Dream Homes Memorial Day Blog 5-27-13

             Rebuilding after Sandy – Beach and Boardwalk News, FEMA Flood Hazard Mitigation Program  & Where Will You Stay While Moving?

5-27-13

Happy Memorial Day NJ !

Hope this blog post finds you well.

We have a number of items today and as always, it’s my hope that at least one will help you in your efforts.

      First, let’s take a moment to honor our lost soldiers, who have fought and died for our freedom through the years. While we remember them, and all the men and women fighting for us today, let’s also remember to celebrate the very freedoms they have given us. This year’s celebrations are all the more important, rebuilding as we have been out of the Storm Sandy rubble.

Beach & Boardwalk Memorial Day Activity Report: Proving once again that it is impossible to keep NJ down, there was a lot of great activity all weekend up and down the shore. Saturday was a little cool and we had some rain, but people were out all over the state. Sunday was better weather and each day this week will be a little warmer. Much of the reaction from visitors was disbelief that so much of the beach, boardwalk and commercial infrastructure had been rebuilt and was ready for visitors. NJ has pledged $25 million in a campaign directed specifically to let people know the shore is back and ready for business – and it’s working.

The 102 year old Dr. Floyd L. Moreland Carousel is open again at Casino Pier in Seaside Heights and the boardwalk is complete. The beaches and boardwalks throughout the four main affected counties are for the most part, back in business. It is amazing how much we’ve gotten accomplished in 7 short months – and for most of the first month we had no power, access to the barrier islands or gasoline. Governor Christie was in Belmar & Seaside Heights last week opening the boardwalks, and in Ocean City on Saturday.

Now for some thoughts about money.

FEMA Flood Hazard Mitigation Grant Program (FHMGP)- Update: This program, which was originally closed on 3/13/13, has been reopened. A good link for information is on the Toms River web site at www.tomsrivertownship.com/index.php/FEMA-Hazard-Mitigation-Program/.

The program has been funded again, in part by the $600 million NJ received (or will receive) from the federal government (FEMA). It has it’s limitations for many (most) people, but it is definitely a positive step in the process.

FHMGP is a competitive program, meaning when the funds are depleted they are gone. It is first come, first served. First, your have to get on the list. From the TR web site, click on the button on the left for FHMP and fill out the online form, or go directly to http://www.tomsrivertownship.com/index.php/form/3-fema-hazard-mitigation.html .

Some notes:

1. This grant can be used for 2^nd homes – not limited to primary residences.     
2. Grants are limited to 75%, with the homeowner paying 25% of cost. The good news      is that ICC funds can be used as part of the required match (so unless your repair goes over $120,000, you might not be out of pocket).
3. You can apply for the grant even if you’ve received Flood Insurance money.
4. Negative: No funds available for demolition or rebuilding – only raising and      repairing.
5. Negative: There is no reimbursement for work already completed and approval must be granted prior to any construction proceeding. More delay…:(

So it’s a limited group of people who might qualify and be able to reap benefit from this program, but it’s worth filling out the one page application and getting on the list.

            Where you will live while raising your home? If you are like many people,  your are living in your storm damaged home and waiting for the plans, surveys, borings and permits to be completed so it can be raised. Depending on the extent of the raise and the specifics of what is being completed, you will probably be out of your home between 3-6 weeks so should have some type of an idea where you will stay.

            Ideally, you have a relative or good friend who you can stay with while you are out of your house. If not, try and plan any trips or vacations for the time your house is being raised so that will occupy 1-2 weeks of your time. Worst case, plan for the fall when you  can secure an inexpensive temporary rental for the month.

            Utility disconnects should not be called in until all else is in place. Contrary to what the utility companies tell you about timing, we are finding 1-2 weeks is the common time. All else should be ready to go prior to requesting these shut offs: estimates, plans, borings, surveys – as much as possible. Once utilities are disconnected, a demolition and or house moving permit can be filed with the township. If all is in order, and you call every day and bring cookies and ice cream, 1-2 weeks is a reasonable time to get permits. Work can be scheduled pending their receipt, so excess time is not wasted.

            Once permits are in hand, the entire process generally takes about a month from start to finish. The raise takes 1-2 days, the new foundation takes a week to build and a week or so to get inspected. Stairs and entries take another few days to a week. Utility reconnections can happen at the same time and don’t hold anything up.

Seminar Schedule: Our next Free Rebuilding seminar will be held at the Toms River Branch of the Ocean County Library on June 13, 2013 at 6 pm. We’re hosting an excellent panel of professionals: Scott Lepley, architect, Steve Brasslett, Ivy First Mortgage, Tracey Giery, realtor, and Sandra Guage, attorney. I will be moderating and it’ll be an open forum for discussion to get your specific questions answered. Remember to bring your surveys and flood elevation certificates. Seating is limited and refreshments will be served. Call 732 300 5619 to reserve your space.

I hope my post helps you today and you enjoy a wonderful Memorial Day with your family.

On another note, we actively purchase raw land, building lots and existing properties and have done so for many years. If you have property to sell, give me a call and let us evaluate it for you.

Stay well NJ.

Vincent

Rebuild, Renovate, Raise or Repair Your Home from Storm Sandy

Rebuilding NJ One Home at a Time…

Residential Construction & Development for over 20 years in NJ

314 Rt.9, Forked River, NJ 08731 Mailing: PO Box 627, Forked River, NJ 08731

609 693 8881 x 102 Fax: 609 693 3802 Cell: 732 300 5619

vince@dreamhomesltd.com  www.dreamhomesltd.com

http://blog.foxmoorhomes.com

 

 

 

Dream Homes Blog 5-23-13 – 7 months after Sandy

       Activity at the Shore, Seminar & Interest Rates

Stairs in Setbacks, Flood Vent Notes & Concrete Piles

5-23-13

Happy Memorial Day, New Jersey!

Hope this blog post finds you well and getting ready for a great weekend. Governor Christie cut a 5 mile ribbon today in Seaside and many other shore towns did the same – 7 months and the Shore is coming back strong!

Activity Report: This week has been very busy everywhere at the shore, with everyone scrambling before the weekend. There is MUCH rebuilding activity up and down the Jersey Shore, getting ready for the summer leisure and business (and also to avoid violating idiotic summer restrictions imposed by HOAs, but that is another story). 80% of the beaches and boardwalks are open, some to a greater extent, but there is a lot of good energy happening. It’s going to be a great summer at the shore. Generally, I think we will have many more day trips than week long stays, since lodging is still an issue, but we will take one day at a time.

Seminar Schedule: Our next Free Rebuilding seminar will be held at the Toms River Branch of the Ocean County Library on June 13, 2013 at 6 pm. We’ll focus on alternative financing options, insurance appeals and other options for rebuilding. We’re hosting an excellent panel of professionals including Scott Lepley, architect, Steve Brasslett, Ivy First Mortgage, Tracey Giery, realtor, and Sandra Guage, attorney. I will be moderating and it’ll be an open forum for discussion to get your specific questions answered. Remember to bring your surveys and flood elevation certificates. Seating is limited and cookies will be served. Call 732 300 5619 to reserve your space.

Mortgage Rates & Housing Supply:  Rates are increasing slightly, supply has been very tight and absorption rates are improving throughout the state. This will lead to further price appreciation in real estate (although slight) which is a good thing. More people will be motivated to act before rates increase further.

Flood Vents:  Yes, you probably need them, they are important and they are expensive. (The Smart Vent guys have the only FEMA approved vent. It is an excellent product and is worth it). Generally each vent is rated to protect 200 square feet of living space.

In a V zone, since your house is up on pilings, so unless you enclose a space underneath, there is no need for flood vents. However, whether you are in an A, Coastal A or V, any enclosed area needs flood vents. If you enclose a garage or entry foyer, you need flood vents. If you are on a crawl foundation and are raising your home, you need flood vents, If you want your detached garage to not increase your flood insurance, you need them. Flood vents automatically open and allow water to flow through, equalizing the pressure between the outside and the inside of a wall or foundation. They also protect against rodents and insects when they are in the closed position.

Concrete pilings: We are exploring the use of concrete pilings as an alternative to regular treated wood pilings. They are used often in mid- or high rise construction and common in other parts of the country. Concrete piles are 12” diameter, as opposed to 10” for a wood piling, and generally require 40% – 50% less pilings.

The steel reinforced concrete pile is driven into the ground just as a regular pile is, and then run directly up to a continuous concrete bond beam that the house sits upon. Interesting concept since the wooden girder system is eliminated, there are half the number of visual obstructions and the design life of the piling is significantly longer. We’ll keep you posted.

Stairs and Entries in Setbacks:As we go about the rebuilding process, specifically through the design stage, we’re often choosing to increase the footprint of the home slightly, or possibly move it on the lot for a particular reason (adding a deck or addition). The question often comes up about whether stairs can extend into the front, side and rear zoning setbacks.

Each township is different, but generally, as long as the stairs do not have a roof over them, they are allowed. Often there is also an upper limit on the amount of square footage that can extend into the setback (100 – 150 square feet is generally standard) and occasionally there is a percentage limitation (no more than 50% of the total square footage of entry ways).

Decks that are elevated above one step or 12”, are considered accessory structures and generally must be within the setbacks. Decks at grade or not needing railing can generally extend into the setback. The same goes for pavers and concrete.

Reminder: Four Basic Choices about Rebuilding  (see my blog of 4-12-13 for detail).

1. Stay where you, don’t raise your home and remodel your house in place.
2. Sell your home as-is and move.
3. Lift your home to at least BFE + 3, install a new foundation and renovate.
4. Demolish your home and existing foundation and build a new foundation & new home.

Those are your options, even though they come with numerous iterations. Hopefully this will help focus your thinking. The main variables to cost and feasibility are the age and size of your home, the current foundation structure (slab or crawl), and the specific flood zone where you are located.

I hope my post helps you today.

Stay well NJ and Enjoy the Memorial Day Weekend.

Vincent

Rebuild, Renovate, Raise or Repair Your Home from Storm Sandy

Rebuilding NJ One Home at a Time…

Residential Construction & Development for over 20 years in NJ

314 Rt.9, Forked River, NJ 08731 Mailing: PO Box 627, Forked River, NJ 08731

609 693 8881 x 102 Fax: 609 693 3802 Cell: 732 300 5619

vince@dreamhomesltd.com  www.dreamhomesltd.com

http://blog.foxmoorhomes.com

 

 

Dream Homes Blog 5-13-13 – Rebuilding after Sandy

Demolition Notes – New FEMA Stay Dry App. –

Fire Suppression & Fire Stopping Under

Your Elevated Home

5-13-13

Greetings NJ

Hope this blog post finds you well.

We have a number of items today and as always, it’s my hope that at least one will help you in your efforts.

Elevations and Applications – If you are a little geeky and want to delve into a graphical view of flood zones and elevations, an interesting free application you can download for use with Google Earth is called FEMA Stay Dry. (I know – it’s kind of a funny name). Google it and download version 2.2. Among a bunch of other information, it gives you the ground elevation in front of your house at the street, as well as at grade level around the house, bulkheads and sea level. When you use it in conjunction with www.region2coastal.com, you can get a great idea of what your house will look like elevated, relative to the surrounding homes. (or if you don’t feel like going through all that, you can just call me and I will tell you). Thanks to Mike Collins from Collins Surveying for telling me about this useful, helpful application.

Base Flood Notes & Reminders – As a repeated reminder, it is important to rebuild at Base Flood Elevation +3 for the lowest flood insurance rates. This elevation is measured to the finished floor in an A zone and to the bottom of the lowest structural member in a V zone. We continue to recommend BFE+4 to take into account the vagaries of future FEMA decisions. The minimum elevation in a V zone is BFE+2 to allow for “freeboard” (wave action) under the girder. Note: This information is fact and is not affected by the myriad opinions floating around out there.

Activity Report: There is more positive news this week about rebuilding activity up and down the Jersey Shore. On streets of 40 – 50 homes, we are seeing a solid 15% of the homes doing something, whether it’s preparing for demolition, doing simple interior renovations and moving back in, or taking steps towards raising the house. Activity on the barrier islands is particularly strong as we move closer to summer.

Seminar Schedule: Our next Free Rebuilding seminar will be held at the Toms River Branch of the Ocean County Library on June 13, 2013 at 6 pm. Once again, we are hosting an excellent panel of professionals who will share important information about the different aspects of rebuilding. Currently included on our roster are Scott Lepley, architect, Steve Brasslett, Ivy First Mortgage, Tracey Giery, realtor, Sandra Guage, attorney, and an insurance professional. I will be moderating and it’ll be an open forum for discussion to get your specific questions answered. Remember to bring your surveys and flood elevation certificates. Seating is limited and refreshments will be served. Call 732 300 5619 to reserve your space.

Demolition – Important Note: Any asbestos shingles under your vinyl siding MUST be removed before demolition or you can be subject to hefty fines. Any reputable contractor will handle the removal for you correctly, or if you are feeling frisky, you can do it yourself. Make sure you keep the disposal slips if you do it yourself or get them from your contractor.

On a dismal note regarding demo, it remains one of the more time consuming parts of the reconstruction. The work involved in getting all the disconnection and shut off documentation before the townships will even accept your permit is 300 times more difficult than the actual demolition. Helpful tip: If you don’t live in the house that was damaged, start calling for all your disconnect letters immediately. It takes time and follow up, is a project in and of itself and one only the homeowner can do.

Insulation and Your Garage Ceiling:  Keep in mind that if you are able to park a car under your elevated home, you must have a double layer of 5/8” sheetrock on the garage ceiling as a fire stop. If you can’t park, a single layer of plywood is fine.

Also with the insulation in the floor/ceiling, although R-19 is the minimum required for code, for the small additional cost, we are recommending R-30 insulation. It offers a very cost effective way of saving on future energy costs and will make your floor warmer and more comfortable.

Fire Suppression and Home Fireman System Note: As a clarification, a wet (or dry) fire suppression system is not required in residential construction in NJ that is single family and under 4 floors. It was proposed to be added to the state building code, but did not pass. One great idea that we have installed in a number of homes is a Home Fireman System, which costs about $200 + plumbing and is a 50’ – 100’ coiled fire hose and nozzle which fits between the wall studs in a 2’ high cabinet. If you locate it centrally in your house, you can usually reach every room. It is an inexpensive, effective solution and will even decrease your homeowner’s insurance premium.

I hope my post helps you today.

On another note, we actively purchase raw land, building lots and existing properties and have done so for many years. If you have property to sell, give me a call and let us evaluate it for you.

Stay well NJ.

Vincent

Rebuild, Renovate, Raise or Repair Your Home from Storm Sandy

Rebuilding NJ One Home at a Time…

Residential Construction & Development for over 20 years in NJ

314 Rt.9, Forked River, NJ 08731 Mailing: PO Box 627, Forked River, NJ 08731

609 693 8881 x 102 Fax: 609 693 3802 Cell: 732 300 5619

vince@dreamhomesltd.com  www.dreamhomesltd.com

http://blog.foxmoorhomes.com

 

 

Dream Homes Blog 5-5-13 – Rebuilding after Sandy – AAA – Activity, Access & the Asbury Park Press

 AAA – Activity, Access & the Asbury Park Press

(and the Dark Side of Township Obstacles)

5-5-13

Greetings NJ and Happy Cinco de Mayo !

Activity – Yay!: There’s some positive news this week about rebuilding up and down the Jersey Shore. In each of the areas we are working (the Seaside barrier island, Long Beach Island and Little Egg Harbor) there is increased activity, and it is encouraging. Permits are finally starting to come through, insurance funding is trickling in (or people are funding reconstruction themselves) and contractors are working. We are seeing demolition, new pilings and foundations going in, and homes being raised and reconstructed – all very positive signs. Let’s keep the momentum going, NJ!

Seminar Schedule: Our next Free Rebuilding seminar will be held at the Ocean County Library on June 13, 2013 at 6 pm. Once again, we are hosting an excellent panel of professionals who will share important information about the different aspects of rebuilding. Currently included on our roster are Scott Lepley, architect, Steve Brasslett, Ivy First Mortgage, Tracey Giery, realtor, Sandra Guage, attorney, and an insurance professional. I will be moderating and it’ll be an open forum for discussion to get your specific questions answered. Remember to bring your surveys and flood elevation certificates. Seating is limited and refreshments will be served. Call 732 300 5619 to reserve your space.

Dark Side of the Township(like Dark Side of the Moon, only harder to understand): We are seeing a lot of needless delays at the permitting level in both the numerous townships, as well as the various homeowners’ associations we are dealing with. As is human nature, the barn door is well and truly being secured, after the horses have escaped. What should be a streamlined process encouraging people to intelligently rebuild as quickly as possible has turned into a bureaucratic headache. On top of the angst and aggravation that Sandy victims have already dealt with, there is increased unnecessary permitting delay, as well as increased administrative costs. Often overlooked and easily underestimated, these costs and delays (which translate directly into additional increased costs) are decidedly counterproductive to rebuilding efforts. No suggestions on this item, although if our state government concentrated more on improving or encouraging more efficient performance on the local level instead of obtaining $60 billion in funding that has yet to be disbursed to homeowners, we could really kick start this process.

A number of homeowner’s associations on the barrier islands go one absurd step further and are allowing their seasonal construction restrictions to stand, in order to not offend any of the tourists or homeowners who are not actively rebuilding. NEWSFLASH: Most streets of 40-50 homes have less than 5 people back living in their homes. The majority of the rest is working on reconstructing, or is not coming down this summer. IE: There is no one around to inconvenience.

Message to Governor Christie, local building departments & Homeowner Associations: Folks rebuilding from Sandy don’t need any more obstacles. Life is difficult enough.

Access Options – Stairway to Heaven Part III:One detail I neglected to write about last week after our seminar involved chair lifts (as opposed to elevators or ramps) as an additional, less expensive access option to your elevated home. At our last seminar, Scott Lepley discussed considering various types of chair lifts, both interior and exterior. Chair lifts are guided by the handrail, run along a stairwell and are chain driven. The chair folds up to be out of the way when not in use. There are several advantages over elevators and ramps. For one, lifts are relatively inexpensive. An interior chair lift with a straight 13 step run costs in the neighborhood of $3500. An exterior lift runs about twice that amount, but can be used outside. Chair lifts can also make turns in stairs (if you don’t have a straight stair run) but cost slightly more. The other advantage is that this option can be retrofitted at a future date, providing you plan the stair run to allow for it. Something to think about when doing your planning.

Asbury Park Press and Comic Books: Last Sunday, the Asbury Park Press did a 28 page article about Sandy. Though I have read the APP on occasion over the years, I am prompted to write about the lack of depth or direction in the piece. A series of individual stories about the stress and bad experiences of homeowners, the article did little to clarify forward direction for anyone looking for answers. What could have been a fact filled discussion about specifics was essentially a written hand wringing, reminding one of the many useless homeowners’ association and protest meetings occurring regularly. Moral 1: If you want soap opera and woe-is-me prose, read the Press. For journalism, turn elsewhere. The NY Times, while definitely slanted slightly to the left, is an example of a newspaper with fact-filled, intelligent writing and commentary. Moral #2: Don’t drink the Kool-Aid. Getting together en masse to complain about a situation has rarely in history accomplished anything. Focus on your specific situation and work on it one step at a time.

Lesson: All the activity happening now throughout NJ is due to resolute, determined, forward thinking individuals minding their own business, adapting to the situation and taking steps to adapt. No one complaining at meetings is accomplishing much of anything. Complaining about how FEMA screwed everyone (they did, are and will – no question) does very little other than increase your blood pressure. Taking control of your own future is a very satisfying action.

I hope my post helps you today.

On another note, we actively purchase raw land, building lots and existing properties and have done so for many years. If you have property to sell, give me a call and let us evaluate it for you.

Stay well NJ.

Vincent

Rebuild, Renovate, Raise or Repair Your Home from Storm Sandy

Rebuilding NJ One Home at a Time…

Residential Construction & Development for over 20 years in NJ

314 Rt.9, Forked River, NJ 08731 Mailing: PO Box 627, Forked River, NJ 08731

609 693 8881 x 102 Fax: 609 693 3802 Cell: 732 300 5619

vince@dreamhomesltd.com  www.dreamhomesltd.com