Builder Magazine | Custom Builder Starts New Community in SC Builder Magazine Ground was broken on the first home in Congaree Bluff last December. To date, the custom builder has built three spec homes and two custom homes are under construction. Out of those five homes, four have been sold, while two more lot reservations are ... |
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Custom Builder Starts New Community in SC - Builder Magazine
Whether home construction is up or down, it's time for a parade at least once a year, and this time it's Sept. 9-17 and the Parade of Homes Fall Classic, an annual sidewalk sale of sorts for 77 years.
Construction is up so far this year compared with the same time last year, although, as usual, building activity varies by price range and location in the far-flung Oklahoma City metro area.
August ended with starts overall numbering 3,232, up 7.6 percent compared with the first eight months of 2016, according to The Builder Report by Dharma Inc. in Norman. However, construction was still at its lowest year to date since 2011.
With some Realtors using the word "shortage" to describe supply at entry-level and first-move-up price ranges in some parts of the metro area, it could mean high traffic at the 106 parade homes, which will be open free to the public from 1 to 7 p.m. each day.
Builders are offering homes at all prices in the Parade of Homes, said Rusty Appleton, executive director of the Central Oklahoma Home Builders Association, which has organized the event for nearly eight decades.
Maps and information on the entries are at http://www.paradeofhomesok.com. Download a free ticket and check in at five parade homes to be entered in a $1,000 drawing. Parade books are available at metro-area Best Buy locations.
"This is our signature event," Appleton said. "We're really excited this year."
Ridge Creek in Edmond, developed and with homes by Norman-based Foster Signature Homes, is the featured neighborhood, northwest of N Douglas Boulevard and Coffee Creek Road. Ridge Creek homes start in the high $300,000s.
Ridge Creek got notice earlier this year as the site of the St. Jude Dream Home raffled to raise money for St. Jude Children's Research Hospital in Memphis, Tennessee. The fundraiser fetched $703,832 for the hospital.
Because of road work, the best way to get to Ridge Creek is to take Covell Road east of Interstate 35 to Midwest Boulevard, then north to Coffee Creek Road and east to Douglas, said parade chairman Dusty Hutchison, owner of Alder Fine Homes in Edmond.
"There's a little bit of a catch there, but the good news is there's plenty of parade homes along the detour," Hutchison said.
Through August, homebuilding was virtually flat compared with the same time last year in north Oklahoma City (up 0.9 percent) and up a lot in Edmond (62.6 percent); and down in south Oklahoma City (9.8 percent), Moore (11 percent) and Norman (5 percent), according to The Builder Report.
Construction was up significantly in Mustang, Newcastle, Noble and Yukon, The Builder Report reported.
Appleton said the ups and downs depend on the builders and what they're building.
"When I talk to builders, I can ask them what the state of the market is, and if I get five different builders, I get five different answers," he said. "As best I can put together, it seems like the entry-level are still moving, and many of our volume builders that build in that market are doing quite well.
"It also sounds like many of our high-end custom builders that build for buyers over $1 million or so are still busy, as well. There's kind of a doughnut hole in the $350,000-$500,000-$600,000, somewhere in there, where I feel like the houses aren't moving as well, and the buyer is a lot more cautious in that price range."
Read more here:
Up, down or flat, Parade of Homes goes on in Oklahoma City area - NewsOK.com
CAPE CORAL, Fla. -
A reputable Cape Coral home builder abruptly closed his business, leaving customers out hundreds of thousands of dollars.
There are 17 open cases against Southern Premier Homes three months after the company shut down.
Sixteen of those cases were filed in the last two months.
The owner, Chris Cheney, is under scrutiny for accepting payments from some of those customers the same week he shut down.
Dalia and Rolandas Girdvainis paid Cheney a $10,000 deposit, and a $27,000 first draw. One year later all they have to show for it is an empty lot.
"Just sad. We are sad. We felt, what did we do wrong? How did this happen?" Dalia Girdvainis said.
The Girdvainis' did their homework before hiring Cheney, checking his credentials and talking with his references. He had a stellar resume online.
He was even featured in Gulfshore Business Magazine's 40 Under 40 article, last year.
"It looks like we did everything right," Girdvainis said.
Lisa and Randy Johnson of Pine Island share a similar story. They're out $15,000.
"It was quite devastating to find out that the money had just been taken from us," Lisa Johnson said.
In addition to leaving buyers high and dry, Cheney also burned his sub-contractors. And in Florida, when sub-contractors aren't paid by the general contractor, the homeowner has to pay a second time to cover the contractor's bad debt.
"Not only do they have a problem with Southern Premiere, but they have a number of sub-contractors who Southern Premiere did not pay," real estate attorney Kevin Jursinski said. "Those sub-contractors have now filed liens against my clients' house, seeking to get payment against my client, when she already paid Southern Premiere for their work."
Where is Chris Cheney and where is the money he took from all of these people?
The NBC2 Investigators went to his former business, but the space is now occupied by new tenants. We also went to his home in Cape Harbor, but he didn't answer the door.
We learned that he has hired a Cape Coral attorney, but the attorney declined to talk with us about this report.
The Department of Business and Professional Regulation has also ordered the emergency suspension of both of Cheney's licenses, Certified Residential Contractor and Financial Responsible Officer.
Link:
Cape contractor closes shop before refunding dissatisfied customers - NBC2 News
Jason and Heather Bristow bought a handsome early 1900s Tudor Revival in Minneapolis, intending to fine-tune it for modern family living, but also infuse it with nods to their backgrounds and passions.
Mission accomplished. Their remodeled kitchen evokes a turn-of-the-century chemistry lab, complete with a perimeter of mini storage drawers.
The dark concrete basement was transformed into a lively English pub to honor Jasons heritage. And an unfinished attic was morphed into a cool Xbox game-room getaway for their boys, Lleyton and Callum.
We preserved as much history and original features of the house as possible, Jason said. At the same time, we put our mark on it.
The original owner, Everett Ward Olmsted, could never have dreamed of this dramatic transformation of his home.
A century ago, the University of Minnesota professor commissioned architect Franklin Ellerbe to design the gracious three-story residence across from Lake of the Isles.
In 2014, the Bristows were living in Seattle, and Jason, who grew up in Eden Prairie, was planning to move his family to Minnesota for a new job.
The couple loved older homes and were hunting for an excellent candidate for smart, functional modifications. They had narrowed down their search to neighborhoods near Breck School in Golden Valley, where they planned to enroll their boys.
After the Bristows had scrutinized 34 houses, and Heather was to fly back to Seattle the next day, they finally struck gold.
The six-bedroom, three-story stucco Tudor was empty, and had just been listed that day. It overlooked the east side of Lake of the Isles and was only a few blocks from Uptown.
Heather loved the Tudor arches and the pristine chunky oak woodwork around the doorways, windows and paneling on the fireplace wall. Massive pocket doors and push-button lights were still intact. Only the kitchen had been remodeled likely in the 1980s.
The 100-year-old house was untouched, she said, in a good way.
But the best part was the unfinished rafter attic and concrete basement, both of which the Bristows could convert into family-friendly hangouts.
The house is built like a tank, said architect Christopher Strom, referring to its thick walls and concrete floors. Strom and Jason had been friends since they were kids, and he designed the extensive project encompassing more than 4,000 square feet.
It involved careful historical renovation of existing rooms and the creation of some new spaces for this family of sports fans, Strom said.
The maids staircase climbs up to the third-floor attic, where Strom advised the Bristows to do it right by adding dormers to bring in light and get that beautiful lake view right across the street. Strom worked with a structural engineer to restructure the sloped roof for the three new dormers and high-performance insulation.
Jasons initial idea was to turn the attic into a gym for the boys. Strom learned that it would be too costly to reinforce the floor and do soundproofing because the master bedroom was below.
Instead, the large attic is a comfortable TV and rec room with a big flat screen to play video games and watch sports, along with a Ping-Pong table and a wall of built-in bookcases.
A home-automation system on the wall has an intercom so parents can tell the boys that dinner is ready when theyre in the kitchen two stories below.
If they dont come, we can turn off the TV with the iPad, Jason said.
Kitchen chemistry
Photos of turn-of-the-century chemistry labs inspired the design for the kitchens unique bygone style. To double the size of the cramped existing space, Strom tore out a back servants staircase and a wall.
Heather, who did all the interior design, had seen many similar-looking kitchen photos on Houzz and was searching for a different approach. I wanted to follow a theme, she said, but not be silly.
Strom came up with the theme old school chemistry labs. When you cook, its like chemistry, he said.
Heather gathered many historic photos and illustrations for ideas. Chemistry labs had lots of drawers, she said, and so does the new kitchens perimeter, each with a numbered label.
She chose a chunky reclaimed elm slab for the massive island, which doubles as a kitchen table for meals and watching sports on a wall-mounted TV.
The island had to be solid-looking, like the homes original millwork, Strom said. But instead of high school lab Fireslate, the countertops are made of more durable black honed granite.
Jason was on board with the chemistry lab aesthetic, but since hes the cook in the family, he wanted to make sure it was functional for meal prep and entertaining.
A BlueStar range with eight burners, a Sub-Zero refrigerator built into a wall niche, as well as a big walk-in pantry, fit the bill. It worked really well when we hosted a year-end baseball party, Heather said.
A taste of London
The finished basement, reminiscent of an old English pub, is dedicated to playing games and sipping a pint. Jasons family is from England, and he wanted to recreate that vibe from the pubs he had visited in London.
He furnished it with a refurbished 1880s pool table placed next to wood drink rails.
Dark rift-sawn oak paneling across the walls echoes the Tudor woodwork upstairs. The cold concrete floor was replaced with easy-care Coretec wood-look planks. The illuminated mirror above the bar reflects rows of glass liquor bottles.
Heather even carried the pub theme into the lighting above the bar. She asked the tile installer to cut off the bottom of uniquely shaped gin bottles, and clipped them into a lighting track in the ceiling.
The Bristow pub even has a Cheers-style entrance an original door and steps lead down to the basement from the driveway.
Dinner parties always end up in the pub, Jason said. Its the best place to shoot pool and watch sports.
Other interior improvements include tearing out an old rear screen porch and, in its place, adding a main-floor mudroom and powder room.
Strom seamlessly blended the new parts with the old by matching the original millwork and wood flooring, and integrating period architectural details. The new kitchen island legs even replicate the columns on the homes front entry.
Heather bought unfinished brass door knobs, dimpled each one with the tip of a screwdriver and hammer, and used Jax to age the brass so the new knobs look like they have always been there.
On the outside, Strom designed a new garage, which complements the homes Tudor Revival architecture.
The Bristows also put in a brick patio facing Lake of the Isles to better connect with neighbors and watch the world go by, Heather said.
The renovation took 14 months, and the Bristows had to move out for part of the time. But now the 100-year-old Tudor will easily meet the needs of modern families for decades to come.
In the past, kitchens were merely work areas for servants, but todays incarnations are the hub of daily life.
At dinner time, Lleyton might be working on Spanish homework at the table while Callum plays with a Rubiks Cube and Heather marinates chicken, all watching Arrow on TV. Soon Jason will be home to grill.
Its a multipurpose room where we can all be doing something different, yet be together, Heather said.
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'Family of sports fans' transforms Tudor overlooking Lake of the Isles - Minneapolis Star Tribune
We just moved to Cottonwood from Ohio and are thrilled with the outdoor living. Our home has a large deck and we would appreciate comments on how to maintain our deck for longevity. We love reading your column and hope you answer our question.
Sid and Mary, Cottonwood, Arizona
An outdoor deck is most certainly a place to relax and entertain and also represents a substantial investment of money. Decks can provide outdoor pleasure for many years when you take basic steps to protect the deck from the ravages of sun, weather, insects, animals and just plain old-fashioned usage.
Its easy to think a wood deck should be relatively impervious to the elements, for a few years, at least. The truth is, decks take a lot of punishment during a single season. The flat surface of a deck responds to the elements somewhat differently than a wooden wall. Water dwells on the wood longer, and sunlight can be more concentrated and damaging because theres no overhead protection. Foot and pet traffic, as well as moisture problems caused by landscape plants and other objects sitting on the deck and obstructing good air flow, can make your deck age prematurely, too.
Over time, nails can partially work their way out of deck floorboards. Boards may warp or crack, dirt and dead leaves can accumulate between the boards and bird droppings, dirt and pollution and household pet eliminations from cats and dogs stain and discolor the finish.
Because decks are exposed to the elements all year round, Joe Branson of Branson and Branson Inc. and Doug Thompson of Thompsons Remodeling Specialists both say, Its a good idea to establish routine upkeep to protect your deck and prevent expensive repairs.
Heres a simple maintenance schedule:
Late spring: Wash the Deck
An unwashed deck is an invitation to mold and mildew, which can cause rot. Heres how to wash your deck:
-- Remove all debris from between deck boards.
-- Thoroughly sweep the deck.
-- Choose an appropriate cleanser.
Wood deck: Use a standard deck cleaner and follow its directions. Some require the decking to be wet first. Some dont.
Composite deck: Use a cleaner specifically formulated for composite material. Attack grease and oil stains with a commercial degreaser and detergents.
-- Clean the deck. Choose a cloudy day when the decking is cool and the sun wont evaporate the cleaner.
Wood deck: Use a paint roller, a garden sprayer, or a stiff-bristled brush broom to apply the cleaner. Dont let it pool. Dont let the deck dry until youve scrubbed it clean. Then let it soak according to manufacturers instructions (usually about 10 minutes). Rinse thoroughly with clean water.
Composite deck: Scrub with a soft brush. Do not use a pressure washer it can permanently damage the decking and will void any warranty.
-- Let deck dry. Wait two days before sealing.
Sealers and stains are readily available and here are some finish options:
Clear a sealer that lets the woods natural grain and color show through
Toner adds a bit of color but fully reveals the grain and provides some protection against sunlight (ultraviolet or UV light)
Semi-transparent stain tints the wood, but allows some grain show
Solid stain and opaque color seals weathering damage and completely covers the grain
You should expect to reapply clear sealers and toners annually. Reapply stain finishes as needed (every other year is a good routine) using the same or a slightly darker color. Here are sealer application helpful hints:
-- Lightly sand the deck. Use a pole sander equipped with 80-grit paper to remove any furriness caused by washing.
-- Apply the sealer or stain. Use a roller to apply the sealer to the decking, covering three or four boards at a time.
Deck sealants arent required or recommended for composite decks, although some composite decking can be stained to restore its color. Be sure the product is intended for composites. Dont expect the same density of color that you would achieve with wood
Midsummer: Inspect and Repair Your Deck
When the weather is warm and dry, its a good time to give your decks structure a close inspection. Pay particular attention to any areas within 6 inches of the ground or close to sources of water, such as downspouts and planters.
-- Look for signs of rot.
-- Inspect the ledger. Using a flashlight underneath your deck, pay special attention to the ledger that all-important piece of framing that attaches the deck to the house. A damaged ledger is the cause of 90 percent of all deck collapses.
The ledger should be attached with lag screws, not just nails. The flashing the metal cap that covers the top of the ledger and prevents moisture from getting behind the siding should be free of rust and holes.
-- Check remaining joists, posts and beams. Check all the hardware underneath, especially joist hangers, and replace any that are seriously rusted.
-- Check for cracks or rotten decking boards. Not all cracks are a structural threat, but theyll get worse with time. If you find damage, replace the piece.
-- Check the railing. Give it a good shake to be sure posts are not moveable or wobbly or damaged.
Early fall: Preventive Measures
Fall is also a good time to wash and seal your deck if you didnt get a chance to in the spring. The point is to do it when temperatures are mild.
Remember the main enemies of wooden decks are sun and water. The main defense is wood sealer or deck stain.
You can keep your wood or composite deck looking good longer by getting a jump on potential problems. Sweep your deck frequently. Dont let leaves, especially wet leaves accumulate on the deck. Keep the gaps between the decks floorboards free of accumulated debris. Clean food stains, bird droppings and pet droppings off the deck ASAP. If you have potted plants on your deck, elevate them to allow airflow underneath, or move them periodically.
Happy decking and welcome to the fine County of Yavapai. Always honored to assist.
Remember to tune in to YCCAs Hammer Time every Saturday and Sunday morning at 7 a.m. on KQNA 1130 AM/99.9 FM or 95.5 FM or on the web at kqna.com. Listen to Sandy and Mike talk about the construction industry; meet your local community partners and so much more.
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Ask the Contractor: Year-round deck care provides hours of enjoyment - The Daily Courier
Absolver is a melee brawler that may seem simple at first glance but, in actuality, has a very deep and complex combat system. Part of that system is improving your combat deck with faster, stronger, and less-predictable moves.
As a true-to-form martial arts game, Absolver requires you to study your opponents to learn more moves. This guide will help you figure out how to add more attacks to your combat deck with Absolvers unique learning system.
When you start the game, you choose one of three fighting styles with a fourth that can be unlocked later into the game. Each has a standard set of moves to choose from as you develop your style and combos, but theyre quite vanilla in the beginning. If you decide to fight in the PvP combat trials early, youll notice that you and your opponent exchange the same moves often and they become easy to predict and defend against. If you happen against a higher level fighter though, youll get hit with a plethora of attacks. Youd likely assume those attacks are learned as you level up, but not quite.
Your characters attributes are improved with points you learn as you gain experience and youll unlock combo slots for your combat decks as well. For the moves themselves, Absolver has a refreshing system where youll have to see and defend against unknown moves to steadily learn them.
When you use the standard guard against an attack you dont have in your combat deck, a small symbol will come up next to the opponent showing your learning progress. Sometimes the enemy will let out a full combo of moves you dont have and youll gain progress for each.
Another way to learn is by using your chosen styles unique defensive ability. Forsakens parry, Windfalls avoid, and Kahlts absorb all have to be timed perfectly to counter attacks and successful use of each increases your learning gauge for attacks by a large amount.
No matter which method you lean on, youll have to be extremely careful while learning abilities. If you end up losing the fight, all progress and experience from that individual conflict is gone for good. If you do defeat them, the move is immediately added to your combat deck and you can make it a part of your move set whenever you please.
Considering youll lose progress if you lose the fight, youll want to isolate characters with moves that you want to learn. We suggest taking them on one-on-one so be sure to defeat all other characters in the area before focusing on your main target.
Once the area is clear, guard and pay attention to the enemys patterns of attack. Some have only one pattern but more advanced adversaries have various combos that start from different stances. Once youve learned the timing, fight them normally and get their health low enough that you can defeat them with one or two attacks. This way, if you somehow slip up and they start to wear you down, you can knock them out and keep your progress.
Once their health is low, time your special defensive abilities so that you learn them at the quickest pace possible. In the case of the Kahlt style, youll still take damage when you absorb attacks so be mindful of your health at all time. With any style, dont hold your guard down because your stamina bar will rise slowly and it's a chance the enemy will break your guard and get off a combo before you can defend again. This is why we keep the enemys health low for training. Try to remember exactly which attacks you need instead of using your defensive move for every attack so that you learn quickly.
With this process, you'll add a great many moves to your combat deck and have a significant leg up on online opponents if they decide to take you on. Once you're confident in your deck, the combat trials await you.
More:
How to Add Moves and Attacks to Your Combat Deck in Absolver - Shacknews
The What: Vaddio has launched the new QuickCAT Universal Suspended Ceiling Camera Mount designed to install into a suspended ceiling and provide quick height adjustment.
The What Else: The QuickCAT mount incorporates a suspended ceiling plate, column system, mount, and universal interface for PTZ or fixed cameras, and leverages the mount design expertise of Chief, a fellow brand of Milestone AV Technologies. Packages are available with a customized OneLINK extension system to extend power, video, and control over a single Cat-5e/6 cable for up to 100 meters.
This aesthetically pleasing solution extends the cameras reach and hides the OneLINK EZIM module above the ceiling tiles, said Dan Hoffman, product manager, Vaddio. With the adjustable column, theres no need to specify several column sizes, so you save time on planning and installation.
The Bottom Line: The QucikCAT Universal Suspended Ceiling Camera Mount is designed to solve problems like inconsistent ceiling grid systems, adjustment, and cumbersome installation processes with a host of innovative features.
Read this article:
Vaddio Introduces QuickCAT Universal Suspended Ceiling Camera Mount - Audio Visual News Network
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CEDIA is quickly approaching. Before the show, CE Pro caught up withMichael Benedetto, VP of sales, Kevro International and Monitor Audio, about what the company has in store for CEDIA attendees in San Diego next week, in booth #1120.
Monitor Audio has been building award winning loudspeakers for over 40 years. Our vast experience, research and development that go into our entire loudspeaker line trickles down to our vast array of architectural and custom products. We deliver outstanding performance at multiple price points, while delivering attractive programs and profit to our dealers.
Lets rediscover Monitor Audio. In the past year, we have made significant changes to our organization, marketing message and channel strategy. With these changes, along with our exciting new products, Monitor Audio is poised to be a brand to watch over the next several years.
I would say to them, stop by and say hello. Take a few minutes to explore our wide range of innovative products and solutions. You will see right away the detail in the fit and finish of our products; from our entry level in ceiling speakers all the way to our flagship in-walls.
The one thing that sets Monitor Audio apart from our closest competitors besides our signature sound, is the fact that we are not financed or owned by any venture capital firms or banks. The principals of Monitor Audio are very active in the day-to-day operations and product development. Our passion is in building award winning speakers and long-term partnerships rather than focusing on spreadsheets and share prices.
At Monitor Audio, we are all about change and trying new things. I think changing a venue is a good thing and hopefully it will bring new people from the industry to discover CEDIA for the first time.
Besides, how do you beat San Diego in September?
#cedia2017 #monitoraudio #monitoraudiousa #rediscoversound #rediscovermonitoraudio
We are in the process of developing in-depth training for our valued partners, not only to educate our dealers and channel about Monitor Audio, but to illustrate the wide-range of products and solutions for all types of applications.
Another important aspect of our training is to assist them in streamlining their product offerings to improve efficiency, increase market share, and most importantly improve their bottom line.
Read more here:
CEDIA Q&A: Kevro, Monitor Audio Highlight Platinum In-Ceiling II ... - CEPro
FRESHLOOK Edison High School has a fresher look these days after undergoing an estimated $2.8 million renovation project this summer. The original structure dating back to 1939 received new drywall, LED lighting, ceilings and paint, and the plan was funded by an emergency renewal levy approved by voters in 2014. Crews still are installing an HVAC unit to heat and cool most of the building and a completion date is eyed for late October. Teacher David Schultzs American government class is shown in one of the newly renovated classrooms.-- Contributed
RICHMOND There was a new look at Edison High School when students and staff returned to class on Aug. 24, but work is continuing through October.
The original structure, which dates back to 1939, underwent a makeover during the summer as part of an estimated $2.8 million renovation project. Rooms throughout the building received new lighting, drywall, drop ceilings and a coat of paint, but the planned HVAC installation is expected to wind down next month.
School started one day later due to cleanup and classroom preparations, but some crews still were onsite adding ceiling tiles.
Principal Matt Morrison said the majority of improvements have been completed and workers have been accommodating to the school schedule.
The renovation projects nearly complete. The rooms are wonderful, Morrison said. Its basically like being in a brand new school.
He said the students and staff looked forward to the projects completion, and crews from Limbach Co. LLC worked during after-school hours to finalize the HVAC installation.
The district contracted with Brewer-Garrett Co. of Cleveland as the design-and-build firm, and financing for the upgrades comes from a 2-mill, five-year emergency renewal levy voters passed in 2014. Since then, Edison has contracted with such companies as Limbach, which was overseeing the project and performs mechanical work; LM Construction of St. Clairsville, construction; and Dickey Electric of Lisbon, electrical improvements.
Officials said work is being performed by contractors outside the area but they are utilizing a work force from local unions to complete the project.
The HVAC unit will heat and cool much of the building, with the exception of the kitchen and gym, while the band room and VoAg classroom have self-contained air conditioning units. Additional improvements were made throughout the last school term, including new lockers and restrooms on the second and third floors and new windows installed.
The gym received a fresh coat of paint from contractors, while the district hired a summer paint crew and college students as part of the summer work program through the Jefferson County Community Action Council.
The original building looks almost as if its a new school, said Superintendent Bill Beattie. We painted most of that building to spruce things up, Beattie added. Were continuing to work on the HVAC portion of the project.
Further improvements across the campus included a $41,000 makeover of the press box, including paint work, an electrical upgrade and new windows on the interior and a new roof outside; a new barn/storage building for the agricultural program behind the FFA greenhouse; and repairs to the FFA greenhouse that was damaged by high winds this past spring.
Youth Rally in the Valley set FOLLANSBEE The 2017 Youth Rally in the Valley is planned Sept. 9 from 11 a.m. ...
Youth Rally in the Valley set FOLLANSBEE The 2017 Youth Rally in the Valley is planned Sept. 9 from 11 a.m. ...
K of C meeting changedWEIRTON Due to the Labor Day holiday, the Weirton Knights of Columbus will meet at 7:30 ...
WEIRTON The August meeting of Three Score senior group featured the southern gospel barbershop group Splendid ...
WINTERSVILLE The Italian American Cultural Club is planning its fall Festa Del Vino on Nov. 3. Chairman ...
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EHS renovations nearly complete - The Daily Times
We have been told that we need a new roof and I agree with those who have told us. Not all were in the business of selling us a new roof but friends and neighbors who have gone through similar experiences as us. Most of the estimators mention the option of a ridge vent installed at the top of the roof, some mention it in passing and don't really push it too hard one way or the other, and others, while not exactly insisting it be installed, say that without the installation of a ridge vent, the attic would receive inadequate ventilation, which, in the event of shingle failure, would invalidate the warranty on the shingles.
Some companies also offered to install another vent type about a foot from the edge of the roof for houses which don't have vents or proper ventilation under the eaves. My concern is that our house is old, built in 1967. From what the home inspector told us when we bought it and what the roofing companies have told us when they've done their estimates - some inspected the attic area as part of their estimate - say it is a solid, well-built house and there appears to be no indications of leaking, water damage etc.
This will be the third roof to be put on this house and the attic has gable vents at each end of the house up near the roof peak. Do we need and/or how necessary is it to have these ridge vents installed? I know almost all new houses have ridge vents but my thought is, if it ain't broke, don't fix it! Something goes against my thinking to intentionally cut holes in any roof when there doesn't appear to have been any problems regarding leakage in the past - why risk the trouble, right? On the other hand, I want this next roof to last as long as possible and if these vents are better for the roof and the shingles then I would want them installed.
Ill bet you think you asked a simple question but you didnt. You didnt mention anything about stripping off the old roofing material. If this is going to be roof number three you cant put it over two layers of old roofing. Beside being against the building codes its is a very poor practice. Not because of weight as many think but because the length of the fastener. The nails youd need to attach the shingles would be so long as to not be a good attachment and be susceptible to blowoffs in high winds.
Start at the top.
Ridge venting is a continuous vent strip that is installed at the very peak of the roof. It requires an opening to be cut between two to three inches across the very peak of the roof to expose the attic below over which the ridge vent will straddle. The ridge vent is only half of the venting if thats the vent system youre going to use. A ridge vent needs a continuous air supply from the bottom of the roof edge on both sides of the roof to work - called soffit vents.
The way this works is very simple, yet its the state of the art system. Cool air enters the attic at the lower soffit vent and using the heat of the sun as an accelerator, convects air up under the roof deck, washing the underside of the roof with fresh air, somewhat continuously. Its called a cold roof because the intent is for the temperature of the roof to be close or equal to the temperature of the outside air. It works. I first saw them as a manufactured item routinely installed on roofs starting in the mid-1970s. Gable vents need to be blocked off after the installation of ridge and soffit venting as they will work against each other creating dead air zones in the attic that you dont want.
Roofers like them because they dont have to take the time to individually cut cap shingles as they would if the roof were installed traditionally without ridge venting. The roofers who casually mentioned them were planning to install them. The roofers who told you not having them was going to void the shingle warranty really wanted to use them and employed some sales hyperbole to boost the argument.
Almost any ventilation would suffice for the shingle warranty and shingle warranty is a whole other subject and varies from manufacturer to manufacturer. There are roofs out there whose designs include no venting yet shingle warranty holds. Remember a warranty is a wager between you and the manufacturer that the manufacturers product will last at least as long as the warranty. They usually last longer as the manufacturer is not in the business of handing out new product for free.
Certain ridge vent configurations can leak under extreme conditions. I have seen little snow drifts up in attics under ridge vents after a period of high winds coupled with fine, blowing snow but that was rare. A melting tiny snow pile on top of attic insulation is unlikely to be detected as wet ceiling drywall.
You need to be sure you have adequate soffit venting to supply the air for ridge vents before you rely on them. Thats what the roofers who offered the lower roof vents were trying to do by suggesting them. There is a continuous roof edge venting now marketed to use in conjunction with ridge vents on roofs with insufficient eaves or overhangs but I worry about leakage during ice damming. Luckily we havent had any protracted periods of icing since the winter of 87/88 when the bay froze over at the bridge and they drove cars on the ice at City Dock.
Your house was built with gable vents - those square or triangular openings at each end of the attic. They work fine by themselves but what we have learned through research is that if you have a proper ridge venting system then you should block off the old gable vents. It turns out they work against one another and pockets of dead air begin to form in areas in the attic and thats not what you want.
Keep in mind the function of ventilation over the course of the entire year is more to exhaust moisture that migrates up from the house than to just dissipate summer heat. Make sure your attic insulation is up to snuff. It should be rated at R-38 of fiberglass or its equivalent. When your house was built you were lucky to have had R-19 and even if you did the R-value has drifted lower over the years due to gravitational compaction of the material.
Ensuring a long shingle life has more to do with selecting the best shingle for the job and having it applied by a crew who is careful and does it to manufacturers specifications and local code requirements. Speak to the roofers about drip edge, ice-damming protection and the type of felt underlayment paper theyll use.
If they want to install ridge vent be sure you like the way it looks and preview a sample before it goes up - they are not all created equal. And make sure your prospective roofer is licensed and insured. A quick trip to the Maryland Department of Labor Licensing and Regulation (DLLR) can verify that. About a third of the folks they say have this or that official qualification dont. To quote a past president: Trust but verify.
Keep the mail coming. If you've got a question, tip or comment, let me know. Write "On The Level," c/o The Capital, P.O. Box 3407, Annapolis, MD 21403 or email me at inspektor@aol.com.
The rest is here:
Do we need to have these ridge vents installed? - CapitalGazette.com