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Sandy Griffis

Protecting Homes, Businesses from Wildfire

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Welcome to “At Home With Tom and Sandy.” Sit back, relax and enjoy. Here we are, Tom, halfway through the year. Whooshing, zooming and rocketing through life. 

Tom:  Hello Sandy, my zipping, zooming and zapping gal. It is a joy to be with you again this month and to share our column with the community. I am not sure what we will end up talking about, but hey, hasn’t this weather been wonderfully crazy?

Sandy:  Hello! Back at ya, Tom, and yes the weather has been glorious. The rain was so wonderful, even though it did slow down some construction; however, on the positive side we sure did need the precipitation.

Tom:  Agreed. I don’t recall this area being as flush with water since the mid-‘80s after monsoons. It sure is helping all of the plants grow.

Sandy:  And don’t forget the weeds, they are making me crazy. The rain brings many wonderful things, but weeds are not my favorite and they are popping up overnight. Tom, speaking of weeds and grass growing like crazy, let’s talk about what happens when things dry out and now these weeds contribute to an increased wildfire danger.

Tom: Sandy, good call. It is important for our readers to know what they should be doing around their homes and businesses to help them be safe.

You are talking about what it is like to live in the Prescott Area Wildland Urban Interface area. There is a lot of smart information out there for our readers. I know you have something up your sleeve on this subject, so who are you going to bring into the conversation?

Sandy:  Why, our renowned and recognized Don Devendorf, division chief/fire marshal for the City of Prescott Fire Department. Hi, Don, and thanks for being our community partner this month. 

Don:  Hi, Sandy and Tom. Looks like you two are having a conversation that is right up my alley and I agree. It is so important to encourage everyone in Yavapai County to be prepared for this coming fire season by creating defensible space around their homes and having a plan for evacuation.

Sandy:  Don, I know you can help our readers prepare their homes for the fire season. Where should we start?

Don:  Would love to start the conversation right out of the gate that rains do more than just cause weeds to grow. Weeds can become a hazardous fuel when not managed.

Tom: So, Don, you are saying that no matter how hard we all work to contain the vegetation that surrounds us, we all know it will grow back.

Don: Yes, Tom; however, when hazardous fuels are managed, the possibility of a wildfire disaster is drastically reduced. Whether a wildfire starts with a lightning strike or is human caused, fuel management is the key to safety.

Sandy: I would say that every individual property owner has a stake in making sure that our area, all-encompassing Yavapai County, is safe, not to mention protecting their own home.

Sandy: Don, what exactly is hazard mitigation?

Don: Hazard mitigation is any action taken to reduce or eliminate the long-term risk to human life and property from natural and man-made hazards. 

Tom: Don, are there certain easy points that break down actions for homeowners to take to protect their property in order to create defensible space?

Don: First and foremost is to be ready.  That begins with a house that firefighters can defend. That means to maintain an adequate defensible space by creating the buffer around your home, by removing dead plants, grass and weeds. This buffer helps to keep the fire away from your home. 

Sandy: Defensible space is the required space between a structure and the wildland area that, under normal conditions, creates a sufficient buffer to slow or halt the spread of wildfire to a structure.

Don: Sandy, you are a great student and working with all of our builders and landscapers, I know you are a fan of defensible space. 

Tom: Let’s share with our readers the different zones that a property owner should manage. 

Don: Zone One extends 30 feet out from the buildings, structures, decks, etc. Zone Two extends 30 to 100 feet out from buildings, etc. In each of these zones, there is a requirement for removing dead materials, thinning vegetation, removing combustible material and removing “ladder fuels” (low-level vegetation that allows the fire to spread from the ground to the tree canopy) along with several defensible space actions.

Sandy: And then there are fire-resistant plants. 

Don: Yes, indeed. All homeowners should look at planting high moisture content and low-growing plants in their yards. 

Tom: This sure is not just a single column article. There are so many other components to protecting a home and a family. 

Don: You are right, Tom. Every family should have an action plan. The fire season is now a year-round reality and our fire departments take every precaution to help protect homeowners and their property. However, successful preparation for a wildfire requires the homeowner to take personal responsibility for protecting themselves, their family and their property.

Sandy: As you say, Don, it’s not a question of IF but WHEN the next major fire will occur. And that’s why the most important person in protecting their life and property is not the firefighter, but the property owner. So, to all of our readers, please take advance planning and preparation. 

Tom: You are so right, Sandy. We have many local landscapers that are educated in defensible space and will come out and survey your property as will the fire departments.

Sandy: So, together from Don, Tom and me, we say be aware and make a more fire-safe environment for you and your family.

Don: We hope the lesson learned from this column is that good preparedness efforts completed with neighbors working together with local agency partners can make a difference. For our readers, please check out yavapai.us/firesafety. This is a wonderful brochure that has more information about creating an evacuation plan and help for creating defensible space.

Sandy: In closing, for our readers, please reach out to PAWUIC, now known as Yavapai Fire Wise, they can help your community become firewise and learn what you can do within your neighborhood to take responsibility to protect your homes and your neighbors. yavapaifirewise.org

Tom: And one more important piece of information, everyone should sign up for

CODE RED at ycsoaz.gov/community/Emergency-Preparedness/Emergency-Notification-System, which will notify if there is a wildland fire in the area.

Thanks readers for stopping in and reading “At Home with Tom and Sandy.” You’re in good company and we love sharing educational, fun and important information with you. And a huge thank you to Don Devendorf, division chief/fire marshal with City of Prescott Fire. We truly appreciate you. QCBN

Tom Reilly, Architect, Contractor, Renovations 928-445-8506 renovationsaz.com

Sandy Griffis, Executive Director, Yavapai County Contractors Association.  928-778-0040.

Finding Reputable Companies When You Cannot Shop Local

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Welcome to “At Home With Tom and Sandy.” Sit back, relax and enjoy. Here we are, Tom, with the year just whooshing and whizzing as fast as can be.

Tom: I think I would add zooming to the industry life we are in. 

Sandy: Agreed. But fun it is!

Tom: Sandy, what is your topic for our readers this month?

Sandy: Well, I have been talking to vendors around the area and even vendors in Phoenix to see what they do if they cannot readily supply a needed item to a home project. It seems that if the vendor cannot supply an item to the contractor in order to complete their job at hand, or the material is back-ordered, contractors are going online to purchase items for new homes and remodels. What would you do if you were faced with this dilemma?

Tom: We have, from time to time, purchased items online when we cannot find what we need locally or something is on backorder that can potentially delay the job.

Sandy: I know that you, Tom, and so many of our other contractors and local business men and women and our citizens’ first stop is supporting our local vendors first. That is not only smart but good business practice as well. Supporting local should always be first!

Tom: Absolutely. We look at the locally owned stores first and the larger companies that have served us for decades.

Sandy: Tom, for our readers, when you buy local, more money stays in the community. When you spend money at locally owned businesses, it is pretty easy to understand that those dollars directly impact the local economy, as they keep local businesses in business. The multiplier effect is the amount of local economic activity that is triggered by the purchase of any one item. Community economics tells us that the more a dollar circulates in a defined region, and the faster it circulates, the more income, wealth and jobs it creates.

Keeping dollars local is an act of reinvestment in your community. Buying local products and services and banking locally keeps money circulating closer to where you spend it. This creates a ripple effect as those businesses and their employees in turn spend your money locally. Corporate chains send most of our money out of town. Okay, I am off my soapbox!

Tom: Very true. We believe in local; however, there are times when we are unable to purchase what we need locally, so we must purchase item online.

Sandy: I say shop local, except, I admit, I am an online shoe shopper. There are perils to online shoe shopping as well as benefits; shoes too small, too big, too flat, heels too high, so in the case of online purchasing perils, what steps can you recommend to our readers that Renovations takes to ensure security and quality and good fit?

Tom: Great question. And I will start with a one-word answer from which we can expand upon, RESEARCH. We do a lot of research.

Sandy: Do you research companies or products or both? I would imagine both.

Tom: Yes, Sandy, you are correct. Some of the products we have purchased in the past because no local stock or back-order have been high-ticket items. Initially, we look to well-established manufactures as a source for what we need. They, of course, do not require the vetting that less well-known manufactures need. Smaller specialty products are out there in abundance and often with a little background checking, they turn out to be reputable companies.

Sandy: Interesting. What are some of the methods you use to determine the reputation a company has?

Tom: We start by looking in the web address of a company to see if it is noted as a secure site. There is a padlock icon that appears, letting you know there is a secure system within which to do business.

Sandy: I always read the product reviews. They tell a real story about a company. And if the website doesn’t have reviews, I move on.

Tom: Exactly. Dee, in our office, is our online research guru. She looks at the reviews for everything we purchase and determines if the site is secure enough to do business with.

Sandy: So, the two steps are determining if you move forward are company/product reviews and to verify their website offers a secure means to do business with.

Tom: We also look at it in context of the time it would take to travel to another area, like the Valley, vs. ordering online.

Sandy: Good time management.  I like that.  What are some of the pitfalls you have found?

Tom: Whenever you get on the internet, or the information highway, you are putting some information about yourself out there. When you purchase using credit cards, that info can be out there, too, so our firm is extremely cautious.  In fact, many times if we need to order a product online, we even call and talk with a principal of the firm as well. 

Sandy: What about returns or items that aren’t what they appear to be? 

Tom: Yes. Most reputable companies will have a return label in the shipping box.

Sandy: Yes, my shoes always have a return label! Try them on; too large, too small, color off, back into the box they go. What are some of the sites you work with, Tom, when purchasing items for remodels and or new builds?

Tom: We work with several construction specialty sites that are geared and set up to assist with prompt shipping. Build.com is a source we use as well.

Sandy: Tom, product selection and availability is probably a major reason why you and other contractors would turn to relatively specialized online retailers for items.

Tom: Indeed, it is. A purchase from an e-commerce business primarily happens because that business offered a unique product not available from larger competitors or offers the product that will keep us on schedule should our regular supplier not be able to support us.

Sandy: It is refreshing to know that these smaller retailers and/or specialized online companies can offer particular products, those hard to find products and in-stock products to keep you builders on schedule.

Tom: There are specialty retailers that many contractors use because they have many times the number of products in a particular category vs. the relatively larger mass-market retailer with more product categories and less product items.

For example, we recently had a new build with specialized hardware. There is a mid-market, e-commerce retail chain that carries more than 90,000 product SKUs. Among these many thousands of products, this retailer carries roughly 20 different hardware designs.

In contrast, there are several small online hardware specialty stores that carry a few hundred different hardware designs. This incredible product depth and breadth within the hardware category attracts builders when we need a specialty hardware item.

Sandy: Tom, is it the number of products within a category that matters as much as which products are offered?

Tom: Unique choices are important. 

Buying direct from big box stores is popular; however, it all depends on what you are looking for. Our experience with purchasing items for our projects has been all over the board, with our first choice of course buying local.

Sandy: However, supporting local businesses and organizations means your money stays local, through taxes, investments and more. That means that your hard-earned money, once spent, continues to work for you. Local first, then check out those specialty construction online sites.

Thanks, readers, for stopping in and reading “At Home with Tom and Sandy.” You’re in good company and we love sharing educational, fun and important information with you. We will see you next month. QCBN

 

Tom Reilly, Architect, Contractor, Renovations 928-445-8506 renovationsaz.com

Sandy Griffis, Executive Director, Yavapai County Contractors Association.  928-778-0040.

Understanding the Energy Code

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Welcome to “At Home With Tom and Sandy.” Enjoy the read!

Sandy:  Well, Tom, here we are once again, ready to keep our readers educated and informed. I have received several calls from homeowners asking what the energy code is all about. What do you say we talk about that?

Tom:  Great topic. We educate our clients about this exact item quite often. Especially those homeowners with older homes; often those with homes built in the early 1900s.

Sandy:  So, Tom, I know building codes in one form or another have been around for centuries, what do you say we give our readers a little history on the Energy Code? Buildings account for approximately 41% of all energy consumption and 72% of electricity usage in the United States. Building and energy code standards are in place to set minimum requirements for energy-efficient design and construction for new and renovated buildings, assuring reductions in energy use and greenhouse gas emissions over the life of buildings. Boy, did I start off with a big statement. Now, it is your turn.

Tom:  Glad to. Around the late 1970s, the Department of Energy and the foundation organizations of the ICC (International Code Committee) began looking at ways to reduce energy consumption of the built environment and all facets of our lives. Working on updating codes and developing something that could be implemented introduced the initial IECC, (the International Energy Conservation Code) in the 1990s.

The code was developed by several organizations and the DOE basically endorsed the code. You and I are both aware that building code adoption of any kind is a local jurisdictional decision. The ICC recommends and the locals decide.

Sandy: Building codes are state laws. The United States does not have a national building code or energy code.

Tom: You are absolutely correct, Sandy. Instead, states and our local governments can choose to adopt one and/or a portion of the national energy code and or one of the many building codes, such as fire, electrical, structural or plumbing.

Sandy: Energy codes are different than appliance and equipment standards. Energy codes cover the building itself such as walls, insulation, windows, air leakage and duct leakage. Appliance and equipment standards cover energy consumption and usage of the products that go into our homes.

Sandy: Okay, Tom, how does the energy code work?

Tom: First, the energy codes are developed and as I said the International Code Council develops the International Energy Conservation Code (IECC), which contains chapters for both residential and commercial buildings.

Sandy: How often are new codes developed?

Tom: New codes being developed every three years. Final versions of each new edition are determined by a vote of the committee.

Sandy: Codes are developed, and then they are adopted, which is what our local jurisdictions are going through right now. Our local jurisdictions are reviewing these codes through our Advisory & Appeals Boards, then through our mayors and councils for adoption.

Tom: Code Compliance is the final step and a key issue. The key to realizing the full savings potential of building energy codes is by ensuring that builders are complying with them. Sandy, it is great what YCCA and the local jurisdictions have been doing to educate and share with our industry the changes in the codes.

Tom: Our other jurisdictions: Town of Town of Chino Valley, Town of Prescott Valley, City of Prescott, all adopted the 2006 energy code several years ago and that really changed our industry quite a bit. The Town of Prescott Valley is staying with the 2006 Energy Code as is Yavapai County. The City of Prescott adopted the 2012 Energy Code.

Tom:  For commercial construction, the compliance system is referred to as COMcheck. REScheck is for residential. That is the one I am most familiar with. These software systems will help analyze a building’s design by assigning a value to the various components. These values are added up and the overall building needs to hit established minimums to be considered compliant.

Sandy:  There are a lot of details that go into that process. The standards for construction have changed quite a bit through the years. Areas such as foundations, insulation, minimum R values for walls and roofs, window size and orientation are just a few of the components affected.

With new construction, meeting those standards is a little easier than when remodeling an existing older home. How do you incorporate these new codes into your projects?

Tom:  Great question. As you might suspect, each project can be a little different. The accepted standard by local jurisdictions is that if you touch it, you must bring it up to current codes. That includes all building codes.

Sandy:  So if you remove the drywall in a master bath remodel, will you have to change the structure and electrical if it does not meet current codes?

Tom:  Depends. If we are making a new window opening then the structure must comply. If we open the wall up for plumbing modifications and it is an exterior wall then we would need to bring the insulation of the opened area up to code. That can be a challenge sometimes, depending on wall thickness.

Sandy:  What if you can’t meet the code? Will jurisdictions look at extenuating circumstances on a case by case basis?

Tom:  Usually, yes. We have found building officials to be realistic in the application of codes.

Sandy:  Do you need to perform a REZcheck on remodels of an existing home?

Tom:  Typically, only if we are doing an addition to the home. The addition must meet the energy code standards.

The goal in adopting the Energy code is of course to reduce the energy footprint of the built environment. In developing the code, the committee looked at the areas and components of a building that typically cause energy to be consumed and created standards for these to address the specific cause.

Sandy:  Windows, Doors, Duct work, HVAC systems all those have standards based on reducing energy consumption. Not just insulation, although that is addressed.

The climate in different areas will require a different approach and different standards. Tell our readers how this is addressed. One size does not fit all!

Tom:  Very true! The codes established different zones to address the variations of climate in different areas. Yavapai County alone has 5 different zones. The standards in Camp Verde are not the same as Crown King.

Sandy:  What are some of the differences?

Tom:  Perhaps the most obvious would be insulation requirements. Less obvious would be the U value in windows.

Sandy:  Ahhhh I know what U value is – the measurement of the ability of the window to transmit heat.

Tom:  WOW, you are not just another pretty face! That is correct. The lower the U value the greater resistance to heat transfer.

Sandy:  Thanks for that, mister. So, in short, the energy code is here to stay. It has added cost to the construction of buildings. Has anyone determined the savings to the homeowners?

Tom:  Great question. I am sure they have but I am not aware of a study. Might be a google moment.

Sandy: Tom, this is a huge subject that we have just lightly touched upon. I say we continue this topic next month. The Impact of Building Energy Codes is mammoth and represents significant savings to home and business owners. What that amount is I have no idea, but to our readers – Tom and I are on it and more to follow next month!

Thanks readers for stopping in and reading “At Home with Tom and Sandy.” You’re in good company and we love sharing educational, fun and important information with you. Until next month. QCBN

Tom Reilly, architect, contractor, Renovations 928-445-8506  renovationsaz.com

Sandy Griffis, executive director, Yavapai County Contractors Association. 928-778-0040. ycca@cableone.net

Deciding Whether to Buy a New Home or Remodel 

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Welcome to “At Home With Tom and Sandy.”  Sit back, relax and enjoy.   

Tom: Hi Sandy, what are we going to talk about this month? 

Sandy: Well, I have had some calls recently from folks who want to know who they can turn to for help in deciding whether they should stay in their home and remodel, build new or move to another existing home. So, this is what I want to talk about, Tom; are you game? 

Tom: GREAT subject. We spend quite a bit of time helping folks find some of the answers they need to make that exact and careful decision. It is quite a process! 

Sandy: I suppose the first question to share with our readers would be what and why are they considering this decision.    

Tom: Exactly. We suggest families sit down and list five things they like and enjoy about their home and five things they are not keen on about their home. This helps people gain some focus on a discussion that can get lost down all the rabbit holes. Families will also need to look at their finances and determine a general budget for buying new or resale or taking on remodeling. This is important to have the range of budget figures as they move through the process. 

Sandy: Good start. Once they do that and have the budget numbers and the list of “not keen on items” would they then bring in professional assistance to see if those aspects of the home can be modified and changed and/or is the home in a hard-and-fast non-flexible, cost-prohibitive state? 

Tom: Right again. Sometimes it’s the kitchen or the bath or the lack of outdoor space that need remodeling and a fresh look and or need to be changed due to family circumstances. And sometimes it is just simply the quality of finishes that are causing gloom and the homeowners want more brightness. 

Sandy:Okay, easy enough, but what if the house is just to big for some empty nesters?  

Tom: Then the decision is pretty clear. 

Tom: Once those “Home Improvement” projects are identified, owners can do one or two things, or both, to move forward. There is an article published in Remodeling Magazine every year called “Cost vs Value” and the link is remodeling.hw.  

Tom: This link identifies several common renovation projects and relays the typical cost of those projects for average homes and some for upscale homes in different parts of the country.  

Sandy: WOW, very interesting and I hope our readers take a peek at the link.  Noteworthy to see the different areas and costs.  

Tom: Clearly. This information allows people to get some idea of how much a project will cost them. The desired change menu of projects can then be added up to get a preliminary budget for staying in the current home and remodeling vs. going and purchasing new. 

Sandy: It is still a good idea for our readers to contact a professional for help, though. Most design/build companies specializing in remodeling will have an initial conversation at no cost. 

Tom: Yes, that is of course true. If a company wants to charge you for very basic and common information, tell them “I don’t have the right company” to work with.    

Sandy: When the homeowner has all of this valuable information, there is still more work to do though. What do you suggest about figuring out if they would be better off moving? 

Tom: We suggest if a homeowner wants to relocate, and let’s use our local area, he or she lists about five different desirable areas to live in. Then research those areas for available homes and their respective price ranges. 

Sandy: And, of course, a realtor would be a starting point for that process. 

Tom: Absolutely. No question there. Realtors have access to information and the skill to drill into that info on the client’s behalf. 

Sandy: That will be work for sure and it is important that these families share with the realtor they are gathering information for “the decision to stay and remodel or buy.”  

Tom: That would be fair. For some, the information can be obtained in the realtor’s office. By way of example, simply finding out the cost of existing homes in an area might force the decision right there. 

Sandy: Gathering the information is what this whole process is about. In fact, I shout from the rooftops that gathering information on any form of construction from purchase of items, to remodeling, to building new, to all everything from A to Z in construction is important. 

Sandy: With new construction, folks can reach out to custom home builders for an initial consultation to obtain information about the costs of a new custom home.
 

Tom: Right. And those first meetings with homebuilders are typically at no cost, just like the design/build remodeling company. I recommend that folks look at model homes also. Not all new construction is custom. By looking at floor plans that are part of a developer’s package, you can get a lot of info. 

 

Sandy: With a lot of the developers in our area, homebuyers can add or customize features with all their homes giving them their own unique solutions. That is important to know.  

 

Tom: Yes, it is. When all this information is gathered, the homeowner can now sit down and mull over the options. The information is critical to a sound decision-making process. 

 

Sandy: I understand that as a general rule of thumb in today’s market, given the same square footage, building new is more costly than buying existing. 

 

Tom: That is a typical generalization, you are right. I would not recommend making a final decision to stay or go based on that, though.  

 

Sandy:The decision to stay or go really is a tough one, the greatest quandary of homeowner ownership. Our topic this month is certainly an age-old decision “whether to remodel or build new.”  There are so many things to consider. How about in closing, Tom, let’s give our readers some quick pointers:  

 

Tom:Right on, Sandy. Let’s step it off. 

 

As far as financial decision, an important decision to consider is whether the cost of remodeling the home will outpace its resale value if you are looking to flip it in a couple of years. If you plan to stay there, then build what you want. The last thing you want to do is spend a bunch of money and sit back when it is done and say, “I wish I would have….!” 

Again, prepare a list of features you cannot live without. Include wants, needs, wishes and the amount of money and time you are willing to commit. 

Carefully calculate and consider the amount of money being invested for the remodel and/or the purchase of new: the budget.   

Thanks, readers, for stopping in and reading “At Home with Tom and Sandy.” You’re in good company and we love sharing educational, fun and important information with you. Until next month! QCBN 

 

What to Consider When Choosing Cabinets

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Welcome to “At Home With Tom & Sandy.” As we always are, Tom and I are happy and enthusiastic and maybe a little wound-up to give you the inside scoop, what’s up, what’s down and what’s hot on cabinets this month.

Cabinet [kab-uh-nit]

Noun – a piece of furniture with shelves, drawers, etc., for holding or displaying items: a curio cabinet; a file cabinet, a wall cupboard used for storage, as with kitchen utensils or toilet articles: a kitchen cabinet; a medicine cabinet, a piece of furniture containing a radio or television set.

Adjective – pertaining to a political cabinet

Sandy: What should we discuss today, Tom, Noun Cabinet or Adjective Cabinet?

Tom: Since we both love the construction industry, I say let’s stick with the Noun Cabinet.

Tom: Hey, Sandy, ask me anything about cabinets!

Sandy: Really – anything?

Tom: Yeah, ask me, come on, ask me!

Sandy: Okay, Mr. Reilly, give me all you have on cabinets.

Tom: We all have cabinets in our homes, offices, apartments, garages and every place of business has some sort of cabinet. Some are good, some are great and some are just over the top.

Sandy: The difference in those categories of good, great and over the top must have something to do with the construction materials. I have seen a lot of different cabinets. Tom, what is the real measure of a cabinet, surely, it just isn’t the doors, is it?

Tom: Correct. The basic cabinet is a box. Base, or lower, cabinets are typically two feet deep and upper cabinets typically one foot deep. There are four materials used commonly in the construction of the cabinet boxes.

Sandy: I am sure they are all wood products. I am aware of particleboard and plywood, with some solid wood thrown in. What is the fourth?

Tom: There are two types of particle board. Each are made with wood chips and glues. Regular particle board is one the other is MDF board, Medium Density Fiberboard. This is made under pressure and is a dense and more structurally sound product.

Sandy: So, the boxes are always made from one of these four products. How would you grade them from good to “over the top,” as you put it?

Tom: I would start with Particle board, then MDF, moving to plywood and over the top would be a solid wood cabinet.

Sandy: I have seen solid wood on cabinets, but the whole box? That would be over the top. Those products sound more like furniture.

Tom: Well, yes and no. Often upper cabinets might be fitted with clear glass in the door frames. Since you can see inside, those cabinets are the ones you might see solid wood boxes.

Sandy: Tom, can cabinets also be a veneer of wood on any of the other products as well?

Tom: True. We can talk about that when we get to finishes. Going back to the box construction, they can be either face frame, or frameless. This has to do with how the cabinet fronts are made. The face frame is typically solid wood, and door hinges are mounted to this frame. With frameless cabinets, the hinges and doors are mounted to the sides of the box.

Sandy: That would be more of the Euro style where the doors and drawer fronts cover the entire box, as opposed to the face frame cabinet where the styles and rails are partially exposed.

Tom: The doors and drawer fronts can be flush with the frame as well. This inset style has a very slick look to it, and gives more texture to a cabinet system.

Sandy: I have seen that style and it is a fantastic look. Ultra-modern! I have seen kitchens where wood grain is all lined up, boy oh boy, is that neat.

Tom: Yes they are. That style tends to be a higher end cabinet. There are other styles that look great as well. The face front or partial overlay are fairly standard and comprise most of what we see these days.

Sandy: The door and drawer front choices are what make the look. And there are so many to choose from, hundreds I would guess.

Tom: Oh yeah. When we understand our client’s aesthetic goals, we can help narrow down the choices to a less formidable array of choices.

Sandy: Can I go back to finishes now?

Solid wood isn’t the only frame I have seen. Particleboard, MDF and plywood is often clad with a veneer of either wood, plastic laminate or in some areas I have seen a photographed finish applied to one of the manufactured wood products.

Tom: Yes, I have seen that as well. That is often referred to as a Melamine finish. The thin, plastic-like film is adhered to one of the manufactured wood products to protect that product as well as lining the cabinet box making it easier to clean and maintain.

Melamine is also a great finish for cabinets that are used for storage in garages and sheds. With those applications, I highly recommend using plywood for the cabinet frames. Why? Because plywood tends to be stronger and more durable than the other manufactured wood products.

Sandy: We talk about wood cabinets that can be finished with a stain, making them lighter or darker depending on the chosen color scheme. Would you recommend painting cabinets or stain if wood is being used?

Tom: That depends on the client’s aesthetic goals. Paint can add a colorful solution to staining wood. It certainly opens up different possibilities. Personally, I like wood and would probably opt for a stain if the wood grain is really cool, like a rosewood or fine maple type of grain.

Sandy: Tom, these days, with all of the Get Stylish cabinets that homeowners desire, I would think that even high-quality cabinets can be ordered if there is a tight timeline because of the dramatically improved cabinet materials, form and function and then if folks have the time they can order – of course – the wonderful custom cabinets.

Tom: Homeowners these days have what seems like thousands of cabinet styles, configurations from wall to base cabinets, door styles, finishes, even solid wood shelves, hinges and drawer slides are extremely popular now days.

Sandy: Tom, based on that statement, I would say there are unlimited possibilities for mixing and matching kitchen cabinets or vanity cabinets so the homeowner can get the configuration they desire.

Sandy: We have several fabulous cabinet contractors in town and whether homeowners are working on high-end homes or a small condo or anything in between, our cabinet Van Goghs as I call them have a solution that will fit any budget, lifestyle and give the homeowner great value for their money.

Tom: To end our cabinet column, I want to let our readers know there are many things to take into consideration when planning your cabinets. First, consider placement of the cabinets. Open floor plans have become a common trend, and the placement of your cabinets will be important.

Sandy: I would say next order of importance would be the consideration of the materials for the cabinet design.

Tom: Yes, Sandy, you are right and then the next order of importance would be to consider cabinet doors. Door style is an important component of kitchen cabinet design, as it commonly defines the style of a kitchen. Modern cabinets have a more streamlined design, featuring straight, clean lines without extra ornamentation and then there are the traditional cabinets, often with raised panel doors.

Sandy: And then I love cabinet hardware. Hardware is such an opportunity for a homeowner to express their personal design style. It is an inexpensive and easy way to change the look of your cabinets. I would love to change my cabinet hardware like I change shoes! How cool would that be?

Tom: Whatever details a homeowner decides to go with when choosing their kitchen cabinet design, it will make a big impact in your home. My recommendation is to take some time to check out all the different combinations.

Sandy:  Tom, I hope our column has informed homeowners that the range of kitchen cabinet design ideas is endless, but the truth is that kitchen cabinet styles generally falls into one category and that is the one which suit the design tastes of the homeowner.

As always, thanks to our readers for stopping by and reading “At Home with Tom and Sandy.” You’re in good company and we love sharing our column with you. Always love hearing from the community. Enjoy October! QCBN

Tom Reilly, architect, contractor, Renovations 928-445-8506  renovationsaz.com

Sandy Griffis, executive director, Yavapai County Contractors Association. 928-778-0040. ycca@cableone.net

The Soil Report

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HeidiandSandyWelcome to “At Home With Heidi & Sandy.” We are here to give you the inside scoop on real estate and the construction industry: what’s up, what’s down, what’s hot and what’s not. We’ll share real estate stats, home prices, building permit numbers, lending information, construction pointers and give you hints on renovations that will give you a return on your investment. There is plenty going on in the real estate industry and the construction industry and we want to share some fantastic, cool, groovy and helpful information with you. We are going to use our insight and local expertise to help you save time, money and surmount obstacles of all kinds. So settle in and enjoy.

 

SANDY:                    As education and awareness for our readers, Heidi and I feel it is important to inform our community on soils reports, also known as geotechnical engineering reports. One big change, effective this past January 2016 for unincorporated Yavapai County only: “It shall be the responsibility of the PROPERTY OWNER to provide a Geotechnical Engineering Report at the time of permit application for all habitable structures.”

 

Heidi:                      The definition of a habitable structure is: Single family residences, manufactured/modular/factory built and park model homes secured to a permanent foundation, additions to single family residences over 400 square feet in size, guests houses, all livable accessory structures and detached structures that require a registered design professional (engineer or architect), and of course any appropriate permits are required.

 

Sandy:                     There are exceptions to this requirement and they are: attached patio covers, deck (covered or open), and additions to habitable structures under 400 square feet are exempt from these requirements. The building inspector and/or the chief building official for Yavapai County Development Services can waive this exemption if the site conditions warrant recommendations from a Geotechnical Engineer.

 

Heidi:                      This is important information to know: If a Geotechnical Engineering Report exists for a property, it is the responsibility of the PROPERTY OWNER to contact that engineer/engineering company to ensure the report includes all proposed structures. Buyers of vacant land in unincorporated Yavapai County should be encouraged to investigate soils conditions upon considering purchase of property in order to adequately project development costs. And also it would be beneficial to anyone building a new home to investigate, sample and test the soils prior to permit and construction to determine their physical and engineering characteristics of the soil. You should know what you are building on!

 

Sandy:                     In Arizona, our biggest worry is our soil, which can cause problems with the foundations of our homes. Fortunately, most problems caused by bad soil can be repaired. A lot of soil-related problems arise because homeowners assume living in a dry climate means the soil is dry, sandy and stable, so they do not think twice about planting and watering near the house. In many areas of the state, the soil contains a high percentage of clay, meaning it is neither sandy nor stable. In fact, clay-based soil expands when it gets wet and shrinks when it dries. Soil is moisture-sensitive, and as long as it is dry, there is no problem. Water changes everything. As soon as moisture fluctuates, during a monsoon storm or if you plant a yard full of thirsty greenery, the problems begin. When clay-rich soil comes in contact with water, it expands, causing the soil particles to push upward. If that happens right under your house, it can damage your foundation. Expansive soil is among the most expensive geologic hazards and causes $300 million a year in damage to homes. Building codes do not assure long-term performance (settlement or heave values within industry standards) of the fills, footings and floors. We can only assume that you all want to build a good, well-performing building.

 

Heidi:                      Sandy, what does a soils report address?

 

Sandy:                     The report will address the conditions of the soil where development is proposed. This information is imperative when considering the foundation design of the structure, as depending on conditions, significant foundation engineering may need to be performed. A soil engineering report will present a picture of what the intended project will consist of, recommendations to be used by a structural engineering for footing depth, width, bearing pressure, estimated settlements, heave potential, etc. A soils report also presents to civil engineers site grading requirements, minimum ground slopes, minimum permanent cut and fill, etc. The report contains a description of the site and soil conditions so the builder will know what they will have to contend with.

In short, a soils report is the “how to design and build recipe for the foundation structure” that goes on the site. When followed, the design will result in a successful, long-term performance of the home.

 

 

Heidi:                      I have been involved in situations where substandard soils have been discovered upon inspection of foundation footings and the builder was required to cease construction until the soils issue could be mitigated. This resulted in unexpected costs to the builder and homeowner and unnecessary delays in the project.

 

SANDY:                    Heidi, you are absolutely correct, failure to mitigate substandard soils can result in complete failure of a structure. Buyers of vacant lands in the unincorporated areas of Yavapai County should be encouraged to investigate soils conditions upon considering purchase of property in order to adequately project development costs.

 

SANDY:                    Some of the problems associated with expansive soils include: foundation cracks, cracks in floor slabs and walls, jammed doors and windows, ruptured pipes and cracks in sidewalks and roads. Not all soil is Arizona is expansive. Some is collapsible, which means it is loose and dry, and will collapse and compact when it gets wet. This kind of soil can cause your home to settle rather than heave, but the symptoms are similar to the heaving brought on by expansive soils, cracked foundations, floors and walls.

 

HEIDI:                      Recently, a four-year-old home started to heave such that there were more than three inches of differential floor movement from one side of the house to the other. Subsequent remediation revealed that the soils consisted of a medium to high plasticity clay soil. The maximum soil movement occurred under the bearing footings on the southern side of the house where exposure to rain, snow and the yard irrigation water was the highest. Remediation efforts consisted of: installation of helical piers under house footings, removal of the entire flor slab, temporary support of interior non-load bearing walls, removal of two feet of the clay soils from within the entire building footprint, removal of eight inches of clay soil from below the base of the foundations, installation of a low-density foam between the clay soil and the footing base, installation of non-expansive floor fill, replacement of concrete floors. Cost to repair: $250,000, as compared to a soil investigation report at approximately $1,600 if one had been performed prior to building on the lot.

Swelling soils cause damage to thousands of homes every year. The extent of the damage varies – from cracked driveways and sidewalks to severe structural deformation.

 

SANDY:                    Heidi, our population is growing and as the population continues to move into the outer reaches of the communities, many times, project sites become more and more marginal. These sites can be built upon, but it is critically important to address the long-term performance of the home on the lot and build to a “higher” industry standard by obtaining a Geotechnical Engineering Report on your lot before you build.

 

SANDY:                    Heidi, as a realtor, when you have buyers purchasing a home, I know that you share the importance of looking for signs of “heaving” or “settling,” which could indicate there is evidence of active foundation movement.     Minimal settling cracks are common but an inspection by a licensed concrete foundation specialist will help identify if there are other items of concern.

 

SANDY:                    For new homeowners looking to purchase a home and current homeowners, there are several practices that will allow you to grow a landscape that complements your home, while avoiding the potentially damaging effects of swelling soils and perhaps mitigate the damage to your home.

 

HEIDI:                      When landscaping your home, plant vegetation no closer than five feet from the foundation, unless the plants have very low water requirements. Xeriscape-type groundcovers and mulches are especially useful near houses because they can help reduce extreme moisture fluctuations. Don’t allow sprinkler systems to spray any closer than five feet from the foundation, and plant trees no closer than 15 feet from the foundation and another tip is to make sure all water drains away from the foundation and there is proper slope to the yard.

 

Thanks for stopping in “At Home with Heidi and Sandy.”

You’re in good company and we love sharing important information with you. See you next month. QCBN

By Sandy Griffis and Heidi Marshall

Heidi Marshall, Associate Broker, SRES, ABR, CFS, Realtor with Windermere, 928-830-2320.

Sandy Griffis, Executive Director, Yavapai County Contractors Association. 928-778-0040.