Moss Build-Up on Roofs

September 19th, 2012

By Douglas J. Burgasser

We all have seen roof surfaces where moss, algae or lichen has begun to grow or collect on the surface. Often times people make the assumption that a noticeable buildup of moss or lichen is an indication that the roof  needs to be replaced. This is not necessarily the case, but it should not be ignored.
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First, you should understand that moss, algae and lichen tend to collect on roof surfaces that are heavily shaded and/or are regularly damp or wet. The buildup of moss occurs very slowly over a long period of time. As a result, it is somewhat rare to see significant moss buildup on a roof that is very young in age.
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Over the long term, a buildup of moss can be detrimental. The moss traps moisture, eventually causing accelerated wear, especially in cold climates. For this reason we typically advise homeowners to take steps to clean a roof that has a buildup of moss and/or lichen.
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Steps can also be taken to help prevent the eventual of buildup of moss, lichens, and algae. Roofing contractors can install metal strips at the peak of the roof. The metal is usually zinc, but galvanized metal and copper are also used. Minerals and ions that wash off the metals when it rains will retard the growth of moss or algae on the shingles. Installing metal strips along the ridge of a roof that already has some moss or lichen buildup can also be beneficial. It will help to kill lichen and moss when rainwater gradually washes over the roof system.
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Care must be taken when trying to clean roofs that have a buildup of moss, lichen or algae. Gentle cleaning with a soft brush can be beneficial. It is important to not aggressively scrub the roof since it can damage the shingles. Of course, if the roof shingles are already worn, dried, cracked and brittle they are probably beyond saving, and roof replacement becomes more imminent. There are also roofing contractors who can be hired to clean a roof. You should consult with a number of contractors so that an educated opinion can be made as to whether the cost is justified, and whether the methods used are truly beneficial. The contractor that you choose should be able to provide you with references so that you can consult with satisfied customers.

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Falling Around Rochester

September 19th, 2012

By Lana Torre

Are you searching for fun activities for your family this fall? My husband Jamie, is always on a mission to find interesting, outdoor fairs and fun festivals to attend on beautiful autumn weekends. We enjoy day tripping around the Finger Lakes and scenic southern tier. He loves to stop at farm stands to purchase organic vegetables. Last weekend we bought so many tomatoes that it took me 3 days of cooking ‘crazy sauce’ [ a homemade marinara] and those containers of sauce almost filled the freezer. One zucchini we bought was so large that I cooked it three different ways on three different days. And for 10 cents each, green peppers sliced and bagged with onions will be on hand all winter for a sausage and pepper dinner. Even on the coldest of winter days, Jamie will be bonding with his outdoor grill.
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In late September you can attend the Naples Grape fest. This is a must on your must do list! We never miss it. Located on rt 21 south, just past the end of Canandaigua Lake. This fest offers up an homage to the grape and everything purple. There are craft and art vendors, wine tastings and [not to be missed] the grape pie contest. There are fair games and plenty to do with the kidlets too. Wear your purple pride and be sure to bring home a grape pie [we love the pie with the crumb topping].
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Also, in late September is the Appleumpkin Fest. This fest is in the quaint community of Wyoming, known for it’s historic Gaslight Village. Events are a baking contest, music and entertainment including country clog dancers and an Irish band.
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The Garlic Fest in Cuba is a fest for the foodies. A new king and queen of garlic will be crowned and given staffs adorned with large garlic bulb finials. Garlic braiding demos and a garlic cook off at the ‘stinking rose’ food tent are some of the highlights.
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My sister never misses the Hilton Apple Fest. Here you can enter an apple pie in the great apple pie baking contest. There will also be an auto show and music by the 60’s group, the Invictas.
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For dates and times, check out these websites visitRochester.com, Rochesterkidsoutandabout.com, or localwineevents.com.
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Get out of the house and hop in the family truckster and enjoy a fall festival. While riding around, stop at farm stands and bring home local produce. Nothing is more beautiful then a large wooden bowl on the table brimming with fresh, sweet apples. And remember to bring home a grape pie from Naples, [the pie with a crumb top].

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Foreclosures – Build Your Team First!

September 19th, 2012

By Gini Denninger

As an agent, I occasionally have buyers who say they want to buy a bank foreclosure, thinking it will be cheaper, since there are so many foreclosures! But as in all things, there is more than meets the eye with foreclosures! Actually, in Rochester there is not a lot to choose from, the foreclosure market is relatively small compared to other parts of the country. A search of the local multiple listing service of REO, or bank owned , HUD or government owned listings over three counties yielded a mere 64 properties ranging from $499,000 for a 54 multi-use unit to 20 thousand for a two family. There was exactly 1 HUD offering! Some were beautiful homes in pricey suburbs, regular family homes, or investment properties. in either move-in or rehab condition. Are they really bargains? That is up to potential buyers to determine, but how to do that?
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In other parts of the country, corporate investors armed with cash and the ability to move quickly, buy up large numbers of homes daily. The average buyer has to compete with them, at a disadvantage. The investors looking to buy very cheaply and often; have buying power and large sums of cash allowing them to deal directly with banks. They are looking for homes to hold as rentals for eventual resale when prices climb again. Rochester does not support these buyers since foreclosures here are relatively rare and are generally offered for sale with little discount. Lenders know our market does not have a glut of homes with depressed prices, and as a result, chose to list their foreclosures with agents, in order to maximize their return.
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While tax auctions can offer relative bargains, this avenue is best left to seasoned investors who can afford to take large financial losses, should a property prove to be in far worse condition than initially estimated, potentially turning “a steal” into a money-pit. Novice investors or home buyers should not be comfortable with the large margins of risk involved here. When sold in a tax auction, all debt/liens on the house are usually discharged (not always so in bank auctions). Due diligence is crucial before bidding, not after! Working with an agent to identify foreclosures is a better choice for the average home buyer or novice investor. Buying listed foreclosure properties offers buyers opportunity to do their due diligence for repairs and title issues.
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To be prepared buyers should assemble a team as follows: A savvy Realtor familiar with the process, a lender, who has pre-approved their mortgage amount, a reliable contractor available to price out repairs –if the buyer does not know how, an attorney, who must be familiar with pitfalls in foreclosure sales (hint: ask your agent for names) And last, a quality home inspector should be included on the team. Smart buyers work with experts to avoid being stung buying homes that prove to be financial disasters! This is not a time to be penny wise and pound foolish!
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Finding the right agent is paramount. Working with an agent costs buyers nothing! Sellers pay the listing agent, who in turn pays the buyer’s agent. There is no advantage to not having representation. The right agents understand the ins and outs of buying foreclosures. Full time agents work every day in the market place and are aware of neighborhood trends. If not, they have knowledge of and, accurate tools to see what the trends are. Agents prepare offers, properly structuring them for the buyer’s advantage and protection.
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A smart agent will insist the buyer line up a mortgage company or provide proof of funds-if a cash buyer; to make sure the client is financeable or has the money to buy.  There is nothing more stupid than an agent who takes clients to see properties, not knowing if they can actually buy! The mortgage officer should be familiar financing foreclosures and be able to offer options and suggestions to structure the loan. Sometimes a foreclosure doesn’t qualify for conventional, FHA or VA financing, due to property condition. 203K or “HomePath” loans, allowing buyers to roll rehab costs into the mortgage may be offered. These loans are not simple and require a qualified mortgage officer to explain them to their client, as well as process them to the closing table. Not all mortgage officers think outside the box, with foreclosures they need to. Buyers must be honest with their mortgage officer about whether they plan to live in the property or want to flip it. There are restrictions with some of the loans in regards to flipping, with serious penalties. A quality loan officer can make the difference between a deal coming together or not.
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Never buy foreclosures sight unseen! It’s crucial to calculate costs to make the home habitable. It may have been completely trashed or stripped out, missing cabinetry, copper plumbing, furnaces, air conditioners, even lighting or moldings. If not destroyed, they might have been removed for resale! Repair costs must be decided before writing the offer. The actual cost of the home is what you pay AND cost of repairs. Remember the property might be bought for $80,000, repairs totaling $20,000 but actual value is only $100,000 even after repairs. This is not a bargain! Financially this home does not work, if the plan is to resell it! In Rochester, this is a common scenario, making flipping of properties pretty hard to do.
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Once a potential buy has been gone through and identified as a “buy”, quality agents’ supply needed information, including a comparative market analysis. Buyers and agents should research the neighborhood. Is it stable or in a down-ward trend? If it passes muster, the agent helps with pricing. Offering random numbers like half of the asking price, is a waste of time for everyone. Banks are not desperate; it’s a rare situation where a bank accepts such a low offer. A more realistic offer is come to by estimating the worth of the house in good condition. Subtract the cost of repairs; do not exaggerate. Possibly repair costs were figured into the banks asking price, if so, no deduction. An agent can figure if a discount was included. Banks may partially discount, if so, the rest of repair costs should be factored before determining a bid. After subtracting repair costs, 80% of the resulting sum is an offer that usually is seriously considered. For example; if buying a home that should sell for $100,000 in good condition, needing $30,000 in repairs, determine what 80% of $70,000 is-that’s your offer. Buyers should  be firm with the maximum amount they are willing to spend. Going off track creates problems!
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When writing the offer, agents should include several clauses. 1) The right of inspection which is a buyer’s protection , not to ask for repairs, but to uncover major issues that might make buying too costly. If too costly, the clause should give the right to withdraw from the deal without penalty. 2) Utilities be on for inspection, to facilitate evaluation of the furnace, H20 tank and electric system. 3) an exit clause, the offer dies if the appraisal comes in for significantly less than estimated value, especially if paying cash! Attorneys can make additional suggestions regarding protective clauses. It’s crucial to have a real estate attorney on the deal, not just the family lawyer. Foreclosure buys require professionals who are very familiar with foreclosure deals, to catch irregularities and to help protect buyers’ interests.  One legal area often over looked, is title insurance. Its recommended foreclosure buyers have their own title insurance policy. Banks always have a policy included in mortgage costs, but this doesn’t protect the buyer! There are two types, one for bank protection, the other for buyer protection. Attorneys should discuss the ins and outs of this topic thoroughly with their client, but will usually do so only when asked.
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Lastly, a NYS licensed inspector should inspect the property. Agents should suggest several inspectors to choose from. They are a crucial member of the team in determining without bias, repair issues with a property. Additionally inspectors can help prevent further damage to a property, which could be acerbated by not being tended to immediately after buying. For example, broken pipes could lead to serious water damage!
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A well-chosen team can make a good experience. It’s crucial to stress foreclosures, if not researched and handled properly, can cost time and money. Buyers must be educated and work with their team of experts to find the right property! Buyers should never “go it alone” unless very experienced with this market. Following the rules equals winning the foreclosure game!

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Finished Basements

September 19th, 2012
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By Tom Wurzer
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In some parts of the country it is rare to even have a basement. Not so in our region.  Most homes have basements and many are of considerable size. No matter how many single-story “ranch-style” homes you enter, it is always amazing how big the basement is. With so much basement space at our disposal, it makes sense to try and use it as additional living space.
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Using basements as a living space or as a utility space is nothing new. Many older homes from the 1800s used a portion of the basement, which was cooler than other areas of the house, as a summer kitchen. Many basements are used as workshops, artist studios, and more.
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“Summer Kitchen” in 1800s home
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Over the years, building codes and standards for finished basements have developed to improve the safety of the spaces. Unless the house was designed with a walk-out basement, most basements that were finished before the 1980s do not have large windows or doors. Low ceiling heights in older finished basements could result in “head-knockers” as well. When finishing a basement today, homeowners should apply for a building permit with the local town building department and get the proper inspections and sign-offs when finishing the space. Most building departments have a pamphlet or document for homeowners to clearly explain the requirements for finished basement living spaces. These requirements are basically the same requirements that apply to all living spaces, including spaces on the main levels of the home.
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Although the requirements can vary slightly from town to town, New York State residential codes dictate the minimum requirements for new, finished spaces. Some of the main requirements include:
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• Minimum ceiling height of 7 feet, although beams, ducts or obstructions can project down to 6 feet 8 inches.
• Rooms with a floor area of at least 70 square feet and at least 7 feet in length and width.
• Natural ventilation of not less than 4 percent of the floor area or equivalent mechanical ventilation.
• Smoke and carbon monoxide alarms (hard wired, with battery backup, and interconnected).
• Insulation in the walls with a moisture barrier.
• Bottom sill plates for interior walls that are metal or pressure treated lumber.
• Permanently installed heat sources (usually supply and return registers).
• Emergency egress window or another second means of egress.
• Obviously, some homes have basements that do not have adequate headroom to properly finish the space. Other basements are damp or wet and need improved drainage and waterproofing. Otherwise, the investment to finish the space could be wasted.
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An extreme example of a finished basement gone wrong
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The most talked about requirement for finished basements is the egress window or the second exit. If a room will be a bedroom (i.e. a sleeping room), then there must be a second means of exiting the room (and a means of allowing fire rescue) directly from the room. If a room will be an office, fitness room, or recreation room, the second means of egress can be through an adjoining room. Although a second stairway and exterior door can provide the necessary second means of egress, the path of egress cannot be through a garage.
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Egress windows and the exterior window wells can take many forms. However, some of the applicable standards include:
• Window “Clear Opening Area” of at least 5.7 square feet.
• “Clear Opening Height” of at least 24 inches.
• “Clear Opening Width” of at least 20 inches.
• “Sill Height” of no more than 44 inches above the basement floor
• Window wells are necessary when the sill of the window is below the level of the adjacent grade.
• Window wells with an area of 9 square feet. At least 3 feet in each horizontal direction.
• When the window well is deeper than 44 inches, it must have a ladder or steps.
• Window wells need proper drainage provisions.
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Another example of a basement egress window
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When purchasing a home that has a finished basement, it is good practice to check on whether or not the basement was finished with proper permits and approvals. If not, it makes sense to see what would be required to bring it up to modern standards. Many people choose to live with finished basements that are “pre-existing and non-compliant”. However, if the basement was finished more recently, without the correct permits and approvals, you could be opening yourself up to potential costs to finish the job correctly or to “un-finish” the space. Your real estate attorney can advise you on potential liabilities with non-compliant finished basement spaces.
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As always, please do not hesitate to contact our office if we can be of any assistance in this regard, or in regard to other issues related to home inspections.
-Tom Wurzer, PE
Warren Engineering

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I Was You! Or Maybe You Were Smarter Than This.

September 19th, 2012
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By Rich Levin
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Two weeks ago we successfully moved our home and offices from Rochester, New York to Atlanta, Georgia. We sold our house in Rochester (after a year on the market). We are now renting in Atlanta (Toco Hills) while we look for a house. As an expert in Real Estate I thought I’d share some of the insights and experiences. In many ways I felt and behaved like any other Seller and Buyer. In other ways, my knowledge and experience gave me an advantage. You, as Sellers, Buyers, and Agents may find this useful, perhaps interesting.
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You’re an Expert.  Why Did it Take a Year to Sell Your House?
That’s an easy question to answer. We overpriced our house. When an Agent does all of the things that normally sells a house and it doesn’t sell. It is one of three things: location, condition, or price. Since you can’t change the location you have to change the price. You can change the condition. If that doesn’t sell it in two or three weeks, then all you are left with is the price. We didn’t change our price hoping someone would overpay for our house because we were not under pressure to sell and move.
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It is a common mistake for an Agent to say, “This house priced right.  It’s just not selling.”  That is a naïve and amateur statement for an Agent to make.  By simple definition if a house is “priced right” it will sell.
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When the feedback from people who looked at your house is that, “The bedrooms are too small.”  “We want a larger yard.”  or any other structural comment; when you get this feedback consistently the true message is that the Buyers are confident they can get that feature in your area for the price you are asking. In other words, the house is overpriced for what it offers.
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You’re an Expert.  Why Did You Overprice Your House?
We had one of the biggest homes on the street, the only two car garage, a killer master bath and we thought all that and more would get us a lot more than the other homes that sold. Once we reduced the price to the price our first Agent had told us a year earlier, it sold to the next Buyer that looked at it. Our first Agent was right. Our ego attachment to our home was wrong. (at least wrong for the purpose of selling)
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The other factor is that we were not eager. We were motivated but not eager. We were moving to be in a warmer climate closer to our son, his wife and their new baby. A year later with a second grand child on the way and the baby having become a speaking toddler we became eager to get with them before the next baby was born and not spend another winter in the north.
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Now, It’s Time to Buy.
We made two buying trips to Atlanta when our home was not sold. We made offers on two homes. One we didn’t buy after a very bad inspection. The second sold to another Buyer who was willing to pay more. We decided to rent with a clause in the lease that we could vacate to buy a home with sixty days notice. (We paid $800 to have that clause in the lease.) Now that we are here we realize that up until now we were feeling pressure to make compromises in order to buy in a certain timeframe. That pressure is gone and we are more eager and more excited to buy what we really want with less compromise.  Buying has turned from a chore into a pleasure.
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So What?
Is this helpful to you? I’m not sure. It’s honest and it’s real. I’ll let you as Sellers, Buyers, and Agents decide what lessons may be learned from it. We are living in the warmth, five minutes from people we love, with no regrets. Hmmm, yes, I believe I can say with no regrets. If we had waited longer to sell or bought the wrong thing more quickly, then I can imagine regretting those decisions.
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Rich Levin is a National Real Estate Expert now living in Atlanta, Georgia. For information contact Rich at 585-244-2700 or rich@richlevin.com. Website: www.RichLevin.com

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By the Beautiful Sea

September 19th, 2012

By Lana Torre

Planning a late summer getaway? Are you traveling to the ocean? Bring home the best of nature’s treasures– sand, sea shells and broken colorful gifts of sea glass and stones.
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My husband Jamie and I started a tradition to memorialize our trips. We always gravitate to the water and because we can’t bring the water home, we collect sand and shells. Labeled simply in glass jars, we have these treasures displayed on long shelves at our cottage. It is nostalgic to look at our collections and remember our trips Nantucket, Cape Cod, and Hampton Beach.
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When you bring your shells home, soak them in a bleach and water solution. Lay them in the sun to dry and they will fade to a soft white, and eliminate any critters living in them. I like to sort the shells by shape and then decide how I will arrange them in the glass jars.
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There are so many projects to do with your shells. Get the kidlets involved. They can be made busy for hours. Buy natural wood picture frames and have the kids glue a border of shells around it to display vacation photos.
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Drill small holes in flat shells and string together with natural twine. You can hang these from a cup hook on the porch and they will dingle-dangle like wind chimes. You could also use these lengths of shells to decorate a vacation Christmas tree. Gather a small handful of shells and place in the center of tulle netting. Hang these with binder clips at the corners of your tablecloth to hold it down when the late summer winds blow.
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Are you considering a concrete patio? Sprinkle shells of all sizes into the wet concrete, then wash off the ‘fat’. Bits of sea shells will remain exposed. You will have a unique and vacation like setting for family picnics.
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Find your nature’s treasures and get shelling. If you are stay-cationing this summer, there is a useful website where you can purchase shells, starfish, and sand dollars. Visit SeaShellCity.com. You can also have your vacationing friends bring home souvenir shells for you, or simply shop at a craft store for them.
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Have fun on your late summer getaway. Keep the kids busy and creative this summer. Put your feet up, pour a glass of iced tea, and figure out how you are to pay for all this fun!

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More Than Just Vinyl – The Pros and Cons of Common Siding Materials

September 19th, 2012

By Douglas J. Burgasser

Siding is the exterior cladding of a house that acts as the cosmetic finish and the first barrier against wind and water. Almost any material can be used as siding. Let’s talk about some of the common exterior siding materials that we see on homes in the Rochester area.

WOOD

Traditionally, for many generations, one of the preferred exterior siding materials has been wood. Whether it is wood shingles or wood siding, wood has proven to be a reliable and durable exterior siding material.

Primarily, wood siding and wood shingles are made either of pine or cedar. If it is kept properly painted or stained, a wood exterior can last for many generations. Some grades of cedar can even be left exposed to the weather and perform well. Of course, wood materials require exterior maintenance and most wood will weather and decay if not properly maintained. Homeowners must regularly caulk, scrape, and paint or stain the wood. In addition, wood exteriors are a natural material and are more prone to infestation from nature’s pests; including carpenter ants, carpenter bees, woodpeckers, and wasps.

BRICK


It’s pretty hard to beat the durability of a brick home. Brick is timeless and attractive. There are relatively few homes in the Rochester area whose exterior is entirely brick. On the other hand, there are many homes with brick facades on the front of the house.

Brick exteriors require very little, or infrequent, maintenance. Sometimes, re-pointing (re-mortaring of loose mortar joints) becomes necessary. If a soft brick was used, a few bricks could need to be replaced due to spalling or other wear. Overall, the advantages of a brick exterior are durability and low maintenance. Another advantage to brick is that it does have superior sound and wind insulation characteristics.

There are a few disadvantages of a brick exterior. First, brick is a relatively expensive material as compared to other more plentiful siding materials. The higher costs are due to both the cost of the material, as well as the labor costs associated with installation. Another drawback to brick would be that you cannot change its color or appearance once the initial choice is made, although painting brick is an option and there are many painted brick homes in Rochester. Unfortunately, once any material is painted, the paint must be maintained.

ALUMINUM
Aluminum siding was really the first widely used low-maintenance siding material. Aluminum siding was made available in many colors, textures and styles. It could be applied directly over wood siding, resulting in an almost maintenance-free home. Aluminum siding is weather resistant, low-maintenance and it has a lifespan of many decades.

Of course we all know that aluminum dents. Once aluminum siding and trim is dented it is not possible to remove the dents without replacing the damaged material or fixing the dents in a similar way that dents in a car are fixed. Making matters worse, it becomes difficult to find material that will match the existing texture and dimensions of the siding. Matching the color is almost impossible. This is partially because aluminum siding will fade, affecting its color. Eventually the siding weathers and oxidizes, noticeably affecting its appearance.

It is important to understand that aluminum siding can be painted. Of course, as is the case with any painting job, proper preparation is critical. The siding must be thoroughly cleaned and prepared. If painted properly, a paint job on aluminum siding can last many years.

VINYL
In many respects vinyl siding replaced aluminum siding as the material of choice for low maintenance exteriors. Like aluminum, vinyl siding is available in numerous designs and colors. It is essentially maintenance free and it will last for generations. The advantage that vinyl siding has over aluminum is that it is not as easily damaged. Vinyl siding has some “give”. In other words, it will not easily become dented or damaged if bumped or hit by an object.

Vinyl siding also fades or discolors slightly over a period of many years. Another disadvantage is that, much like brick, it is difficult to change the appearance or color of vinyl siding once the initial material choice is made. Vinyl siding can also be painted, but this is not done very often, and proper preparation is also very critical. Vinyl siding will become brittle as time progresses, due to the exposure to the sun’s rays. This makes is more susceptible to cracking from the impact of objects. Although vinyl siding is widely utilized, some traditionalists feel that vinyl is not as desirable as a more natural wood exterior. Further, the main component in vinyl siding is petroleum (oil), and this is not considered a renewable resource, like wood.

HARDBOARD
Hardboard siding is a material that became popular around the 1970’s. It is a lower cost alternative to wood. From a
distance it appears like traditional horizontal wood siding. However, it is usually made of Masonite® and it has not proven to be nearly as durable as wood.

Hardboard siding is very susceptible to damage due to its exposure to the elements. If it is not kept meticulously painted and caulked at the edges it will suck up moisture and become swelled, softened and deteriorated. The advantage to hardboard siding is its relatively low initial cost. However, the disadvantages outweigh this cost. Hardboard exteriors require a greater amount of maintenance and they are not nearly as durable as the previously noted choices.

ASBESTOS CEMENT SHINGLES
Exterior wall shingles are not always made of wood. Asbestos-based composition shingles are quite common in the Rochester area. It is a material that has proven to be long lasting and reliable. It is a paintable material, with the ability to hold a coat of paint noticeably longer than traditional wood siding or wood shingles. In other words, homeowners do not have to repaint the exterior of their home as often.

Asbestos shingles are somewhat brittle. As a result, it is quite common to find chipped or cracked shingles on the exterior of the house. They can be easily replaced, especially if the homeowner is fortunate enough to have a few spare shingles stored in the corner of their garage. We commonly tell people that if they have a house with asbestos shingles and another house in the neighborhood is in the process of removing their asbestos shingles, they should ask their neighbor if they can have a bundle of the old shingles so that they can use them in the future to replace any damaged shingles.

The advantages of asbestos cement shingles are the long life expectancy and the weather resistance. Painting maintenance is not nearly as important as it is with wood siding or hardboard siding.

The disadvantages to this material are its brittleness. Also, the word “asbestos” strikes fear in the hearts of some. However, since this is a material that is on the exterior of the house, and since it is not a material that readily degrades, there has not been much concern regarding possible health effects of this material. It will need to be properly removed and disposed of if the owner chooses to re-side their house with an alternate material, and special precautions should technically be followed if cutting or breaking up the shingles.

FIBER CEMENT BOARD SIDING


Fiber cement siding has become quite popular in recent decades. It is a siding that is composed of a combination of cellulose fibers and cement like materials. Because of the materials used in its manufacturer, fiber cement siding is popular as an environmental or “green” alternative. After all, the wood fiber in this type of siding does not come from harvested old trees. Also, the cement and sand materials that are utilized are readily available. In addition, there is a substantial life expectancy for this material, possibly exceeding fifty years.

Quite often you will hear this type of siding referred to as “HardiPlank®”. This is a brand name that to some extent has become synonymous with this material. The advantages of fiber cement siding are numerous. It is durable and long lasting, it requires minimal maintenance, and it is attractive. The downside to this material is its relative cost as compared to wood or vinyl. Also, it is relatively heavy and needs to be supported properly. Still, it is an excellent choice, judging by what we know thus far.

T-111
Basically an exterior plywood, with grooves to make it aesthetically more pleasing, T-111 siding is a low-cost, easy-to-install material. Unfortunately, like hardboard siding, T-111 must be installed properly and religiously stained and maintained to provide any significant life. The seams of the plywood do not overlap to sheet water away and, if proper trim and flashing is not installed, a lot of water will get behind the siding and damage the structure.

T-111 might be a good choice for sheds and smaller unheated structures, since it is easy to replace and repair. For a whole house, it is considered a lesser-grade material.

STUCCO (CEMENT AND EIFS)


“Stucco” is a generic term used for a cement-like finish. Usually the finish will have a rough texture. Stucco comes in many forms. Old cement stucco was applied over block or over a wire mesh. This material has many of the qualities of brick, since it is a masonry finish. Keeping cracks and gaps patched and sealed is important, and once stucco is painted, it needs to keep being painted for cosmetic reasons and for greater water resistance. With unpainted stucco, choosing a contractor that can match the color and texture is important when making repairs.

Modern stucco is often referred to as “EIFS”. This stands for “exterior insulating and finishing system”. The most popular brand name for this material is “Dryvit®”. This material is used extensively for commercial buildings. If installed properly, this material is attractive and durable. However, there are many, many details of installation that must be closely followed. If not, water can get behind the siding system and become trapped. The trapped moisture can rot or rust interior wall components and lead to other water damage. Again, the choice of a qualified contractor is very important when installing or repairing this material.

ASPHALT SHINGLES
In years past, many city homes had a type of asphalt shingle siding installed. This basically consisted of a thick asphalt shingle (similar to a roofing shingle) installed over a fiberboard base shingle. Most of this siding that remains on rural and city homes is worn and old. The shingle deteriorates after many years, and the fiberboard beneath suffers water damage. Although repairs are often made, matching shingles cannot be found easily and repairs become cosmetically objectionable. Replacing this siding is the best long-term repair in most cases.

MUD (THE MUD HOUSE)
Almost every building material has been used as siding at one time or another. We even have an example of dirt used for the exterior walls of a home in the Town of Penfield. This is the known as the Mud House. Repairs to the exterior consist of getting additional mud from the property and applying over the exterior.

Hardboard shingles, fiberglass cement shingles, Teflon-coated hardboard siding, steel siding, etc.

We run into different siding materials from time to time. The above list just scratches the surface of the multitude of materials out there. If you run into a new or different material, we encourage you to call us with questions or to increase our knowledge base.

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Buyers Beware (Sellers too)

September 19th, 2012
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By Rich Levin
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This is the strangest Real Estate Market in recorded history. Buyers can make huge mistakes while at the same time there is tremendous opportunity for them. Sellers too can make huge mistakes while at the same time this year offers more opportunity than the past five.
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Buyer Danger
The risk for Buyers is overpaying for a house. The market is active. For the first time in years houses in many areas are receiving multiple offers. That can lead a Buyer to overpay.  Buyers who overpaid in 2006 and 2007 are losing their houses to foreclosures and short sales or taking extraordinary personal losses.
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At the same time mortgage interest rates are reaching new historic lows. During a brief moment last year when it looked like the economy was recovering interest rates quickly rose to over 4% and were on their way further up when the economic slowdown drove the rates back down. This was a clear indication that as soon as there is recovery we will not see these rates for the foreseeable future.
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Regarding property values we believed we had seen the bottom of the market a couple of years ago and in fact we did. Prices dropped from the 2007 through 2010 and have remained relatively stable since. Residential, owner occupied single family homes are driven by supply and demand. There are not less people. The income and unemployment rates are remaining stable.
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Residential rental property is seeing a boom in many areas. So, if you are in a position to invest and you are willing to deal with property condition and tenants; that is the place that investors with cash are putting their money.
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Seller Danger
Notice this does not say homeowner danger. If you are happy in your home and have no desire to move to another home, or the need or desire to move out of the area, your home is still your best investment. However, if you are selling and moving you are very likely to be disappointed with the value of your property. Homes are selling in record numbers.  However,. few Sellers are happy with the price they are receiving. The danger is in overpricing.
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Buyers are very well informed about property values. The Internet offers a myriad of websites with information on sale prices and property values. The digital information is more accurate than ever. The days of finding an uninformed Buyer are over. That means that homes even marginally overpriced will receive few showings and no offers. When a property remains for sale for months it takes on a stigma among the Real Estate Agents and the buying public. It is called “Market Wear.”  This causes the property to sell for even less. Price your property right at the beginning. Be careful that your Real Estate Agent does not overprice just to make you feel good about them and hire them. You want an Agent who has done a thorough job of determining the most likely sale price.
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At the same time if you are selling and buying you can feel somewhat better about the disappointing value of the home you are selling because you are likely to more than make up for it with your purchase. This is particularly true if you are moving up to a higher price range. In most areas the higher price range houses have declined in value proportionately more than the modest price ranges.
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Find Good Professionals
Not all Real Estate Agents or Lenders are created equal. This is a risky market. You want to find the Real Estate Agent who is smart, experienced and responds quickly to you. The market is busy for the best Real Estate professionals. So you want them to demonstrate that they will be responsive to you by returning your communications quickly.
You want to find and work with a lender who is responsive and has a thorough understanding of the increasing regulations that impact a Buyer’s ability to finance. Expect the process to be cumbersome and messy. The rules are changing regularly. Even the best lenders are continuously required to adhere new underwriting guidelines.
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It is the Best of Times and the Worst of Times
From our economy to our politics there is more opportunity and more disappointment than we have experienced in most people’s lifetime.  If you have the intestinal fortitude (guts) and desire to take advantage of a Real Estate market, that market is now.
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Rich Levin is a National Real Estate Expert now living in Atlanta, Georgia. For information contact Rich at 585-244-2700 or rich@richlevin.com. Website: www.RichLevin.com

Posted in Real Estate, Rich Levin - Real Estate Coach | Comments Off

Simple Summer Ideas

September 19th, 2012

By Lana Torre

Summer is here, hooray! We have such a short season here in Rochester. Let’s give your home a light and summer fresh look. Maybe you will love it so much that you will continue the new look beyond summer and lighten your home all seasons. Perhaps you are considering a move. This is the right time to get motivated before you are spending your time shopping for back to school goodies.
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Here are some simple yet effective ideas for you.
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Let the sunshine in. Remove heavy and outdated window treatments. When you are ready to sell your home, most buyers desire natural light. Hang panels of linen or cotton twill. Use whites and off whites, try to match to your trim color. If you have some extra cash in your caboodle, plantation shutters are a classic choice. Made of wood or a composite material, they make controlling the room’s light so easy. Shutters can be made in different slat widths too. I always recommend a wider slat. They are an investment, but they will never go out of style. I would always suggest a professional installer. This is not a DIY job.
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Paint is another quick fix to spruce up your home. If you are planning to put the house on the market this fall, now is the time to attack that job. Use fresh colors, soft grass greens, nautical blues, and many shades of white and cream. Popular now is a muted shade of taupe-ish grey.
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Paint the common areas of your home the same color for a calming effect. A new paint job is the least expensive fix and it will have the most dramatic effect. Use blue or green painter’s tape for clean edges. I like an eggshell finish on walls. It’s very easy to clean. A satin finish on the trim gives a classic, clean appearance. Glaring, shiny, gloss white trim is definitely a 1985 look!
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If your wallet isn’t cooperating with your dreams, there are still some things that you can do that have zero cost. It hurts me to say this… but rid your home of clutter. As a collector, it pains me to de-clutter. I just like stuff and every object has a meaning or a memory. But, I do arrange like things together and change the arrangements with the season. Clear the fridge of all papers and schedules. Use a corkboard, hang it in the pantry or laundry room. Keep counter surfaces clear too. Remove most everything except the coffee maker and your Kitchen Aid mixer.
Aaahhh, take a fresh breath. Work is done. You will feel so enlightened and free. Make yourself a frozen Margarita. You deserve it!

Posted in Lana Torre, Property Source Radio | Comments Off

Could Getting a Loan Become Even More Difficult?

September 1st, 2012

As Alex reported 9/1/2012 on Property Source Radio.
Realtor.org – Daily Real Estate News | TUES, AUG 28, 2012
News Sponsored by Abodey.com
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Fannie Mae, one of the nation’s mortgage giants, announced new lending restrictions that might make it even more difficult for some home buyers to qualify for a loan.

New applicants and home owners looking to refinance may find they have to meet more stringent standards, such as in meeting new loan-to-value ratios in qualifying for a mortgage. For example, Fannie announced that the maximum loan-to-value ratios permitted will now be 90 percent, down from 97 percent. Also, the GSE says that some loans will now require higher credit scores. For example, borrowers who are applying for an adjustable-rate loan will need a credit rating of 640—which is up from 620.

Also, self-employed applicants may be required to supply more tax information, such as two years of tax returns to verify their income.

“This can knock a decent portion of borrowers out of the picture who had a rough year in business two years ago,” says Matt Hackett, underwriting manager at New York lender Equity Now Inc. “You’d be surprised how much of an effect this has.”

Fannie Mae, along with fellow GSE Freddie Mac, back about two-thirds of all new mortgages.

Source: “How Fannie Mae Is Making it Harder to Get a Home Loan,” Credit.com (Aug. 27, 2012)

Posted in Financing, Property Source Radio, Radio News | Comments Off

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