OK --- so the typical smoke alarm isn't all that visually obtrusive --- but it is when compared to Kidde's Silhouette smoke alarm! 

This low-profile smoke alarm protrudes less than half an inch from the ceiling, blending in much more nicely than a traditionally shaped smoke alarm.  Furthermore, it uses a rechargeable battery that will last the life of the alarm!  No more changing the batteries when the alarm starts beeping!

Are you considering buying at Preston Lake?  Some of my clients are exploring the possibility of building a single family home at Preston Lake, and it's been an interesting process . . .



Access to the developer
We have been pleasantly surprised to have the opportunity to work directly with the developer, Richard Hine.  Rich is very invested in the Preston Lake project, is very knowledgeable about the building process, and has been immensely helpful as my clients have explored the possibility of building at Preston Lake.

A flexible design process
While Preston Lake offers a variety of standard floor plans (for rowhouses and single family homes), they are also willing to make almost any modifications you might desire.  We have now been through several different renditions of the floor plans for the "Cape Cod" style home, each time bringing the design a bit closer to what my clients' desires.

Organized communication
The building team at Preston Lake uses an online project management system to organize the design/build process, and to streamline communication.  Even only in these early stages of the process, the use of this tool has been extremely helpful.

Final Pricing, Building Process, Final Product
Still yet to discover --- will the pricing work for my clients, will the building process be as pleasant as the design process, and will the finished home be exactly what my clients envisioned.

Overall, the building process at Preston Lake (or the complemplation thereof) has been a relatively enjoyable and efficient process.  If you are considering buying at Preston Lake, and if you have any questions, please call (540-578-0102) or e-mail (scott@cbfunkhouser.com) me.  Otherwise, stay tuned, and I'll keep you informed on the continuation of this process.

Roughly a month ago, the International Code Council approved hundreds of changes to be included in the 2009 version of the International Codes.  Several of these changes mean we will be seeing more fire sprinklers in new construction homes:

• Fire sprinklers are required in all new one- and two-family residences beginning Jan. 1, 2011.
• Fire sprinklers are required in all new townhomes.

Several other interesting code changes include:

• Carbon monoxide detectors are required in homes with attached garages or fuel-fired equipment such as gas furnaces, gas stoves and gas water heaters.
  
• A requirement to install programmable thermostats in new homes and buildings with forced air furnaces.
  
• High-efficiency light bulbs required in at least 50% of permanent lighting fixtures in new homes.

Here is a slightly longer list of significant changes, and an overview of the 2008 annual conference.

Are you trying to avoid the potential danger of a space heater?  Are you trying to heat a room or garage more efficiently than with a space heater?  Have you considered a ceiling fan?

The fan pictured above, the Reiker Room Condition, may be what you are looking for.  A heater is housed just above the fan blades, and the heat being generated is evenly distributed throughout a room. 

These sophisticated fans will cost between $270 and $400 depending on options and finishes, and can be ordered through the Reiker web site, or found at some Home Depot stores.

The City of Harrisonburg is accepting bids on the two parcels of R-2 land labeled below.  The first parcel (labeled "1" below) contains 3.119 acres.  The second parcel (labeled "2" below) contains 5.018 acres.



This land, zoned R-2, provides for a great residential development opportunity --- a convenient location close to Route 11, Route 42, Port Republic Road, Keister Elementary, and more. 

Bids will be accepted until 9:00AM on April 8, 2008, and the bids will be opened at the City Council meeting at 7:00PM on April 8, 2008.


View Larger Map

I am delighted to be a part of marketing and selling the Urban Exchange project --- an exciting new construction project in downtown Harrisonburg featuring retail space on the first floor and almost 200 apartments and condos. 

The photo below shows the excavation progress (these aren't just really deep footers, there will be two levels of underground covered parking).  See more photos of the progress by clicking here.

As you consider buying a newly constructed home, it is important to be aware of what is often referred to as a one-year builder warranty.

Technically, what we are referring to are "Implied warranties on new homes" per Virginia statute 55-70.1.


What is covered by the warranty?

The builder warrants that the "dwelling with all its fixtures is, to the best of the actual knowledge of the vendor or his agents, sufficiently (i) free from structural defects, so as to pass without objection in the trade, and (ii) constructed in a workmanlike manner, so as to pass without objection in the trade." Essentially, no structural defects, and workmanlike construction.


When does the one year start?

The earlier of when the title is transferred, or when the buyer takes possession of the property.


I bought a house three months ago and have discovered structural defects. The builder is telling me a warranty doesn't exist, because "as is" was written into the contract. Is this possible?

It is possible to modify or exclude the Virginia statute based implied warranty. However --- it is likely that the builder did not follow the statute when selling the property to you as is.

To sell a new property "as is" and exclude the implied home warranty, the fact that the house is being sold "as is" must be written on the face of the contract, in capital letters, in a font size at least two points larger than the other type in the contract. This doesn't happen too often.


I have a structural issue, what do I do?

The statute specifies that you have a cause of action against the builder, but that you must first notify the builder of the defect and allow them a reasonable period of time (no longer than six months) to cure the defect.


What about the foundation?

The foundation is warrantied for five years (instead of just one) --- though if a foundation issue exists, it must be reported to the builder within two years of when it is discovered.


The Virginia statute keeps referring to a "structural defect" --- what is that?

Per the code, "a defect or defects that reduce the stability or safety of the structure below accepted standards or that restrict the normal use thereof." Yes, that is about as vague as you can get.


My builder is asking me to sign a warranty document at closing --- why? And should I sign it?

First, take time to read the document.  In most cases, such a document includes verbiage that limits the (vague) rights you would have had under the broad Virginia statute.  Builders ask buyers to sign these documents to narrow the scope of buyer's possible warranty requests --- and this desire often comes from past buyers who have been unreasonable in asking the builder to address cosmetic (or other non-structural) issues within the first year. 

If the document only includes language that restricts or eliminates your rights under the broad Virginia statute, kindly refuse to sign the document.  Unless all parties agreed in the sales contract that a warranty document would be signed at closing, the builder can not require you to sign the document --- it is imposing a new contract term on the buyer, when that was not included in the original negotiations. 

One caveat --- sometimes the document serves both the builder and the buyer --- it can do so by specifically stating items that the builder will indeed repair that might otherwise be in a gray area given the vague nature of the Virginia statute.

Have you driven by Market Street, Mason Street or Water Street lately?  Here's what you have been missing --- lots of demolition on the Urban Exchange site . . .



Urban Exchange will be comprised of retail space, and four floors of condos and apartments.



To see more photos, visit: http://www.ueharrisonburg.com/photos.