Home Builder Developer - Interior Renovation and Design

ECMs (Electronically Commutated Motors) manufactured today are the best theyve ever been, and can provide unprecedented airflow delivery to match the required BTUH of a heating and/or cooling system.

There are, however, some serious downsides associated with improper application of these motors in new and existing HVAC systems. Lets take a candid look at the good, bad, and ugly of good and bad application of these great gems of technology:

The Good When a furnace or air handler with an ECM is installed on a good duct, coil, and filtration system with static pressures within proper design parameters, it can perform flawlessly. These systems can deliver precise airflow to match two-speed condenser designs and multi-stage gas furnace firing rates to deliver quiet, draft-free comfort in virtually any configuration.

Additional benefits of these brushless DC motors include low electrical consumption when operating within design TESP (Total External Static Pressure). When installed properly, systems with ECMs can improve dehumidification, reduce register noise, save energy, and provide trouble-free operation.

The Bad In marginal systems with higher-than-design static pressures -- for example a .5in. TESP rated furnace with ECM on a .8in. TESP system -- the motor still may be able to maintain airflow close to design. The tradeoff is higher velocities often cause a noisy system and some coil blow-off. The extra torque often required to overcome the higher statics results in higher electrical consumption. This reduces actual equipment EER, which means your customer wont get the savings of the higher efficiency matchup.

The Ugly Systems with TESPs of 1.0 and higher, which are more typical than many non-performance-based contractors are willing to admit, can eat up to eight times the power they should be using. When this happens, some ECMs will ramp down and drop airflow significantly. Some older ECM motors will overheat and even fail when constantly running in over-amped conditions. Newer models are designed to drop airflow but time will tell on how well they will hold up.

Other consequences of high static installations include noise at the registers from higher air velocities. In extreme cases, filter media can be sucked out of its rack causing filter bypass. In very extreme cases filter media can be pulled into the fan, chopped up and blown through the system causing all sorts of damage.

High velocities and pressures created by ECMs on systems with dirty evaporator coils can also blow moisture off the coil surfaces into the supply ductwork. This can reduce the systems dehumidification capability and cause numerous moisture-related indoor air quality issues.

The Answer These issues can be avoided with good pressure and airflow testing, both before and after equipment is replaced, and on every system you service. When you measure, you know. When you dont measure, youre just guessing that it will turn out OK.

So, what do you measure? The first thing you should do is install test ports on either side of the blower.

Once youve installed the test ports, use a digital or analog manometer with a static pressure tip to measure pressure at each location. TESP is calculated by adding the pressures before and after the fan. Other pressure readings will help you diagnose the cause of high statics but thats for another article.

Once you know your TESP and your fan speed setting look up delivered fan airflow on the manufacturers fan table. If youre replacing or servicing equipment with an ECM, and the TESP exceeds rated capacity, be sure to look up motor amp draw in the manufacturers specifications.

Armed with this information you should do two things: First, alert your customer that their system has a high blood pressure problem that needs to be addressed. Second, diagnose the cause of the high statics and recommend solutions to bring them down to acceptable levels.

Of course, there is more to this in terms of troubleshooting and solving these issues. The bottom line is that while the ECM is a great motor, as the servicing or installing contractor its your responsibility to make sure its application does not cause unintended consequences detrimental to the health and well-being of your customers homes and HVAC systems.

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ECM Motors: The Good, the Bad and the Ugly - Contracting Business

As Houston Methodist The Woodlands Hospital continues preparing for its grand opening in July, it has broken ground on Medical Office Building 2 and a parking garage on the southeast corner of Hwy. 242 and Interstate 45.

Medical Office Building 2 will be six stories tall and more than 160,000 square feet.

Houston Methodist Hospital has broken ground on Medical Office Building 2 in The Woodlands. Courtesy Houston Methodist The Woodlands Hospital

We are very excited about the progress we are making on our campus, said Debbie Sukin, regional senior vice president for Houston Methodist and CEO of Houston Methodist The Woodlands Hospital. Opening a second medical office building will allow us to recruit medical staff committed to leading medicine and building comprehensive clinical programs

The new medical office building will resemble Medical Office Building 1, which opened last March and is already 100 percent leased. Medical Office Building 1 houses Houston Methodist Breast Care Center and Houston Methodist Weight Management Center, among other specialty services and independent physician offices.

In April, Houston Methodist Orthopedics & Sports Medicine will move into its state-of-the art facility, which will occupy the entire second floor of Medical Office Building 1 and include physician offices, physical therapy and rehabilitation space.

Both medical office buildings will be connected to the hospital via a third level bridge and skywalk system, as will the parking garage, which will be located between the two MOBs. The garage will have seven levels and spaces for 785 cars.

The two new projects are scheduled for completion in early 2018.

Houston Methodist The Woodlands Hospital willhave four medical office buildings and three parking garages, according to its master plan.

Houston Methodist Hospital The Woodlands 17201 I-45 N, The Woodlands 713-790-3333 http://www.houstonmethodist.org/thewoodlands

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Progress continues on construction of Houston Methodist The ... - Community Impact Newspaper

Tall, tiered and towering, a new office building proposed by The Related Cos. along Flagler Drive would punctuate the West Palm Beach skyline and dwarf the First Church of Christ, Scientist that would sit adjacent to it.

The 25-story office tower, proposed for vacant land and a small building owned by the church, would consist of three floor plates incorporated into a design that makes the building looks like steps.

The largest of the floor plates, on the ground floor, would be 17,000 square feet, then the next level would be 12,000 square feet and, finally, a top level at 7,000 square feet.

The towers design was unveiled at a meeting Wednesday of the Economic Forum of Palm Beach County. About 180 attendees came to the luncheon to hear the presentation by Ken Himmel, president of Related Urban, the mixed-use unit of New York-based Related Cos., which built CityPlace and the CityPlace Tower office building.

Also joining Himmel for the presentation to business, government and neighborhood attendees: David Childs, the celebrated New York architect who designed the Freedom Tower at the World Trade Center and the Time Warner office complex in Manhattan.

In an interview, Himmel said the 270,000-square-foot tower would cost roughly $150 million to $160 million to construct, making it the most expensive office building ever built in West Palm Beach. If the project could start soon, the tower could open sometime in the spring of 2020.

But first, Himmel needs to win city approval to build.

Property east of Olive Avenue is zoned for only five stories. Last fall, city staffers and residents shot down an effort to allow the construction of 30-story buildings on the waterfront, including a taller design for this office building.

Now Related is trying to drum up support for a slightly shorter tower that takes up only 17 percent of the land available on the church site. The property is at Flagler Drive and Lakeview Avenue at the gateway to the Royal Park bridge to Palm Beach.

Himmel said the office building would accomplish two goals: Create new space for companies wanting to move to West Palm Beach into luxury waterview offices; and provide the aging church congregation with enough money to preserve their 90-year-old house of worship, built in 1928 in the Classical Revival style of architecture.

An upbeat Himmel said the office tower represents the latest investment in West Palm Beach by Related. The company has poured 20 years and millions of dollars into CityPlace, now battling a foreclosure action, the 18-story CityPlace Tower office next to it, and most recently, the long-awaited Hilton convention center hotel, which just wrapped up a successful first year.

At times, Relateds investments in the city have been a roller coaster, Himmel admitted.

But Himmel said hes not giving up and neither is his partner, Steve Ross, who owns the Miami Dolphins football team.

Now, with the Norton Museum expanding, the convention center pulling in more business and All Aboard Floridas Brightline train station in the works, Himmel said Related wants to continue its investment in the city.

This office building, on land Himmel said hes coveted for ten years, will bring the community to the next level, Himmel said.

Leasing space in the building will be costly, about $50 to $55 per square foot, plus another $15-$20 per square foot in taxes, insurance and maintenance, Himmel estimated. Thats roughly 10 to 15 percent above the highest existing rents in downtown West Palm Beach.

But for that money, Himmel said his office tenants would get they want: Water views in a bespoke building, featuring an Equinox gym (which Related owns), Soulcycle indoor cycling classes, a fine dining restaurant and concierge services.

Childs, who designs projects throughout the world, was captivated by the challenge of creating a thin tower on a tight piece of property next to a historic structure.

This is a special project, Childs said. He stressed that he took care to design a building that would stand beside the church and waltz together.

The towers height, which will be lit at night akin to a lighthouse, gives meaning and reference to the whole landscape around it.

Other features of the design are a reflecting pool, vertical living wall along the garage, and space for a Christian Science Reading room.

Harvey Oyer, a West Palm Beach attorney who represents Related, said Childs took pains to minimize obstructing the water views from other buildings, although top northeast views of the Esperante Corporate Center next door would be affected.

Nancy Pullum, who leads a citizen watchdog group, was noncommittal about the presentation: There are a lot of questions to be asked and answered, she said.

But Kelly Smallridge, president of the Business Development Board, the countys chief business recruiter, was enthusiastic: This building does an excellent job of incorporating the modern style with all the assets that make West Palm Beach unique.

Oyer said a traffic study showed the building, which could employ 1,000, would only add about 300 daily trips. Many tenants are expected to walk from nearby residential properties, ride-share or possibly take All Aboard Floridas Brightline train.

For those who do plan to drive, Related would require office tenants to stagger their workdays so not everyone comes and goes at the same time, Oyer said.

Related also is developing a mobile app that would allow anyone to view cameras along the Lakeview Avenue and Okeechobee Boulevard corridors to check traffic and determine the best route in and out of downtown.

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Tall, tiered and towering Related reveals office building near church - MyPalmBeachPost

Sandusky Register

Questions answered on the new Sandusky City Hall Sandusky Register SANDUSKY Before embarking on an $18.5 million construction project, Sandusky officials reiterated they needed to build trust with community members. We want this process to be as transparent as possible, city manager Eric Wobser said during his ... and more »

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Questions answered on the new Sandusky City Hall - Sandusky Register

Most of the leading U.S. metropolitan areas for commercial and multifamily construction starts showed substantial gains in 2016 compared to the previous year, according to Dodge Data & Analytics. However, New York NY, the top metropolitan market by dollar amount, pulled back 15% to $29.8 billion following its 67% surge to $35.2 billion in 2015. Eight of the next nine metropolitan areas in the top 10 were able to register double-digit gains during 2016. For the top 20 metropolitan areas, 16 were able to show double-digit gains compared to 2015. At the U.S. level, commercial and multifamily construction starts in 2016 were reported at $186.3 billion, up 7% from 2015.

Rounding out the top five metropolitan areas in 2016, with their percent change from 2015, were the following Los Angeles CA, $9.8 billion, up 44%; Chicago IL, $8.3 billion, up 34%; Washington DC, $8.1 billion, up 35%; and Dallas-Ft. Worth TX, $8.0 billion, up 16%. Metropolitan areas ranked 6 through 10 were Miami FL, $7.5 billion, up 14%; Boston MA, $7.1 billion, up 50%; San Francisco CA, $5.0 billion, up 96%; Atlanta GA, $4.8 billion, up 60%; and Seattle WA, $4.3 billion, down 4%.

The commercial and multifamily total is comprised of office buildings, stores, hotels, warehouses, commercial garages, and multifamily housing. At the U.S. level, the 7% increase for the commercial and multifamily total in 2016 was the result of an 11% advance for commercial building and a 3% gain for multifamily housing. Compared to its 7% rise in 2015, commercial building at the U.S. level was able to pick up the pace in 2016, while multifamily housing witnessed substantially slower growth compared to its 22% jump in 2015. A primary reason for the smaller 2016 increase for multifamily housing at the U.S. level was a downturn by multifamily construction starts in the New York NY metropolitan area, which retreated 28% following its exceptionally strong amount in 2015. Excluding the New York NY metropolitan area, multifamily housing for the nation in 2016 would be up 13%, about the same as the corresponding 14% increase in 2015.

What stands out about 2016 is that growth for commercial and multifamily construction starts became broader geographically, stated Robert A. Murray, chief economist for Dodge Data & Analytics. Back in 2015, the New York NY metropolitan area led the upturn by soaring 67%, while the next 9 markets combined grew 8%. In 2016, the 15% downturn in the New York NY market was countered by a 33% hike for the next 9 markets. As a result, the New York NY share of the U.S. total for commercial and multifamily construction starts settled back from 20% in 2015 to 16% in 2016, which was still relatively high compared to the 13% share during the 2010-2014 period.

Both commercial building and multifamily housing have benefitted from a number of positive factors in recent years, Murray continued. These included declining vacancies, rising rents, low interest rates, and some easing of bank lending standards for commercial real estate loans. That supportive environment began to shift during 2016, with vacancies leveling off, interest rates edging up at years end, and bank lending standards for commercial real estate loans beginning to tighten, especially for multifamily projects. Yet, aside from multifamily housing, the levels of construction remain generally low given the hesitant nature of the upturn to date, meaning theres yet to be any widespread signs of overbuilding that typically show up five years into an expansion. While market fundamentals may not be quite as supportive in 2017, its still expected that commercial building will be able to register moderate growth, led by offices and warehouses. As for multifamily housing, the geographically broader participation by metropolitan area that emerged during 2016 is expected to continue this year, which should help the national total stay close to the elevated activity reported during 2015 and 2016. Other factors that could affect commercial and multifamily construction starts in 2017 would be two items proposed by the Trump Administration the reduction in business tax rates to spur investment and the easing of the Dodd-Frank regulations on the banking sector.

The 15% commercial and multifamily decline for the New York NY metropolitan area in 2016 was due to the 28% slide by multifamily housing after its 53% hike in 2015. At the same time, the commercial building categories as a group grew an additional 4% in 2016, which followed a 95% surge in 2015. Multifamily housing in New York City had been supported by the 421-a program, which provided tax incentives to developers who included affordable housing in their developments. During 2015, the pending expiration of the 421-a program contributed to developers moving up the start date for projects, while the expiration of the program in January 2016 removed the incentives. (In late 2016, an agreement was reached to renew the 421-a program, which still awaits the approval by the New York State legislature.) The New York NY metropolitan area in 2015 had featured 44 multifamily projects valued each at $100 million or more, including five at $500 million or more, led by the $575 million 15 Hudson Yards apartment building. In 2016, the number of multifamily projects valued at $100 million or more was 38, still substantial yet smaller than what took place 2015, and there were no projects in the $500 million plus range. The top three multifamily projects in 2016 were the following the $453 multifamily portion of a $475 million high-rise in Jersey City NJ, a $407 million multifamily high-rise on Manhattans East Side, and the $345 million multifamily portion of a $500 million high-rise near the Hudson River in lower Manhattan.

For the commercial building categories in the New York NY metropolitan area, new office building starts retreated a slight 2% in 2016, staying very close to the robust dollar amount (up 138%) that was reported in 2015 which included the $1.9 billion office portion of the $2.5 billion 30 Hudson Yards office/retail project. The top office projects in 2016 were the $2.0 billion 3 Hudson Boulevard on Manhattans West Side, the $1.5 billion One Vanderbilt Tower near Grand Central Terminal, and the $682 million office portion of the $700 million Gotham Center in Long Island City. Hotel construction climbed 60%, helped by the start of the $205 million Marriott Moxy Hotel in Times Square, and warehouse construction advanced 55% with the lift coming from a $304 million warehouse on Staten Island and a $200 million warehouse in Cranbury NJ. Commercial garage starts increased 27% in 2016, but store construction starts dropped 28%.

The Los Angeles CA metropolitan area in 2016 registered a 44% increase, moving up to the nations second largest market for commercial and multifamily construction starts after ranking number three in 2015. Multifamily housing in 2016 soared 50% while commercial building advanced 36%. There were 14 multifamily projects valued at $100 million or more that reached groundbreaking in 2016, compared to 10 such projects in 2015. The three largest multifamily projects in 2016 were the $493 million multifamily portion of the $600 million Century Plaza mixed-use complex in Century City, the $344 million multifamily portion of the $375 million 1120 South Grand Avenue mixed-use building in Los Angeles, and the $275 million multifamily portion of the $300 million Omni mixed-use building in Los Angeles. Substantial percentage growth was reported for offices, up 67%, with the lift coming from the $178 million office portion of the $390 million Broadcom Research and Development Campus in Irvine. Hotel construction starts were also up considerably, rising 77%, with the lift coming from the $93 million hotel portion of the $135 million Edition hotel and condominiums in West Hollywood. Commercial garages increased 42% in 2016, while warehouses grew 9%. Store construction improved 7% on top of its 96% advance in 2015, boosted by the $500 million renovation of the Beverly Center in Los Angeles.

The 34% increase for Chicago IL in 2016 enabled this metropolitan area to move up to the nations third largest market for commercial and multifamily construction starts, after ranking number 5 in 2015. Multifamily housing jumped 82% in 2016 while commercial building held steady with its 2015 amount. The multifamily gain reflected two very large projects the $780 million multifamily portion of the $900 million Wanda Vista Tower and the $500 million One Bennett Park Tower. There were 10 multifamily projects valued at $100 million or more that reached groundbreaking in 2016, compared to 5 such projects in 2015. Office construction grew 22% in 2016, aided by the start of a $255 million data center in Aurora IL plus two Chicago projects the $250 million McDonalds headquarters and the $225 million CNA Financial headquarters. Warehouse construction increased 63%, boosted by the start of the $95 million M&M/Mars Wrigley Distribution Center in Joliet IL. On the negative side, declines in 2016 were reported for hotels, down 45%; commercial garages, down 34%; and stores, down 3%.

The Washington DC metropolitan area climbed 35% in 2016, with commercial building up 56% and multifamily housing up 20%. Much of the lift for commercial building came from an 87% jump for office construction, which featured 7 projects valued at $100 million or more, led by the $300 million 655 New York Avenue office building. the $220 million Four Constitution Square office building, and the $200 million addition to the Fannie Mae office building. The hotel category advanced 113%, helped by the $140 million CityCenter DC Conrad Hotel (phase 2) and the $106 million hotel portion of the $230 million Columbia Place hotel/multifamily complex. Garage construction rose 44% in 2016, but construction start declines were reported for stores, down 14%; and warehouses, down 41%. The 20% increase for multifamily housing featured 9 projects valued at $100 million or more, including $263 million for phase 1 of The Boro at Tysons in Tysons Corner VA and the $228 million Eisenhower East apartment development in Alexandria VA.

After soaring 56% in 2015, the Dallas-Ft. Worth TX metropolitan area registered an additional 16% gain for commercial and multifamily construction starts in 2016, with commercial building up 13% and multifamily housing up 22%. Office construction increased 31%, reflecting $293 million for the office portion of the $500 million Toyota Corporate Campus project in Plano, $194 million for the office portion of the $300 million JP Morgan Chase operations center in Plano, and $133 million for the office portion of a $300 million mixed-use development in Dallas. Hotel construction climbed 33%, helped by the $85 million Texas Live! convention center hotel, while garage construction advanced 37% with $106 million for the garage portion of the JP Morgan Chase operations center and $87 million for the garage portion of the Toyota Corporate Campus project. Store construction starts grew a moderate 6% in 2016, but warehouse starts fell 34%. As for multifamily housing, there were 5 projects valued at $100 million or more that reached groundbreaking in 2016, including the $160 million multifamily portion of the $240 million Drever mixed-use project in Dallas.

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Commercial and Multifamily Construction Starts in 2016 Rise in Most ... - ForConstructionPros.com

Wall Street Journal

Bethenny Frankel's Real-Estate Reboot Wall Street Journal During a roughly four-month renovation of the main house, she spent about $400,000 to enlarge it to about 3,000 square feet, revamping the master bathroom, creating a sunroom and opening up the kitchen. Appropriately for the founder of a liquor company ...

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Bethenny Frankel's Real-Estate Reboot - Wall Street Journal

Andrew Scott Pocono Record Writer @PoconoAScott

A Monroe County Court judge will decide if a Smithfield Township community association board acted illegally when making decisions, such as reducing the number of its members and voting on a costly home re-siding project, without notifying residents in advance.

Testimony began last week and will conclude at a future date in a hearing on resident Carl Lanzisera's petition against the association board of Northslope III at Shawnee Mountain.

Lanzisera is requesting the court invalidate the board's votes to reduce the number of its members from nine to seven and spend more than $1 million of the association's budget to re-side homes on which vinyl siding was improperly installed. Lanzisera said the association's general membership, which contributes dues to the budget, was not notified in advance or present to have a say in any of these votes.

"It's really sad that Northslope III has to be exposed to this negative type of publicity," board secretary Mario Mancuso said during a brief recess at the first part of the hearing last week. "Our community really is a nice place to live, despite this legal issue being publicized."

Represented by attorney Marshall Anders, Lanzisera testified Northslope 3 has a total of 34 buildings and a total of 198 residential units in those buildings. Of the 34 buildings, 14 or 15 have cedar wood siding while the rest have vinyl siding.

Board shrinks

Lanzisera's wife, Judy King, testified to being on the board in 2013, when the board had nine members and voted to install vinyl siding over the original cedar siding on five buildings on Sky View Drive. This decision was made because the cedar siding was deteriorating and nearing the end of its use after more than 25 years.

Three of the board members at the time owned units in four of the five buildings. Between 2013 and 2014, the buildings were re-sided with vinyl, but in a shoddy manner leaving some of the units exposed to interior water infiltration damage.

In February 2015, when King was no longer a board member, the board voted to reduce its number from nine to seven members. The board found seven a more manageable number after problems with members missing multiple meetings, member Doreen DiMonte testified for the board, which is being represented by attorney Patricia Fecile-Moreland.

Lanzisera said the board voting to reduce its number, without the association's general membership being notified or having any say, is illegal.

Association By-laws dictate the board must have between three and nine members. By-laws dictate a vote by the majority of Class A general members is needed to increase, but not decrease, that number, DiMonte testified.

Board plans siding project

Meanwhile, the board had other contractors inspect the vinyl installation on the five buildings, but got too many contradicting opinions on what was done wrong, how to fix it and what the cost would be, board president John Roman testified. Wanting an independent, objective opinion that didn't come from contractors merely looking for work, the board hired the Easton-based Falcon Engineering Group to inspect the vinyl installation, Roman said.

When the board's attorney called Falcon Engineering architect Kurt Jensen to testify on the inspection's findings, Anders objected, saying Jensen hadn't done the inspection himself but instead was merely agreeing with conclusions arrived at by someone else who actually performed the inspection. County Court Judge Art Zulick allowed Jensen's testimony.

Falcon Engineering suggested a short-term plan addressing the work done on the five buildings, as well as a long-term repair/replacement/maintenance plan for all of Northslope III's buildings.

In its suggested short-term plan, Falcon Engineering found the five buildings would have to be re-sided again because of not only the improperly installed vinyl, but also more serious problems with deteriorating exterior structural conditions, Jensen said. Called by Lanzisera's attorney, Stroudsburg-based civil engineer Todd Holmes said the need for costly re-siding could have been avoided with simpler measures, such as caulking to strengthen insulation, though Jensen said such measures wouldn't have been enough.

Falcon Engineering presented the board with options of different products to replace the vinyl. In July 2015, by which time Lanzisera had been appointed to a board seat, the board chose Celect cellular composite siding as a replacement and had Falcon Engineering provide a cost estimate for the material and labor and then put the specifications out to bid.

The lowest bid coming back from a contractor was $525,000 for material and labor on the five buildings. The board decided the best way to fund this cost, without burdening dues-paying association members, is by taking up to $350,000 from the association's $761,000 Capital Reserve Replacement Fund and putting that with a bank loan amount covering the remainder, said Roman.

Lanzisera testified to raising concerns to fellow board members about the high amount of money they were looking to spend, saying this would further deplete the association's already under-funded Capital Reserve Replacement Fund and leave no money for emergencies. He said this would ultimately lead to increased dues on association members.

Costly siding project

Called by Lanzisera's attorney, Southampton-based accountant Scott Miller testified to the association having insufficient funds for the Celect re-siding.

Lanzisera said he asked why the board is focusing on just those five buildings, which happen to contain units owned by board members, when other buildings in the community need attention. He said this makes it seem like the board is looking out for just its own interests and that he again questioned the board making these decisions without any advance general membership notification or input.

Roman said he referred Lanzisera to the association's Declaration, which authorizes the association to use common or reserve funds for any work needed to any buildings, infrastructure or facilities within the community.

Roman said he referred Lanzisera also to the association By-laws stating "no unit owner vote is required for a capital expenditure for the reconstruction, repair or replacement of a damaged portion of a unit or units." The By-laws entrust the board to act in the community's best interests without the community having to be notified in advance or present at meetings for board decisions, Roman said.

However, Lanzisera's concerns only intensified when the board later learned it would cost more than $1 million to have work done on these five homes plus a number of others found with problems needing attention.

Lanzisera said he takes issue also with one version of one particular board meeting's minutes indicating he voted with the rest of the board to approve there-siding project when he in fact did not.

One version of that particular meeting's minutes, posted on the association website, states "all" members voted to approve the project, while another version of the minutes from the same meeting states Lanzisera abstained from the vote. Neither DiMonte nor Roman had an explanation for this discrepancy.

While Lanzisera said he was merely raising concerns, DiMonte and Roman said he was disrupting board meetings by constantly asking repetitive questions the board had to keep taking the time to answer instead of tending to other business on the agenda. Under cross-examination, when presented with minutes from board meetings showing no indication of Lanzisera causing any disruptions, DiMonte and Roman said not everything that happened or was said at the meetings was recorded in those minutes.

Lanzisera said he called out Roman, an attorney in New York, for illegally practicing law in Pennsylvania while not licensed to do so in this state.

In a December 2015 letter to Roman's law firm, DiMonte said Roman had never once presented himself or his firm as licensed to practice in this state. She said Roman had never tried using his legal background to influence board decisions, always withheld his opinions until after seeking fellow board members' input and suggested the board refer any legal matters to an attorney licensed to practice in this state.

Lanzisera's fourth point of contention is fellow board members voting to remove him from the board in early 2016.

While Lanzisera said he was removed for disagreeing with the board making decisions without advance notice to or input from the community, DiMonte said it was because of his disruptive, harassing behavior and defamatory statements toward her and other board members. Roman said he personally didn't want to see Lanzisera gone and that he had tried talking Lanzisera into stopping his behavior prior to the vote to remove him.

Lanzisera said the board illegally removed him. He said he was a board director, as opposed to a board officer, and that a majority vote of the association's general membership is needed to remove a director, unlike in an officer's case.

DiMonte said she reminded Lanzisera the board had appointed him to the seat vacated by a previous member, which differs from him having been elected to that seat, and that the board likewise could vote to remove him. The judge will issue a ruling after hearing all testimony.

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Northslope III Community board squabbles in court - Pocono Record

Callbacks and construction defects have made the national news again. A recent Nightline segment detailed shoddy construction in production homes around the country. The program, replete with teary homeowners, searched out only the most dramatic errors, including one home with melted siding and another with more than 800 drywall nail pops. The intended message was clear: builders are doing low-quality work. Of course, such problems are rare among pros who are serious about great work and great service.

Smart builders will use such reports as an opportunity to differentiate themselves. With homeowner scrutiny on the rise, its a good idea to take a second look at what can go wrong on a job. Its a chance to up your game.

With this in mind, BUILDER asked industry pros around the U.S.contractors, engineers, consultants, and home inspectorsto share the most common callbacks and defects they see in their markets. Their responses ranged from visible, often minor issues to serious problems that can remain hidden for years before leading to catastrophic failure. What follows are the most cited problems.

Not surprisingly, most everyone mentioned drywall cracks and nail pops. These are cosmetic issues, but some people come unglued over them, says San Bruno, Calif.based builder Skip Walker. Avoiding them is a matter of paying for good work. We tried a less expensive drywaller on a few jobs, but those jobs had problems, Walker adds, noting that the bargain drywaller took shortcuts like skipping coats, not leaving sufficient drying time between coats (mud needs about three days to dry in his area in winter), and using fast-drying hot mud that becomes brittle and more prone to cracking.

Pre-drying the framing also helps. If the house will eventually reach an equilibrium moisture content of 10% but the unconditioned lumber is at 14%, you will get cracks and nail pops as it dries and shrinks, says Matt Risinger, owner of Austin, Texasbased Risinger Homes.

Before hanging drywall, he lowers the framings moisture content to 12% or so by using fans, dehumidifiers, or the homes space conditioning system. Then he leaves the heat and air conditioning on while finishing the interior. The approach seems to be catching on in the industry: The top three or four builders around here are already doing it, and other companies are starting to follow suit, he says.

Subflooring is a big source of callbacks, says Risinger, noting that the use of commodity OSB makes squeaks inevitable. His advice is to upgrade to 1 subfloor like Huber Engineered Woods AdvanTech or Georgia-Pacifics Plytanium Sturd-I-Floor. Should you need further convincing, Risinger says that in 10 years of using engineered subflooring he has had no callbacks regarding that area of construction.

Since these products are polyurethane-based, its crucial to use a high-quality polyurethane adhesive, he adds. Old school glues dont stick to these products, he says.

Another common problem is sheathing that swells and buckles, telegraphing waves through the cladding. The fix is a simple: leave a -inch gap between the sheets. A 16d nail will make the proper space over rafters, though you may want to use H-clips over rafter bays.

Some framers seem unaware of this advice. I hired two guys to help me frame an addition, and neither one had heard of gapping sheathing panels, notes Chip Kiper, a Leavenworth, Kan.based builder and remodeler. He now inspects the sheathing before its covered. If any sheets arent gapped, I use a saw to make a kerf between them.

Swelling can also be a problem with fiber cement, where joints between horizontal runs need to be gapped and filled with sealant. If you ignore this advice, the board will soak up water and swell at the edges, says Bill Robinson of Train2Build.com.

I see a lot of framing errors that lead to uneven floors, says Atlanta structural engineer Chris DeBlois, noting that the problem has to do with the way todays homes are designed. In an older Colonial you know the rooms will be stacked with a central bearing wall. No more.

DeBlois says with todays open floor plans, some designers forget to account for the loads the floor will likely bear. For instance, he was called in to look at a large kitchen with no bearing wall under the joists (there was a media room directly below it), and an 8x12 island topped with a granite slab. Whoever did the framing layout didnt take the weight of that granite into account, so the kitchen floor ended up settling and sloping toward the island, like a little bowl, he says. The builder had to go back, jack the floor up, and triple the joists. DeBlois has also seen settling in rooms with thickset tile or stone floors.

Comfort complaints are rampant, according to our sources, and the fault often lies with the ductwork.

A lot of residential ducts have excessively high static pressures, says Jose de la Portilla, technical training manger with HVAC Learning Solutions in the Dallas-Fort Worth area in Texas. The mechanical equipment has to run longer and has to start and stop more often, making it more prone to breakdown and premature failure.

The causes behind excessive pressures range from undersized ducts to excessive bends to sagging flex duct. Some installers suggest using rigid fittings for elbows and other directional changes, then stretching runs of flex duct taut between them. Many homes also have inadequate return paths that rely on door undercuts, leaving some rooms too hot and others too cold. The best way to avoid these problems is to consult with the mechanical contractor during the design phase.

Another comfort killer is ducts in unconditioned spaces that arent properly insulated or sealed. While this issue has gotten attention, many installers still havent gotten the memo. An unsealed supply duct in an unconditioned space can waste as much as 500 cubic feet of air per minute, and leaky return ducts can pull hot or cold outside air into the system.

A leaky foundation is the worst callback because it costs so much money to fix, Risinger says, adding that many homes in his market have water seepage at the slab-to-wall connection. Even without visible water, a damp basement or crawlspace can turn into a mold generator. Stepping up your game when it comes to foundation waterproofing makes a huge difference,he says.

He advises against fluid-applied waterproofing membranes because they depend on near-perfect application. They have to be installed at the right thickness with the right number of coats, and you need to make sure all the conditions for proper

adhesion have been met. Instead, he uses a peel-and-stick membrane thats covered with a dimple mat to relieve hydraulic pressure against the foundation, and backfilled with something that encourages drainage to a perimeter drain.

Kiper prefers to put rigid foam insulation against the concrete, covering it with fiberglass resin panels to protect the foam from damage. He caps the assembly with sheet metal to keep termites out of the house.

Kiper also points out that the basement is more likely to stay dry with a sound structure. Even a hairline crack can let moisture into the wall, he says. He recommends wide footings with plenty of steel reinforcing over thoroughly compacted soil. After pouring the footing, he also embeds a tapered 2x4 in the concrete to create a key joint, then removes it before pouring the wall. I know the key joint works because I havent had any leaks there, he says.

Getting stucco right seems to be a challenge on a lot of jobs. Its the most common problem we see, according to Richard Baker, builder solutions program manager at IBACOS. Baker and his team perform regular quality control assessments on product jobsites around the country. One problem with stucco is the same as many of the other callbacks in this article: the industry has lost its best craftsmen. We dont see the skilled labor that we used to, Baker says.

Stucco errors fall into three categories, the first being missing joints. The ASTM standards that govern stucco specify control joints every 144 square feet. Ambiguity in how some stucco systems implement these standards and the fact that some builders dont like the look of control joints means they often get left out. Some installers also forget to put a flexible sealant where the stucco meets another material, such as around a window. The result is the same in both cases: the stucco cracks when it expands, letting water into the structure.

The second big stucco error is the wrong mix: Too much sand can make the mix weak and prone to cracking; too little sand leaves it brittle, so cracking tends to be dramatic. When brittle stucco cracks, it can sound like a gunshot, says Baker. He has even seen it shear the metal lath beneath the stucco. The solution to both problems is to use pre-mixed stucco.

The third error stems from poor hydration. Stucco needs to be kept hydrated for a few days after its applied. Some installers skip this step, causing the pH to stay too high and making the stucco less able to hold paint. Some builders compensate by using pH-resistant paints, but this is not a silver bullet, Baker says. They really need to hydrate the stucco.

Mistakes like these arent confined to stucco. Contractors also see them with adhered masonry products. The adhered masonry veneer on every house I see is wrong, says Cary, N.C.based home inspector Bruce Barker. The biggest problems have to do with transitions: missing backer rod or sealant around window jambs, as well as missing weep screeds.

To avoid such mistakes, builders need to take care when hiring siding subs. They also need tighter specs and to ensure the job superintendent or lead carpenter is on site. We advise more site supervision on the days stucco is being installed, says Baker.

With exterior flashings the most problematic spots are where brick veneer meets another type of siding, and where a roof dies into a sidewall.

At least in my market, a lot of them dont understand how their trade relates to the other trades, says Jim Schneider, a custom builder in Norfolk, Va. He has responded with scopes of work that detail exactly how the flashings have to be done, and he makes sure his job supervisor is on site to check the work.

Where a roof meets a wall, the roofer often will neglect to install kickout flashing. The kickout is a bent piece of metal at the base of a step-flashing run that directs water into the gutter. When its missing, water can run down the wall below the gutter, finding its way behind the siding and rotting the sheathing.

Some architects and homeowners dont like the look of kickouts. An alternative (suggested by Bill Rose, author of Water in Buildings: An Architects Guide to Moisture and Mold) is to nail a pressure-treated 2x4 at the roof-wall intersection before installing roofing or siding. Then bend the step flashing over the 2x and down onto the roof. This puts the flashing outboard from the cladding and directs water straight into the gutter.

Installers have gotten better in recent years when it comes to window flashing. The one exception is the sill pan. All exterior doors and windows need a sill pan, but contractors in general arent using them, says Train2Builds Robinson. Thats fine if everything else is perfect, but it rarely is.

Barker says that aluminum windows especially need a pan because installers can rack them during installation, breaking the seal at the bottom corners. The IRC doesnt require pan flashing on windows unless the window manufacturer does, and window manufacturers often dont, he explains. By the time the homeowner sees a stain on the wall there is already rot in the structure.

We also heard about leaky pipe and vent penetrations. When someone cuts a hole for a gas line or dryer vent, they need to flash it to the water-resistant barrier. But they seldom do. I see this done incorrectly all the time, says Robinson. He says the problem wont be fixed until installers start taking wall penetrations as seriously as roof penetrations. He also recommends prefabricated boots like those made by QuickFlash.

Robinson adds that the only caulks and sealants used around penetrations should be those with a high solid content like silicone or polyurethane. Otherwise it will shrink down to its solid content, leaving gaps, he says.

Modern architecture is quite popular in some parts of the country, and modern architecture means flat roofs. Flat roof problems are common in my market, says Risinger. We have to go to crazy extremes to make sure they dont leak.

While todays roofing membranes are durable, it can be hard to integrate the roof and wall flashings. Even the smallest defect can cause a leak. Risinger learned this the hard way after a scupper in a parapet wall at the edge of a flat roof let water into the structure, causing several thousand dollars in damage.

He now uses peel-and-stick or fluid-applied membranes on walls and parapets, and he brings the roofer in early to integrate the membrane with the roof flashing. Following these steps, he hasnt had a problem since.

Upgraded master baths with custom showers that feature built-in seats and multiple showerheads are a popular option among well-heeled homeowners. They tend to be on the second floor above a living space, so leak proofing is crucial. But if, as is often the case, the seat is built into a corner or the shower has an L-shape, the waterproofing membrane can be hard to detail correctly.

Baker is seeing more installations with pinhole leaks that are hard to detect, but that let mold and rot slowly build up in framing cavities. Complex showers need a higher level of waterproofing, he cautions. For instance, while the membranes beneath most showers arent sloped, its worth the effort to slope the underlayment in the shower toward the drain before applying the membrane.

Callbacks can be costly. When it comes to serious issues like waterproofing and framing, getting it right the first time is crucial. When it comes to minor annoyances, however, the easiest course for builders may be to schedule a callback ahead of time.

When he closes out a job, Mark Scott, a builder and remodeler in Cabin John, Md., schedules two follow-up quality inspections: one in six months and the other in 12 months.

During the six-month inspection we look for anything unusual like abnormal settling, and we address those issues within two weeks, he says. At the 12-month inspection he takes care of all the cosmetic stuff. We tell the customers that the home needs to go through a heating and cooling cycle in order to reach equilibrium, then we can fix nail pops and such and they will stay fixed.

Not only has this reduced the number of calls Scott gets in the interim, but its also improved his companys reputation for customer service. No one else around here proactively does follow-up quality-control inspections, so it really sets us apart.

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Preventing the 11 Most Common Callbacks - Builder Magazine

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Alpharetta, GA - February 7, 2017 - (Newswire.com)

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Original Source: Install Roofing in Charlotte NC at Affordable Cost

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Install Roofing in Charlotte NC at Affordable Cost - Press Release ... - Digital Journal

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Artificial Turf Maker Says 30 Percent Failure Rate Means Fields Not Defective - Forbes