Home Builder Developer - Interior Renovation and Design

Environmental Protection Agency officials are proposing to eliminate two programs focused on limiting childrens exposure to lead-based paint which is known to cause damage to developing brains and nervous systems.

The proposed cuts, outlined in a 64 page budget memo revealed by The Washington Post on Friday, would roll back programs aimed at reducing lead risks by $16.61 million and more than 70 employees, in line with a broader project by the Trump administration to devolve responsibility for environmental and health protection to state and local governments.

Old housing stock is the biggest risk for lead exposure and the EPA estimates that 38 million U.S. homes contain lead-based paint.

Environmental groups said the elimination of the two programs, which are focused on training workers in the safe removal of lead-based paint and public education about its risks, would make it harder for the EPA to address the environmental hazard.

One of the programs falling under the ax requires professional remodelers to undergo training in safe practices for stripping away old, lead-based paints from homes and other facilities.

The training program for remodelers was set up under a 2010 EPA regulation that aims to reduce exposure to toxic lead-paint chips and dust by requiring renovators to be certified in federally approved methods of containing and cleaning up work areas in homes constructed before 1978.

The rule applies to a broad range of renovations, including carpet removal and window replacement, in homes inhabited by pregnant women and young children.

Some operators in the home renovation industry have criticized the rule as too costly, noting that some customers simply opt to hire contractors who deliberately skirt the federal standards.

Lead is a potent neurotoxin, and particularly harmful to children and the elderly. Its many dangers in gasoline, paint, and drinking water have been scientifically documented over many decades, which has led to stronger regulatory protections.

In a 2014 report, the Centers for Disease Control found that 243,000 children had blood lead levels above the danger threshold and that permanent neurological damage and behavior disorders had been associated at even lower levels of lead exposure.

The most common risk factor is living in a housing unit built before 1978, the year when residential use of lead paint was banned in the United States, the CDC found.

EPA spokeswoman Julia Valentine said in an email that the two programs facing cuts are mature, and that the goal of their elimination is to return the responsibility for funding to state and local entities.

The Lead Risk Reduction Program, which would be cut by $2.56 million and 72.8 full-time equivalent employees, is charged with certifying renovators who work in buildings that may contain lead-based paint and upholding federal safety standards for such projects. Located in the agencys Office of Chemical Safety and Pollution Prevention, the lead risk reduction program also helps educate Americans about how to minimize their exposure to lead in their homes.

The second cut, a much deeper $ 14.05 million, would zero out grants to state and tribal programs that also address lead-based paint risks.

The basis for the EPA reduction is that states can do this work, but then were going to take away the money were going to give to states, said Jim Jones, who headed the EPA Office of Chemical Safety and Pollution Prevention, which administers the lead-based paint program, in the Obama years. I think its just one of many examples in that budget of the circular thinking there that just doesnt hold together.

But the National Association of the Remodeling Industry, which represents some of the industrys biggest players, welcomed the plan to abolish the two programs. The associations chief executive, Fred Ulreich said in a statement that the group has long supported moving the Lead Renovation, Repair and Painting Program from EPA down to the individual states.

Fourteen states Alabama, Delaware, Georgia, Iowa, Kansas, Massachusetts, Mississippi, North Carolina, Oklahoma, Oregon, Rhode Island, Utah, Washington and Wisconsin currently run programs to train contractors how to properly handle renovations involving lead paint, according to the EPAs website. The rest rely on the federal government to provide training.

Ulreich said in his statement that his group believes that the program can be better run and enforcement can be more vigorous the closer it is to the local contractors.

But Ulreich added that the group would object to states who seek to run a lead abatement program. The group has successfully delayed a program in Maryland that goes further than the current federal requirements when it comes to lead paint removal.

Erik Olson, who directs the Natural Resources Defense Councils health program, said in an interview that the move leaves children in dozens of states unprotected.

If the state doesnt have a program, which is true in most states, and if the EPA doesnt have a program, how are you going to have compliance with the lead rules? Olson asked. Basically, this is the guts of the program that protects kids from lead poisoning from paint.

State efforts to reduce lead risks have had mixed results. In 2004, New Jersey created the Lead Hazard Control Assistance Fund, which was supposed to provide loans and grants to homeowners and landlords to help them remove lead-based paint from aging housing stock. The program was supposed to be funded by sales tax revenue from cans of paint, which was expected to be $7 million to $14 million every year.

Instead, over the next dozen years the legislature and Democratic and Republican governors diverted more than $50 million from the fund toward payment of routine bills and salaries.

The EPAs Valentine said in an email that the agency is working towards implementing the presidents budget based on the framework provided by his blueprint and while many in Washington insist on greater spending, EPA is focused on greater value and real results.

Administrator EPA in a more effective, more focused, less costly way as we partner with states to fulfill the agencys core mission, she added.

The cuts to the lead-paint programs would not directly affect EPA programs related to lead in drinking water, as in the case of Flint, Michigan. Those programs fall under the agencys Office of Water. But the EPA memo does propose reducing funding and staff for the agencys drinking water programs as well.

Changes to how the federal government addresses lead paint could affect hundreds of thousands of renovators, noted Remodeling magazine editor in chief Craig Webb.

The latest U.S. Census classified 78,000 firms as being in residential remodeling, with 278,921 employees. But since the 2010 rule also affects many siding, painting and wall covering contractors, as well as individual proprietors, the total number could be much higher.

The EPA announced in November 2016 that they had pursued more than 100 enforcement actions for lead-based paint hazards much of those focused on the nations largest companies.

In 2014, Lowes home improvement chain agreed to pay $500,000 and create a compliance program across its 1,700 stores as part of a settlement agreement with the EPA.

Lowes had failed to provide documentation showing that the contractors it hires to perform renovation projects for Lowes customers had been certified by EPA, had been properly trained, had used lead-safe work practices, or had correctly used EPA-approved lead test kits at renovation sites, the agency charged. (The company did not respond to a request for comment Tuesday.)

Later, Sears reached a similar settlement with the agency. Sears also declined to comment for this story.

The National Association of Home Builders has objected to EPAs regulation, charging that it is an inefficient tool for achieving the environmental and health goals of the underlying statute and rule.

On Tuesday, association spokeswoman Elizabeth Thompson said in an email, At this point, it is premature to comment until something official has been announced.

See more here:
Trump's EPA moves to defund programs that protect children from lead-based paint - Press Herald

SHELBYVILLE, Ind. The Indiana Department of Homeland Security has responded after the Executive Director of a historic theatre in Shelbyville told 93 WIBC that he has been in conflict with inspectors from the State Fire Marshals office over plans to upgrade the building.

The Strand Theatre at 215 S. Harrison Street in Shelbyville has been owned and operated by a non-profit group since 2008, which is led by Executive Director David Finkel. Over the past nine years, he says volunteers have put in a great deal of work to modernize the facility, including a replacement of the buildings electrical panels in 2009 and the installation of a new heating and cooling unit in 2015 and 2016. But Finkel says it wasnt until the theatre applied for a permit last year with the Indiana Department of Homeland Security to remodel the stage and install an additional emergency exit did he begin to experience issues with the states fire inspectors.

This past year in August 2016, we had a new inspector. For some reason, all that work in the past didnt seem to be what he wanted, says Finkel, who told 93 WIBC that the inspector had required the theatre to install a new sprinkler system which would have cost the non-profit group more than triple the cost of what the building is worth.

We said we didnt think that was right, and [the senior staff from the state fire marshals office] was here for a meeting. That meeting ended up in November 2016 turning into an inspection. The outcome of that inspection was they rescinded our Construction Design Release for this new fire exit and the expansion of our stage. We didnt quite understand why, says Finkel.

A local attorney appealed the decision for the Strand. Finkel says the state decided to cancel their recension of the previous permit before it went in front of a judge.

Finkle says the State Fire Marshals office then sent a written letter notifying the theatre that they would have to go through a Construction Progress Inspection.

We called around to find out what that was all about and there was not a contractor, an engineering firm, an architectural firm [nor] anybody that had ever heard of such a thing, according to Finkel.

During that follow-up inspection on March 13, Finkel says the same inspector told him the theatre had two violations. Both were due to Construction Design Permits that werent filed or approved with the state for the electrical panels that were replaced eight years ago, as well as the new HVAC system that had been replaced starting two years ago.

Finkle says the state inspector has threatened the Strand Theatre with a $250 a day violation per fine, which would equal $3,500 a week if levied against the non-profit organization. Finkel says the theatre will file an appeal.

93 WIBC contacted the office of James Greeson, the State Fire Marshal to ask for his response to the interview with David Finkel. An e-mail was sent from the Public Information Office of the Indiana Department of Homeland to 93 WIBC asking to submit questions in writing regarding the Strand Theatre.

Below is the return e-mail correspondence that 93 WIBC received on Wednesday, April 5, 2017:

Following is a reply regarding the Strand Theatre in Shelbyville. All text from IDHS and the State Fire Marshal are in red. The first is a general statement. The remaining text is in answer to your questions.

Your questions were wide ranging, and we had to talk to quite a few people inspectors, supervisors, an agency attorney, etc., to track down the information you had questions about. Thats the reason we were not able to get this information to you earlier.

Thanks,

Office of Public Affairs

Indiana Department of Homeland Security

Building inspectors under the state fire marshal, part of the Indiana Department of Homeland Security, have a primary concern for the safety of the public. One of the agencys responsibilities is to inspect public structures like the Strand Theatre for compliance with state fire and building code as adopted by the Fire and Building Safety Commission. This result is to use the code as part of a process to protect the public with appropriate fire safety measures.

1) A representative from the Strand Theatre says thatthe State Fire Marshalls office performed a Construction Progress Inspection on the property. Are those types of inspections required of every building that is going through ongoing upgrades?

These types of inspections are not required, but are not uncommon. This was not the type of inspection with regard to the Strand Theater. The Strand Theater was being inspected because improvements without a state construction design release were discovered. One of the goals of that inspection was to determine next steps. State Fire Marshal inspectors, part of IDHS, do have the authority to conduct these inspections, even if facility owners originally filed plans with local building officials.

2) Is it common for the Indiana Department of Homeland Security to require the installation of a sprinkler system in order to finish work on a previously approved State Design Release, such as the one granted to the Strand Theatre for the installation of a new fire exit?

The design release was given for plans that provided incomplete information, which the agency did not know at the time. Once discovered, the design release was rescinded. This occurred in December of 2016. Also, the follow up inspections that have been negatively mentioned helped determine that a sprinkler system was not required for the building. It helped identify an area that wasnt documented in the plans that removed the need for the sprinkler system.

3) A representative from the Strand Theatre also says the previous inspector(s) with the State Fire Marshals office responsible for regular inspections of the property did not ask for or communicate the requirement of Construction Design Permits for HVAC work done in 2008 and electrical work done in 2015 and 2016?

It is the responsibility of property owners, managers, design professionals and construction managers to follow all applicable code. It is the responsibility of the building owners, managers and designers to ensure their work is properly filed so the appropriate inspectors can conduct inspections.

In this case, the state inspector had no knowledge that the HVAC and electrical improvements had been made. The inspections being conducted previously by the state inspector were for Entertainment and Amusement permits. As such, the inspectors normal inspection would not have required him to view any areas where updates of the electrical or HVAC had been made. When the inspector incidentally saw the updates, he did tell the team representing the Strand that permits would need to be applied for.

Local building officials are responsible for regularly inspecting facilities within their jurisdiction.

State inspectors, in addition to regular inspections, may make more frequent visits to a facility. The main two reasons are: 1) Follow up on violations or 2) if complaints are received.

Were these permits required as far back as 2008? Yes.

4) How does the Indiana Department of Homeland Security respond to those who would say that the recent requests made of the inspector from the State Fire Marshals office, as well as the suggestion of a $500 a day fine for violations, put an undue financial burden upon a non-profit organization with limited funds such as The Strand Theatre in Shelbyville seeking to provide an economic benefit to the community?

While the option of a fine does fall under the authority of IDHS and the State Fire Marshal, this option isnt used often. Also, if its determined a venue owner or manager is working to come into code compliance, fines can be withdrawn. The agency would prefer to simply work with the facility to ensure compliance with state code. Also, please note that the option of a fine is up to $250 per day, per violation, just to clarify.

Representatives of the agency have explained to the Strand team on several occasions that they would rather work with them for compliance rather than issue a fine. The agency is charged with protecting the public with appropriate safety measures, according to code adopted by the Fire and Building Safety Commission.

93 WIBC asked David Finkel, Executive Director of the Strand Theatre, for his follow up response to the answers provided by the Indiana Department of Homeland Security:

[In response to IDHS answer to Question #1] This answer is not what was communicated to the Strand. The following is part of the email received from the State Fire Marshal's Office:

Marshal Greeson has directed a construction progress inspection of the Strand Theater. Could you please make arrangements for our inspection team to have access to the facility on Monday March 13that 10:00 AM. We will need access to the entire building including the loft above the stage.

We informed them that there was no work done on the area for the Construction Design Release. It was assumed that progress of the construction from the reinstated Construction Design Release was the purpose of the inspection, hence a "construction PROGRESS inspection". All other work at the theater was properly permitted and inspected locally. When we asked construction professionals about what to expect in a Construction Progress Inspection, none had ever heard of such an inspection. The "next steps" as determined by that inspection was issuing of violations.

[In response to IDHS answer to Question #2] The Constructions Design Release for this fire exit was reinstated by the State Fire Marshal's office in December 2016.

[In response to IDHS answer to Question #3] The 100% volunteer Strand Theatre relies upon the advice and guidance of the local inspectors and design professionals for all work done to the theater. At no time was it communicated that work such as replacing of electrical panels would need a Construction Design Release. The work was locally permitted and inspected. The Strand is proud to provide entertainment to our community without soliciting our community or businesses for funds. We have had gracious professionals do work pro-bono and contractors perform work at reduced rates. Had there been a requirement at that time, the Strand would have complied.

[In response to IDHS answer to Question #4] The State Fire Inspector, during the process of having the violations signed for on his tablet, told the representative from the Strand that each violation carried at $250 per day fine. The volunteer asked specifically when that fine commenced, he stated "as of today's date" which was March 13, 2017. He did not mention it was a potential fine. He did not seem willing to help in resolution of these issues, only communications of the violations and actions that could be taken.

CLICK HERE TO READ THE ORIGINAL ARTICLE POSTED TO WIBC.COM ON SUNDAY, APRIL 2.

93 WIBCS C.J. MILLER REPORTING.

Twitter: @CJMillerWIBC

Photo Credit: Courtesy of the Strand Theatre

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State Office Responds to Conflict Over Shelbyville Theatre Inspections - 93.1 WIBC Indianapolis

Steve and Natalie Brogan, owners of the nearly 20-year-old A-Plus Air of Stoney Creek, believe that everyone should understand the basics behind their home heating and cooling systems. This makes for informed consumers who can recognize top-notch, reliable service when they see it.

If youre looking for a heating and cooling specialist, look for a company that has taken on projects of all sizes. Make sure the contractors are not simply installers, but also have first-hand experience in custom designing, building and installing complete systems.

If youre a business owner, hire a company that has a full portfolio of varied commercial projects under its belt. It doesnt matter whether your own job is large or small; ideally, you want to hire a team that is expert in their field.

A reputable HVAC business will always look to create efficiencies for its customers, regardless of the scale of the project. Every job should be equally important, whether its a straightforward, minor residential repair or a complex, brand new commercial installation that involves several different heating and cooling zones.

The company should also be able to offer you a comprehensive range of products and services. The staff should attend ongoing training to keep their skills and knowledge sharp.

Look for a company that provides a personal and professional home consultation where you can gather information and have an open, relaxed and pressure-free discussion about your needs.

The Brogans last bit of advice is to insist on a business that is a long-time member in good standing with the Better Business Bureau. Its an important safeguard for consumers.

A really top-notch HVAC company can go beyond the basics to offer specialty services, such as designing and installing in-floor radiant heating, or expertly controlling your indoor environment through zoning systems and the use of separate thermostats. A-Plus Air can do all of this, and can even make recommendations on essentials like air purifiers and humidifiers.

A-Plus Air is a member of the Heating, Refrigeration and Air Conditioning Institute, the Niagara Home Builders Association and the Ontario Home Builders Association, as well as the BBB. For more information about the company, please contact them at 905-385-6450. A-Plus Air is located at 1100 South Service Road, Unit 110, in Stoney Creek.

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What to look for in an HVAC provider - Hamilton Spectator

A vital program youve likely never heard of has been working behind the scenes to greatly improve the quality of life in Walla Walla.

In May 2013, the city of Walla Walla earned its status as an entitlement city Community Development Block Grant program.

Funded by the U.S. Department of Housing and Urban Development, CDBG helps the least privileged and the most vulnerable in our community.

With CDBG funds, the city has:

While the allocation varies from year to year, the city of Walla Walla received $368,678 in 2016.

CDBG funds are administered by the Citys Support Services Department.

The citys CDBG program has a number of projects and priorities for 2017.

The Home Repair Program, funded by CDBG and run by the Blue Mountain Action Council, provides home loans with no interest, and common house repairs such as roof replacement, heating/cooling system installation and electrical and plumbing improvements, to citizens with low to moderate incomes. CDBG will put $55,750 toward that effort this year.

CDBG will provide a total of $140,000 in funding for the construction of a teen center being built by BMAC.

The center will include a six-bed homeless youth shelter for youths ages 13-17, to be operated by Catholic Charities; The Health Center for Lincoln High School students; and a Childrens Home Society child-care facility.

With $35,000 in CDBG funding, Public Works employees will install a flashing pedestrian crossing at the intersection of 12th Avenue and Poplar Street to help Blue Ridge Elementary School students get to class more safely.

$20,000 in alley lighting will be installed in the Washington Park, Blue Ridge and Edith and Carrie neighborhoods. Homeowners in those neighborhoods can apply for lighting by emailing me at jbeckmeyer@wallawallawa.gov, or contacting Commitment to Community.

Habitat for Humanity will build three new affordable homes for families in the Edith and Carrie neighborhood.

A $31,500 contribution will go toward purchasing the land for the homes. Applications are currently being accepted by Habitat for Humanity for two of the homes.

More information and applications are available at ubne.ws/2oMY96i.

In 2018, approximately $50,000 in CDBG funds will be available for small-business loans with the goal of creating new jobs for low- to moderate-income individuals.

I am now accepting applications for these funds.

The infusion of federal funding into these local CDBG projects wont make headlines, but it makes a big difference to an elderly homeowner who cant afford to fix a roof, or a disabled person who has difficulty navigating a curb in a wheelchair, or a child who has to cross one of the busiest streets on the way to school, or a neighborhood that has been routinely victimized by criminals under the cover of darkness.

To apply for funding, please email me.

Jennifer Beckmeyer is the city of Walla Walla Community Development Block Grant coordinator.

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Community Development Block Grant program benefits Walla Walla's least privileged, most vulnerable citizens - Walla Walla Union-Bulletin

by Jon Wayne Service Company

Call for immediate service: (210) 293-6700

Many San Antonio home owners struggle with the dilemma of whether to repair or replace their current air conditioning system. Obviously, if the cost to get the unit back up and running is minor, then that may be a good option, but here are some factors you should consider before investing more repair dollars into your existing unit.

Heat pump or air conditioner is more than 10 years old. Consider replacing a HVAC unit that old with a high-efficiency model. Installed correctly, high-efficiency units can have a dramatic impact on your electric bill and actually pay for themselves over time.

Equipment needs frequent repairs. Frequent repairs are a sign that your old unit has reached the end of its life and is just worn out. Continuing to pay for more repairs is only prolonging the inevitable. The sooner you replace a unit in this condition, the sooner your energy bills will improve, which can end up paying for the new system and saving you money in the future.

Energy bills are very high. Your air conditioning system makes up as much as 60% of your utility bill each month. Older, inefficient systems use more electricity to deliver the same comfort level as current high-efficiency units do. It is not uncommon for our customers to report dramatic drops in their energy bills after we install their new system. Although each home is different, 50% reductions in utility bills (from the same time period during the previous year) have been reported.

Some rooms are too hot or too cold. These kinds of problems are usually the result of an improperly engineered system when the home was built or when the last unit was installed. A well trained technician can diagnose hot/cold spots in your house and determine if the problem is related to the unit's size (tons), inadequate insulation, improper duct work or some combination of these. You definitely want to have a Jon Wayne technicians perform a Complete Home Evaluation to make sure these problems are dealt with properly.

Home has humidity problems. Poor equipment operation, inadequate installation, improperly sized unit, and leaky ductwork can all cause the air in your home to be too dry in the winter and too humid in the summer. Again you will want a Jon Wayne technician to perform a Complete Home Evaluation to determine the cause and eliminate it completely.

Home has excessive dust. Leaky ducts can pull particles from your attic and crawl spaces and distribute them throughout your home. Sealing existing ducts or, if the duct work in your home is in poor condition, replacing your ductwork can be beneficial.

Heating and cooling system is noisy. Noisy units can be caused by a variety of factors including an undersized duct system or a problem with the indoor coil of your cooling equipment.

No two homes are exactly alike and as such, the only way to really know if repairing your HVAC system is the best option is to have a qualified Jon Wayne Comfort Advisor evaluate your home and explain to you their findings. In addition to a visual inspection of your equipment and attic space, we will also perform a Manual J Load calculation which uses information about your San Antonio area home (overall dimensions, window location, orientation to the sun, etc.) to determine the proper equipment needed to cool your home most efficiently. If serious issues exist (like rooms too hot or cold) we can perform a Blower Door Test which simulates pressure within your home and uncovers problems areas so they can be resolved.

Call for immediate service: (210) 293-6700 or click on jonwayneair.com

Originally posted here:
Repair vs. Replace? - FOX 29

Students often attribute the rise in tuition to the renovations of the Quad residence halls, but what they do not realize are the strides Wake Forest is taking to reduce energy use and become a more sustainable campus.

The most recent completed renovation took place in Kitchin Hall, and as a result of improvements is more efficient in terms of overall energy consumption.

Kitchin feels fresh, secure, put together, just nothing seems wrong with it, said sophomore Mike Yurgelun, a current resident there. I have no complaints.

Were looking for anomalies, said Doug Ecklund the Building Systems Manager at WFU. Theres always an opportunity to do something better.

While students enjoy living in this newly renovated residence hall, they do not realize the long lasting implications these improvements can have on the environment. Some students may take a class or two on sustainability, but many are not exposed to the reality of climate change.

According to the Public Library of Science, more than 70% of primary energy used in education buildings in the U.S. is used for heating, ventilation, air conditioning (HVAC), and water heating. If universities nationwide took steps to reduce their carbon footprint, we could be a part of the effort to slow the warming of our planet.

Students are constantly wanting to move into the newest residence hall just because it has new facilities and they dont care about the energy conservation, said senior Sarah Landis. Things that directly affect people are what students are going to notice more.

Maybe if Wake had some sort of requirement to take a class on sustainability, students would become more aware of how their actions directly affect the environment, said senior Daria Ruiz.

According to World Wide Energy, lately many college campuses are changing over to LED lighting because it not only cuts utility costs, but also provides brighter lighting increasing the safety of students walking during nighttime hours.

The interior lighting is LED, which uses very little electricity, has a one year payback period, and has a 10+ year life meaning were throwing away less light bulbs, said Ecklund in regards to energy consumption in Kitchin.

There is occupancy sensing for these lights, which is important because students tend to leave their lights on when leaving their rooms not recognizing the impact this may have long-term.

I lived in Poteat pre-renovation, Kitchins twin building, and remember a lot of people going to bed with their hall lights on, said Ruiz.

Before and after the renovation during occupied periods, Kitchin is showing a 19% reduction in energy use that can be attributed to the enhancements in the building, said Ecklund. Our goal is to analyze the buildings closely and focus on the worst ones.

According to Ecklund, other improvements made to reduce energy consumption are the installation of variable speed fans on the room heating and cooling units, the installation of reduced flow showers and fixtures and the ability of facilities to adjust room temperatures remotely during breaks.

Landis described her experience living in Kitchin pre-renovation as the air being damp so residents would request individual dehumidifiers, and remembers her suitemate having an insect problem.

The air quality was improved with the installation of basement dehumidifiers and the re-insulation of attic spaces, building piping, and ductwork, said Ecklund in regards to the renovation. The university does a lot to prevent mold growth.

Ecklund explained the Direct Digital Controls (DDC) that is connected to central campus and how it helps facilities monitor and control the efficiency of each building. In each mechanical room there are steam, water, and electric meters.

The retrocommissioning of building systems on campus is coming soon, an initiative to bring back design specifications and to operate as originally intended, said Ecklund about the future of this campus and sustainability.

Although the sustainable efforts are not being recognized as much in residence halls as in food locations such as the Pit, it is a matter of time and spreading awareness for more students to under the implications and take action.

Im glad these renovations can encourage students to act in a way that reduces our energy usage and therefore helps the environment, said Yurgelun.

More here:
Quad renovations promote energy efficiency - Old Gold & Black

The Kansas Legislatures committee that monitors state building projects Thursday accepted the offer of a private firm to tour Docking State Office Building and formulate cost estimates for renovating or repurposing the Topeka building slated for demolition.

The administration of Gov. Sam Brownback has sought to take a wrecking ball to the tall office structure west of the Capitol after relocating hundreds of state employees to newly leased space in Topeka. That plan stalled when the 2016 Legislature compelled Brownback to sever a contract with a bank to finance construction of a $20 million heating and cooling plant to replace systems located in the basement of Docking.

The bipartisan Joint Committee on State Building Construction agreed to allow McGowan Gordon Construction, with offices in Manhattan and Kansas City, Mo., to tour Docking for the purpose of evaluating alternatives for the mothballed office building. The company offered to develop a report on possible uses of Docking at no cost to the state.

We require good information to make good decisions around here, said Rep. J.R. Claeys, a Salina Republican on the committee.

The Kansas Department of Administration was instructed by the joint committees chairman to cooperate with McGowan Gordon staff on a tour of Docking.

I hope you guys are on board to do that, said Rep. Adam Lusker, the Frontenac Democrat who chairs the committee.

Were certainly happy to give them a tour, said Sarah Shipman, secretary of the state Department of Administration.

The McGowan Gordon construction company was involved in the Flint Hills Discovery Center and the Kansas Department of Agriculture administration building, both in Manhattan; the KBI Forensic Science Center in Topeka; and the American Museum of Natural History at Prairiefire in Johnson County.

The joint committee tentatively scheduled its own tour of Docking for April 26. There is an expectation lawmakers on the panel will review the construction firms findings later in the 2017 legislative session, said Sen. Laura Kelly, D-Topeka.

I feel, finally, the Legislature is taking some control of this project, Kelly said.

Sen. John Skubal, R-Overland Park, said he was curious whether the committee would have interest in hiring a company to propose a design-build plan authored by a builder in conjunction with an architect. Renovation of Docking will be complex if it involves removal of several floors and retention of the heating and cooling infrastructure in the basement, he said.

This is going to be very, very complicated. I think that (design-build) delivery system for this building, as complicated as its going to be, may be something that we should investigate, he said.

Lusker said the committee could end up recommending a design-build approach, but input from McGowan Gordon staff appears to be a logical move.

This is a first step in a seemingly long process, the chairman said. After we get some findings back from the contractor, then maybe we can look at our other options if there are options for the building, which hopefully there will be.

More here:
Kansas House-Senate panel seeking fresh insight into future of Docking - Topeka Capital Journal

Soak up the sun, recline with a book, watch the kids playing in the backyarddecks, gazebos, and porches make perfect perches for these and a number of other warm season activities. If you are thinking of replacing a decaying deck or aging porchor adding one on to your homenow is the time to plan and schedule.

As with any construction or renovation project, your dream outdoor space needs to be designed with both your budget and your expectations in mind.

Decks

To renovate an existing deck that has seen better days, a contractor like Chris Healy of Shoreline Deck Company in Guilford will start by doing a thorough evaluation of the existing deck framing.

If you are replacing a rotting and splintering natural wood deck with maintenance-free man-made composite materials like Trex or Azek, you want to make sure the framing below will hold up to these heavier products to protect your investment.

"If the existing deck framing is in good shape, it costs little to bring that framing up to code," said Healy, "which includes checking how the posts are attached to the footings, the installation of joist hangers if there aren't any, and making sure the ledger board is properly attached to the house. Bringing the existing framing up to code can cost as little as a $100 in extra hardware."

The deck surfacing material is also something to consider carefully and discuss with your contractor. While a natural product like wood, according to Healy, is the lightest material to put over the deck framing, wood has weathering and maintenance characteristics that durable man-made materials do not.

Besides issues of durability and care, the design and over-all look of your deck should be discussed. While many homeowners will have heard about such popular decking products at Trex and Azek, someone building a high-end deck might lean toward what are termed "enhanced composites" or "high-end composites." These decking materials give the homeowner a bigger range of color and hue choices to more closely simulate the look of natural wood species and give a superior look to the surface grain.

Three- and Four-Season Rooms

A similar approach applies to adding a three or four season room to your home, or a stand-alone outbuilding like a gazebo.

"First we determine the homeowner's budget," said Jason Digiandomenico, production manager at Building Concepts in Branford, "and we ask the customer if they see themselves using the room addition for three seasons or year-round."

Prices will vary when building a three-season room verses four-season, and Digiandomenico noted that many people who end up building a three-season porch or porch enclosure end up wanting to upgrade to a four-season solarium, sunroom, loggia, or conservatory. The structure options that Building Concepts provides allow for later upgrades.

The four-season room also becomes a logical choice if you want to maximize its use to justify the expense of adding the room in the first place. Four-season rooms can also be designed to function as porches in the summer, while becoming energy-efficient, cozy, heated enclosures during the coldest of the winter months.

Roof lines also need to be considered when adding a porch or four season room, so that the architectural lines of the room addition are in keeping with the existing house.

The choice of building materials vary too, according to Digiandomenico. When a customer prefers a glass ceiling for a sunroom, various materials can be used including aluminum, vinyl, wood, or a combination of those materials to provide structural support for a glass roof while also addressing the homeowner's aesthetics and maintenance concerns.

If you are thinking of yard enhancement other than decks and sunrooms, companies like Carefree Small Buildings of Clinton specialize in providing such yard enhancements as picnic tables, gazebos, swings, gliders, pool cabanas, gazebos, pergolas, and playhouses.

Most of Carefree's buildings are manufactured on a custom built basis and homeowners are able to create exactly what they want rather than be forced to live with look-alike cookie cutter structures. Carefree offers onsite construction or they will build your desired structure offsite in its warehouse, and then truck the finished product to your yard for quickest install.

Expanding in Stages

When it comes to balancing budget and desire, it's advisable to discuss building your dream outdoor oasis in stagesa new deck this year, a pergola next year, a sunroom the year after that. Based upon your annual budget, a larger backyard oasis can be planned and constructed in stages until your ideal yardscape is realized.

Think about what you want and expect from your outdoor spaces and discuss them fully with the contractors you solicit for estimates.

After you settle on your design, are happy with the price, and sign the construction contract, let your dream yardscape be shaped into reality. Then kick back and enjoy years of fun and relaxation.

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Decks, Pergolas, Gazebos, and Porches - Zip06.com

Have a green thumb? As a gardener, you know that when you buy a house, youre also buying a garden. And for some garden lovers, the outdoor area can be just as important as whats inside. Here are 10 things to consider putting on your home-buying wish list if you love to garden.

1. Not-just-for-looks landscaping. Sometimes well-meaning homeowners update the landscaping to boost curb appeal for a sale, without realizing that the plants they put in are far too close together for long-term growth or are inappropriate for the climate. Be sure any new landscaping was done thoughtfully and wasnt overcrowded just to look good for staging purposes.

2. Ample sun, fertile soil. Aim to visit the homes on your short list at several points during the day to get a feel for how the sun reaches each part of the yard. You can also use your GPS to check the orientation of the house and get a better sense of how the sun moves across the property. If there is already a flourishing garden on-site, this is a good sign that the yard gets adequate sun and has rich soil.

3. Garden shed. A sturdy shed with room to store tools and supplies makes a practical addition to any garden. Look for a shed that is in good condition, is large enough to store all your tools and equipment, and has a door that latches to keep out curious pets and kids.

4. Potting area. A shed may be used as a potting area, but sometimes its easier to work out in the open. Look for a sheltered outdoor area with room for a work surface. Does it have easy-to-maintain flooring and an outdoor faucet within reach?

5. Healthy trees. Mature trees are a wonderful feature, improving air quality and providing shade to the yard. But sick trees, or those that have been neglected or improperly pruned, can be costly to treat (and may even need to be removed). Be sure any trees on the property are healthy and have been regularly maintained by an arborist.

6. Well-maintained hardscaping. Retaining walls, patios, decks, fences, water features, outdoor kitchens and fireplaces basically any permanent feature that is a part of the homes landscape should be inspected to ensure that theyre in good condition. These features form the backbone of the landscape, so you should also like the design!

RELATED: Fire Pits to Enjoy Your Landscape Longer

7. Greenhouse or conservatory. Whether its an elaborate conservatory attached to the house or a basic greenhouse in the garden, some kind of protection for young and overwintering plants can be a big boon to a serious gardener. Look for a free-standing greenhouse (or room to add one) if you plan to use the space to cultivate a large number of seedlings each spring. However, even a small sunroom can provide a handy spot for starting seeds and sheltering sensitive potted plants in winter.

8. Working irrigation system. A good irrigation system can save you time and usually uses less water than watering by hand. If the home you are considering has an irrigation system, be sure to give it a thorough test. Just because its there doesnt mean it works!

9. Critter-proof fencing. If the current owners have fencing around their garden, thats a pretty good sign that critters are a problem. Of course, if youre moving to an area where wild animals are prevalent, youll be thankful to have the fencing already installed! See what you can find out from the owners about the types of animals spotted around the property and what methods seem to help keep the critters away from tender plants.

10. A place to enjoy a good view of your handiwork. Whether its a spacious porch or an outdoor dining room, a comfortable area to kick back and relax is the ultimate retreat after a hard days work in the garden.

Continued here:
The Avid Gardener's House Hunting Checklist - Fox News

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Around the world and home again The view out the windows of a beautiful sunroom that overlook the mountains and the land farmed by his ancestors and, to the north, the Pocahontas County Country Club must be a bit of heaven for a West Virginia boy who loves to golf and returned home in his retirement. Thats where Jack Gay and his wife, Ellie, are these days. The road to retirement has been a long and serendipitous journey for this couple. Jack was born in Buckeye in 1937, a son of Lewis and Marguerite Gay. He graduated from Marlinton High School, received his Bachelors in Animal Science from WVU and his Masters from the University of Kentucky. From there he planned to enlist in the military because he was tired of school. Out of the blue, he said he got a call from his advisor asking if he would be interested in teaching for a year at Berea College in Berea, Kentucky. The college need-ed someone to teach animal science while its usual teacher was on sabbatical. Jack agreed to the one year, short term contract, and it was there that he met Ellie Gibson, who was a senior at Berea that year. The two became engaged, and married in 1962. Again, out of the blue, Jack received a call asking him to be involved in a 2,500 acre experimental station project at Auburn University in Alabama, and the couple began their married life there. It was a good fit, Jack said. He was raised on a farm, had a degree in animal science, and Ellie was raised on a tobacco farm in Ohio. Ellie taught first grade in Alabama that year, and in the fall of 1963, Jack was asked, out of the blue to be a part of a new program, implemented by WVU, which would provide teachers to Kenya, Uganda and Tanzania. In their early and mid-20s, Jack and Ellie stepped up, and Jack became a teacher at Bukalasa College in Uganda. It was so natural, Ellie said. We loved the people, and they loved us. It was quite an opportunity to see the world. Jack said there was a lot of optimism there at the time a different and very peaceful climate. One of Ellies hobbies in, and prior to, retirement is birdwatching.

ELLIEGAYBIRDWATCHING in Panama. She said it is the couples passion for birds that keeps them traveling. Ellies goal is to see every bird in the world.

JACKGAYPLAYING golf in Jamaica. Jack got interested in the game while working in Uganda. Now that hes retired, he volunteers at the Pocahontas County Country Club.

JACKGAY WITHhis Real Deal Brazil recycled-tarp hat just right for a puttering farmer and Ellie with a book about her favorite hobby, Sumi-e, Japanese Brush Painting. Puttering and painting are just two of many activities that keep this couple busy in retirement.

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Enjoying ~ and staying active in ~ retirement - Pocahontas Times