Earthquake retrofitting your home.

Since the most recent earthquake in Napa on August 24th I have had a lot of request for retrofitting, and house inspections to make sure the existing structures are safe. There is nothing like a big physical jolt to put the question of safety in your mind. Especially in the place you want to be most secure, your home.

 Reasons to Retrofit:

•  The main purpose for retrofitting your home for earthquakes, is to make sure your home does not become separated from the foundation.
•  A earthquake retrofit will improve your home's ability to act as shelter after a seismic event. It will make the building safer and less likely to have major damage occur during an earthquake.
•  Existing structures need to be retrofitted because construction techniques and our understanding of earthquakes has improved over the years leaving us with homes that can be improved structurally.
•  Retrofitting your home can potentially reduce earthquake insurance premiums and deductibles.

 As an example: A house that was built in the 40's and has the appearance of foundation bolting. May have bolt heads that are completely rusted off from the bolt in the concrete foundation. Many houses have a history of damp or wet crawl spaces. Leaving nails and bolts rusted and of little use. Bolts must be tested physically and not just viewed with the eye.

This is an example of how an earthquake could move thru your homes framing if it is built with the load path in mind.

Do You Need to Retrofit Your Home?

Certain types of houses are more likely to need a retrofit than others. You should ask the following questions about your home to determine if you are in need of an earthquake retrofit.

1   Is my house located in an area prone to earthquakes?
     If you are located in an area considered a high seismic region. The likelihood of an earthquake occurring   and its severity are how these regions are categorized. The designations for high seismic potential  are in Seismic Design Category D, E or F. You should call your local building department to find out what designation you live in.
2  Was your home built before 1990?
     If your house was built within the last 25 years, it was built to conform to stricter building codes and will be better equipped to withstand a seismic event.
3  Does your house have a raised foundation?
    If your home has a crawl space underneath it. It most likely is built on a raised foundation. This means the house is sitting on a system of posts, beams and "cripple walls" (cripple walls are short wood-framed walls running underneath and around the perimeter of the house). The supporting structure or "crawl space" has been shown to be susceptible to earthquake damage do to not being properly anchored to the foundation and properly attached to the above house.
4  Is your house built on a hillside?
    Houses built on a hillside have shown to have more extensive failures do to the uneven terrain creating  different heights for the posts and cripple walls supporting the house.
5  Is there living space above a garage?
    Garages are vulnerable areas in a house due to the large garage door opening. The narrow walls on the sides of the garage door need to be designed to withstand earthquake forces. This is extremely important if there is a living space above the garage. Older houses were typically not designed to withstand seismic forces.

If you answered yes to any of these questions, you should look further into retrofitting your home for earthquakes. Guerra Construction can help you get started with a plan that makes sense for you and your home.

A good PDF describing hold downs and connections used in retrofitting can be found at Simpson Strong Tie.

Sunset Magazine Idea House

This summer Guerra Construction had the opportunity to work on the Sunset Magazine Idea House with Blu Homes builders. The finished house was featured in the October issue. Architects, builders, and designers all came together to create a beautiful house and Guerra Construction was so proud to be part of this collaborative effort. This year’s Idea House is based on a design by Michelle Kaufman and is called a Breezeway House because of the central living space that serves as a breezeway to an open floor plan.

For Guerra Construction, this was a change from our usual projects. Ordinarily we focus on remodeling and updating current homes as well as upgrading energy systems to be more energy efficient and cost-effective. The Idea House was built from the ground up with thought put into every step of the building process. We had the chance to do it all right from breaking ground on the foundation to the final showing. And this project didn’t disappoint. The modern feel and thoughtful design and construction let’s the house fit in perfectly with the other high-end houses in the Healdsburg neighborhood.

There are many great reasons for considering a modular home. Listed below are a few aspects of modular homes that make them particularly appealing to new homebuyers.

1. Modular homes are built well.

Modular homes hit a boom after World War II when soldiers returned home and wanted to buy a home and start a family. With so much demand many people started looking at alternatives to stick built homes and the pre-fab home exploded onto the market. In fact, modular homes from the 1950s are still in use today! Those homes are smaller and simpler than what is available today because of innovations in the use of cranes that can lift 100 tons. Today the only limitation in size and design comes from the width of the road from factory to site.

Modular homes are built in factories and assembled on-site, and therefore they must adhere to local building codes for the site location. Work in the factory is more streamlined than building on-site and eliminates weather delays, missing materials, and scheduling sub-contractors. All modular homes are inspected in the factory and then again once they are set on site. Modular homes are placed on a permanent foundation and are required to adhere to building standards and codes.

2. Modular homes are beautiful.

Like stick built homes, modular homes have gone through an evolution when it comes to design. Homeowners want affordability as well as beauty and architects and designers have become a permanent part of the planning process.

In the past, modular homes were boxy and standard. The first modular homes were offered by Sears Roebuck out of a catalog after all! But today, the options for design are in line with other home planning processes. In addition to the myriad range of standard modular home options that homeowners can choose from a manufacturer’s portfolio, homeowners can also take advantage of Computer-Assisted-Design (CAD) to create a custom home to your specifications. If you can dream it, they can build it. Keep in mind, however, that custom modular homes can be just as costly as a stick built custom home. The advantages come in the building process and efficiency of the home.

Another option readily available to modular homebuyers is the chance to have a LEED certified home. Because of the closed environment and tightly controlled building process used to manufacture the homes in a factory setting, the process for gaining certification is fairly straightforward.

Need some inspiration? Check out this photo gallery of standard modular home options or this modular home showcased in Dwell magazine.

3. Modular homes are worth the money.

In general, because modular homes are built to the same standard as stick-built homes, the same factors that go into the resale value of a stick built home apply to modular homes. You must consider the location of the lot, the number of bathrooms, and the style and size of your home relative to the other houses in the neighborhood. The good news is that many of those factors are within your control and should be taken into consideration during the planning process. With modular homes you control the orientation of the house, the placement on the lot, and the features of the floor plan. If you plan to add on a garage, a second floor, or an in-law unit in the future, you can plan for that when you design your home. Additionally, since modular homes are often more tightly built and therefore more energy efficient, the lower energy costs of your home can be a positive selling point for potential buyers.

One reassuring quote comes from modulartoday.com “Modular homes follow the same building code of on-site stick built homes. Once a modular home is placed on its permanent foundation it should be almost impossible to distinguish it from an on-site stick built home. That is why it generally will have the same resale value of a stick built home.” 

As with any new home construction, homeowners should find a contractor you can trust that knows the modular home process. Besides just the land issue, plumbing and electrical tie-ins and finish work that must be done with every new home, contractors that work with modular homes must also keep in communication with the homeowner and the manufacturer to make sure there are no surprises when the modules arrive and the set-down goes as smoothly and quickly as possible. Most modular homes can be set onto the foundation anywhere from one day to a week. The process of building your home may be faster, and with the right contractor, a pleasant and painless experience!

If you are considering buying a modular home, check out these 10 Rules for Modular Construction.

For homeowners, modular homes are a green option that’s affordable and energy efficient without sacrificing design and style. The Idea House project represents all the ways modular homes can be very, very right. For a detailed slide show check out my website.

References:

http://www.nahb.org/generic.aspx?sectionID=810&genericContentID=169150

http://www.modulartoday.com/modularhomeresale.html

http://www.modulartoday.com/modular-history.html

http://www.bluhomes.com/

Creating an Ideal Master Bedroom Suite

Ah, Master Bedrooms. They symbolize so much of what it means to arrive as a home owner. It is your sanctuary, your retreat from the world, and the room where you spend the most time preparing for and recovering from the day to day grind. Needless to say, it’s an important room. So in these difficult economic times, how can you create a Master Bedroom that satisfies your needs as a homeowner? Like all remodel decisions, the first (and often most difficult) step is deciding what you want. How can you best use your Master Bedroom (or Owner’s Suite as it should more accurately be called) to create the home that works for you? Over the years I’ve seen trends come and go with varying degrees of success. Recently, as more homeowners are choosing to remain in their home and remodel instead of selling and upgrading to a bigger or newer house, Master Bedrooms have become more and more important. For homeowners looking to remodel to make their home more attractive to buyers, a mid-range Master Bedroom addition has a 72% return on investment.

As a licensed contractor I enjoy the design process and spend time with clients up front discussing design ideas and estimates on popular features. To give you a jumping off point, below I’ve described the top trends in Master Bedrooms and ways to remodel your Master Bedroom to make it better.

• Moving the Master Bedroom Downstairs

As I mentioned in my post about universal design, one level living can allow you to stay in your home even if you begin to have limited mobility. A downstairs Master Bedroom keeps the home accessible by eliminating the need to climb stairs or schlep across the house to retrieve something from the bedroom. Even if the top floor of a house becomes closed off because of mobility, having your living quarters on the first floor can allow you to remain in your home. By keeping the Master Bedroom on the same level as the kitchen and front door, it becomes the most convenient room in the house and therefore the most valuable.

Additionally, as children grow older and become teenagers, or move back in as young adults, it may save everyone stress and annoyance to give them the upstairs wing of the house while reserving a quiet tucked away Master Bedroom downstairs away from the hustle and bustle of music, computers, video games etc. In this case, having a long hallway leading to the Master Bedroom offers an additional physical (as well as psychological) barrier.

•  Multi-generational housing

In addition to teenagers and young adult children, some families may also have aging parents moving back in to their home. A Master Bedroom suite can serve as a comfortable “in-law” unit within the house that provides a parent with independence and a sense of private living space. For houses without basements, or households that can’t afford a major remodel of an attic space, a Master Bedroom is a convenient compromise that requires very little renovation for an older parent. Master Bedrooms are usually spacious enough to create a sitting area or small table. Additionally, Master Bedrooms also have a separate bathroom that are large enough to accommodate home health equipment like shower chairs or commode handrails.

Conversely, if there are both teenagers and older parents living in a home, a Master Bedroom could serve as a much needed breathing space for the homeowners to escape. The volatile economy has created an environment where many families are choosing to live together again to save money. Remodeling a Master Bedroom to maximize its use in a multi-generational home can create a living situation where everyone can feel comfortable and enjoy the house.

• Working from home

Master Bedrooms can serve two functions for people working from home. It can serve as the home office, a unit separate from the rest of the house where business is conducted and restricted. Having a private bathroom and sitting area can create the aura of an office suite and allow for increased productivity by being separated from household chores and distractions. With just one entrance, a Master Bedroom home office easily restricts access. Once you close up shop for the day and leave the room, you can rejoin the rest of the house without passing by your phone or desk.

On the flip side, the Master Bedroom can serve as a living space completely separate from your home business. If you have a home office within the main living space or even the garage, it may be comforting to know that the Master Bedroom is a sacred space where business does not enter. It is the sanctuary from which you can escape your work while still remaining at home. For the at-home worker who is never “off”, creating a Master Bedroom sanctuary can help mitigate the boundaries between home and work.

• Maximizing space

The age of conspicuous consumption is over. Gone are the trophy entrance ceilings that wasted heat or the just-for-show spa tubs that were rarely used. Using the space in ways that maximize utility and comfort is the biggest trend, particularly if there is an energy conservation element to accompany it. For example, an adjacent bedroom can be converted into a walk-in closet, larger bath, or both. For homeowners who choose to remodel rather than move, making the most of the space they have, as opposed to keeping up with the Jones’, will maximize comfort as well as utility.


What matters most, as always, is what works best for you and your partner. The Master Bedroom is a space to enjoy and taking time to plan it carefully will pay off in the long run. My favorite kind of Master Bedroom feels like a suite in a private wing of the house. It has a literal and psychological barrier from the rest of the house and creates a feeling that the suite is special and off-limits to the household in general. I also like the separation of sleeping, dressing, and sitting areas. Separating these areas transforms the room into a living space and not just a bedroom. In particular, the sitting area with a media cabinet allows for the room to function as a private space for relaxation.

One caution about design plans … I've seen sites lately that advise homeowners to remove their tub in favor of a larger shower. I personally think this is a big mistake. A home without a tub will lose value, plain and simple. There are times when a bathtub is necessary and a shower is a poor substitute (visiting grandchildren, injuries, washing the mini-blinds). And really, is there anything better after a long day than slipping into a warm tub and soaking your cares away? Remove your tub at your own peril.

Below are links to a couple of fun sites that offer inspiring design ideas for the Master Bedroom:
   

Six Bathroom Design Tips

Master Bedroom Layout and Design Tips

One final thought, if your Master Bedroom does not allow for extensive renovations, you may want to consider an addition. While the return on investment may not be as high as, say, a kitchen remodel, your standard of living can be greatly increased, especially if you don’t plan to move in the next several years. If you are looking to build a Master Bedroom addition the basic design must include: sleeping area, sitting area, walk-in closet, and master bathroom. Below is a general floor plan layout that adds on to the existing house.

Before:

After:

Whatever your reasons may be for rethinking your Master Bedroom, a good contractor can help guide you through the process. Regardless of the trends, you should choose a Master Bedroom based on your needs and desires. After all, they don’t call it the Master Bedroom for nothing.



References:

Builderonline.com, “Upstairs, Downstairs”
http://www.builderonline.com/marketing/upstairs-downstairs.aspx

Builderonline.com, 10 Lifestyle Trends for 2012
http://www.builderonline.com/design/10-lifestyle-trends-to-watch-for-in-2012.aspx

Builderonline.com, “10 Residential Designs You Won’t See in 2011”
http://www.builderonline.com/design/10-design-trends-you-wont-see-in-2011.aspx

Builder online, “Owner’s Suite Master Plan”
http://www.builderonline.com/design/master-plan.aspx

Remodeling.net, “Master Suite Addition”
http://www.remodeling.hw.net/2009/costvsvalue/article/mastersuiteaddition.aspx

Should I Stay or Should I Go?

Retirement has many clients considering the pros and cons of remodeling their current home. Making your home more easily accessible can mean staying in your home as you age. Increasing accessibility can range from converting your home to single-level living or just improving safety and access features like grab bars and wider doorways and hallways. Most people think of ramps, but when it comes to accessibility, there are so many more options.

The National Association of Homebuilders offers these statistics about remodeling for accessibility, or as they call it “Aging in Place:”

How big is Aging in Place?
• 89% of people 50+ wish to remain in their own homes indefinitely (AARP).
• 75% of remodelers have seen an increase in requests for aging in place work (NAHB).
• 60% of remodelers already perform aging in place work (NAHB).
• Over half of all 55+ households rate their current home a 9 or 10 out of 10 (American Housing Survey).

Below are some cost-effective accessibility renovations that can modify an existing home and make it easier to stay in your current living environment.

• Adjustable sinks and countertops
• Handrails and grab bars in the bathroom, especially in the shower and tub
• Adjusting the height of wall sockets and light switches
• Built in controls for counter appliances, switches, and thermostats
• Wheel-chair access like roll-in showers, door enlargement, hallways expansion, roll-under vanities and sinks
• Automated doors
• Elevated bath tubs
• Open Floor plans
• Single-floor living
• Safety accommodations like non slip tile and anti-scald valves
• Caregiver call systems
• Cabinet modifications like roll-out shelving and accessible cabinet accessories
• Flush floor transition/Low or no-threshold entrances
• Replacing round knobs with lever handles that can be operated with a push
• Converting first floor rooms like dens into bedrooms
• Installing visual fire alarms
• Bright lighting in all areas, especially stairways
• Low maintenance exterior

These photos illustrate how universal design can be incorporated into an attractive, modern home.

Photos courtesy of http://www.nahb.org/news_details.aspx?newsID=10000&fromGSA=1

These issues represent just a sampling of the creative ways to remain in your home by renovating for accessibility. For a more in-depth discussion, check out the website for The National Association of Home Builders. They offer an Aging-In-Place Checklist for Home Remodeling. The checklist is a great reference that can start you thinking about the types of accessibility renovations your home may need.

As with any specialized home renovation, finding the right contractor will ensure that the work is done not only up to accepted standards and codes, but that the living environment will result in more comfort and ease.

References: www.NAHB.com

Metal Roofs

This post began as an article about water conservation and water catchment systems. I still intend to write that post later, but in the process of researching water catchment systems I got sidetracked. Like any living system, a house is hard to separate into its parts. Once you start looking into one part, you can’t help but see the interconnections.

So, this post isn’t about water catchment systems, in fact it’s not even about water. This post is about roofs. Specifically, metal roofs and why I am a convert to this type of roofing.

In my research about the best roofs for water catchment systems, metal roofs kept showing up as the superior choice. That’s one reason why I became convinced that metal roofs are the preferred material . But it’s not even the best reason.

Water conservation can wait. You are going to want to know about metal roofs first.

Here are what I consider to be the reasons everyone should want a metal roof:

• Metal Roofs are Cooler (as in temperature, but they’re pretty hip as well)

The Department of Energy reports that buildings use 2/3 of all the electricity and 1/3 of all primary energy consumed in the country. The type of roofing on a structure can significantly impact the energy use of the building in terms of cooling and heating energy requirements. Reflective roofing can directly save up to 40% in energy costs. Cool roofs are those with radiative properties that reduce the surface temperature, minimize the amount of heat transferred into the living space, and reduce the heat released from the surface to the ambient air. The Florida Solar Energy Center (FSEC), after studying the cooling energy of identical size, unoccupied homes, concluded that a white painted metal roof could save the typical Florida homeowner 23% annually in their cooling energy costs, compared to a dark gray asphalt shingle roof.

In terms of style, the choices in metal roofing go beyond just white paint. The family of metal roofing contains unpainted natural metal surfaces, prepainted metal surfaces, and granular-coated metal surfaces. A recent technological improvement in the use of infrared reflective pigments allows for more solar radiation to be reflected even with darker colors. This advance is allowing for popular colors other than white to be considered cool roofing.

• Metal Roofs are Eligible for Incentives and Rebates

The 2009 Stimulus Package provides substantial tax credits to homeowners who make energy efficient updates to their home. One of the best ways to qualify for the credit is installation of a painted or coated Energy Star labeled metal roof. Homeowners installing qualified roofs in 2009 and 2010 may be eligible for a tax credit worth up to 30% of the materials cost up to $1500 per home.

• Metal Roofs Ease Urban Heat

Urban areas are prevalent with dark building materials, dark pavements and dark roofs that absorb solar radiation and become hot. In addition, the lower amount of vegetation in the urban areas, compared with the surrounding suburban areas, contributes to the warming. Because of this, urban temperatures are 6-12 degrees higher than the surrounding suburbs and rural areas. The higher air temperature increases smog and requires buildings to use more energy to keep cool. The Lawrence Berkeley National Laboratory conducted a computer simulation estimating the impact of reflectance and emittance on heating and cooling energy consumption and concluded that $750 million could be saved annually by the use of light-colored reflective roofs.

• Metal Roofs are Sustainable

In addition to its energy efficiency benefits, metal roofs are also incredibly environmentally friendly. Metal roofs are extremely durable over time. Metal roofing withstands harsh weather including high winds, hail, ice and snow loads. It can also withstand the wet/dry cycles that often destroy other materials. The durability of prepainted metal roofing is important since over time conventional roofs can become soiled by air pollutants, biological growth, and general degradation. These factors impact the reflectance values and therefore the energy costs of a building. Prepainted metal was found to retain almost 95% of its initial solar reflectance over three years of exposure. As a comparison, some membrane roofing products and white coatings showed a 40% and 25% drop in reflectance, respectively, over the same exposure period. Given the energy savings of metal roofs, and the projected life span of 30-50 years, metal roofs more than pay for themselves.

Metal roofs typically have a minimum of 25% recycled material and can be completely recycled when they are removed from a building. Compare that to typical roofing material that is often classified as hazardous waste when it is removed and routinely ends up in landfills.

The weight of a metal roof can be as little as 1/8 that of conventional roofing shingles. The lower weight, but higher strength, of a metal roof means that metal roofing can be installed over old roofing material without tear off and disposal. However, in my personal opinion, while it may be cost effective to install the metal roof over old roofing, I find it best just to start new and dispose of the old roof first.

• Metal Roofs are Cost Effective

Metal roofing material comes in a variety of styles and colors and therefore the price can vary anywhere from $1.50-$5.00 per linear foot and can be even higher for specialty systems. For example, there are metal panels, metal shingles, metal slate, metal shake, and metal tile roofing. I should make the caveat that, like other green home improvements, initially the total cost of material for a metal roof may be more than a shingle roof. However in my experience, installation is faster on a metal roof than a shingle roof and therefore labor costs are less expensive. Additionally, considering how long metal roofs last, the higher initial cost of the metal roof is more than made up for over time.

• Metal Roofs are Excellent for Water Catchment Systems

In terms of water catchment systems, metal roofs have the advantage as they have a slicker surface, so they don’t collect as much debris and dirt to be filtered. With other systems, you have to worry about grit, bird droppings, pathogens, toxins leached from the roof materials, and bacterial growth. In fact, a study by Oak Ridge National Laboratory found that metal roofing products resisted the growth of biomass which can lead to mold or fungus.

The only warning with metal roof catchment systems is to be careful of copper roofs. Copper is toxic and low pH rainwater will erode it a bit. If you are going to use the water for drinking, you should test it to make sure the copper level isn’t too high.

Given these benefits of metal roofing, I think you can see how I could get sidetracked. There are green technologies out there that apply new and complex solutions to difficult problems. However, I enjoy the beauty of a simple, traditional solution to creating a more environmentally friendly, comfortable home.

References

Kriner, S. “Architects Turn to Cool Metal Roofing in North America.” International Conference on Building Envelope Systems and Technologies

Oak Ridge National Laboratory. “Cool Metal Roofing: The Energy-Efficient Choice.” Buildings Technology Center

www.metalroofing.com/v2/content/guide/costs/energy-tax-incentive.cfm

Schneider, Jim. “Catch the Rain: Metal Roofs Provide an Ideal Platform for Rainwater Capture.” Metalmag, February 2010

www.bestbuymetals.com

Dealbreakers: What really matters when buying a house?

Jeff and I were watching "House Hunters" the other night (gotta love Hulu). After about 3 episodes I turned to Jeff and asked him “Why do all of these people focus only on the tile and paint in these new houses? Shouldn’t they be inspecting the roof or something?” He laughed and replied:

“Because that’s the way most people go about buying a house. Bankers know banking, teachers know teaching, and most of us don’t know much about houses and why they are the way they are. The best house/homeowner relationship is one of interaction where you participate in the system of the house. Sustainable living isn’t just about energy; it’s about your relationship to your environment. In the summer you open your windows at night to let the cool night breeze in, or you turn on your attic fan for fifteen minutes. In the morning after the cool subsides you close up to keep the heat out. You work with your house and its systems for maximum performance. You change filters, you open and close shades. The better the house is designed the more control you will have over its workings and the easier it is to keep your energy bills down.”

It’s hard to know what Jeff’s reaction to any HGTV show will be depending on which side of his brain is dominant at the moment. He has a great eye for design and style (right brain), but also understands structure and interconnectedness of parts (left-brain). Unfortunately, most of the conversations he has with homeowners are more of a "Holmes on Homes" type of conversation. He has to try to explain what the builder or remodeler was thinking and why it must now be corrected.

My point is, paint and tile can be replaced, but a cracked foundation (much like a cracked rib) must be repaired for structural integrity. And like a cracked rib, unlike say a cracked tooth, the end result is the satisfaction that your house won’t fall over, but it isn’t something you’re going to show off to your friends. (I mean really, how many people just can’t wait to show off their new grade beam?) The structures that make a house and the overall design of the house are the parts that matter the most. They cannot be discounted in the buying experience.

Enter the inspector. An inspector can give you information about your house and diagnose some problems before you buy. Inspectors are worthwhile to get a general visual assessment, and may be required by the bank, but any inspection is superficial. They can’t see into the wall or check for underground foundation drains. Some things are unknowable until you are living in the house. In addition to that, the inspector rarely knows much about how a design will impact a livable space. For example, is there passive solar, airflow, enough insulation? For a more thorough assessment, you can always have a builder, or someone else who is knowledgeable and trustworthy, look at the house as well. And research, research, research. On the upside, from a fiscal point of view, if you can catch a major problem, you can usually ask for a price reduction from the seller.

This may seem discouraging. Is home buying just a crapshoot? All of this made me start thinking about the important things to look for when shopping for a new house, particularly if you are open to remodeling. What matters, what doesn’t?

What are important things to look for when inspecting a house?

Here’s what we came up with:

Top Six Areas to Inspect in a Home:

1. The roof

The roof protects the whole house. It is the first line of defense against seasonal elements. There are many signs of a bad roof (curling, blistering, buckling, ceiling stains, faulty gutters) and a good inspector should notice serious problems by inspecting on the roof and inside attic spaces. However, knowing the age of your roof can help you determine when you may start to experience problems.

2. The foundation

The foundation is, quite literally, the rock upon which your house is built. It should be inspected for cracks, water damage, settling, and if possible, drainage. Age can be a factor in the integrity of a foundation, in addition to the region in which you live and the site on which the house sits.

3. Water damage/mold of any kind

Visually, mold or water damage is most common on ceilings, around sinks, toilets, and tubs in your bathroom or kitchen, around windows (both inside and out), and in soft peeling paint on the exterior of the house. Mold can also be smelled, especially in basements and crawl spaces under the house. Mold is an indication of a bigger problem in addition to being a potential health risk.

4. Home-grown electrical work/Bad wiring

Why oh why do people try to save money by doing their own electrical work? Faulty wiring is one of the leading causes of home fires every year. Exposed wires, uncovered electrical boxes, excessive use of electrical tape, and a general disorderly tangled mess are telltale signs of improper installations. A proper home inspection can usually determine if the loads are too much for the electrical service panel to handle.

5. High monthly energy bill

The energy bill gives you a good estimate of what you can expect to pay out every month. It can also point to insulation deficiencies, heating and cooling problems, or the need for window replacements. A home energy audit is the most easily available method of determining if your home is running efficiently and what aspects need to be fixed.

6. Plumbing

The pipes bringing you your drinking water are important for your health. Galvanized pipes are known to cause cancer. PVC easily freezes in winter and can break or leak. Copper and PEX piping are your best options for safe, healthy drinking water. You should inspect under sinks and in the basement and crawl spaces for any leaking pipes.

In the end taking your time and walking thru a house can tell you a lot. If you have access to the attic all the better. Make sure everything is dry. If it's the dry season be on the look-out for stains or mold. Try to find out how old the furnace or air conditioner is. Turn the faucet knobs on and off to see if they work. Don't be fooled by a fresh coat of paint. And if you really can't tell, ask a builder or remodeler to inspect it for you. A small fee can save you a lot of money.

These areas may not make for good television, but in the long run they will lead to peace of mind and allow you to focus on the more fun aspects of transforming your new house into your home.

Get The Lead out!

In April 2010 a new federal law will require contractors that disturb lead-based paint in homes built before 1978 to be certified in specific lead contamination practices. Additionally, all contractors will need to present to homeowners a pamphlet explaining lead removal information. Families looking to remodel older homes have always had to address the lead issue. Any contractor worth their weight will inform homeowners and take the appropriate precautions. This new law puts the responsibility on the contractor to educate homeowners and keep up with best practices for the removal of lead from the home during renovation. Of course, the more prepared homeowners are for a renovation, the smoother (and cheaper!) the process will be. The issue of lead in older homes is a real concern and one that warrants serious discussion.

According to the EPA, the chance of your home containing lead-based paint is:
• 24% if your home was built between 1960-1978
• 69% if your home was built between 1940-1960
• 87% if your home was built before 1940

If you are not sure whether your home has lead-based paint, you have several options before starting a home remodel project. The first option is to assume that your home does have lead-based paint and follow the precautions listed below. There is no harm in following the precautions and any good contractor will err on the side of caution anyway. Another option would be to have your contractor test for lead in your home using a lead test kit. These kits are easily available at hardware stores. Or, your third option would be to hire a certified professional to check for lead-based paint. This assessor will tell you if and where your home has lead-based paint.

Lead-based paint was used in more than 38 million homes until it was banned for residential use in 1978. The most common way people are exposed to lead is through dust. You can also get lead into your body from soil, paint chips, water, and household items like lead-glazed pottery or lead crystal. Lead dust, however, is usually invisible making it a particularly elusive danger. Lead gets into the body when it is swallowed or inhaled. You can swallow dust when you eat, play, or do normal hand-to-mouth activities. You can inhale lead if you breathe lead dust or fumes from lead-based paint. This is the most common way that lead gets into the body. Whenever lead-based paint is sanded, scraped, burned, brushed, blasted, or otherwise disturbed, you are at risk for exposure to lead. Projects that disturb lead-based paint, like cutting or demolition, can create dust and endanger your family, particularly small children under six years old.

In children, lead can affect children’s brains and nervous systems, causing reduced IQ, learning disabilities, and behavioral problems. Even children that appear healthy can have dangerous levels of lead in their bodies. In adults, lead can cause high blood pressure and hypertension. Pregnant women exposed to lead can transfer the lead to their fetus.


Unfortunately, if a contractor is not aware of the risks associated with lead removal, this could spell potential health hazards for your family. As a homeowner you can take these precautions to protect your family from lead exposure during a remodel:

• Ask if the contractor is trained to perform lead-safe work practices and ask to see a copy of their training certificate.
• Ask your contractor what lead-safe methods they will use to perform the remodel.
• Share the results of any lead tests with the contractor.
• Specify in the work contract that the contractor follow the lead removal practices described below.
• Specify in the contract that the contractor take responsibility for cleaning the work area adequately.

The following precautions are recommended by the EPA and HUD to reduce exposure to lead dust during a remodel:

• The work areas should not be accessible to occupants while the work occurs. The rooms or area should be blocked off or sealed with plastic sheeting to contain the dust. The area cannot be accessed until work is completed and thoroughly cleaned.
• You should arrange for alternate bedroom, bathroom, and kitchen arrangements if work is occurring in those areas of your home. Or, you may consider vacating your home while the work is being done.
• You should secure a safe place for pets as they, too, can be poisoned by lead and can track dust into other areas of the home.
• Store furniture away from the area where the work is being done. If furniture cannot be moved, then wrap it in heavy plastic.
• Turn off air heating and air conditioning systems while work is done. This will prevent the dust from spreading through the air vents.
• Minimize the creation of dust by avoiding paint removal methods requiring burning, sanding, grinding, or blasting.
• Ensure that the work area is cleaned up daily using a HEPA vacuum and a wet mop.
• Once the work is complete, you can verify that the work area is free of lead by using a cleaning verification card (available at the EPA website listed below) or by having a professional lead test done. Either way, specify in the contract that the contractor is responsible for re-cleaning the work area if it fails the test.

Here are some additional resources to help you with lead related issues:
The National Lead Information Center: www.epa.gov/lead/nlic.htm

EPA Regional Office for Tennessee: (404) 562-9900

As with most home remodel issues, the more educated you are before you begin, the less likely it is that you will be surprised. Lead is a health concern that will be present in home remodels for quite some time. Luckily with the right precautions and a good choice of contractor, you can save yourself and your family any health-related stress.


Source: Renovate Right: Important Lead Hazard Information for Families, Child Care Providers and Schools. Published by the U.S. Environmental Protections Agency and the U.S. Department of Housing and Urban Development.