice terminal clusters. In the end, though you really find yourself as this is not an everyday occurrence in the garden. wondering how those tiny pink flowers could be so delectable The plant was a native called the hoary mountain mint. to the insect world. Botanically speaking it is known as Pycnanthemum incanum, The Mountain Mints seem to have found their niche in the pronounced pick-NAN-the-mum in-Kan-um. Your first plant mail order marketing program versus the typical garden thought may be that I am going to write about a ‘mint’ but I center. No doubt there are those glorious garden centers that assure you these are champions. There are roughly 20 species can testify that they sell them, and believe me we all stand found in the United States and Canada and the Herb Society and applaud. of America named it Notable Native in 2016. The consensus is the name Mountain Mint is a little While others tout their aromas, oils, medicinal, or cooking misleading, and that you’ll find them in open woods, thickets, uses I am simply talking about one of the best pollinator and fields from the Gulf States to Maine. The best place to plants on the planet. Those with silver/whitish foliage like the plant them in the landscape, to me, is in dry to medium, moist, Hoary Mountain Mint and the silver green Clustered Mountain but well-drained soil and grown at the woodland edge. Mint are also striking in the garden when grown either with I have seen them performing in full sun but it seems a little other silver-leafed plants or against a backdrop of typical dark afternoon shade is appreciated. You may be thrilled to know green leaves. deer avoid these plants. In addition to the two I have been In Georgia, the Clustered Mountain Mints bloom from the touting the North American Butterfly Association is also high end of May until frost while the Hoary Mountain Mint starts on Narrow-leaf Mountain Mint, Pycnathemum tenuifolium, a little later. Further north they may not start blooming until and the Virginia Mountain Mint, P. virginianum, that is June and July. While it might not capture your attention with endangered or threatened in some states. its incredible color it will simply mesmerize you with the sheer The silvery sheen from the bracts opens the door for a lot number of pollinators it attracts. You simply can’t walk away of landscape companions. I can only dream about the result if from the plant as you want to watch all that is happening and they were grown with spotted bee-balm Monarda punctata, see what flying creature might come in next. Joe Pye Weed, Eutrochium purpureum, Hummingbird Mints You may find yourself asking, OK, what about the flowers. (Agastache species and hybrids) like Blue Fortune, and The Clustered Mountain Mint is actually showy in the garden Common Boneset, Eupatorium perfoliatum. It would be a looking green then forming silver colored bracts with disks backyard pollinator heaven.
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2018 FALL CONTRACTORS GUIDE
CONTRACTOR’S GUIDE
SAFETY
Big weather events bring home the importance of standby power By Ed Del Grande Tribune News Service With the recent storms hitting the U.S., I have decided to have a standby generator installed. I remember last year you did a special column on steps involved when having a home generator installed. Could you please do your readers a favor by revisiting this topic? A residential standby generator is not a portable generator. This type of generator runs on natural or propane gas and is wired directly to your home’s electrical system. Standby generators start up automatically when power is lost and I’m happy to revisit my five basic steps to follow if you’re looking to have a standby generator installed:
STANDBY POWER
1. Standby generators are professionally installed with proper permits pulled. So, first locate a licensed standby generator dealer/installer in your area. 2. After a location site visit and any trenching needed, the automatic transfer panel switch and generator are set in place. 3. All electrical lines/controls are installed and connected. 4. Natural gas or propane fuel lines are connected to the generator and any underground wires and gas piping backfilled. 5. Your dealer/installer starts and tests the system and your new standby power generator is there to back you up during and after the storm. Master Contractor/Plumber Ed Del Grande is known internationally as the author of the book “Ed Del Grande’s House Call,” the host of TV and Internet shows, and a LEED green associate. Always consult local contractors and codes. 2018 FALL CONTRACTORS GUIDE
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CONTRACTOR’S GUIDE
REMODEL
A Seattle Craftsman gets a
Major remodel
J
eff Pelletier approached the achy Queen Anne Craftsman like a skilled orthopedic surgeon, noting the age of the patient, assessing her weary bones — and ultimately knocking her out and opening her up. This was a major operation. This is the first home for Kaitlyn and Jason Tamulonis, and it’s an old one, built in 1904. They loved its walkable neighborhood, its proximity to family and its charming aesthetic, but it had been limping along with painfully poor circulation since an unfortunate remodeling incident in the 1980s. Assorted ailments included a sunken family-room addition that “was like two separate homes next to each other”; an enormous master bath with no shower; a massive master bedroom with no closets; and “a series of really tiny, closed-off rooms,” says architect Pelletier, of Board & Vellum.
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“A lot of older homes typically have large, open spaces; this was the most cramped house I’ve ever worked on,” he says. “Early on, like a ball of string, we could slowly pull it all out and have it make sense. We tried to keep what we could, but the whole house was gutted.” And now it’s cured, thanks to the fusion of a strong, central spine: one single staircase. “The biggest problem was staircases everywhere: The front stair was like a dollhouse staircase, super-tiny; the one to the basement was like a ramp; and the addition had two staircases to the basement,” Pelletier says. “The staircase kind of designed the house. Solving the stair problem allowed everything else to happen.” Lots happened. “By opening up the main floor, we created a grand space for entertaining, a quiet window seat off the entry and a generous mudroom at
2018 FALL CONTRACTORS GUIDE
By Sandy Deneau Dunham The Seattle Times
the back entrance,” Pelletier says. “The addition a few steps lower than the kitchen is now better integrated with the rest of the home. The house now has three full levels of living space, including a finished basement and second-floor master suite.” Outside, there’s a new front porch, an enlarged upper deck and a coordinating new two-car garage in back. The result: beautiful, updated balance that works for the way a young family lives (Jason and Kaitlyn have a baby daughter, Julia, and a fuzzy pup, Kascade). “When you’re planning, you look at compromises,” Pelletier says. “How do you turn what’s there into opportunity? What battles do you fight? The goal was to have it all make sense, on a budget.” Smaller things made a big difference, Jason says. The upstairs front bedroom was “slightly massaged and enlarged
just enough” after an earlier staircase vacated, says Pelletier, creating breathing room for a cozy nook. Downstairs, expanded window wells pour light into Jason’s office; a guest bedroom; and a big, open play area, where once there were crowded bedrooms, a utility space and a bizarre little bathroom — aka, “not a space you wanted to hang out,” Pelletier says. Off the family room, a mysteriously sited “tall shower” made way for a lovely mudroom, with built-in cubbies stuffed with baby and dog gear. And the newly proportional master suite gained a lovely shower and closet space. Aside from that one critical, fully exposed staircase, Kaitlyn says, “We don’t feel like we splurged a lot. We got everything done in one go, with everything baby-friendly.” Like any professional with a “first do no harm” outlook, Pelletier is thrilled to have had a go at rejuvenation in the first place. “As first-time homebuyers, instead of tearing it down and building a box, they kept the bones that were there,” he says. “I love to remodel older homes. So many are chopped off. They’re not sustainable. I feel like this remodel lasts another 100 years. The bones of the home are right now.”
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Kittitas PUD
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CONTRACTOR’S GUIDE
hardware makeover H
omeowners and renters alike can attest — bad hardware is something that plagues dated kitchens everywhere. And while we learned that major kitchen remodels aren’t always worth the investment, small upgrades, like painting cabinets and swapping hardware offer an 83 percent return on investment at resale. So while you may not be ready to gut your kitchen in favor of our latest favorite luxe trends, there are easy updates you can make in one weekend that will not only make your space pretty to look at but will also enhance the value of your home. You’ve already painted your cabinets, now’s the time to address hardware. To guide us through the sea of hardware options, we tapped Peter Sallick, CEO and creative director of Waterworks — purveyors of heritage hardware and plumbing since 1925 — on his favorite hardware trends, and his best tips for upgrading hardware in your home. Splurging on your dream hardware might not be as foolish as you thought — here’s the smart way to do it. MYDOMAINE: Where does hardware add the most value to a home? PETER SALLICK: The kitchen and the bath are two of the rooms that can most widely impact the resale value of a home, so we see any investment in these spaces as adding value. These are also spaces that are generally complex
HOME IMPROVEMENT
On a budget? Hardware can instantly upgrade your home
to update and hardware is the simplest change that you can make. MD: What are the best hardware options for kitchen cabinets? PS: The kitchen is a focal point for entertaining and a space that is frequented by house guests, party guests, and homeowners themselves — so it has to look great, but it also has to be functional. For a fully functioning kitchen, I see many of our professional interior designer clients combining hardware styles with a mixture of knobs and pulls, depending on the size and positioning of the cabinets and drawers. They are getting away from the sameness of a single style on every surface. The other thing that can make a huge impact beyond pulls and knobs is the actual hinge hardware. We are seeing many Waterworks Kitchen customers who are purchasing cabinets choosing exposed hinges — either partially exposed our completely exposed with surface mounted hinges. Surface mounted brass hinges on a deeply hued cabinet door make a bold statement. MD: What are your favorite hardware styles right now? PS: My favorite styles of hardware are those with the less expected materials. We’ve recently introduced styles that work with hand-stitched Italian leather and rich American walnut. They
add a beautiful warmth, texture and dimension to any room in the home. As soon as these were available I updated the cabinets in my dining room with leather pieces and it impacted the feeling of the entire space. Similar to metal finishes, the leather pieces will patina over time, showing how much they are used and loved. MD: What would you recommend for someone on a budget? PS: Hardware and also lighting probably make the biggest difference in the look and impact of kitchens. Hardware can literally dress up even the simplest cabinets. When choosing hardware, it’s important to keep in mind that you are going to touch this item on a daily basis and the feel of a solid piece is very different in your hand. Hardware is a big bang for the dollar element of kitchens. MD: What are your tips for choosing hardware for furniture? PS: Hardware updates don’t need to be restricted to the kitchen. A vintage furniture piece can feel completely modern when paired with a new hardware style, and it’s easy to update built-in cabinets in living rooms and dining rooms, as I just did for myself. Overall, pick something that will complement the piece and that is the right scale.
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CONTRACTOR’S GUIDE
SAFETY
RADON GAS By DWIGHT BARNETT Tribune News Service
I
’ve heard of radon but I don’t really know what it is. What is radon gas, and how do I know if it’s in my home? Radon is a known carcinogen. The gas is undetectable by sight, smell or taste. Radon is a by-product of the natural, radioactive decay of uranium in soils and rocks and can sometimes be found in well water. The gas is naturally found in the air we breathe, but can also enter a home or building through drains, cracks or holes in the foundation or basement. The radon gas can then become trapped inside the home or building and build up to dangerous levels. Radon is the leading cause of lung cancer 14
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deaths among non-smokers in the U.S. and claims the lives of about 21,000 in the U.S. each year per EPA estimates. Radon is measured in picocuries per liter of air represented as “pCi/L.” The average concentration of radon in outdoor air is 0.4 pCi/L, but the radon levels inside a home that are 4.0 pCi/L or higher should be mitigated. Mitigation is usually done by subslab or foundation ventilation using vent piping and powered, in-line fans and sealing cracks, but the method of mitigation should be determined by a certified radon mitigator. The EPA (Environmental Protection Agency) has designated January as National Radon
2018 FALL CONTRACTORS GUIDE
Action Month and recommends that all homes, whether old or new, be tested for radon. Do-it-yourself test kits are available at major home and hardware stores or can be ordered online, although a test by a certified radon professional using an active or continuous radon monitor can give you results in as little as 48 hours and can be much more precise. For more information on the risks of radon, visit epa.gov/radon.
Injured workers? Focus on projects, not paperwork. pre-employment exams immunization & drug screening CDL exams bloodborne exposures mask fit testing respirator clearance evaluations work injuries fit-for-duty exams CAOHC certified hearing exams We provide help for injured workers and their employers, offering specialized case management that deals with everything from overseeing medical treatment to processing the inevitable paperwork that comes with L&I claims.
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2211 West Dolarway, Ste. 5 • Ellensburg, WA • Office hours vary. Please call for an appointment.
CONTRACTOR’S GUIDE
PROPERTY
CONSIDER YOUR LAnd Just as important as the decisions you make in designing and building your dream home is where you’re going to put it. The home site is very important for multiple reasons.
R
eal estate taxes vary by location. You may end up paying much more if you live in a neighborhood next to a school or business district.You also should consider the cost of maintenance on a piece of land. Looking to buy three acres or more? That’s a lot of land to mow and keep under control, so make a choice that fits with your family needs and resources.
as well, before signing on the dotted line. Accessibility: In extremely rural or undeveloped areas, make sure there is access to vital services such as electricity, water, gas and sewage, or at least know the cost to attain it. Special specifications: Find out if the lot is part of a larger development. Ask if there are any additional plans for the area in terms of commercial or industrial activities.
WHERE TO FIND GREAT LAND Some people may already own a prized piece of land due to inheritance. Others need to purchase a choice lot or acreage for their new home build. There are several ways to buy land. A land seeker can find it on their own or use a Realtor. They might ask their builder about available and good property or select a house and land package through a builder. The location and quality of the land can affect the cost of building and the possible design of the house. Making a good choice of land will depend on a number of factors. Budget: The budget allotted for land is the first priority. It doesn’t matter if it meets all of the other requirements if it is not affordable. Nobody wants to start their home build underwater financially. Location, location, location: The location is of utmost importance. A beautiful house in a bad neighborhood is bad news. Check out the local schools and other vital areas,
LEGAL REQUIREMENTS Always know what you’re buying. According to the United States Department of Commerce, the actual type of soil, height of the water table and any trees and rocks contained in the soil can affect the price of building and the layout or design of the house. A contractor or architect can give much-needed insight into possible issues, so be sure to bring up any questions you have. It is always a smart idea to cover your legal bases when purchasing land for a new home build. Get local legal advice on protecting your interests while negotiating the terms of an offer or contract. You will likely require the services of a licensed surveyor to clarify the boundaries of the land based on city records and an actual survey of the land. Any land history might be useful when it comes to making your decision, so find out as much information as possible when settling on your plot. 2018 FALL CONTRACTORS GUIDE
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CONTRACTOR’S GUIDE
HOME SECURITY
HOW SAFE ARE YOU? 5 things to know about security cameras By Christina Hall Detroit Free Press
R
achel Murray, a security system specialist for Prudential Alarm in Oak Park, Ill., said people often install security cameras in their homes to watch their pets, children, and elderly relatives _ right from their cellphone or computer. Others believe exterior security devices may be a deterrent to crime, similar to a home alarm system. Some devices even allow the owner to communicate with the person at the door. Murray reminds residents that while home alarms may be connected to central station monitoring, where personnel can notify police, security systems that capture and record motion and video may only be connected to the owner’s cellphone or computer. “I have an alarm and cameras. There’s never a point in time where my cameras will protect my stuff more than my alarm,” Murray said of her own home. “The 18
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camera is only for you, your protection, your safety, your peace of mind.” Here are 5 things to know about home security cameras. 1. Cost varies There are a variety of systems available through security companies, in stores and online. Some can be purchased for under $100 and installed by the owner, with tutorials found online. Better quality or professionalinstalled systems or those with multiple cameras can run anywhere from several hundred to thousands of dollars. Costs also can rise for a variety of factors, such as the size of the area being monitored, if separate components, such as monitors, are purchased, and if there are startup or monthly fees. 2. Smile! The quality, recording capabilities and viewing radius vary, but some systems can be so good that in one case, Chesterfield Township Police Detective Sgt. Deron Myers said, investigators
2018 FALL CONTRACTORS GUIDE
could see the color of the makeup on a suspect who stole a box from a front porch. 3. Red-handed spider! Some people have found that their camera systems are so sensitive they notify them when leaves blow nearby or insects are crawling on the devices. 4. A money-maker The National Council for Home Safety and Security said that the smart house market will approach $40 billion in the U.S. by 2020. 5. Safety first Many buyers of smart home products buy for the ability to monitor their house via their smartphone, according to the National Council for Home Safety and Security, a national trade association of licensed alarm installers, contractors and other trade groups across the country. Cameras and video doorbells are among the items they will buy, according to www.alarms.org, the council’s website.
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Home Loan Officer CALL
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2018 FALL CONTRACTORS GUIDE
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CONTRACTOR’S GUIDE
THE
HOME REPAIR
‘HOLE’ STORY
How do you repair a hole in vinyl siding? By John Nalley, Angie’s List A rock spits from your lawn mower, hurtling toward the side of your house. Someone overthrows a baseball during a game of catch, striking your home. No matter how it happened, you now have a nasty crack in your vinyl siding to fix. Now what? The good news is you have a quick and easy vinyl siding repair option when such mishaps occur. You can likely at least patch the damage and protect your home until a siding pro comes out to replace the panel. WHY SHOULD SIDING BE FIXED ASAP? Siding acts a first layer of defense against the elements, so leaving any hole or crack open exposes your home’s envelope to water, wind and pests, according to Amy Grishman of Coastal Windows & Exteriors in Beverly, Mass. Water trapped beneath the siding panels can also lead to mold or rot over time.
Also, a crack or hole in the siding could expand if left unchecked, turning what started out as a minor issue into a bigger problem down the road. WHAT’S THE BEST WAY TO PATCH CRACKED VINYL SIDING? Grishman recommends using a TearAid “Type B” vinyl repair patch kit, which can be found at hardware and sporting goods stores for about $10. This ultra-adhesive clear tape, designed specifically for vinyl products, will quickly bind to the siding, creating a strong weatherproof seal and giving you time to schedule a permanent siding replacement with a pro. Be sure to clean the surface with a damp cloth and dry it thoroughly before applying the tape. Follow the instructions on the package and be careful when applying, as the adhesive is strong. Other clear strong-adhesive tapes may also do the trick, but be sure the
tape is designed to stick to vinyl before buying it. HOW CAN YOU PREVENT SIDING CRACKS AND HOLES? Vinyl siding is susceptible to holes and cracks because there’s a small but hollow space between the siding and the home’s wall sheathing. The solution: Next time you get a siding installation or repair, ask your pro about contoured progressive foam insulation, which conforms to the style of the panels and supports your vinyl siding. Essentially, you get a double bonus of better insulation and increased impact resistance since the insulation helps to absorb the blow. “So when you and junior are outside playing baseball,” Grishman says, “all you have to worry about is breaking windows, not siding.”
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CONTRACTOR’S GUIDE
SAFETY
HOMEOWNERS PRIVACY? By Cathy Cunningham Pioneer Press
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NERS
CONTRACTOR’S GUIDE
LEGAL
New homeowners face difficulties when removing photos from online listings
Q:
We recently purchased a property and, like many other consumers, we want the listing photos removed for both privacy and security reasons. However, as you may know, this is a huge problem. The real estate and property appraisal industry claims that it’s bad for business, which trumps individuals’ privacy or security concerns. It’s a no-win battle that needs to be addressed. There needs to be a provision for home buyers to opt out of keeping the photos online indefinitely. A program like the “Do Not Call” list to get listings removed upon request is tantamount to personal security, especially online. In our case, the seller’s agent refused our immediate request to remove the listing with photos after closing. Other real estate companies claim the photos are necessary, as they serve as comparables for their clients. Is there any recourse for consumers regarding this matter?
A:
My first move was to turn to Lauren Johnson, a 14-year real estate veteran currently with Kale Realty in Chicago, to help me uncover some answers for Deborah. I also received some advice from Lesley Muchow, deputy general counsel for the National Association of Realtors. According to information Johnson received from the Multiple Listing Service (the huge regional database that lists
properties for sale and can be searched by price, neighborhood and features), secondary photos can be suppressed from an MLS listing only at the request of the listing or managing broker. Secondary photos consist of interior shots and any additional exterior shots the listing broker wishes to include. The primary photo always is an exterior shot of the property. Per the MLS: “Photos submitted to the MLS may not be removed from the Service with the exception of (1) replacing photos to reflect a change in the seasons, (2) reflecting improvements to the home; or (3) substituting a higher quality photo of the same image. “While secondary photos may not be removed from the Service, a listing broker may instruct the Service to suppress off market secondary photos (but not primary photos) from the Service’s data feed to third parties (such as Zillow.com, Realtor.com, Trulia. com and the listing agent’s own brokerage site). Unauthorized removal of photos shall result in a $250 fine and the photos will be restored to the listing.” Which is all to say that neither the buyer’s agent nor any other non-listing agent can remove interior photos from an MLS real estate listing. Only the seller’s agent can do that. Johnson additionally shared with me that each real estate site linked to the MLS is required to refresh downloads from the
database at least once every 12 hours in order to pull in new data and exclude old data that has been removed. For all intents and purposes, listing photos loaded to the MLS are the “property” of the MLS. Any request to suppress them from public view is considered an exception. The MLS argues that any information used to market a property via its database must stay with the listing because the data is used for both comparative market analysis and home appraisals. Johnson recommended Deborah reach out to the listing broker’s office manager to request the removal of photos of her new home if she is unable to get the listing agent’s cooperation. A real estate office’s managing broker typically is authorized to edit all of the office’s real estate postings. Muchow cautioned that for those real estate sites that are not directly populated by the MLS, there is little control over how often information gets updated and moved. But a homeowner should feel free to request that the thirdparty site remove unwanted photos. If the request falls on deaf ears, a homeowner should enlist the assistance of his/her broker to get this accomplished, Muchow said.
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CONTRACTOR’S GUIDE
HOME FIX
By Ed Del Grande Tribune News Service
W
hen changing my furnace filter I noticed a small pool of water on the floor. The furnace is a 12-year-old high-efficiency model used to heat the home through metal ducts. I did not see water during the summer, only after the furnace has been on for a few months. Is this something to be concerned about? What you are describing is also known as a condensing furnace. Older, less efficient furnaces simply burned fuel to produce heat inside a heat exchanger. The products produced by combustion, including gas and water vapors, were then sent up and out through a chimney or flue. Some of the heat you paid to produce also went out through the chimney. A condensing furnace utilizes a second heat exchanger to capture heat from the combustion products. The extra heat from the exhaust is then released to the home before being vented to the outside. When the exhaust loses so much heat, some of the byproducts are condensed back into a liquid and are drained away from the furnace. Sometimes they are drained through the same drainpipe as the air conditioner coil if you have one. If you see any liquid in or around the furnace during the heating season, the furnace is not draining the condensate properly. Turn the furnace off at the main service switch or at the main electric panel. Remove the front cover of the burner compartment. (The gas pipe enters the furnace at the burner area.) If you notice water, do not touch it as it can be acidic. There should be rubber hoses, a draft inducement fan and one or two larger plastic PVC or ABS pipes for venting and for the combustion air intake. Wearing protective rubber gloves and without touching any of the hoses, wires or pipes, use paper towels to soak up the condensate water. Properly dispose of the wet paper towels. Close and seal the furnace cover and turn the electric service to the furnace back on. You have now done all that can be done by a homeowner to one of these complicated high efficiency units. Call a licensed HVAC (Heating, Ventilation and Air Conditioning) technician for assistance to clean, service and replace any damaged equipment. If the water you found appears to be leaking from the PVC condensate drainpipe outside of the furnace, you will want to make sure all joints in that pipe are secure and sealed against leakage. If there are any leaks in the condensate drainpipe, you may be able to repair them yourself with PVC cement. 24
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2018 FALL CONTRACTORS GUIDE
Furnace is condensing By Joshua Palmer Angie’s List
FURNACE MELTDOWN My furnace is condensing. What do I do?
CusTom Homes oN Your BudgeT! Voted People’s Choice “Best Custom home” Thad Vaughn is the founder and owner of JT Custom Homes, LLC. Thad and his family started JT Custom Homes by building speculative homes and have progressed into quality custom homes and multi-family projects. Although skilled and confident in all types and styles of construction, our niche is the Northwest mountain cabin.
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Thad Vaughn, Owner (509) 674-6370 418 E. 1st St. Suite #2 • Cle Elum, WA 98922
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(509) 962-2481 Fax (509) 933-2340 tandtelectric@fairpoint.net www.t-and-telectric.com Locally owned with over 40 years of experience Members WFPA, CWHBA, NFIB, Chamber of Commerce Licensed & Insured TTELEI*159BT
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