Post by Mike Blank, MBC Building & Remodeling

The EPA rule requires lead-safe work practices in pre-1978 homes, including posting warning signs; using disposable plastic drop cloths; cleaning the work area with HEPA vacuuming and wet washing; and individual certification through a training course. The full rule and brochures for consumers can be downloaded from the EPA’s Web site.

A 2006 NAHB study on lead-safe work practices showed that a home was better off after a remodel than before, as long as the work was performed by trained remodelers who clean the work area with HEPA-equipped vacuums, wet washing and use disposable drop cloths.

Summary of the Rule

1. Training and Certification

As of April 2010, remodeling firms working in pre-1978 homes need to be certified. In addition to firm certification, the company must employ a Certified Renovator. When hiring a remodeler, home owners should verify the firm is certified and employs a Certified Renovator to be sure the work is completed properly.

2. Work Practices

The Certified Renovator has a number of responsibilities. The remodeler must distribute the Renovate Right brochure to the homeowner and ask them to sign the pre-renovation form several days before work begins. They must also post warning signs outside the work area and supervise setting up containment to prevent spreading dust. The rule lists specific containment procedures for both interior and exterior projects. It forbids certain work practices including open flame or torch burning, use of a heat gun that exceeds 1100°F, and high-speed sanding and grinding unless the tool is equipped with a HEPA exhaust control. Once the work is completed, the regulation specifies cleaning and waste disposal procedures. Clean up procedures must be supervised by a Certified Renovator.

3. Verification and Record Keeping

After clean up is complete the Certified Renovator must verify by matching a cleaning cloth with an EPA verification card. If the cloth appears dirtier or darker than the card, the cleaning must be repeated.

A complete file of records on the project must be kept by the certified renovator for three years. These records include, but aren’t limited to: verification of owner/occupant receipt of the Renovate Right pamphlet or attempt to inform, documentation of work practices, Certified Renovator certification, and proof of worker training.

Starting in July 2010, remodeling firms are also required to share with home owners a copy of the records created under the rule within 30 days of completing the renovation.

4. Exemptions

It is important to note that these work practices may be waived under these conditions:

• The home or child occupied facility was built after 1978.
• The repairs are minor, with interior work disturbing less than six sq. ft. or exteriors disturbing less than 20 sq. ft.
• If the house or components test lead free by a Certified Risk Assessor, Lead Inspector, or Certified Renovator.
• The homeowner may also opt out by signing a waiver if there are no children under age six frequently visiting the property, no one in the home is pregnant, or the property is not a child-occupied facility. The EPA is revoking the opt-out waiver as of July 2010. This means all remodeling work conducted in pre-1978 housing must comply with the regulation after this date.

Learn more about EPA’s lead paint rule by visiting www.epa.gov/lead/pubs/renovation.htm.

Mike Blank, CGR CAPS, President

MBC Building & Remodeling, LLC

cell: (717) 371-5136

There are many different types of roofing materials that you can find here in Lancaster County and Central Pennsylvania.  These roofing materials can be broken down into two separate areas, flat roofs and sloped roofs.

FLAT ROOFS

Single Ply roofs have really become the most popular choice for flat roofs due to their ease of installation and relatively low cost.  There are several types of single ply material and unfortunately they all go by alphabet names.

EPDM- The first and most popular single ply roof in Lancaster and York is EPDM, commonly known as rubber.  The rubber membrane is usually fully adhered to an insulation board which is mechanically fasted to your roof deck.  The membrane comes in various thicknesses (.045, .060, and .090).   I recommend the .060 membrane for most installations.  This comes in white or black, with black being less expensive and more widely used.

TPO- In the last ten years TPO membrane has begun to take some of the flat roof market share.  The TPO membrane is usually white although some manufacturers do have options.  The white membrane is highly reflective and if your roof is visible this is very good choice.  The seams for these roofs are usually heat welded.

PVC- This material has made quite a comeback after a disastrous start a few decades ago.  One of its great strengths is the resistance to grease and chemicals.   The membrane is usually white and maintains its reflectivity and appearance very well.  These seams are usually heat welded as well.

In the past we used to install a lot of built-up roofing and modified roofing on flat roofs.  We still see a few of them each year.  These systems are asphalt based and have become unpopular in Central Pennsylvania due to the cost and the smoke and fumes often associated with their installation.

SLOPED ROOFS

There are quite an assortment of choices for sloped roofs.  By far the most common choice is asphalt shingles.  Lately though, metal has really been making inroads into the roofing market in this area.   Here are a few of your choices for sloped roofs.

SHINGLES- There is a wide variety of choices in this category alone.  Shingles range from 25 year type to Lifetime and come in many colors and styles.

METAL- Once again there are a lot of things to choose from just in the metal category.  There are different kinds of metals copper, aluminum, or steel.  Alternate styles also exist, from traditional standing seam to metal shingles.

SLATE- This is one of my all time favorite roofing materials.   I like it for the aesthetics, durability and long life.   Slates come in a variety of sizes, colors and styles.   When installed properly it can outlast virtually any other roofing system.  We have installed many slate roofs in Lancaster and surrounding areas and they are all still in very good shape today.  Slate is often the top choice for universities, churches and upper scale homes.

There are a few other choices for sloped roofs like tile or cedar shingles.  We don’t see them too often in Lancaster County, but we do run into them more often down towards Philadelphia.

If you need help deciding which roofing material is right for you, feel free to ask me.  I love talking about roofing anytime.

(Joe can be reached at 717.291.4405)

My client and I were inspecting the home and noticed the huge bushes right away as a sign of neglect.  The overgrown foliage traps moisture against the foundation and is an attractive home for bugs of all sorts.

Moving inside, the block wall foundation had signs of water creep at the junction of the slab concrete floor of the basement.  This is common among homes with block wall foundations, especially for homes built between 1950 and 1990 when poured walls came into vogue.  See an article I published last spring about waterproofing your home.

The partially-finished basement had one “bedroom” constructed nearby in the front corner of the foundation.  Here’s what we found:

The drywall was toast!  The carpet had been pulled back by someone, and the water damage required complete replacement of the finish work.  Note the vertical nature of the staining in the corner…

…and when we walked around to the outside here’s what we found.  Notice the disconnected downspout and the amount of moisture saturating the foundation at this point.  It hadn’t just stopped raining…also note the slope to the left of the photo – the corner of the home is in a hollow that nicely traps the rainwater.  Even if the downspout was connected, there would still be a water problem.

One more photo – the back of the house nearby had water collecting at the bilco door and against the foundation.

Conclusion – the number one cause of water damage in the basement of a home is from poor water management around the exterior foundation.  So…

1. Be sure that the dirt is graded properly away from your foundation – so the rainwater can travel away from the wall without impediment.
2. Check that your gutter and downspouts are in good condition and slope properly so that water flows.
3. Get the downspout water as far away as possible from the home – use black piping available at any store.  Buried is the best, but make sure the water exits at least 6 feet from the foundation.
4. Don’t forget to trim those bushes back or rip them out altogether – don’t let things grow against your house.  The air needs to get at your foundation.

Follow these simple steps and you’ll have little trouble with water in your foundation under normal circumstances.  For more information feel free to give me a call at 717-799-0851.

First off, the atmosphere is very laid back and reminiscent of a old-time country store (which, as it turns out, is intentional). There are plenty of seats available inside & out. I was glad to meet the proprietor Dave Reist, who talked about how they bought the building a few years back with the intention of upgrading the historic site and bringing back the “times gone by” sense of place that the old place rediated. And yes, they have done a great job.  Dave pointed out the “lotus leaf” pattern on the front window supports (visible in the photo) which he’s been told are very rare.

There are some useful amenities, too. A local business donated a laptop and there is internet connectivity available to patrons. Upstairs, there’s room to accommodate about 40 people which is a rarity in coffee shops around Lancaster County. Out back, Dave showed me the garden areas (and greenhouse) where they grow veggies to use in their dishes.

And what about the food? The 3-cheese omelet I sampled was terrific, and my dining partner enjoyed the “Brick House special” for only $5.    Prices were reasonable across the board, in fact. And the coffee was good – they had Sumatra, which counts for a lot to me…strong stuff!

I’d say the Brick House has a great future in Manheim Borough as a breakfast and lunch destination (they currently close at 2 pm). The address is as follows:

The Brick House Cafe and Coffee Shop
60 North Main Street
Manheim, PA 17545
(717) 665-5588

Named after a nearby rock ford once used to cross the nearby Conestoga River, this 1794 home was built by General Edward Hand and remains remarkably unchanged architecturally even today.

Edward Hand emigrated to Lancaster in 1774 after resigning from the British Army in the colonies. His formal training was in medicine, and he hoped to practice in his new home town.  However, he enlisted in the Continental Army in 1775 and led troops in several key battles early in the Revolutionary War.  He became adjutant-General to George Washington in 1781.  Returning to Lancaster after the war, Hand became active in politics and served in Congress and State Assembly.  He was also elected Burgess of Lancaster.  He moved into his newly-built home at his Rock Ford farm (which had been owned as a tenant farm for 25 years prior) in 1794 and died there in 1802.

Threatened at one point with demolition, the mansion was saved in 1958 with the creation of the Rock Ford Foundation.  The under-renovation home was opened to the public in 1960 and continues to this day.  It is a key example of early American Georgian architecture in Pennsylvania and harkens the visitor back to the early days of gentry country life.

Tours are available – call 717-392-7223 for more information and times. For directions click here.  While you’re in Lancaster Central Park take some extra time to check out the great amenities and nature it has to offer.  Enjoy your walk through history at the Rock Ford Plantation in Lancaster, PA.

Many of the homes in Lancaster County are older with great architectural detail and character. However, one of the less attractive historical features, from an insurance perspective, can be the”knob and tube” wiring that is commonly found in homes built prior to the 1930’s. As a result, homebuyers may have trouble finding a Homeowners Insurance carrier that will insure a home with knob and tube wiring.

What is “knob and tube” wiring?
Knob and tube wiring is an electrical wiring method that was commonly installed in buildings between 1880’s to the 1930’s. The system uses porcelain “knobs” to support the wiring and to keep it away from the potentially combustible framework. Ceramic “tubes” are used to run wires through beams, rafters and walls and to prevent the wires from being compressed by wood when the house settles.

Why are insurance companies so cautious about knob and tube wiring?
• General deterioration, since it is 60+ years old
• Knob and tube has no ground wire like modern electrical systems which can be an increased fire hazard
• The original electrical wiring may have had additional branches and outlets improperly installed that may overheat the wiring and disintegrate the insulation protection
• Power demand from modern technology can exceed the original supply design and lead to blown fuses
• Animals love to chew off the insulation protection
• Homeowners install additional thermal insulation in the attic that covers the wiring and suffocates the wiring from the open air needed for cooling

What should a homebuyer do if they are purchasing a home with knob and tube wiring?
• Get your insurance agent involved as soon as possible checking on the situation. Every carrier has different underwriting guidelines and requirements to handle homes with knob and tube wiring. Some carriers may not even insure a home if it has any knob and tube wiring.
• Have a certified electrician inspect the entire electrical system. Not only will this ensure that electrical system meets current code, it will also give a homebuyer the peace of mind that the new house does not have additional fire hazards.
Overall, insurance for a knob and tube home is handled on a case by case and carrier by carrier basis. Find out early what an insurance carrier requires so that you don’t have any surprises prior to closing.

Christopher Vogt, Baron Insurance Group

Address: 20 E High St Manheim, PA 17545

Office Phone: 717-665-2985

Email: chrisv@baroninsurancegroup.com

Twitter: @christophervogt

Hamilton Park is situated south of Columbia Avenue and west of West End Avenue just on the outskirts of Lancaster City. The zip code is all 17603 here – if you’re looking this will be a point to remember. The key streets are Elm, Atkins, Maple, South President, Abbeyville, Spencer & School Lane.

Homes were built beginning in the 1920s and continued on up into the late 1940s. Most of the homes were of brick construction with hardwood floors – which of course is now back in vogue. As with it’s cousin in the city’s northeast corner, Grandview Heights, Hamilton Park Homes tend to be on the smaller side, less than 1,600 square feet. Of course, there are some notable exceptions. The style of homes runs the gamut from boxey to elegant, squared-off to spired. I’ve sold several homes in the area and am never disappointed in the “bones” of these well-built structures.

Today, the watch fatory is gone, replaced by a condominium development appropriately named “Clock Towers” (more on that in a future article). Hamilton Park, due largely to it’s quiet beautiful streets and stately homes, has never gone out of style. Home prices cover a range from the low $100’s to well over $500,000. For the first-time homebuyer who wants to be “in the city” without living downtown, a nice attached home can be had for $150,000 without much trouble. Speaking of currently available homes, as of today there are 13 listings ranging from $125,000 to $279,000. You can see them here. If you’re interested in receiving instant updates by email when a new Hamilton Park home becomes available, contact me by email or at 717-799-0851. If you’d like to receive email updates of hot new listings in Hamilton Park, contact me at hamiltonpark@yourlancasterhome.com and give me your contact information.

Grandview Heights consists of a fairly large network of streets in what is considered “old” Manheim Township, abutting Lancaster City in the northeast corner. The majority of the homes were built in the 1930s and 1940s, but homes continued to be built right up until the mid 1990s. The classic brick architecture can be found throughout the area, with both detached homes and townhomes interspersed.

Home styles in Grandview Heights varies widely, which adds to the charm of the neighborhood. There are Craftsman bungalows with wood and stucco exteriors, brick postwar GI-bill homes, Large colonial brick examples and and newer sided homes.

Some colonial homes are quite grand, a reminded that Grandview Heights was once the home of the city’s professionals and upper middle class.

The streets in Grandview Heights can be wide avenues or narrow alleys, some of which are one-way. You have to know where you’re going!

The homes are typically on smaller lots as was normal in the early part of the century, when we didn’t need so much ground for our stuff…

Here are some examples of the now-gone architecture that typifies Grandview Heights:

Homes usually sell quickly in Grandview Heights, depending on condition. The floorplans are typically small, from 1,000 square feet to 1,700 square feet. The average home sales price for detached in the past year was $236,000. For semis and townhomes the average was $143,000. Currently there are 9 Grandview Heights homes for sale. I’d be happy to email them to you if you are interested.

For more information on Grandview Heights, Manheim Township homes for sale or any Lancaster PA Real Estate question fee free to call me at 717-799-0851. If you’d like to receive email updates of hot new listings in Grandview Heights, contact me grandviewheights@yourlancasterhome.com and give me your contact information.

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