Archive for the ‘Home Repair’ Category

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Find Your Real Fuel Rate!

Wednesday, July 6th, 2011

By Jim Salmon

To find your gas rate, divide your total monthly bill ($) by the total usage (therms).

As a heating source measured in British thermal units (Btu), a gallon of heating oil has 40% more energy than a therm of gas. There are 100,000 Btu in a therm of gas and 140,000 Btu in a gallon of heating oil. You must use 1.4 therms of gas to generate the heat content of a gallon of heating oil. Therefore, to account for the Btu difference between a therm of gas and a gallon of heating oil, you must multiply the price per therm by 1.4. This gives you the real cost of gas heat compared to oil — the most valid cost when comparing the two fuels.

Compare Natural Gas – sold in therms (100,000 BTU/therm)

1. Multiply the oil heat price per gallon by 0.72 to give the equivalent price per therm of natural gas

2. Multiply the propane price per gallon by 1.087 to give the equivalent price per therm of natural gas

3. Multiply the electricity price per kWh by 29.3 to give the equivalent price per therm of natural gas

Compare Propane – sold in gallons (92,000 BTU/gallon)

1. Multiply the oil heat price per gallon by 0.663 to give the equivalent price per gallon of propane

2. Multiply the natural gas delivered price per therm by 0.92 to give the equivalent price per gallon of propane

3. Multiply the electricity price per kWh by 27.0 to give the equivalent price per gallon of propane

Compare Heating Oil – sold in gallons (138,700 BTU/gallon)

1. Multiply the propane price per gallon by 1.507 to give the equivalent price per gallon of heating oil

2. Multiply the natural gas delivered price per therm by 1.387 to give the equivalent price per gallon of heating oil

3. Multiply the electricity price per kWh by 40.6 to give the equivalent price per gallon of heating oil

Compare Electricity – sold in kilowatt hours (3,413 BTU/kilowatt hour)

1. Multiply the propane price per gallon by 0.037 to give the equivalent price per kilowatt hour of electricity

2. Multiply the natural gas delivered price per therm by 0.034 to give the equivalent price per kilowatt hour of electricity

3. Multiply the heating oil price per gallon by 0.024 to give the equivalent price per kilowatt hour of electricity

Figure out your price per therm by dividing your total fuel bill by the total therms of natural gas consumed. This is your price per therm

Figure out your price per kWh by dividing your total fuel bill by the total kWh of electricity consumed. This is your price per kWh

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How Much Can you recover From the Cost Of A Remodeling Project If You Resale?

Wednesday, July 6th, 2011

By Carmen Santora

Carmen Santora, Executive Director of the Better Contractors Bureau in an effort to help homeowners contemplating a major remodeling project and who are concerned if the cost invested would be recouped should they decide to sell their home offers the following information. His analysis is based on a national average “cost vs. value” survey and condensed it to specifically relate to our local area.

The resale value depends on a lot of variables, such as the state of the housing industry and local market conditions in particular at the time of sale. A lot of homeowners are concerned that their remodeling investment doesn’t price their home out of the neighborhood averages. This should only be taken into account if you think that you may be selling your home in the near future.

If a homeowner has small children and is thinking of adding extra bedrooms or an additional bathroom they may want to think of the advantages of staying where they are.  If the schools are great, they live close to their workplace and shopping and are in an area of lower taxes or other personal conveniences, then they shouldn’t worry about pricing themselves over their neighborhood averages, especially if they intend to stay there for many years.

However, if the homeowners know they will be staying where they are for only a short time then a major remodeling would be foolish. Things like energy efficient updates such as new replacement windows, high efficiency furnace, roofing or siding, kitchen or bath updates would add to their comfort and help to sell the house faster and save them money while they still remain in the home. Major expenditures for a new kitchen and bath can run into thousands of dollars and unless money doesn’t matter or you don’t care about resale values then by all means go for it.

It’s important to know that there are a variety of variables that can effect both the cost of the remodeling and the resale of the home such as the size of the remodeling company estimating the project and the values of the properties in the surrounding neighborhoods.

Below are some area examples of the cost of what some remodeling projects can cost and what could be recouped if you sell your house. The numbers presented here should only serve as guidelines when contemplating the potential return on your investment for a particular remodeling project.

For a more information as to a more precise explanation of what the projects mentioned above include call the Better Contractors Bureau at 338-3600.

Recovery costs for home improvement projects remain high and have been accelerating even though the growth in spending on home improvements has declined nationally for most of 2003. As the economy improves so will spending on home improvements.

Lower priced projects during a sluggish economy are typical and usually only what is needed to keep a home energy efficient or make essential repairs. Higher priced projects tend to be more discretionary, and usually homeowners wait for the economy to improve before undertaking these expenditures.

In some market areas where house prices are growing rapidly, and local economies are doing better the average cost recovery can be much greater than the figures shown. The National average for cost recouped for the projects mentioned in 2003 was 86.4% and higher than 2002. Some areas such as Los Angeles, Miami, New York, San Diego, and Washington were much higher and averaged as high as 109%. Some areas as Cincinnati, Cleveland, Dallas, Detroit and Indianapolis averaged 65% or less.

Carmen Santora, says that he believes that within the five county area that the BCB services, the average cost recouped for home improvements probably falls lower than the national average and is somewhere around 75% or less range.

The Better Contractors Bureau is a non-profit consumer protection agency that was formed in 1974. Its goals are to “PROTECT & INFORM” the consumer and ELIMINATE the unscrupulous contractors in the area. The BCB as it is also known operates in Monroe and the five surrounding counties and has over 400 members. The bureau handles complaints, mediates disputes between the contractor and consumer (not just members) and refers contractor members by way of a FREE Consumer Guide & Membership Directory. For more information you may call 338-3600 or go to the BCB website at www.the-bcb.net.

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The Safety Section

Friday, June 10th, 2011

By Jim Salmon

The experts’ say; the following are responsible for almost all of the emergency room visits related to simple hand tool operation.

Wear safety goggles- eye injuries resulted in over 30,000 hospital visits last year with some resulting in the loss of an eye.

Select and use the proper tool for the job – With many different categories of hammers and striking tools to choose from, be sure to select the one right for a specific job.

Keep tools in good condition – Tools in good shape do a better job and are safer to use. Especially keeping hand tools sharpened. A dull tool is very dangerous because you have to apply so much more pressure to make it work. It then becomes unstable and can slip causing an injury.

Never use a hammer with a chipped face or damaged handle – A loose hammerhead flying off a damaged handle is extremely hazardous. Likewise, if the face shows dents, cracks, chips, mushrooming or signs of excessive wear – discard it. That goes for any striking or struck tool.

Educate all persons in the home on the proper use of hand tools – How a tool is used is just as important as what kind of tool you have chosen for a particular job. Tools should not be accessible to those who haven’t been briefed on their proper use and selection.

Can you imagine trying to get a modern teenager to listen to you brief them on hand tool safety? And to actually pay attention!

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Alka Seltzer – It’s Not Just for John Carr’s Upset Stomachs Anymore!

Friday, June 10th, 2011

By Jim Salmon

Alka-Seltzer has been around for 75 years, and was once hailed as a cure-all for indigestion, headaches and John Carr’s occasional bouts with destiny. Who ever would have thought that this over-the-counter health remedy could also be used to clean items around the home?

Here are some unique tips for using Alka-Seltzer to clean up items in your home environment:

1) Clean your toilet by dropping 2 Alka-Seltzers into the bowl. Let them sit for 20 minutes, brush and flush! The citric acid and effervescent action do wonders for cleaning porcelain bowls!;

2) To clean a vase with dirt stains on the bottom, drop 2 Alka-Seltzer tablets in the vase, fill with water and let sit for several minutes. Rinse and you will have a sparkling clean vase!;

3) Polish jewelry by dropping it into a glass full of water and 2 Alka-Seltzer tablets and let it sit for 2 minutes. Your jewelry will look shiny and new!;

4) To remove burned-on grease from a pot or pan, drop 6 tablets into the pan and fill with water. Let it sit for one hour and scrub as usual. Your mother never had it this easy!;

5) To unclog a drain, drop 3 tablets down the drain followed by a cup of white vinegar. Wait a few minutes, then run the hot water.

6) To clean thermos bottles, drop four Alka-Seltzer tablets into a thermos bottle filled with water. Let it soak for an hour before emptying. The thermos will be fresh the next time you need it.

7) To cleanse dentures, drop your dentures into a glass of Alka-Seltzer for about ten minutes. The citric acid and carbonation will remove even the toughest stains from your dentures and other prosthetic dental work. This is an excellent substitute for more expensive denture cleanser products.

8) To cleaning Pots and Pans, drop six Alka-Seltzer tablets into pans with baked on-caked on grease. Dissolve the tablets. Let the solution fizz for one hour and then pour down the drain. Cook with clear, shiny pots and pans every time.

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Of Pride And Porches

Friday, June 10th, 2011

By Lana Torre

Whether you are selling your current home, considering buying a new place, or just wish to give your abode a facelift, I have several ideas for you to boost your pride in your home.

Your home should rise up to greet you, transform it to be the best home on the street.

The first action should be to clean. Rid your yard of all debris, dead branches, leaves and ‘witches britches’ hanging from your shrubs. Purchase a power washer and spray your siding, shutters and gutters. Re-edge sidewalks, gardens, herb beds and then mulch. To keep weeds from growing up through the new mulch, lay down sheets of newspaper before spreading the new mulch. Rid your property of all seasonal stuff, like Christmas lights and wreaths. Replace with baskets of annual flowers and pots filled with herbs for cooking. Remember, you’re bringing in a new season.

Porches are back!

Whether attached to the front, side or back of your home, play up it’s detail. Plant climbing flowers like roses, clematis or morning glories and have them climb on lattice. If you don’t have lattice, tie strings from the ground to the porch ceiling so the plants can grow up and you will have created a living wall. Slipcover or buy new furniture cushions. I would re-think adding a row of white rockers, a la Cracker Barrel, but would consider adding a glider or hammock.

I remember our front porch, where I grew up, in the 19th ward. It was a sanctuary. A place for neighbors to gather and play cards. Our porch was the stage for fun games, long before the invention of Xbox. We played ‘red light, green light’ and ‘movie stars’ from our front steps. We waited for the “Skippy man” to drive down the street, listening for his bells, awaiting a purchase of a ‘Buried Treasure’.

It was a safe haven from big, scary dogs that roamed freely then. It was a place to storm watch and wait until puddles filled the streets so we could wade through them barefooted. It was the hangout to rest after we enjoyed a ‘street dance’ on a Friday night.

Way back in the late 1800’s porches were slated as healing places. “Cure porches’ around Saranac Lake were places where city dwellers could heal from tuberculosis. There are about 180 of them on the historic register.

Be proud of your home. Try a ‘bite sized’ project this weekend.

Clean the yard, plant and mulch. If you are fortunate to have a porch, make real lemonade and a lettuce sandwich. Relax on your glider, grab your deck of Bicycles, and spy on your neighbors- it’s the only acceptable place.

Posted in Home Repair, Lana Torre, Property Source Radio, Real Estate | Comments Off

What Should Be In A Contract!

Wednesday, June 1st, 2011

Right after the holidays many consumers will be thinking of that remodeling project that they want.

Whether it is roofing, siding, windows, that new kitchen or an addition it will be a costly investment and you should protect yourself before signing a contract.

New York State regulates the sale of home improvement goods and services and applies to most types of improvements costing more than $500 purchased by homeowners.

The law requires contractors to give you a contract that includes many provisions. The main ones are summarized below:

1. The name, address and phone number of the contractor must be on the contract. (Do not accept a P.O. Box number as the contractor’s address)

2. The exact amount of the project including progress payments.

3. A start and completion date, including any contingencies which would change the completion date such as bad weather. You may also want to have included a penalty clause for running over the completion date. A $100 per day deduction off the contract price is common for every day that the project runs over the completion date.

4. A clause that reads that “any progress payments received by a contractor from a customer can only be made if they bear a reasonable relationship to the work actually done, materials purchased or related costs.

5. Any payments received by a contractor from a customer prior to substantial completion of the job must be place into a escrow account in a bank located in New York State within five business days and the customer must be informed where the money is held within ten business days.

The contractor can only withdraw the deposit only in the following circumstances:

under the terms of the payment schedule agreed on by the contractor and the customers;

upon substantial completion of the job; or if the customer violates the contract, but only to the extent that the amount covers the contractor’s reasonable costs.

6. A complete specification description of the work and materials, including brand names, model numbers and other identifying information.

7. A consumer notice that reads as follows:

The customer has an unconditional right to cancel the contract until midnight of the third business day after the contract was signed.

Cancellation must be done in writing! If the contractor or subcontractor who does the work is not paid, he or she may have a claim against the customer’s property under the Lien Law.

8. Warranties and guarantees should be stated in the contract. Be sure to understand if the warranty or guarantee covers both the materials and labor and if they are prorated and transferable. For example a new roof job may warrant the materials for 25 years but the contractor may only warrant his labor for one year.

There are penalties against contractors and consumers may sue for actual damages, plus a $500 penalty and reasonable attorney’s fees if the contractor has used fraudulent written statements to get the contractor to sign the contract. The Attorney General is also authorized to go to court to stop illegal practices and order contractors to compensate defrauded customers.

Contractors can also face civil fines for violating the provisions of the law, especially with the protection of the customer’s payments.

TIPS FOR CONSUMERS:

Determine exactly what work you want done before you decide to get estimates.

Get three estimates from contractor companies that are similar in size. Be sure to check for verification of Liability and Workmen’s compensation insurance.

Check the contractor’s reputation with the Better Contractors Bureau, banks and suppliers.

Make sure when you decide on your final contractor to do the job that you are signing a contract that meets all the requirements of Article 36A of the NYS Business Law.

Do not pay a large deposit in advance of the start of the project unless it is for a specific reason such as special order cabinets or windows, etc. Instead negotiate a payment schedule tied to the completion of specific stages of the job.

Don’t pay the final payment unless you are satisfied and the job has been completed as per the contract specifications.

Posted in BCB, Home Repair | No Comments »

Patio Play

Wednesday, May 4th, 2011

We all have it ! It is one huge case of spring fever. We can’t wait to visit our favorite flower growers. We are excited about power washing the deck and patio, until we uncover our old and mildewy patio furniture.

Think new. There are endless choices in affordable and tasteful outdoor furniture. From tables and chairs to umbrellas and chaises, we can design a new space for your outdoor leisure and entertaining.

Look for resin furniture. It appears to be wicker at first, but this new resin is very outdoor friendly. This furniture cleans quickly with water and soap, and does not hold stains from fallen leaves. Teak furniture is a bit more expensive, but it is ‘green’, renewable and plantation grown. You may have to oil your teak every few years, but as in the case of any natural product, the older it becomes, the more beautiful the patina. Rustproof aluminum is a great choice for a more formal outdoor space. Choose clean and simple designs in powder coated bronze. Chairs, ottomans, coffee tables and sofas can be arranged on the patio to mimic the family room.

After you have selected your base material, the fun part begins. Fabric selection. There are materials made for cushions and pillows that are truly outdoor fabrics. They will not fade or stain and are made of a polyester base. You may know one by the brand name ‘sunbrella’, but there are many more. Available in solids, stripes and many prints from florals to sailboats,.. The choices are endless. You can easily find cushions and pillows made to size on line, as well as furniture covers.

Under your new furniture is the perfect place to use an outdoor rug. These rugs look and feel like wool or cotton. They can be easily hosed down if you should spill your Bloody Mary.

Choose an umbrella. There are new designs that have a  freestanding weighted base, so you can move them around the patio, forgetting the table.

And the cardinal rule?? Always remember to accessorize. Purchase lights that can hang from your umbrella. Place votive candles in mason jars filled with sand and hang with strings from the spokes of the umbrella . Use candle lanterns everywhere. If you are hesitant to use real candles, use the imposters, they can even fool a trained designer

[ who me ? ] Pot up flowers and place them in strategic locations. I always like using one color, so go all red or all pink, and prettiest of all is all white with light green foliage.

Whew ! We are done. So grab your favorite catalog, Better Homes and Gardens, and the latest Property Source. Pare up celery sticks or long thin slices of pepperoni and make a savory pitcher of Bloody Mary’s. Shake off your flip flops and oh so enjoy your beautiful, newly decorated patio.

Posted in Home Repair, Property Source Radio, Real Estate | No Comments »

Lana Torre on Property Source Radio – Listen Now

Friday, April 22nd, 2011

With Pat Coyne off this week on assignment, House and Haley bring in Lana Torre of Evergreen Interiors. Lana is an interior decorator with TONS of knowledge. Lana can be seen on WHAM TV 13 as the designer for “Room in a Rush” and other programs. Lana writes design articles for the Property Source. You can read her monthly articles on this Blog.

One of the hottest color trends these days is Greige which is a combination of both Grey and Beige. Weigh in on your thoughts!

Listen to this show now!

Have you heard our funny commercials yet? Click here to listen.

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Take the Guess out of the Guest Room

Tuesday, April 12th, 2011

I know we are all pondering the same question. Where do we have Aunt Frannie stay when she comes to visit this summer? Do we have her sleep on the sofa in the family room, or do we break the budget and put her up at the nearest econo-motel?

The answer is pure and simple and you will love it! Why not make over the spare room or enclosed porch to accomplish a number of tasks. Your guests will have almost everything they need, and you, hostess warrior, will have a space to do all those tasks that demand extra space.

I am talking duplicity and multiplicity. By that I mean, having and using your furniture for one or more purposes.

Let’s start with the bed. If you or your better half needs an alone spot to watch football, we could purchase a futon. This will give your guy a huge space to relax, lie down, and view his sports thing, while you have control in the family room to watch HGTV. When guests arrive, simply pull down the futon to bed position and grab the linens. It is the perfect bed and sofa, all in one. Remember to have that extra tv on top of a dresser here.

Do you have an extra table in the garage? Use a small kitchen table in the guest room for needed lap top space. When guests leave, you can use this table for crafts, a wrapping station, or your own computer space. Available now is a new round, high-low kitchen table or round coffee table. It is a super product made by Harden Furniture [made here just north of Syracuse], use it lowered in your family room as a coffee table or raise it to 30” kitchen height. Bring it into your guest room as that extra table space, make it pretty, add a vase of fresh flowers and an iron base lamp. Make it charming by adding a wooden chair with a plump cushion. If you just can’t find that extra table, open up the closet, push all the clothes to one side and slide in your child’s old desk. It will probably be a great fit, and you have just created an office nook.

Remember to supply all the needed toiletries for Aunt Frannie, soaps, bath gels, tissues and towels. Any local magazines are perfect accessory to put next to the bed, noting local museums and wine trails.

Make Aunt Frannie’s stay comfortable and short, and at the end of the day, you will have your own quiet and alone space, I am sure you will need it.

Posted in Home Repair, Home Staging, Property Source Radio | Comments Off

The Annual Home Maintenance Issue

Tuesday, April 12th, 2011

Ladies lets face it, most of your husbands, or as they say “significant others,” what ever that means, aren’t getting it done when it comes to maintaining your home. What does it take to get people to do proactive maintenance? A step by step blueprint? Ok here it is. Follow the steps as laid out below and you can’t go wrong. Pay attention!

Quarterly: that’s every three months.

Plumbing:
• Faucets and shower heads: Check all faucets for leaks and mineral deposit build-up. Replace washers and aerators as needed.
• Drains: Poor water down unused drains, including drains in the basement floor. Unclog slow drains by removing traps can cleaning by hand. Inspect all plumbing pipes for leaks. Check under all vanities for leaks.
• Toilets: Check for movement on the floor. Check for a good voracious flush.
• Water Heater: Check for leaks and corrosion at supply pipes. Drain 5 gallons from the bottom of a new water heater every three months.

Inside your home:
• Seal wood cabinets with a water proofing sealer.
• Lubricate squeaky door hinges.
• Inspect garage door for free movement and lube as needed.
• Inspect and lubricate window latches and rollers. Use spray silicone on hard to operate window sashes.
• Inspect your basement and / or crawlspace for cracks, leaks, and signs of wood destroying insects. Learn to identify carpenter ants, termites, and powder post beetles.
• Check and clean your ceramic tile grout while checking for cracks.
• Check the refrigerator drain pan and clean. Check refrigerator lights, and proper temperature in the freezer and refrigeration area.. Wipe the door gaskets clean of mold and dirt. Put the unit out from the wall and vacuum the rear coils and top.
• Check the dishwasher for leaks. Remove the bottom panel and inspect while running.
• Check and test all smoke alarms. Replace batteries if needed.
• Check all electrical plugs and extension cords for wear and tear. Replace if any abnormalities are noticed.
• Remove grease for the kitchen vent fan blades and motor. Clean the range hood filter.
• Test all GFCI outlets in your home. If they do not trip, replace them.
• Look up into your fireplace chimney. Check for creosote build-up, blockages, and cracks in the chimney liner.
• Check bathtub surround and kitchen countertop tile grout for cracks, voids, and signs of water damage. Re-grout or re-caulk as needed.
• Take a trip to your attic to search for leaks, broken framing, and any signs of fire hazards.
• Replace all non-working light bulbs.

Outside your home:
• Inspect for cracks, holes, and signs of water damage.
• Check for a proper slope away from the foundation.
• Wash and clean your deck. Remove all mildew.
• Check your roof for missing shingles, signs of lifted or raised shingles.
• Check your chimney for signs of spalling, frost damage, and signs of a worn or cracked crown.
• Commence cleaning, maintenance, and adjustment of all gutters.
• Clean windows.
• Check for loose, cracked siding panels, peeling paint and general condition of the siding. Check vinyl siding for cracks and impact damage.
• Inspect all incoming power, phone, and cables lines on the exterior of your home.
• Check all door and window weather-stripping. Replace as needed.

In conclusion: Did you detect a trend? Yup, check and inspect! If you spend quality time walking around and observing your home you will find the items that need to be addressed before they turn into a nightmare.

Tool Time
Sometimes, we just need to remember what the rules of life really are: You only need two tools: WD-40 and Duct Tape. If it doesn’t move and should, use the WD-40. If it shouldn’t move and does, use the duct tape.  Anything else is just unnecessary stuff to make you feel good! Let’s Get ‘er done!

Ladder Safety
Oh, Just another boring lecture from Jim you might be thinking. Ladder safety is no laughing matter. You can be seriously hurt falling off of a ladder and from only the first or second steps up! This time of year is even worse. An extension ladder leaned up against the gutters trying to chop away an ice build-up can be life threatening. Make sure you place the bottom of the ladder securely into something. The ground is best and asphalt is the most dangerous. A blacktop driveway can be extremely slippery and even more so if it’s covered with a driveway sealer. Plant that ladder on something you know will not move. Be safe!

Expert Craftsmanship
Use the Right Wire ! It occurred to me one day that the only reason I know which type and size of electrical wire to use on a particular project it that I did the trial and error method. Over the years I have had the occasion to wire just about everything that one would find him or her re-wiring in their home. If you are wiring outlets, lights, and any other basic household branch circuits then 12/2 with ground with the letters NM stamped on the side is the all purpose wire for you. When in doubt use 12-gage wire. If you are wiring lighting circuits sometimes you can use a 14-gage wire. Beware the price of copper wire has gone up dramatically in the past few months. I just paid $80 for a 250’ roll of 12/2 with ground. UF wire is rated for direct burial in the ground. UF is much harder to strip and work with, however it allows you to run a wire to the garage underground with out running conduit. Your 30-amp dryer would use a 10/3 with ground and your 50-amp range would use a 6/3 wire. Your electric water heater also uses a 10/3 with ground and any appliance with a motor like the garbage disposal, dishwasher, or microwave uses the 12-gage wire. The object is not to burn your house to the ground!

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