Central Keystone Living Summer 2016

SUMMER 2016

H O M E B U I L D E R S A S S O C I AT I O N O F M E T R O P O L I TA N H A R R I S B U R G

Going the Extra Mile for

Stormwater Management Tips for Preparing to Sell Your Home

Your Guide to Windows

Central Keystone Living Magazine is owned by the Home Builders Association of Metropolitan Harrisburg.

Contents In Every Issue…

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Our Mission: Supporting Building Industry Professionals & Serving as a Respected Community Resource.

PRESIDENT Gary Lenker, Donco Construction

SUMMER 2016

Home Improvements

Letter From the President

Home Warranties 5 A Closer Look...

VICE PRESIDENT Terry Loughran, Bridlewood Builders

TREASURER Bill Pierce, Fulton Mortgage Company

SECRETARY Mark Toto, Budget Blinds of Susquehanna Valley

IMMEDIATE PAST PRESIDENT

Green Living 6 Going the Extra Mile

for Stormwater Management

Vicki Shannon, CMP,CGB, Golf Enterprises, Inc.

ASSOCIATE VICE PRESIDENT Wayne Keech, Affiliated Settlement Services Group

BUILDER DIRECTORS Meghann Connor, Connor Design-Build, LLC Russ Goodling, Russell C. Goodling Construction Bobbie Van Buskirk, A.P. Williams, Inc. Bryan Rodriguez, Ryan Homes Sherry Krodel, HOME-TIME Renovation, LLC Paul Hepler, Yingst Homes, Inc. Josh Juffe, TriCorner Communities

ASSOCIATE DIRECTORS Steven Cook, UGI Utilities Jim Rhoads, Swartz Kitchens & Baths James Pigott, Jr., Pigott Agency Justin McClure, Daflure Heating & Cooling

EXECUTIVE VICE PRESIDENT David Sheppard, Jr., CAE, Dave@HarrisburgBuilders.com

ASSISTANT EXECUTIVE VICE PRESIDENT Linda McMasters, Linda@HarrisburgBuilders.com

MEMBERSHIP SERVICES DIRECTOR Bob Price, Bob@HarrisburgBuilders.com

What's Trending Now 12 In-law Suites and

Multi-generational Homes

Get the Facts 22 Lesson of the Tree Tips & Tricks 23 Tips for Preparing

to Sell Your Home

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Preventative Pointers on Roof Maintenance

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Protecting Your Asphalt Investment

18

Your Guide to Windows

20 Value of Landscape Planning

ADMINISTRATIVE ASSISTANT (PART TIME) Barb Rowe, HBA@HarrisburgBuilders.com

ADMINISTRATIVE ASSISTANT (PART TIME) Jean Zimmerman, Jean@HarrisburgBuilders.com

FOR ADVERTISING OPPORTUNITIES:

SHERRY BOLINGER

Sherry@hoffpubs.com • 610.685.0914 x202

CONTACT US: Home Builders Association of Metropolitan Harrisburg • 2416 Park Dr, Harrisburg, PA 17110 717-232-5595 or 1-800-281-5539 • Fax: 717-232-5605 • www.harrisburgbuilders.com The written and visual contents of this magazine are protected by copyright. Reproduction of print or digital articles without written permission from Hoffmann Publishing Group, Inc., and/or the Home Builders Association of Metropolitan Harrisburg is forbidden. The placement of paid advertisements does not imply endorsement by the HBA of Metropolitan Harrisburg.

Publisher: Hoffmann Publishing Group, Inc.

2921 Windmill Rd, Suite 4, Sinking Spring, PA 19608 610.685.0914

Letter From the President

Dear Readers, This issue of Central Keystone Living features an article on the subject of stormwater management.

It is written by Mike Hess of Dewberry Engineers, Inc. and the Vice Chairman of our Governmental Affairs Committee. Why did we give this article our lead story?

Because stormwater management will be impacting you directly more as we move forward into the 21st century. How?

Gary Lenker

Donco Construction

In two ways. In 2013 the Pennsylvania legislature passed and Governor Tom Corbett signed into law a bill permitting municipalities to form stormwater authorities. Our municipalities have been under increasing pressure from both the federal and state governments to better control their stormwater, especially here in the Susquehanna Valley where the runoff from our communities goes into the Susquehanna River and down to the Chesapeake Bay. The impact on you is that these authorities will charge you, the homeowner, a monthly fee similar to that paid for your water or sewer bills to manage this stormwater. The fees usually range from $10 to $15 per month initially. As with any fee associated with government, they are likely to go up.

In our area Hampden Township has authorized a stormwater authority and is charging fees. Derry Township is in the process of creating a stormwater authority. The Home Builders Association participated in the formation of the Hampden Township authority and now monitors the Derry Township process.

You who live in communities developed more recently are already complying with the newer, more stringent, more expensive requirements to manage stormwater.

The second impact is one that you can have. A large part of the stormwater runoff comes from our own houses and yards. There are steps that you can take as a homeowner to mitigate this runoff and help your municipality either avoid having to set up such an authority or help you receive credits against your fee if your municipality adopts a stormwater authority. In the article, Mike offers a number of tips on how you can control stormwater runoff on your property.

Things like storm authorities impact the cost of homeownership. These are issues that your local home builders association deals with continuously. We want to have a clean environment and offer our citizens safe, decent affordable housing. Every day we battle on your behalf on issues like stormwater management to strike that proper balance.

President, Home Builders Association of Metropolitan Harrisburg

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Central Keystone Living // SUMMER 2016

Home Warranties

A Closer Look at

Home Warranties

by Karen M Trynoski, Realtor, ABR, CNE, CSP

I

never knew all of the benefits to having a home warranty until I sat down and interviewed Cheryl Rost, Area Manager for First American Home Buyers Protection Corporation.

With so many different plans and services offered by different companies, she graciously took the time to explain some of the generalities of a home warranty.

What is the difference between a home warranty and homeowner’s insurance?

A home warranty contract is a service contract that offers protection for a home's major systems and appliances that fail due to normal wear and tear. It is designed to protect the family budget from unexpected, costly repairs on these items. A home warranty will, subject to the terms of the contract, cover a mechanical failure but will not cover consequential damages. Conversely, a homeowner’s insurance policy will not cover the mechanical failure but may cover the consequencial damage. For example, if a water line breaks and causes water damage, the home warranty would cover repairing the water line (subject to the terms of the contract) and the homeowner’s insurance policy would cover the water damage (subject to the terms of their contract).

When can a home warranty be purchased?

A home warranty can be purchased at any time. There is a range of home warranty products available, including products for existing homeowners. Typically, home warranties are offered by a seller or requested by a buyer during a real estate transaction.

Are there limits to what type of dwelling a home warranty covers?

Home warranties cover residential properties only. They can be purchased for single-family homes, townhomes, condominiums, mobile homes and multi-unit residential properties. There is no requirement that the property be owner-occupied.

How does one file a claim?

A claim can be placed by phone or online. Once coverage is verified, the company will dispatch a technician to go to the home to diagnosis the failure. The customer is responsible for a service fee which, on average, ranges between $75.00 and $100.00. The amount of the service will be set forth in the home warranty contract. A home warranty company will not reimburse a homeowner for work done by an outside contractor without prior authorization. Typically, there is no limit on how many claims can be filed during a contract period.

What types of things are not covered by a home warranty?

A home warranty covers many potential failures to the home's systems and appliances, but it does not cover everything.

Thoroughly reading the home warranty contract is key to understanding what is covered and what is not. A home warranty does not cover pre-existing conditions. It covers items that are in good working order at the start of coverage.

Typical “Limits of Liability” exclude coverage for, among other things, failures due to acts of God, fires, earthquakes, floods, lightning, freeze, misuse, abuse, vandalism, accidents, damage from pests, mold, asbestos, etc. Every home warranty company is different and has its own terms of coverage, dollar limitations and limits of liability. It’s imperative that the customer read the entire contract, including the “Limits of Liability,” in order to understand the coverage.

I would like to thank Cheryl for taking the time to meet with me to share her wealth of knowledge about home warranties.

Karen M. Trynoski, Realtor 717-364-3895 www.ktrynoski.kwrealty.com

What is the cost of a home warranty?

The average cost of a home warranty ranges from $400 to $600, depending upon the coverage you choose.

Typically a home warranty contract covers the property for one year and can be renewed annually.

HarrisburgBuilders.com

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Green Living

I have a confession to make. I’ve never eaten a blue crab.

In fact, I’ve never been able to eat a stone crab, king crab, snow crab, or any other delicious member of the order Decapoda. Unfortunately for me, I have a shellfish allergy.

So when I think about the Chesapeake Bay, I don’t think about what’s for dinner, but about what’s on my desk come Monday morning. As it turns out, I’m also a civil engineer specializing in stormwater management. I spend my days working out the complex ways in which those drops of water falling here in the midstate traverse a long and complex series of pipes, channels, streams, and rivers and eventually make their way to the Chesapeake. Our homes often make up the first link in this hydraulic chain because their rooftops, driveways, and patios are the surfaces that intercept rain drops and turn them into runoff. Because of this, homeowners that go the extra mile for stormwater management can be, quite literally, the Bay’s first line of defense.

Going the Extra Mile for

Stormwater Management

by Mike Hess, P.E., Dewberry Engineering, Inc.

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Central Keystone Living // SUMMER 2016

I

f you live in a neighborhood built within the last 20 to 30 years, chances are good that it contains some number of stormwater control devices. As areas become impervious due to the construction of roads, buildings, parking lots, etc., they don’t allow rain water to soak into the ground, causing it instead to run off, necessitating control systems. They’re not glamorous; you may drive by them every day without noticing them, but these unsung heroes play a critical role in reducing flooding, minimizing erosion, recharging groundwater, and removing pollution.

Starting in the 1970s, runoff from an entire neighborhood was often directed to one or two centralized basins that fill up with water during heavy rainfall events. The water could then be released from the basin in a slow and controlled manner over the course of a few days. While this approach was effective for controlling downstream flooding, it did little to recharge groundwater or improve water quality. Accordingly, in the early 2000s, a new generation of stormwater requirements was enacted, and these serve to regulate not only downstream flooding, but encourage groundwater recharge and improve water quality. While the development where you live was designed to meet the requirements in effect at the time it was built, there exists an opportunity to do even better. And in doing so, homeowners can save money, beautify their properties, and engage their communities. Before we get to that, however, some background information on the politics and the science of stormwater management is in order.

“But isn’t stormwater the local government’s problem?” you might be wondering.

After all, there are storm inlets in the streets, and they all have to go somewhere. The answer is “Yes….sort of.” Most of the cities, boroughs, and townships where this magazine is circulated are required to maintain compliance with a “Municipal Separate Storm Sewer System” (MS4) permit issued by Pennsylvania DEP. Every municipality that holds one of these permits must perform certain activities each year. For example, they are required to inspect stormwater discharge points, properly maintain their facilities, and pass codes and ordinances that comply with state standards. In addition to these baseline requirements, many municipalities have more stringent regulations based upon the health of their local waterways. DEP studies all of Pennsylvania’s streams, lakes, rivers, etc., periodically, and makes an assessment of the types of organisms that should be living there. They then compare this with the types of organisms that actually are living there, and determine how well (or how poorly) the water body is performing.

If all of the waterways in a particular municipality are performing as they should, then there’s nothing more to worry about other than the baseline permit requirements. Unfortunately, lots of municipalities aren’t so lucky. When a stream, lake, river, etc., isn’t up to snuff, additional requirements apply, and those are custom tailored to the specific problems affecting that watershed. For this reason, the approach to stormwater management in Pennsylvania is highly localized and varies widely from place to place.

Municipalities have several tools available to meet their permitting requirements. They can pass codes and ordinances that govern how new building projects are designed and built.

This is a very low-cost option as far as the municipal budget is concerned, but the downside is that it doesn’t have any effect on areas that are already developed. Another option is to focus on processes and procedures for maintaining publicly owned facilities. For example, a township might decide to fertilize athletic fields less frequently, or not at all.

Lastly, a municipality can clean up its stormwater by building devices that collect and treat runoff before it is discharged into the local waterways. These devices are highly effective, but there is a significant cost associated with both building and maintaining them.

Speaking of costs, municipalities across the state are struggling to find ways to pay for this stormwater cleanup, especially when they contain watersheds that need a lot of work.

Raising taxes is an option, but local officials are generally reluctant to do so due to the anticipated political consequences.

For that reason, the Pennsylvania legislature passed Act 68 in June of 2013, allowing for the formation of stormwater authorities. If the term “authority” rings a bell, it’s probably because you receive a sewer or water bill from one. Act 68 makes it legal for local governments to form a similar type of entity charged with implementing (and funding) stormwater controls. Much of that funding is expected to come from user fees, so instead of a tax increase, homeowners may receive another monthly bill. The semantics of “tax versus fee” aside, the fact remains that municipalities need money to meet their stormwater permit requirements, and it’s likely that they’ll start charging property owners to get it.

HarrisburgBuilders.com

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All this serves to underscore the important role that property owners can take in stormwater management. By finding ways to improve runoff before it leaves their property, homeowners can improve nearby waterways, making it less likely that local governments will have to start collecting money to do so. Add to that the environmental benefits and the pride in knowing that your backyard project really does make a difference, and you have a compelling case for taking action.

In formulating your household stormwater management plan, it’s important to consider three aspects of runoff; rate, volume, and water quality.

Rate Stormwater runoff rate has been regulated in Pennsylvania since the 1970s and it has the greatest potential to cause flooding, erosion, or damage to downstream properties. To get a feel for what the runoff rate is all about, think about a garden hose and a fire hose. Open the nozzle on each and you’ll get a stream of water.

But the fire hose flows at a much higher rate.

Volume Since the early 2000s, runoff volume has also been regulated in Pennsylvania. A good way to think about volume is to compare a bathtub to a swimming pool. Both vessels contain water, and both can be filled with a hose, but the swimming pool contains a much greater volume. However, we can’t talk about runoff volume without talking about infiltration. It’s essential that a significant amount of rainfall be allowed to infiltrate into the soil so that it

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Central Keystone Living // SUMMER 2016

can replenish the groundwater supply. An adequate groundwater supply not only feeds domestic wells, it supplies base flow to keep streams and waterways flowing during the hot summer months when little to no rainfall is occurring.

Water Quality Water quality regulations came into effect at about the same time volume regulations did, and they deal mainly with three components of the runoff stream. They are suspended solids (dirt, mud), nitrogen (usually from fertilizer) and phosphorous (also from fertilizer). The suspended solids result in cloudy, muddy water that limits the penetration of sunlight. This makes it difficult for underwater plants to make food via photosynthesis, knocking out the foundation of the aquatic food chain. Fertilizers, which are also known as “nutrient pollutants,” can bring about algae blooms, which also restrict the ability of sunlight to penetrate the water column, hindering plant growth, and dealing a blow to the food chain.

If you want to get rid of this stuff, you have two main options; you can build something, or you can do something. As intuitive as this is, the stormwater experts would be remiss if they didn’t seize the opportunity to create some new acronyms and technical jargon, so here they are. Both things you build and things you do fall under the umbrella of “Best Management Practices” or “BMP’s” but the things you build are termed “structural BMPs,” while those you do are termed “non-structural BMPs.”

Green Living What Can You Do? By now, everybody knows that you should take used motor oil to a recycling facility instead of dumping it down the storm drain.

This is a classic example of a non-structural BMP. By making simple changes to what you do, or how you do it, you can have a significant positive impact on water quality in local streams and rivers. Here are some others:

Wash cars on the lawn instead of the driveway. The detergent in the soapy water will soak into the ground where it can be broken down by soil organisms instead of running off into surface waters.

Carefully consider your use of fertilizers around the house. For your lawn, try replacing one or more fertilizer

applications with physical methods like aeration. You may be surprised at the results.

Limit the size and duration of soil disturbances. If

you’re doing some digging around the house to put in a patio or a vegetable garden, limit the area you’re working on to what you can finish the same day. Put down gravel, mulch, straw, etc., before hanging up your tools to protect the soil from erosion in case it rains before you can resume the project.

If you live near a stream or a drainage ditch, let the vegetation grow longer in that area. For example, you

might consider trimming the grass there once a month with a string trimmer instead of mowing it down weekly. The taller vegetation will do a better job of filtering out pollutants before they enter the waterway.

Your Best Idea Center in Central PA

Mechanicsburg

800.793.5645

www.kohlbp.com

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877.407.5645 Railing

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Green Living Rain Barrels By far the most ubiquitous DIY stormwater control is the rain barrel. Installed at the base of a downspout, these devices collect rainwater and hold it for future reuse in watering gardens or landscape plantings, or backyard cleanup. They’re fairly inexpensive, easy to install, and help to save money on water bills while decreasing runoff rates and encouraging infiltration when the water is reused.

If you’re thinking about installing a rain barrel, there are several factors you should consider:

Another way homeowners can improve water quality is to build or install a device that cleans up runoff before it leaves their property.

While there is some effort involved in the installation and periodic maintenance of these structural BMPs, the benefit is that they’re usually hard at work cleaning up stormwater runoff while you’re busy with other things or just relaxing inside on a rainy day. Here’s a discussion of three of the most common homeowner-installed devices:

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Central Keystone Living // SUMMER 2016

•

When looking for a location for the rain barrel, choose a downspout that collects a large area of the roof. One of the main downspouts from the house or the garage will be a better choice than one that only serves an entry way or small porch.

•

Elevate the rain barrel above ground level by placing blocks, bricks, or landscape timbers under it. This will allow better access to the drain spout, and the increased elevation will allow water to flow a longer distance when you connect a hose.

•

Provide an overflow that directs runoff away from the house in large storm events, or when the rain barrel is already full.

•

Place a screen over the intake. This will keep leaves and other debris out of the rain barrel and prevent mosquitos from moving in.

Green Living Rain Gardens While they’re less commonplace than rain barrels, rain gardens are gaining in popularity. The forms that they take are as diverse as the property owners who install them, but they have a number of important characteristics in common. All rain gardens are low lying areas that collect runoff, and they contain a combination of plants, special soil mixes, underdrains, and other features that encourage infiltration and filter out pollutants. The following factors should be considered in deciding how a rain garden might fit into your property: •

•

Runoff will need to be directed to the rain garden. This can occur by constructing the rain garden in an area that already collects rainwater, or by using pipes, ditches, or other means to send water to it.

We don’t want to create a swamp! A rain garden should hold water for a day or two after a storm, but it should dry out between rainfall events. A rain garden that dries out regularly will favor the plants that do the important work of absorbing nutrient pollutants, but it will also interrupt the life cycle of mosquitos. If you’re lucky, the natural soils beneath the rain garden will absorb water quickly enough to make this happen.

If not, you may need to use a mixture of topsoil, compost, and sand to create the right conditions. An underdrain consisting of a perforated pipe in a gravel bed can also be used to make sure that the rain garden doesn’t hold water for too long.

•

A rain garden also needs an overflow. Usually an area around the perimeter that’s slightly lower than the rest is sufficient to direct excess runoff where you want it to go (and away from the house!).

•

Think about planting zones. The bottom of the rain garden will be the wettest for the longest, so plants that favor a wet environment will do best there. The side slopes should be planted with species that like moderately wet soils, and the top perimeter of the rain garden is a good home for plants that prefer only a small amount of additional moisture.

•

Rain gardens are wildlife havens. Depending where your rain garden is located, how it is constructed, and what plant species you choose, a rain garden can attract frogs and turtles, hummingbirds, butterflies, songbirds, and much more. If you like to watch wildlife, consider placing the rain garden within view of a large window or near an often-traveled walkway.

Infiltration Pit If you’re interested in implementing a stormwater BMP on your property, but don’t think an above-ground feature would create the right aesthetic, an infiltration pit might be a good fit for you.

Fundamentally, an infiltration pit is just a hole in the ground that’s filled with gravel. A downspout is directed into the infiltration pit, and water has the opportunity to soak into the ground instead of running off directly into storm drains or local streams.

Here are a few things to keep in mind: •

The infiltration pit should be separated from the foundation.

We want water to seep into the ground – not your basement!

A minimum distance of about 10 feet is recommended.

•

The pit should be lined with a product called a “geotextile.” A geotextile is a synthetic fabric that prevents soil from washing into the gravel bed and clogging it.

•

Just like the other devices, an infiltration pit requires an overflow for heavy storm events. A number of commercial products are available that attach to the downspout and direct runoff onto the ground surface when the infiltration pit is full.

Your local municipality can also be a valuable resource for stormwater management information. Public education and outreach is a key component of their DEP-issued stormwater permit, and they will likely have information, literature, seminars, etc., that can be helpful. Of course, there’s no substitute for professional expertise. If the prospect of designing and installing your own stormwater system seems daunting, a number of area engineers or landscape architects can offer assistance to make sure the job gets done right the first time.

The homebuilding community goes to great lengths to ensure that modern neighborhoods are built to meet or exceed the standards that govern stormwater management. Construction projects built in the last century often had a detrimental effect on local waterways, but that trend has been reversed in recent years as stormwater science and regulations continue to evolve. The laws on the books today actually require new building projects to not only mitigate their stormwater related impacts, but to install systems that bring about a net improvement to the runoff flowing downstream. The Homebuilder’s Association is proud of the work that our members have done to implement these solutions, but we recognize that there are always ways to improve. We invite area homeowners to join with us in going the extra mile to ensure that our homes and neighborhoods play an important role in cleaning up the area streams, rivers, and ultimately the Chesapeake Bay. Mike Hess, P.E. 717-961-5090 mhess@dewberry.com

There are many more options available for stormwater controls that can be implemented on a residential lot than the ones described here, and it’s often possible to combine features of several different devices to create something unique to the property where it will be installed. A lot of great information is available regarding the specific design details of stormwater BMPs from the Penn State Extension website at http://extension.psu.edu/ plants/gardening/eco-friendly. Don’t forget to check out the “Stormwater Management” link on the bottom of the page for even more information.

HarrisburgBuilders.com

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What's Trending Now

In-law Suites and Multi-generational Homes

By Allison Ong Shreffler, Architect, ASID

With the onslaught of Baby Boomers reaching retirement age, many families are finding themselves in dilemmas requiring creative solutions for where mom and dad should live in their golden years. On the flipside, situations like extended families and a slow economic recovery have also

created the need for multi-generation living. Not only does this trend allow for aging parents to live with peace of mind, but it has also shown to increase property values 60% higher than traditional homes, according to real-estate website Zillow.

A recent addition for a retired aging-in-place veteran. Windows surround the space allowing for sunlit views to the backyard.

The original home is a typical bi-level design, and the addition is attached at the rear of the home adjacent to the lower level family room. A ramp from the driveway provides barrier-free access to a separate entry door to the suite.

Photo courtesy of Allison Ong Shreffler, Architect, ASID | Constructed by Stoney Brooke Home Renovations & Design

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What's Trending Now

P

opular features for these suites include a large bedroom, closet, full bath, a separate sitting/living space and occasionally, a kitchenette. Separate living rooms and kitchenettes allow both generations to independently coexist. Other considerations should be the quality of light and access locations to the suite. If aging in place is the ultimate goal, then a wheelchair accessible entrance from the exterior may be necessary. Planning ahead for the eventuality of being homebound will save you money in the long term.

Make privacy a priority. An additional entrance for the occasional visitor will also help your senior feel more independent. A separate space for dining and watching television may be desirable. Extra sound insulation between the walls may be prudent since seniors tend to be early risers, and if the rest of the family likes to entertain late into the evening, the additional noise will be mitigated as well. A kitchenette may also be a nice addition that allows for early morning coffee drinkers to serve themselves without disrupting the rest of the family.

Another important consideration is the Master Bath--the standard 5'x8' bathrooms in most homes will not work with wheelchairs. A newer, recently popular design solution is zero-threshold showers.

This allows anyone in a wheelchair or needing a walker a curb-free access into the shower. Shower seats and handheld shower heads make for a user friendly shower experience. Additional features such as grab bars are also being installed, but not to worry, those stainless steel grab bars that you are used to seeing in commercial applications have come a long way for residential installations. It is best to install these grab bars at the beginning of any bathroom remodeling project, so that your contractor provides you with blocking in the wall cavity for a solid grab bar attachment before the tile work begins.

These “in-law� spaces can be used for multiple purposes over time. That in-law suite can be a future first apartment for a young couple looking to save money, or for a future live-in caretaker or nanny. With thoughtful planning, multi-generational living can provide together but separate living for generations to come.

MEET THE EXPERT: Allison Ong Shreffler, Architect, ASID, runs her own architecture and interior design practice here in Central PA. Contact her at 717-884-9808 or visit www.HarrisburgArchitects.net.

Having adequate heating and air conditioning to a new in-law suite is another important consideration. Mini-split stand alone units are an economical solution that allows for independently operated temperature control, so grandma and grandpa can be toasty warm without sweating out the rest of the house and family.

The master bathroom. A zero clearance shower stall, hydrotherapy tub, and ample turnaround space complete with grab bars allow for complete accessibility and compliance with the American with Disabilities Act requirements.

Photo courtesy of Allison Ong Shreffler, Architect, ASID | Constructed by Stoney Brooke Home Renovations & Design HarrisburgBuilders.com

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Home Improvements

Preventative Pointers on Roof Maintenance

By Chris Neff of Allied Exteriors, Inc.

#1

Check the roof of your home for curling shingles or shingles that are sticking up. This is a red flag that the roof of your home has loose nails, which lead to shingles blowing off and causing leakage.

#2

Know what kind of ridge vent is on your roof; particular caution goes out to those with an aluminum ridge vent.

Check to make sure the ridge vent is not pulling away from the roof line. As nails begin to pull free, beware of water seepage in your home's attic space. One hard rain and that ridge vent may be a goner.

#3

Three words: vent pipe collar. A properly installed collar in good condition is key in keeping your roof watertight.

For those who don't know, a vent pipe collar is what goes around any pipe that is sticking up through the roof of your house. With age, it is typical for this seal to deteriorate, allowing water to leak into your home. The best way to remedy this is to replace the vent pipe collar. However, the easiest quick-fix is to simply caulk around its perimeter. Checking the pipe collar(s) on your roof is a simple way to prevent water damage.

#4 #5

Routinely clean your rain gutters. This will prevent water from backing up into your home.

Ensure debris is kept to a minimum along step flashed areas such as chimneys, skylights and sided walls. Otherwise, rainwater may go in directions that it is not supposed to go!

Take it from the experts at Allied Exteriors. Prioritize the roof over your head. Proper precautionary chores are worth their hassle, as water damage is a much uglier monster. If our article has caught you too late, or you could use additional roofing aide, contact us.

Chris Neff Allied Exteriors, Inc. (717) 774-6476 www. alliedroofingpa.com

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Central Keystone Living // SUMMER 2016

REACH 35,000+

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Home Improvements

Protecting Your Asphalt Investment

By Julie Stine

Due to our varied climate an asphalt driveway is a very common and practical choice of materials. It will expand and contract with the heat and the cold. The nice black color also heats up fast in the winter sun to allow snow and ice to melt faster off its surface. A properly installed asphalt driveway can last up to 20 years with regular maintenance. So, the goal is to maximize the life expectancy of the drive.

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So What is your next step?

Y

ou need to protect that investment with some preventative maintenance. The easiest and most cost effective way to help keep your driveway looking great, and slow the oxidation process from the sun and elements, is to have it seal coated by a licensed, insured and reputable contractor. Most contractors will give you a free estimate for this service. It is relatively inexpensive and can add years to the life of your driveway.

Seal coat is a product that can be applied by hand brushing or by a spray on application. It is aesthetically pleasing, providing that deep rich black color that we all desire for our asphalt. New asphalt should cure for at least 12 months before seal coating for the first time. After the initial seal coating, it should be sealed every 3 to 5 years. Seal coating has been proven to slow the oxidation process extending the life of the asphalt dramatically. This can then end up saving you thousands in future replacement costs.

If your existing asphalt driveway is beginning to show signs of wear, depending on the amount of failure, there might still be options before it has to be torn out and replaced. If there is no visible damage to the surface, seal coating is the most cost effective way to give your driveway a little TLC and make it look great again.

If the asphalt is starting to show some visible linear cracks, they should be sealed. Once water is able to penetrate the pavement it can cause cracks to spread and eventually alligatored areas and potholes will form. These linear cracks are sealed on the surface with a hot rubberized crack seal that will help to allow the expansion and contraction of the asphalt with the hot and cold temperature changes.

Sealing these cracks will help to eliminate water entering the cracks. This is a maintenance that may need to be done annually. Proactively sealing the cracks can save you money by holding off repairs.

There are also cracks that are clustered. They are usually referred to as “alligatored” or “gatored” cracks. Like all cracks to your asphalt, they will continue to get worse unless measures are taken to remedy them. These type of cracks are best addressed by doing an actual repair to the area.

The area will be saw cut or milled out and removed from your drive. The area under the asphalt will be addressed to check for a proper base. If needed, it can be dug down and have modified stone placed and compacted. The area should then be paved with at least 3 inches of a base coat and 1.5 inches of a top coat of asphalt. Once the asphalt is installed and compacted, the seam around the repair or patch should be sealed with the hot rubberized crack seal or an AC-20 tape to protect against water.

If you happen to have areas that have opened up into an actual pothole, they can be filled as a temporary measure with cold patch, a pothole repair mix or hot mix asphalt

until they can be permanently repaired. Once you are ready, or the weather is warm enough, these areas can be repaired the same as the clustered cracks above.

A few more tips of maintenance that can be done by you to help prolong the life of your asphalt are to edge along the drive to keep grass and weeds away from the asphalt. It can help to keep them from growing into the sides of the drive causing the asphalt to fail. Cleaning up an oil spot immediately can also help eliminate eventual damage to the asphalt.

Just like anything else, if you take care of your driveway and keep it well maintained, it will last for years to come.

Julie Stine Asphalt Advocate PA #104767 (717) 440-2327 www.WeLoveAsphalt.com Julie.Stine.AMS@gmail.com

Call For Editorial Submissions Central Keystone Living is a homeowner magazine designed to provide useful ideas, tips and information regarding every area of home ownership, from home design, construction and renovations, to interior design, outdoor living spaces and maintenance. Articles cover new trends and timeless winners in building and remodeling; home décor and fashion accessories; outdoor living and landscaping; and much more.

If you would like to submit ideas for future editorial stories, we invite you to forward your ideas to:

DAVE SHEPPARD, JR. Dave@HarrisburgBuilders.com Preference for submissions is given to HBA members and timely topics.

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Home Improvements

Your Guide to Windows

By Meg Conner of Studio 4 Showroom

W

indows are one of the major components of the building envelope and play an integral role in the overall energy efficiency of the home. They visually join the interior to the outside, allowing you to enjoy the view while keeping out water, air, heat, and cold. With so many options, selecting the best windows for your project can seem like a daunting task. However, with a small amount of research and consultations with knowledgeable window representatives, the process can yield well-performing and great looking windows for your home.

Installation Methodology: If you are building new, your builder will be using full-frame windows in the rough lumber opening of the home’s framing. However, if you are looking to replace existing windows in a home, two options can be employed. In a full frame approach, the entire original window, frame and all, is removed. It is a holistic approach that allows all aspects of the window to be dealt with, thus providing a more thorough replacement. In an insert or “replacement” style installation, the original window fame is left intact and the sashes and jamb components are removed.

A new window with minimal framing is installed into the opening.

This is a great option if the frame is in good condition although one of the drawbacks is reduced daylight opening, as a new, slightly

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Central Keystone Living // SUMMER 2016

smaller window is being inserted into the original opening. It is less invasive and generally less expensive than a full-frame window replacement. In all cases, installation should be according to the window manufacturer’s specifications with proper water management and insulation.

Frame Construction: Several options are available in window construction, each with benefits and drawbacks associated with the materials used and how they are built.

Vinyl windows are easy to maintain, offer decent thermal protection, and are generally the lowest cost product option. However, as vinyl is exposed to hot and cold temperatures, it expands and contracts which leads to an increased risk of seal failure in the window. Strength of the frame is also a concern and racking or twisting of the unit can be experienced. Color options for both interior and exterior surfaces can also be a limiting factor.

Composite windows are low maintenance and offer a wider array of color options. Benefits of durability and strength are dependent upon the materials used in the composite (vinyl, glass, wood pulp, etc.), therefore is dependent upon the combination of products and the manufacturer.

Home Improvements All-aluminum windows offer strength, durability, and low maintenance. With their low thermal performance and thermal barrier issues, they are often not the best fit for use in colder regions in which seasonal variations are strong.

Fiberglass windows offer strength, low maintenance, great thermal performance, and low expansion rates. Cost comparative to vinyl is the main drawback of this window type.

All-wood windows provide thermal performance with exterior architectural detail and unlimited color choices. They do, however, require regular exterior maintenance and can be costly when looking at high quality options. With proper maintenance, they can last the longest of any of the types.

If homeowners want the benefits of a wood frame and interior, but without the maintenance of the wood exterior, several exterior clad options are available on the market. Vinyl, composite, fiberglass, and aluminum clad versions are all readily available and offer lower exterior maintenance options. Costs can range depending upon manufacturer and the quality of materials and construction. Fiberglass and aluminum clad versions are generally higher performing, but also have a higher associated cost.

Window performance is also dependent upon the geographic area of the home and how the materials respond to the environment.

For example, tri-pane glass may not be the most energy efficient option for your region, even though homeowners may think that three layers of glass are better than two.

Style and Aesthetic: While materials, construction, and performance are essential to selecting the best window for your project, homeowners should also pay special attention to the style and aesthetic of their window choices. Most manufacturers offer several styles of windows, including double hung, casement, awning, picture, bays, and bows, allowing architects, builders, designers, and homeowners to make the best choice for the style of home.

Meg Connor Executive Officer Studio 4 Showroom www.studio4showroom.com 717-230-8568

Glazing Options: Although single pane windows are available, most homeowners choose windows with insulated glass options, allowing them to build the best performing window for their region. Both double and triple pane insulated glass options are available with most manufacturers and provide the basis for building the window’s efficiency. Low-emissivity, or LowE, layers on insulated glass surfaces help to control heat transfer. LowE coatings lower the U-factor of the glass, thus making it more energy efficient. Inert gasses, such as argon and krypton, can be used between the panes of glass to improve the thermal performance of the window.

Other glass coatings, such as tints and reflective layers, can help to address the visible light transmittance inside the home.

Energy Performance: Overall energy efficiency of a window is determined by the interaction of all of the window components as well as how the window is installed. Three main measurements are used to determine this: •

U-factor is the rate at which the unit conducts non-solar heat flow. The lower the U-factor, the more energy-efficient the unit.

•

Solar Heat Gain: is the fraction of solar radiation admitted through a unit and subsequently released as heat inside a home. The lower the SHGC, the less solar heat it transmits and the greater it’s shading ability.

•

Air Leakage: the rate of air movement around a unit. A unit with a low air leakage rating is tighter than one with a high air leakage rating.

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Value of

Home Improvements

Landscape Planning

By Ruth Consoli, Landscape Designer

W

hether you are building a new home or renovating an existing one, regardless of the scope of the project, you usually start with a plan. The same holds true for landscaping your home and creating outdoor living space. A sevenstate wide survey was conducted by Virginia Tech University and affiliates on the value of home landscaping. The study concluded that a well designed and maintained property could add 10% or more to the value of a home.

When you are building a new home, you may have an opportunity to actually site your home in the best possible place on the land.

Take advantage of southern exposures to provide natural heating in the winter or great views of the mountain. Maybe there is a natural stand of oaks which provides tremendous ecological value to wildlife and you are willing to make some changes in your plan to preserve them. When planning for our homes and communities, we need to include the natural world around us as part of the economic and ecological benefit package.

Can we really make a difference to and for our natural surroundings? The answer is YES! Each of our suburban lots has the potential to provide food, shelter and enjoyment for us as well as the wildlife around us. Not only that, but there is exciting research happening about how interconnected our bodies are to the natural world around us and the many health benefits we can experience by being outside in nature.

It starts with planning, either on your own or with the assistance of a landscape architect or landscape designer. The first step is to evaluate the current conditions on your property. The next step is to think about how you want the space to function; what do you want to do outside? Just as when you plan your home and its interior, the same thinking can apply outside. It’s also very important to understand the transition between inside and outside.

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Central Keystone Living // SUMMER 2016

What do you want to look at from your kitchen window; do you need a line of sight to see your kids playing in the backyard? Do you sit in a certain room more often during one season or another and want to see those seasons reflected when you look outside?

This is the dreaming/refining phase. These are some of the things that we, as landscape designers and architects, ask you and include in our planning of your outdoor space.

When planning for features such as patios, paths, pools, pergolas, etc., we look to the architecture of your home as well as the natural surroundings so that we design those features in a way that is functional and beautiful. These decisions are reflected in the materials, colors and styles that are used throughout your home, both inside and outside, to provide you with a harmonious space.

Some simple things that each of us can do this spring into the fall to affect a positive change in our own home and garden’s ecology: •

When purchasing plants from a local garden center, ask them if the plants were organically grown without pesticides.

•

Purchase some native plants to include in your yard that help our local wildlife to survive and thrive. Some of the best plants with the most ecological bang for your buck are Oaks, Red or Sugar Maples, American Beech, Hickory and Black Gum. These trees provide shade for us, reduce our energy consumption in the summer if sited properly as well as sequester carbon, provide food, pollen, nectar and shelter for wildlife. See The Living Landscape for more great ideas for plants and their ecological functions.

•

Buy a rain gauge to see how much water your garden is receiving each week. You may find that you don’t need to run the hose or drip irrigation as often.

•

Use fertilizers and insecticides sparingly. One of the beautiful things about having a garden in natural balance is that the good bugs take care of the bad bugs most of the time without you having to do a thing! If we rush to use a chemical treatment without first truly diagnosing the problem, we sometimes kill the good bugs that were coming to the rescue. If you want to learn more, talk to your local Penn State Extension office or search Integrated Pest Management online.

•

Get outside more! Take your family on a hike; visit our local parks, hiking trails and wildlife refuge sites such as Wildwood Lake Sanctuary. Once you experience more of the local flora and fauna, you might just decide to give some of these suggestions a try.

So what does that mean for each of us as individual homeowners? As Doug Tallamy wrote in his book with Rick Darke, The Living Landscape; our gardens can be designed to provide both human and environmental functions.

• • • • • •

• • • • • • •

Create living spaces suitable for play, meals and entertaining Add beauty and sensual pleasure including color, fragrance, framing and order Offer shelter and refuge, privacy and screening Yield sustenance through edible plantings Provide opportunities for storytelling and other artistic expression Inspire and educate by providing exposure to or immersion in natural phenomena including seasonal cycles, cycles of plant and animal growth and migration Recharge groundwater Replenish atmospheric oxygen Sequester carbon Furnish shelter and cover for wildlife Promote a stable food web for wildlife Support pollinator communities Provide the right conditions for natural hybridization and the continuing development of biodiversity

Ruth Consoli is a Landscape Designer in Harrisburg, PA. You can reach her at www.Ruthconsolidesign.com or 717-329-3719.

See Your Home in the Best Possible Light Outdoor Landscape Lighting Installation, Service & Upgrades Perfect for walkways, driveways, entryways, walls, patios, plantings and pools.

Call Today: (717) 533-0606

EveningShadowsLighting.com HarrisburgBuilders.com

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Get the Facts

Lesson of the Tree

by Bob Carey, Daflure

T

rees are natural born killers. At least, that’s the conclusion I’ve drawn about trees after 25 years as a working arborist and having seen the staggering numbers of deaths and injuries inflicted on folks working with trees. Despite my personal experience, we don’t usually think of trees this way and more generally regard them as benign or invisible in and around our homes.

But like a lot of things, poor planning and neglect can and does precipitate some unexpected outcomes. This is a cautionary tale of a tree and the HVAC system at any house, anywhere.

In The Beginning Most laypersons are only qualified or comfortable opining about the accessories and aesthetics of their homes. Paint, room layout and kitchen accessories often occupy a large portion of a homeowner’s time when considering their home. Other elements of the home are hard to understand, difficult to see and don’t seem to contribute much to the sense of ownership that attaches people to their dwelling. Consequently, when it comes to systems like the HVAC or the many considerations for tree selection, folks will take the word of the experts.

The Early Years

Remarkably, I’ve never had a hard time getting fellow experts to admit that their horizon for customer satisfaction is fairly short.

If the tree doesn’t die, they’re perfectly happy to recommend a plant that they own at a good price, need to clear from inventory or don’t need to travel far to obtain. In their minds good enough is the best bet.

Forget Old Age; it’s a Mid-Life Crisis In many cases, the HVAC system in your home was “good enough” when it was speced for the house. Unlike the tree that you can watch go bad, the HVAC system goes bad because it may be inadequate for the volume of the home, ducts and returns may similarly be inadequate or misplaced and considerations for all important maintenance may have been ignored. All this because less is more when a builder is selecting equipment that you know nothing about and believe is pretty much standard.

While the mulch is still fresh and the paint is still shiny, the experts seem to be just that since everything is working fine. The little tree is cute and seems ages away from any kind of size or stature.

Similarly, the thermostat is set and like magic, comfort envelops every member of the house silently and out of sight. The hazy buzz of wellbeing sprouts like the seed sprouting on thin soil.

Meanwhile, the gotcha monster is sprouting baby teeth while it familiarizes itself with all the stuff you left to those experts.

There was a time when equipment was pretty wasteful of energy but seemed to operate well for a long period of time. These days, energy efficiency is a buzz word that everyone is familiar with.

An efficient system that is overwhelmed by the task it’s assigned to perform will fail prematurely because it's overworked, all while you thought everything’s fine.

Mokita

Paint and counter tops don’t move. Trees, HVAC systems and cars do. We tend to know a lot less about the stuff that moves than we ought. Why do folks always solicit opinions about how things look rather than how they work? The lesson of the tree is that if you’re not expert, don’t rely on their expert. The stuff you know least about is the most important to discuss. Have your expert develop a list of questions and make sure it’s part of the discussion when you next have to make decisions about those things.

My credentials as an arborist qualify me to testify in court as an expert witness. While proud of the credentials, I’m sad to say that I’ve had too many opportunities to deploy them in the adversarial context of modern judicial systems. Not being combative myself, I am always looking for a way forward rather than doing battle in court. Unfortunately, it rarely works out that way.

The truth I’ve come to realize is that wittingly or not, your expert is often not your friend. More to the point is the fact that far too many experts leverage their knowledge for their own advantage and cover their butt with a warranty. There are countless examples I could cite from arboriculture but this parallels where I’m going as it relates to HVAC. Almost any small tree seems like it’ll work

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when it’s young. Since making the sale is job one, experts are helpful about flower color but not about mature size. Folks have no idea that many trees, regardless of their species, will outgrow their allotted space soon enough to become a problem. Poor or improper guidance about the potential of the tree and the care required come back to bite homeowners bigtime.

Central Keystone Living // SUMMER 2016

Pay Attention to the Stuff that Moves.

Bob Carey 717-774-9480 bcarey@daflure.com

Tips & Tricks

Tips for Preparing to Sell Your Home W

by Karen M Trynoski, Realtor, ABR, CNE, CSP

hen selling your home, the condition of your home is just as important as pricing it right and can potentially net you a higher sale price. Who wouldn’t want to sell their house faster and for a higher price? A little time, a little money and a little work is all it takes. By following the tips provided below, your house will stand out among the competition.

6. Wash the insides and outsides of windows.

1. Your front door gives a vital first impression as prospects enter your home. Making sure it is clean and freshly painted is necessary.

9. Vacuum all carpets and wash all floors.

2. If any décor is needed, now if the time to do it. $100 worth of paint balances $500 in a price cut. Keep colors neutral.

3. Kitchens and baths sell a home. Make sure they sparkle.

4. Dress windows in freshly laundered curtains. Pull the curtains back and allow the sunlight in to brighten the rooms.

5. Don’t forget to have all light sockets filled with bulbs. Illumination is like a welcome sign. The potential buyer will feel glowing warmth when you turn on all your lights for an evening showing.

7. Wash dishes and put away laundry. Organize your closets and cabinets; buyers WILL look in them.

8. Make up beds with attractive spreads and pillows.

10. Keep pet areas clean, including litter boxes. Keep pets out of the way when there is a showing.

11. Light scents such as vanilla, lemon or basil work well. Remember to keep the scents light and consistent throughout the home.

12. Dust all furniture and fixtures.

13. Fresh flowers are always a nice touch in every room.

14. Tidy up the grounds, porches and garage. Keep the lawn trimmed and edged. Make sure your yard is free of refuse.

15. Power wash walkways and siding.

16. A pre-listing inspection is a wise thing to do. You can fix any repairs brought to your attention as the result of the inspection.

Appealing to a prospect's five senses is a goal to keep in mind as your prepare to list your home for sale. When should you start these improvements? As soon as possible! Not only will you be ahead of the game, but your home will be ready for pictures. The more prospects you can appeal to, the more prospects will come to your home. As the old saying goes, “You never get a second chance to make a first impression,” so take the time to improve your home and impress those prospects!

Karen M. Trynoski, Realtor 717-364-3895 www.ktrynoski.kwrealty.com

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www.PHFA.org • 1-855-U-Are-Home (827-3466)

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Brian A. Hudson, Sr., Executive Director & CEO