Homeowners Warned To Beware Of ‘deals’ For Repairs

The Board is warning homeowners to beware of who offer “good deals” on air-conditioning service, roof repairs, painting and remodeling, driveway sealing, and cement work, landscaping and various other types of .

Homeowners, especially , are routinely approached by door-to-door looking to make a quick sale. These usually say they are in the neighborhood and can give you a great price on leftover materials. Often, they ask for full or up front.

All Nevada licensed contractors have a five- issued by the Board. Either call the contractors board or go online, and reference this five-, to make sure a contractor is licensed and in good standing with the board.

Work that is less than $1,000 which does not require a city or county and does not involve electrical, plumbing, air conditioning/heating or does not require a contractor’s license.

However, the contractors board advises homeowners not to use because their work is generally , they are often uninsured and may not maintain workman’s for their employees, and the homeowner may be liable for all injuries to workers. Homeowners who use are not eligible for the Residential Recovery Fund, and by law their contracts are null and void.

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Friday, June 20th, 2008

Hillside Landscaping No Comments

Do it yourself garage

There are easy and cost effective garage building plans readily available in the market today, which ensure minimum effort and time to construct everything; from a dry parking spot, to tool shed, to rehearsal space. Designing your dream garage is further aided by special software offering by garage building manufacturers who can help you design plans by modifying and customizing them on the computer, according to your taste and budget.

Designs and support skills for building your own garage

Easily available, smart design with precise instructions, make the task of building your garage a practical and comfortably attained reality, but doing it from scratch requires a bit of forethought and labor. Most kits for garage building come with information about the foundations, tools needed, tips for construction, customer support and loads of other useful details. The materials lists will inform you about any supplies you must purchase to create your garage from the plan and drawings are additional helping tools to guide you through the process of assembling the parts of the garage kit as the manufacturing instructions can show the framing to be complicated. Your municipality may require you to submit drawings for zoning purposes and these need to be detailed enough to get approval for structures exceeding 110 sq. ft. Video guides are a big help for beginners at construction and since a garage is a large project, it can be fun if combined with visuals. Depending on the level of your skill, you can plan out your garage-building task and if you have the basic tools, patience and drive to set a timetable for yourself, the labor hours on construction can be cut down by proper organization of work levels to be attained.

Important details for building your own garage

A do it yourself garage kit will come with well defined and detailed step-by-step instructions but quality conscious manufacturers will offer services like additional live help extended with a phone call or email from the customer. The most important detail, however, for a do it yourself garage project is the awareness that most jurisdictions and municipalities require building permits for structures over 100 sq feet, so you may need to get one before purchasing a garage building kit.

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Monday, March 10th, 2008

Landscaping Rock No Comments

Vacant new houses reach historic levels

The number of completed, unoccupied new houses and condominiums in Salt Lake County jumped 205 percent in the last quarter of 2007 to historic levels, compared with the same period in the previous year.

A report released Wednesday by Newreach, a Salt Lake City-based real-estate research firm found that the county had a record 1,037 new units available in the fourth quarter of 2007, compared to 340 units in the fourth quarter of 2006. As of Dec. 31, 2007, there were 1,605 homes and condominiums under construction in Salt Lake County, a 39 percent decline from the 2,613 residential units under construction in the fourth quarter of 2006.

“There is a huge amount of vacant new home inventory,” said Jason Eldredge, executive vice president of sales at Newreach. “The sky isn’t falling, but there are areas that are in trouble.”

A report by the Construction Monitor found that Wasatch Front builders took out the fewest number of permits in January since 1990. The January 2008 total of 242 permits was a 74 percent decrease from the January 2007 total of 937.

Some of the hardest hit areas are in the southern part of the Salt Lake Valley, according to the Newreach report.
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South Jordan had the largest number of unsold new single-family homes in Salt Lake County in the fourth quarter 2007 with 157 units. Herriman ranked second at 121 units, followed by Riverton in third at 110 units. Draper, with 106 unsold units, and West Jordan, with 78 units, rounded out the top five.

Eldredge said one of the major factors impacting the level of unsold new housing is affordability.

“A lot of these homes are 4,000 square feet and are $450,000 and above, and yet there are still a few builders who are bringing them to market,” he said. “The lack of affordable new product has forced potential buyers into the existing home market, attached housing units and rental properties.”

Since the market has slowed, developers have stopped taking out building permits, which should allow the market to absorb the current unoccupied inventory, he said.

The report estimated that 1,037 completed, unoccupied residential units, combined with the 1,605 units currently under construction, represented approximately a 10-month supply of new housing inventory. If no new homes were built, it would take approximately 10 months to sell all of Salt Lake County’s current new-home inventory.

Eldredge said he believes that the unoccupied, completed inventory will increase again next quarter and then level off.

“The good news is that new home permits have been reduced dramatically, and you’re going to have to see some price reductions, as well,” he said.

The average price of a single-family home in Salt Lake County in the fourth quarter of 2007 rose 1.75 percent to $358,200, compared to $352,024 in the final quarter of 2006, according to Newreach. Eldredge said the best chance to see significant price reductions on new homes could be in the higher-priced inventory above $500,000 or $600,000.

“Builders will essentially have to decide how long they can carry the cost of their unsold inventory before it becomes too much of a financial burden,” he said.

The rising levels of unsold new housing inventory have also hit neighboring counties. Utah County had 987 unsold new homes and condominiums sitting on the market in the fourth quarter of 2007, a 256 percent hike from the fourth quarter of the previous year. As of Dec. 31, 2007, there were 2,105 homes and condominiums under construction in Utah County, representing an eight-month supply.

The average price of a single-family home in Utah County in the fourth quarter increased 4.64 percent to $362,690, compared with $346,622 the year before.

Nationwide, housing starts in January remained near their lowest level since 1991.

The Commerce department reported work began on 1.01 million homes, up 0.8 percent from December. Building permits fell 3 percent.

A glut of unsold homes, mounting foreclosures and falling prices could be a signal the housing slump will continue to detract from growth, which may set the stage for more interest-rate cuts. Federal Reserve Chairman Ben S. Bernanke last week said the Fed was ready to act in a “timely” manner to keep the expansion from faltering.

“We don’t think housing has hit bottom yet,” said Douglas Porter, deputy chief economist at BMO Capital Markets in Toronto. “Until we get some stabilization in sales or even a mild improvement, it’s likely that construction will continue to weaken.”

In Utah, Zions Bank economist Jeff Thredgold said builders sitting on unsold inventory typically have more incentive to move their properties. He also said the market will likely produce more price flexibility in new homes than in existing homes, which will help clear the market.

“If you can get good financing, it is a good time to be a home buyer,” he said. “You can be aggressive in trying to get a better value. It’s certainly become more of buyer’s market than a seller’s market.”

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Thursday, February 21st, 2008

Backyard Landscaping No Comments

UW study Rules add 200000 to Seattle house price

Backed by studies showing that middle-class Seattle residents can no longer afford the city’s middle-class homes, consensus is growing that prices are too darned high. But why are they so high?

An intriguing new analysis by a University of Washington economics professor argues that home prices have, perhaps inadvertently, been driven up $200,000 by good intentions.

Between 1989 and 2006, the median inflation-adjusted price of a Seattle house rose from $221,000 to $447,800. Fully $200,000 of that increase was the result of land-use regulations, says Theo Eicher twice the financial impact that regulation has had on other major U.S. cities.

“In a nationwide study, it can be shown that Seattle is one of the most regulated cities and a city whose housing prices are profoundly influenced by regulations,” he says.

A key regulation is the state’s Growth Management Act, enacted in 1990 in response to widespread public concern that sprawl could destroy the area’s unique character. To preserve it, the act promoted restrictions on where housing can be built. The result is artificial density that has driven up home prices by limiting supply, Eicher says.

Long building-permit approval times and municipal land-use restrictions upheld by courts also have played significant roles in increasing Seattle’s housing costs, he adds.

(While his data reflect owner-occupied homes within the city of Seattle only, Eicher thinks the same basic findings may apply to surrounding cities.)

Eicher’s $200,000 conclusion doesn’t surprise Kriss Sjoblom, staff economist for the Washington Research Council, a nonpartisan organization that examines public-policy issues.

“It’s actually pleasing,” Sjoblom says, “that we finally have data that allows us to show things we thought were there all the time.”

A UW professor for , Eicher is also the founding director of the UW’s Economic Policy Research Center. Its goal is to provide analysis that will inform regional policy debates.

Eicher says the research center long wanted to analyze the impact of regulation on housing prices, and found a way when researchers at the University of Pennsylvania developed the Wharton Residential Land Use Regulatory Index. Based on a survey of more than 2,500 U.S. municipalities, it provided the first nationwide analysis and comparison of the effects of land-use regulation.

Eicher requested Seattle’s data from the Wharton Index and analyzed it further. That led him to put a price tag on local land-use regulations.

He received no outside funding for the project and stresses he makes no value judgments about whether regulation is good, bad or needs to change.

Rather, Eicher wants the public to “understand the impact of their choices. There’s always a cost associated with the cityscape. Who wants to have no parks in the city? Or, a 10-story high-rise in Blue Ridge? But there’s a cost to that.”

Compared with 250 major U.S. cities, he says, Seattle:

%26#8226; Is first in terms of the impact of state political involvement in land issues.

%26#8226; Is in the top 3 percent for approval delays for new construction.

%26#8226; Is in the top 10 percent in local political pressure influencing land use.

As an example of how this plays out, Eicher explains that “the statewide growth-management plan gave King County few options but to require that landowners in rural areas that haven’t already cleared their land to keep 50 to 65 percent of their property in its ‘natural state.’ This forced greater density in Seattle.”

Then a King County referendum to repeal some of the county’s land-use restrictions was judged illegal in 2006 by the state Supreme Court because it violated the state’s Growth Management Act.

“The state is intervening to restrict supply. It’s not that there’s no land at all,” Eicher says.

Economists hold that housing costs are driven by supply and demand, and say those factors have certainly influenced the cost of Seattle’s housing.

But Eicher argues that “demand does not need to drive up housing prices.”

Cities such as Houston and Atlanta, which have few growth restrictions, have shown that. They’ve been able to add enough housing to meet demand, so their home prices have risen more moderately than heavily regulated San Francisco and Boston, which have a harder time increasing housing.

According to the Wharton study, cities such as Seattle that have high median incomes, high home prices and a large percentage of college-educated workers tend to have the most land-use regulations.

Sjoblom says that makes sense: “People with higher incomes want the kind of amenities that regulation provides,” he says. “If you’re a homeowner and growth controls are imposed and housing prices shoot up, you’re grandfathered because you own the place. In theory people will say it’s [rising prices] a bad thing, but in practice it’s not hurting them.”

Sjoblom says that’s why making the changes that would foster affordability are so hard to get past the public, some 68 percent of whom are homeowners. “When you bring up specific things, like allowing multifamily housing in their neighborhood, they have misgivings.”

That frustrates renters, who suspect they’re being priced out. And they’re right, according to a housing-affordability index created by the Washington Center for Real Estate Research at Washington State University.

Last summer, King County’s potential first-time buyers earning the median family income ($75,143) had just 37 percent of the financial wherewithal to buy the median-priced single-family house ($477,000) at the prevailing interest rate (6.47 percent).

Five years earlier, when King County’s median-priced house cost $282,500, median-income, first-time buyers possessed 72 percent of the income needed.

(No breakout statistics are available for Seattle.)

But various make it challenging to add more affordable housing, notes Sam Anderson. He’s executive officer of the Master Builders Association of King %26amp; Snohomish Counties, which has pushed government to rethink some of the regulations.

Anderson estimates that regulatory costs comprise up to 30 percent of the total cost of building a new house (land costs included). The laundry list of fees and requirements can run to 30 or more, depending on where the house is built.

Among them, Anderson says, are transportation, school and park impact fees, stormwater management fees, critical-areas mitigation and monitoring, pavement requirements and rockery permits.

And then there’s the dollar cost of the process itself.

Building in Seattle can be very time-consuming compared with nearby cities, because of Seattle’s neighborhood-based design-review process, says Linda Stalzer, project development director for the Dwelling Company, an Eastside homebuilder.

Design-review committees, composed of citizens interested in architecture and development, are located throughout Seattle; their job is to review commercial and multifamily housing designs before they’re approved.

“Depending on how complicated your project is, it might take you three or four times to get through it,” Stalzer says.

Add together all the various review and comment periods, and it can take 12 to 18 months to get to the point of applying for a , she says.

On a 25-unit Capitol Hill town-house project now under way, Stalzer estimated the various fees (including consulting and mitigation costs, but not building permits or land prices) have totaled about $650,000.

“I think there’s value in going through the process because we’re building things that have an impact on communities,” Stalzer says. “The difficult part is the process isn’t very efficient.”

In the final analysis, Eicher believes Seattle’s regulatory climate exists because its residents want it. “My sense is land-use restrictions are imposed to generate socially desirable outcomes,” he says. “We all love parks and green spaces. But we must also be informed about the costs. It’s very easy to vote for a park if you think the cost is free.”

Elizabeth Rhodes: %26#101;%26#114;%26#104;%26#111;%26#100;%26#101;%26#115;%26#64;%26#115;%26#101;%26#97;%26#116;%26#116;%26#108;%26#101;%26#116;%26#105;%26#109;%26#101;%26#115;%26#46;%26#99;%26#111;%26#109;

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Thursday, February 14th, 2008

Landscaping Rock No Comments

Public records Building permits

Pellissippi Pointe II LLC, $3,200,000, Merit Construction Inc., shell space on first floor of new three-story 24,059-square-foot commercial office buildingBU07-1557, 10416 Parkside Drive, T&;W Properties Partnership, $2,100,000, Wood Brothers Construction Co., new pre-engineered metal building to be used for light automotive service and cleaning for Toyota and Lexus dealerships

BU07-1592, 4627 Greenway Drive, Knoxville Levcal LLC % Marvin F. Poer &; Co., $2,000,000, J. A. Fielden Co., changes to new one-story 30,000-square-foot retail building for Circuit City

BU07-1672, 600 Academy Way, Christian Academy of Knoxville, $1,700,000, Evans Contracting Co. Inc., addition to Christian Academy of Knoxville

$1 million to $500,001

BU07-1605, 5352 N. Broadway, Jack W. Amyx, $1,000,000, Christopoulos and Kennedy Construction Inc., 2nd floor - suite 201 in new 4,810-square-foot 2-story building for Broadway Title

BU07-1537, 2055 Alcoa Highway, M.K.A.A., $825,000, Brownlee Construction Inc., new hangar for Tac Air at McGhee Tyson Airport.

$500,000 to $250,001

BU07-1520, 1430 East Weisgarber Road, Mountain View Partners Limited Partnership, $500,000, Ramsbottom and Associates Inc., new one-story shell building

BU07-1551, 1901 Clinch Ave., Fort Sanders Presbyterian Hospital, $472,500, Image Construction Inc., pharmacy renovations to Fort Sanders Regional Medical Center

BU07-1519, 7600 Pike, West Town Mall Joint Venture % Simon Property Group, $450,000, CDI Contractors LLC, interior repairs where roof leaked in Dillard’s at West Town Mall

BU07-1664, 6901 Pike, First Heritage National Bank % Regas Real Estate, $380,000, Branch Building Group LLC, removal of front portion of restaurant

BU07-1540, 8923 Linksvue Drive, Gettysvue Center LLC, $350,000, Sequoyah Limited LLC, alterations for new tenant Jupiter Entertainment

BU07-1629, 122 W. Scott Ave., Hospitality Pantries Inc., $300,000, Richardson Turner Construction Co. Inc., new one-story pre-engineered metal building with 8,000-square-foot warehouse/office for food ministry distribution

$250,000 to $100,001

BU07-1609, 2305 Callahan Drive, All Points Development LLC, $250,000, The Strauss Co. Inc., new one-story 5,000-square-foot building for Sherwin Williams

BU07-1660, 516 S. Gay St., City of Knoxville, $250,000, Blaine Construction Corp., complete structural re-roof of buildings 516-524 on Gay St.

BU07-1679, 9352 Park West Blvd, Fort Sanders-Park West Medical Center % Danny Ed, $200,000, Rentenbach Constructors, MRI buildout on 2nd floor of previous shell space at Park West Hospital

BU07-1680, 501 Dutch Valley Drive, Dodson Brothers Exterminating Co. Inc., $184,700, David A. Johnson , new addition to two-story building and also alterations to existing portion to be office for Dodson Pest Control

BU07-1562, 11311 Parkside Drive, Parkside Drive LLC % Colonial Realty LP, $182,000, Build Retail Inc., first time tenant finish in space 1210 for Aeropostale

BU07-1666, 1111 Tree Top Way, Woodlands of Knoxville II LLC, $180,000, Dovetail Builders Inc., two new in-ground swimming pools and a pavilion structure for the pump equipment to be accessory to The Woodlands phase 2.

BU07-1628, 700 Merchant Drive, William E. Monday III % SunTrust Bank, $120,000, Wood Brothers Construction Co., drive-thru addition and renovations to SunTrust Bank

BU07-1655, 3001 Knoxville Center Drive, Knoxville Center LLC, $116,000, Arlington Construction Inc., renovations for existing tenant Lenscrafters

$100,000 to $50,001

BU07-1539, 10984 Parkside Drive, DDRTC Turkey Creek LLC % Developers Diversified, $100,000, Pbc Inc., interior of space for Rack Room Shoes

BU07-1541, 2018 Western Ave., Cherokee Health Systems Inc., $100,000, Johnson &; Galyon Inc., interior of lower level (partial) and upper level (partial) for Cherokee Health System

BU07-1589, 121 Hawthorne Ave., Maxey Co. LLC, $100,000, Signal Point Systems Inc., new 130 feet communication tower

BU07-1595, 835 Huckleberry Springs Road, Bash Group LLC, $98,000, Creative Structures, new paint booth and mixing room with new dealership for Tennessee RV

BU07-1645, 7600 Pike, West Town Mall Joint Venture % Simon Property Group, $87,000, Weekes Construction Inc., interior alterations to space no. 1480 in West Town Mall for Lenscrafters

BU07-1611, 5214 N. Broadway, JBCH Properties LLC, $80,000, R.J. Prather Construction LLC, interior alterations to shell space to be Papa Murphy’s Take ‘n’ Bake Pizza

BU07-1550, 501 Nineteenth St., KPG Lab Partnership, $75,000, Image Construction Inc., Renovations for Tennessee Orthopedic in Trustee’s Tower suites 600 and 603

BU07-1564, 1608 Midpark Road, Melinda P. &; Joel W. Connell, $60,000, Owens Construction Inc., first-time tenant finish to building

$50,000 to $25,001

BU07-1527, 5814 Walden Drive, Walden Park Partnership, $50,000, Sequoyah Limited LLC, tenant buildout of one side of new one-story shell

BU07-1546, 118 S. Central St., James K. &; Sherrie D. Zaring, $48,000, Trammell Construction Co. Inc., interior alterations to store building

BU07-1573, 923 W. Oldham Ave., Ronald &; Martha A. Burress, $45,000, Carl Gibson Construction, new one-story building to be Day Springs Church

BU07-1675, 510 Main St., First Baptist Church, $45,000, Johnson &; Galyon Inc., making part of existing parking area of First Baptist Church into playground

BU07-1610, 5915 Casey Drive, Gth Family LLC, $42,000, Stethen-Smith Construction, general repair to building to include loading dock repairs and minor interior repairs

BU07-1544, 1315 Todd Helton Drive, American Tower Corp., $35,000, Westower Communications Inc., co-location on an existing tower of 110 feet with ground equipment for T-Mobile

BU07-1545, 211 Bridgewater Road, Bridgewater Baptist Church Inc., $35,000, Westower Communications Inc., co-location on an existing tower of 130 feet; extending tower 14 feet and ground equipment for T-Mobile

BU07-1631, 211 Nixon Road, American Tower, $35,000, Westower Communications Inc., co-location on existing tower of 200 feet and ground equipment

BU07-1632, 128 Churchland St., Pedro E. Saez &; Laura E. Stagnari, $35,000, Westower Communications Inc., co-location on an existing tower of 177 feet, includes ground cabinets.

BU07-1633, 5289 Oakhill Drive, Tanasi Girl Scout Council Inc., $35,000, Westower Communications Inc., co-location on existing tower of 171 feet with ground equipment

BU07-1685, 916 N. Sixth Ave., Crown Castle International, $35,000, Westower Communications Inc., collocation on existing 160-foot monopole

BU07-1586, 1045 Cherokee Trail, Woodlands of Knoxville II LLC, $27,000, Dovetail Builders Inc., new one-story 38 feet by 25 feet maintenance storage building for Woodlands

BU07-1635, 509 W. Jackson Ave., Ernie &; Pamela H. Gross, $26,000, Total Demolition Services Inc., removal of debris from building due to fire

$25,000 and less

BU07-1658, 716 S. Gay St., Jake J. Breazeale, $24,000, owner-commercial, interior office

BU07-1547, 7600 Pike, West Town Mall Joint Venture % Simon Property Group, $23,900, Mastercraftsman, upgrading restrooms in JC Penney

BU07-1176, 9117 Executive Park Drive, White Realty Inc., $20,000, owner-commercial, general repairs to Chinese restaurant for new tenant Lemon Grass Thai cuisine

BU07-1579, 10415 Parkside Drive, T&;W Properties Partnership, $20,000, Wood Brothers Construction Co., removal of car wash canopy addition to rear of existing Toyota Dealership to prepare for new addition

BU07-1667, 543 N. Broadway, Old Gray Cemetery, $19,000, High Oaks Construction Co. Inc., alteration to gatehouse at old gray cemetery

BU07-1603, 5235 Village Crest Way, Ko Knoxville Portfolio LP % H &; R Real Estate Inc., $17,353, R.T. &; Sons LLC, replacing antennas and cable on Sprint cell tower

BU07-1669, 9361 Pike, Home Depot USA Inc., $16,000, Sun Belt General Contractors Inc., alterations Home Depot

BU07-1553, 11308 Parkside Drive, Parkside Drive LLC, $15,000, Craig Belitz, foundation only for new building for Smoky Mountain Brewery

BU07-1659, 6221 Pike, Hawk Family Properties LLC, $14,000, Engineered Retaining Systems LLC, demolition of old storage building and landscape at rear of property

BU07-1518, 4413 Central Avenue Pike, Mark H. &; Helen H. Boring, $12,000, owner-commercial, new 24 feet by 35 feet detached garage accessory in rear of building

BU07-1523, 600 Academy Way, Christian Academy of Knoxville, $10,000, Evans Contracting Co. Inc., interior demolition only to prepare for future addition and alterations at Christian Academy of Knoxville

BU07-1597, 2200 Martin Luther King Jr. Ave., Tennessee Conference of The AME Zion Church, $10,000, Owner-Commercial, alterations to space in two-story building for new tenant Mosiac Community Church

BU07-1531, 8029 Ray Mears Blvd, Wallin H. Myers, $9,741, Creative Structures, interior demolition

BU07-1585, 1109 Beaman Lake Road, Canaan Baptist Housing Corp., $9,000, L &; M Home Improvement Inc., general repairs to lobby at Golden Age Retirement Home

BU07-1575, 1111 N. Northshore Drive, Cooper Commercial Properties Ix LLC % Dee Ann Gi, $4,000, GSB Contractors Inc., interior demolition to suite s130 to prepare for future alterations

BU07-1543, 1714 Louisville Drive, Walgo LLC, $3,000, Sun Constructors LLC, interior demolition in suite A to prepare for future work

BU07-1634, 7355 Pike, James S Schaad Tr Leased Shakey’s Pizza Parlor, $3,000, Steve Cherry, 14 feet by 44 feet open to front of building for Alley Restaurant

BU07-1639, 1219 Maryville Pike, Gary L. &; Janice Y. Hines, $3,000, Owner-Commercial, general repair

BU07-1536, 1224 W. Fifth Ave., Alzaran Holdings LLC, $2,600, Burnett Demolition &; Salvage Co. Inc., complete demolition of one-story building.

BU07-1516, 1600 N. Central St., Carmichael Wayne E. &; Brenda F. Carmichael, $800, Owner-Commercial, emergency repair permit due to vehicle running into building

BU07-1607, 5352 N. Broadway, Jack W. Amyx, $1, Christopoulos and Kennedy Construction Inc., 1st floor shell in new 4,810-square-foot two-story commercial building for Broadway Title

BU07-1651, 9721 Cogdill Road, Pellissippi Pointe II LLC, $1, Merit Construction Inc., suite 101 in new three-story 24,059-square-foot office building

BU07-1652, 9721 Cogdill Road, Pellissippi Pointe II LLC, $1, Merit Construction Inc., suite 201 in new three-story 24,059-square-foot office building

BU07-1653, 9721 Cogdill Road, Pellissippi Pointe II LLC, $1, Merit Construction Inc., suite 301 in new three-story 24,059-square-foot office building

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Wednesday, December 26th, 2007

Garden Landscaping No Comments


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