704.408.3468 mnester@dickensmitchener.com REALTOR®/BROKER
Your Best Source for Residential Real Estate.
Nature abounds in this Ballantyne area 2.5 story brick charmer with over 3,500 sq ft! Combine the wooded serenity of a 0.86 acre mountain retreat with the convenience of all that Ballantyne has to offer. Impeccably maintained with 2 relaxing rocking chair front porches, original hardwood floors & 2 fireplaces in living room & warm cozy den. Spacious open & bright kitchen with walk-in pantry, island, breakfast area & access to large deck overlooking woods. 2 car garage with shop & brand new gravel driveway. Large bonus room (with new carpet) & other flex rooms throughout house could make additional bedrooms. Oversized & updated master suite with new carpet & new vinyl plank, fresh paint, walk-in his & her closets, dual vanity & whirlpool tub & shower. Absolute attention to detail (one owner). Tons of potential. Don’t forget the third floor with ideal office, craft space & possible bedroom. A rare gem!
MLS#
HOME DESIGN:
The home was designed based on a design from a plan in Southern Living Magazine. Plans for the house were drawn by Norma and Steve Lefler (original owners). Guidance in drawing plans was provided by two architects; Don Little with Odel and Associates and Ed Pieters, an independent architect.
HOME FEATURES:
• Two and one-half story home • Covered porches on first and second floors • Den, living room, dining room, and kitchen with dinette area on first floor • Three bedrooms and recreation room on second level • Study and another bedroom with closet on the third floor • Two full baths and two half baths • Deck on back of home • Two car garage • Two fireplaces • Oak hardwood floors in of first floor • Three HVAC systems (one for each floor) • Built in desks and book shelves for two bedrooms • Library with beaded ceiling and built in book cases, desk and window seat • Walk in pantry in kitchen • Walk in closet with window in master bath • Tongue and groove 5/8 inch thick wood paneling in den • Custom kitchen cabinets • Custom bath cabinets • Brick pavers for first floor front porch and stair landing in garage • Sitting area in bay window of master bedroom with ceiling open to window in gable • Garden tub / jacuzzi in master bath with overhead skylight • Whole house attic fan • Ceiling fans for second floor porch, second floor bedrooms and play room • Washer/dryer in hall bath on 2nd floor with tiled floor pan with floor drain
BUILDING & CONTRUCTION DETAILS:
The 0.86 acre lot was purchased from Thomas Smart in 1982. Original lots were marketed by Dan Linder as Lake Providence Estates. The lot was an undeveloped, forested tract of land. It was desired to have a natural setting for the house. The home was built in 1987 with residents moving into the home in 1988. Two licensed general contractors built the home. David P Barnhardt was the general contractor of record. Steve Lefler (owner) managed construction of the home and held a general contractors license. Both general contractors were professional engineers registered by North Carolina. Foundation design used 12 inch deep by 24 inch wide concrete footings reinforced with no. 4 (1/2 inch) steel rebar. The rebar was supported in the bottom of the trench by rebar chairs. A continuous footing was used for interior pier support as well as all exterior walls. The large footings required thirty yards of concrete delivered by three concrete trucks.
CONTRUCTION DETAILS CONTINUED:
• Foundation wall was constructed with four courses of eight inch concrete block and ten courses of oversize face brick. Reinforcing steel ladders were installed after the second course of concrete block. This construction resulted in a continuous twelve inch foundation wall for the perimeter of the home.Garage foundation wall was constructed with twelve inch walls using oversize brick to provide a finished appearance inside the garage. The top masonry course of the foundation wall used a Flemish bond with face brick. • Footing drains were installed along the west and north walls of the foundation. • Floor joists, window headers and door headers used 2� x 10� southern yellow pine (SYP) lumber throughout. Floor joists were set on a minimum of 16 inch centers. Floor joists were set on 12 inch centers for sixteen foot spans in the Den and the south facing second floor bedroom Solid bridging was used between floor joists on the first floor. Diagonal bridging was used between floor joists on second and third floors. A total of 575 - 2� x 10� SYP boards were used. Don Morgan, sales agent for McClure Lumber who provided the lumber package for the home advised that this was the greatest number of 2� x 10� boards that McClure Lumber had ever provided for a single family home. • Subflooring for all three floors used 1� x 6� pine boards laid diagonally on floor joists. This material was chosen for durability and weather resistance during construction. • Stud walls are constructed with spruce precuts spaced on sixteen inch centers. • Rafters are 2� x 8� spruce lumber for the house and garage. The 2� x 8� rafters provided additional space for insulation in the roof as well as providing additional strength over 2� x 6�rafters. Baffles were used to provide air flow between the roof sheathing and dry wall where insulation was installed between rafters. Rafters were set on 16� centers. Roof pitch is 9 in 12. This pitch was chosen to provide internal living space while providing consideration for roof maintenance. • Roof used ½� thick plywood sheeting for house and garage. Heavy grade felt paper was used with 25 year Owens Corning fiberglass shingles. • Eight hundred and fifty pounds of nails were used in building the house. • Roof flashing used copper materials. Flashing at garage gable roof, dormers and around fireplace chimneys is designed with two tabs, one which provides sealing at vertical brick wall face and a second tab which provides sealing at the roof. This design allows shingle replacement by pulling nail in flashing tab on roof and does not require removal of flashing. This design protects the integrity of the flashing seal at the wall and there have been no leaks since initial installation. Cost of copper flashing and installation was equivalent to the cost spent for installing shingles on entire roof. Note: Do not permit future roofing contractor to tear off existing copper flashing! Removal of one copper nail at each flashing tab allows sliding of flashing to remove existing shingle and installation of replacement shingle without removing any flashing. • Bay window roof is copper standing seam roof constructed of heavy gage copper professionally installed by Avertte and Ledbetter. • Masonry wall was constructed between the garage and house using face brick from the foundation wall to the gable. This provides uniform support for the brick veneer wall above the garage roof. It also provides somewhat of a firewall between the garage and the house.
CONTRUCTION DETAILS CONTINUED:
• Roof ventilation is provided by four gable end vents, a ridge vent across the top of the house and garage; and a continuous soffit vent. A power ventilator was also installed on the house and garage roofs but is no longer needed with the continuous ridge vents installed in 2008. • Crawl space ventilation is provided by 10 air vents through the foundation wall. The front porch is on a concrete slab supported by the foundation wall and piers that provides open space to the crawl space for ventilation. Concrete slab is 7 ½ “ thick reinforced with ½ “ re bar. Slab is supported by steel angle between piers. Placement of concrete for porch slab was on corrugated steel panels supported by construction forms made of plywood and wood framing. • HVAC - Three Trane heat pumps for have been reliable and efficient with very low maintenance The second floor uses three return ducts (master bedroom, hall, and playroom) to help provide uniform temperature throughout. • Chimney Flues are 12 inch for both fireplaces and provide excellent draft for wood burning fires Outside air vents with sliding damper are provided for both fire places. Living room fire place has an ash dump. A 5 inch flue is installed from the craw • Porch ceilings use 1â€? x 6â€? bevel edged, tongue and groove, clear žâ€? pine boards. Back side of downstairs porch was primed and painted to protect from moisture intrusion from the porch floor above. Plastic baffles were installed between floor joists on second floor porch to direct any water intrusion to edge of first floor ceiling. Two continuous vents are installed in the porch first floor ceiling. Ceilings have not degraded since original installation. There has been no staining of first floor porch ceiling since initial construction. • Porch rails were constructed from rot resistant douglas fir lumber. Original balusters were replaced with aluminum balusters. Middle baluster of rail sections between columns has allthread rod extending though the baluster from bottom rail to top rail to prevent separation of rails. • Step rails and newel posts are encased in PVC lumber to prevent degradation. Top of newel post is capped with treated wood material. Steel track is used in bottom rails on steps to provide strength. Top rail uses a douglas fir T section for strength that is encased in PVC to prevent degradation. • Siding on porch walls and siding on dormers is žâ€? thick, 1â€? x 8â€? german siding. Siding on dormers was replaced in 1998. Treated wood is used against roof. Back side of german siding on dormers was painted and all cut edges were sealed to prevent degradation. All joints were bevel cut to shed water. • Windows are insulated glass, double hung sash that were supplied by Titan Building Products. • Exterior and interior doors are solid wood doors furnished by Titan Building Products. • Plumbing fixtures are Moen brand that were used throughout the house. Lead free solder was used for installation of copper water tubing. • DWV plumbing is PVC except for vertical drops that use ductile iron to prevent noise. • Deck was constructed using treated 2â€? x 10â€? floor joists. The deck is supported on four masonry piers resting on the house footing and five masonry piers with six inch thick concrete poured underneath the piers. The band joist of the deck adjacent to the house is lag bolted to the band joist of the house. Decking and steps were replaced in 2018. • Skylights are glass Velux roof windows installed in 2008 when the house was reroofed and replaced original acrylic skylights.
MAJOR REPLACEMENTS:
• Water Heater replaced • Dishwasher replaced • Refrigerator replaced • Carpet replaced on stairs, 2nd and 3rd bedrooms and hall bath in 2014 • Carpet replaced in den in 2017 • Carpet replaced in recreation room in 2019 • Carpet replaced in master bedroom in 2019 • Decking on deck replaced in 2018 • Roof replaced in 2008 • Exterior painting performed at 10 year intervals, 2018 most recent
HOME INSURANCE CLAIMS:
Only insurance claim filed was in 1989 following Hurricane Hugo. A claim of $1200 was paid by State Farm Insurance Company that covered the following damage. There was no water damage. • Broken deck railing from fallen tree. • Damaged deck furniture. • Missing shingles on garage roof and roof over bay window. •Gutters on the north and west sides of the house were damaged and replaced.
Cross Property Client Full 5712 Lake Providence Lane, Charlotte NC 28277-0516 MLS#: Status: Subdivision: Zoning Desc: Legal Desc: Approx Acres: Lot Desc:
3536898 Category: Active Tax Location: Lake Providence Estates Tax Value:
Single Family Charlotte $456,700
L21B3M20-52 LAKE PROV LN 0.85 Approx Lot Dim: 150x250x150x250 Private, Trees, Wooded
Recent: Room Level Main Upper Third
Parcel ID: 225-281-31 County: Mecklenburg Zoning: R3 Deed Ref: 4567-42 Lot/Unit #:
List Price: $524,900
Elevation:
General Information Type: 2.5 Story Style: Traditional Construction Type: Site Built
School Information Elem: Middle: High:
HLA Main: Upper: Third: Lower: Bsmnt: Above Grade: Total:
1,429 1,735 482 0 0 3,646 3,646
Additional Sqft:
0
Bldg Information Beds: Baths: Year Built: New Const: Prop Compl Date: Construct Status: Builder: Model: Garage Sqft:
Unheated Sqft Main: 0 Upper: 0 Third: 0 Lower: 0 Bsmt: 0 Total:
0
Providence Spring Jay M. Robinson Providence 4 2/2 1987 No
698
Additional Information Prop Fin: Cash, Conventional, FHA, VA Assumable: No Ownership: Seller owned for at least one year Special Conditions: None Road Responsibility: Publicly Maintained Road 09/11/2019 : DECR : $534,900->$524,900 Room Information Beds Baths 0 0/1 3 2/ 1 0/1
Room Type Bathroom(s), Breakfast, Den, Dining Room, Entry Hall, Foyer, Kitchen, Living Room, Pantry Bathroom(s), Bedroom(s), Bed/Bonus, Bonus Room, Laundry, Master Bedroom Bonus Room, Office, Sewing Features
Parking: Driveway: Laundry: Foundation: Fireplaces: Floors: Equip: Comm Features: Interior Feat: Exterior Feat: Exterior Const: Porch: Street:
Attached Garage, Driveway, Garage - 2 Car, Keypad Entry, Parking Space - Main Level Garage: Yes 4+ Gravel Doors/Windows: g-Insulated Windows, Screen Door(s) Upper, Closet, Laundry Room Fixtures Exceptions: No Crawl Space Yes, Den, Living Room, Wood Burning Carpet, Tile, Vinyl Plank, Wood Cable Prewire, Ceiling Fan(s), Dishwasher, Disposal, Dryer, Electric Dryer Hookup, Electric Range/Oven, Exhaust Fan, Ice Maker Connection, Microwave, Range/Hood, Refrigerator, Security System, Self Cleaning Oven, Washer Street Lights Attic Fan, Built-Ins, Cable Available, Garage Shop, Kitchen Island, Pantry, Walk-In Closet(s), Walk-In Pantry, Whirlpool, Window Treatments Deck Brick Veneer Full, Wood Balcony, Covered, Front Roof: Fiberglass Shingle Paved Utilities
Sewer: HVAC:
Septic Installed Water: City Water Central Air, Heat Pump - Heat, Multizone A/C, MultiZone Heat Association Information
Subject To HOA: Proposed Spcl Assess:
None No
Public Remarks:
Nature abounds in this Ballantyne area 2.5 story brick charmer w./ over 3,500 sq ft! Combine the wooded serenity of a 0.86 acre mountain retreat w./ the convenience of all Ballantyne has to offer. Impeccably built & maintained with 2 relaxing rocking chair front porches, original hardwood floors & 2 fireplaces in living room & warm cozy den. Spacious open & bright kitchen with walk-in pantry, island, breakfast area & access to large deck overlooking woods. 2 car garage with shop & brand new gravel driveway. Large bonus room (with new carpet) & other flex rooms throughout house could make additional bedrooms. Oversized & updated master suite with new carpet & new vinyl plank, fresh paint, walk-in his & her closets, dual vanity & whirlpool tub & separate shower. Absolute attention to detail (one owner). Tons of potential. Don’t forget the third floor with ideal office, craft space & possible bedroom. A rare gem! Listing Information
DOM: UC Dt:
Subj to CCRs: Confirm Spcl Assess: Remarks
CDOM: DDP-End Date:
Closed Dt: Close Price:
Wtr Htr:
Electric
HOA Subj Dues: No No
Slr Contr: LTC:
Prepared By: Danielle Streeker ©2019 Canopy MLS. All rights reserved. Information herein deemed reliable but not guaranteed. Generated on 09/11/2019 12:44:52 PM