The post Snow loads appeared first on Bend Oregon Custom Home Builder.
]]>When designing or engineering a home in our area, the snow load that a roof is designed for is taken from the County Building Department’s snow load information. Using this data for a home’s design is a part of the design requirements for a homebuilder to get a building permit in Central Oregon. However, even when using this required data to design a home’s roof it’s possible to have unusually severe winter weather that exceeds the historical data used to design the roof system. It’s a homeowner’s responsibility to monitor the snow load on their roof and take appropriate maintenance action when snow loads exceed the design requirements.
It’s not too hard to identify when a period where more snow than normal falls. Whether you turn on the news, read a newspaper, or simply look out the window you should be able to gauge if there is an excessive amount of snow on the ground. You can be sure there is as much snow on your roof as what’s on the ground, if not more. Additionally snow and prolonged freezing temperatures can lead to the formation of ice dams that can potentially end with water infiltration into the home resulting in water damage (see blog on ice dams).
Different types of roofs and roof materials are more susceptible to snow and ice dam damage than others. Generally the lower the pitch of your roof the more concerned you should be of potential water damage or roof failure.
If the snow load is excessive you should remove the snow in a way to avoid damage to the roofing. When a homeowner hires someone to do this maintenance work it’s best to hire a licensed and bonded roofer as they are not only set-up to safely work on roofs, but they should be the trade that does not damage the roofing. If ice damming is severe then the ice dam should be removed as well.
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]]>The post Ice dams appeared first on Bend Oregon Custom Home Builder.
]]>We have been experiencing a more than normal amount of severe winter weather, with more than the normal snowfall amounts and extremely cold temperatures that stay well below freezing even during the day. Even in a normal winter the possibility of the formation of ice dams and subsequent ice dam damage is possible. It’s important for homeowners to understand that the effects of winter weather, especially as described above, create the need for homeowners to implement winter maintenance action.
Ice dams typically form at the edges of a roof or above the heated wall line when some amount of snow is deposited on a roof, and the temperature stays at or near freezing. Snow melts on the roof surface and flows down to the edge of the roof, as the water gets to the portion of the roof over the unheated space below it freezes. As each cold day goes by more ice is formed creating an ice dam. Snow and ice can then melt under the ice dam and eventually work its way under roofing or siding and infiltrate into the home creating water damage. Damage can occur even with current construction methods. Damage is typically not caused by defective construction, but by lack of homeowner maintenance.
Often, in a well-insulated home, the ice dam cannot even be seen. Other times icicles are formed as a visible sign of the presence of ice damming, or the leading edge of the ice is visible. Whether ice is visible or not a homeowner should be aware when weather conditions are present that can form ice dams and take appropriate action. At the least the snow from the first few feet of the roof edge should be removed, carefully, so as not to damage the roofing. Removing snow a few feet beyond the heated wall line will allow any snow-melt to evaporate before it reaches the “cold” roof eve where ice damming typically forms. If need-be the whole roof can be cleared of snow (see blog on snow-loading). In most cases when a homeowner hires someone to do this maintenance work it’s best to hire a roofer as they are not only set-up to safely work on roofs, but they should be the trade that does not damage the roofing. If ice damming is severe then the ice dam itself should be removed.
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A robust housing market heralds economic vitality and increased lead-times.
It continues to be very busy in the construction industry in Central Oregon and 2016 appears to be more of the same. Benefits of the increase in construction activity can be felt through-out the economy, but while welcome, come with additional challenges. General contractors and sub-contractors find themselves stretched thin and juggling the increased work-load. This has caused extended lead-times and an increase in production time. Some trades have been able to adjust to the influx of work better than others, but it only takes one trade’s delay to cause an increase in the completion time of a project. Businesses are hiring, but are still cautious of over-extending in both equipment and levels of employment, remembering the bitter and unpleasant lessons of the great recession that is only a few short years behind us. Smart builders and subcontractors are balancing their ability to produce with the amount of work they are committing to. Some subcontractors have taken this opportunity to actually whittle their client roster down to the builders they most want to work for, while at the same time hiring new employees because their work load has increased, even with a smaller client base.
Like many builders in the area Cascade Custom Homes has certainly felt the effect of the revitalized economy and the need to balance the amount of contracted work with how much of the available prospective work to take on. While it’s common to want to take on as much business as is available, you have to make it a priority that the existing work can be effectively run and kept organized. Sometimes this means saying no to a project you would normally like to contract for.
In times like these a builder has to watch more than ever for subcontractors that take on too much and start not performing at levels typical of the past. Delays and errors of one person affect all that come behind in a construction project and one delay can cause successively larger delays when each trade has to re-arrange a carefully laid out schedule. Now more than ever patience and a watchful eye are required in the field of construction management.
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The post high tech energy savings appeared first on Bend Oregon Custom Home Builder.
]]>The post High Quality Result appeared first on Bend Oregon Custom Home Builder.
]]>Cascade Property Development, was the builder for our garage with a loft apartment above. We would recommend Tom Pryor to anyone else without hesitation. Tom helped us get what we wanted while providing helpful advice and recommendations. The cost of the project was accurately estimated up front. Communication was timely and a source of comfort along the way. Tom’s selection and management of responsible skilled subcontractors facilitated the delivery of a high quality result. Our Loft is everything we had hoped it would be. We look forward to working with Tom in the future to build the eventual main house that will attach to our garage/loft.
Amy and Brad
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The post Dream Home Forever appeared first on Bend Oregon Custom Home Builder.
]]>We would like to take this opportunity to thank you for building us our beautiful home. We are so pleased to have had the opportunity to work with you. Your expertise, professionalism and high integrity made this experience such an enjoyable one!
Finding a quality builder such as yourself, that meets every deadline and truly cares about their customer is a rarity. Starting with the design process with Rob, through the many highly skilled subcontractors, the entire process was a pleasure and the end result was the highest quality.
When we first met you we told you we wanted our “dream forever home” and that is exactly what you provided! Moving into our home on the exact date you promised was icing on the cake!
Our most sincere thank you for a job well done!
Your friends,
Dennis and Shirley Engel
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The post Energy Efficient Faucets appeared first on Bend Oregon Custom Home Builder.
]]>We usually associate energy efficient appliances with machines like washers, dryers, and refrigerators. Small appliances and fixtures can make a difference too. Take the new touch control faucets that save water and energy. Besides saving water and energy these fixtures also provide convenience and health benefits. By controlling the flow of water with a wave of the hand, or by touching with your hand or elbow, it’s easier to wash your hands or rinse dishes. With pre-set temperatures you are likely to need less time to adjust the water temperature compared to conventional faucets. These faucets also have popular features and finishes that conventional faucets have, such as a pull down sprayer. The faucets operate either by sensing movement or by sensing a small amount of electrical charge transferred through the touch of your skin. Besides considering selecting these faucets for new custom home construction, they can just as easily be used for remodels and additions. For additional reference the Environmental Protection Agency has a listing for plumbing fixtures, similar to those by Energy Star for appliances. Look for the WaterSense label for energy efficient fixtures similar to using the Energy Star label when shopping for appliances. The January 2015 publication Ruralite, distributed by Central Electric COOP www.cec.coop, has a good article on these fixtures by James Dulley for further reading.
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]]>The post Winterizing Your Home appeared first on Bend Oregon Custom Home Builder.
]]>The recent cold blast is a good reminder to get your home ready for winter by winterizing your home. Besides having your sprinkler system blown-out you should close your foundation vents. An even better idea is putting insulation blocks in the vents and insulation cups over the exterior hose bibs.
Check your roofing, particularly along the edges. Winter storms that leave substantial snow fall amounts and follow with very cold temperatures for an extended period can lead to ice dams and subsequent water infiltration. Older homes that do not have ice & shield installed under asphalt roofing are particularly in danger of this. In extreme cases it may be necessary to pull snow off several feet back from the eves to prevent ice dams from growing big enough to damage your home. Old roofing that is nearing the end of its life is a concern for leakage. Gutters and downspouts should be kept clear so when snow and ice do melt it has the best chance of draining off and away from the home
If you are away from home for a period of time do not leave the thermostat setting too low while you are away. During a cold snap if the home is not heated enough pipes can freeze and the savings from setting the thermostat on a very low setting can be more than lost if having to pay to fix frozen pipes and water damage.
Just a few simple measures will ensure you can enjoy the winter weather in a comfortable home, instead of taking emergency measures out in the elements!
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]]>The post New Home Maintenance appeared first on Bend Oregon Custom Home Builder.
]]>Like a new car it does not take too long before regular maintenance is needed for your home. Like your car the maintenance needs of a home are partially dependent on the passage of time, but instead of mileage as a milestone a home’s maintenance is better calculated by the passage of the seasons. Also like most cars, new homes are not sold with maintenance included, it is the owner’s responsibility to regularly inspect, and properly maintain a home.
A new home will show more of the the normal characteristics of wood shrinkage and settling compared to an existing home that has stood for several years. Particularly in the first year after completion. Inside seeing some small joints open up a little in places like between backsplash and counters or at the bottom of tile showers should not be a cause for extraordinary concern, but should be re-sealed right away especially in places like a shower that are more exposed to potential water damage than most places.
Water intrusion is the most important thing to be aware of. On the exterior caulking should be regularly inspected and re-applied as needed. If there are any unusual roof penetrations that are sealed with mastic they should be regularly inspected and maintained as well. In extraordinary cases like a severe hail storm roofing should be inspected for damage. Such damage is not a failure of the product or workmanship, but still something that needs fixing to keep additional damage from water infiltration occurring. The backfill grading and landscaping around your home is particularly prone to settlement and it is very important to ensure the grading continues to slopes away from your home. In the first few years after completion keep an eye on this as well as the drainage from gutters to ensure water is directed away from your home.
Systems like the mechanical and plumbing components will take more maintenance than say the electrical system. Forced air mechanical systems need regular changing of filter(s). Other regular maintenance is dependent on the components of your individual systems and owners should make sure they are fully aware of their systems and/or arrange for regular maintenance from a qualified company, preferably the company that installed the system.
These are some of the basic maintenance items any homeowner should be aware of, and I hope the information helps you to keep your home weather-tight and looking new.
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A newly completed custom home
We just completed the pictured home in Sisters and are nearing completion on three more dwellings. As typical, we were able to complete on time and under budget. It’s always nice to successfully complete a project, in particular when the Owners are so happy with the work and transitioning to a new area, with a more relaxed lifestyle and fine custom home.
This custom designed, executive level home, which sits on 2-1/2 acres was completed for 170.00 per heated square foot with costs that start with permits and infrastructure and go all the way to hardscaping with a substantial amount of paver patios and paver steps, asphalt driveway, and final cleaning. The home features custom alder cabinets, alder doors and millwork, hickory flooring, Quartz slab counters with tile splash, Tile shower, interior and exterior beam-work are just a few of the accoutrements. There is a high performance HVAC system, alarm system, stereo & entertainment system and includes little touches (for example we always look to put in a hot/cold hose bib in the garage).
There are more properties available, some with amazing views of the mountains and backing up to large acreage at the end of the cul-de-sac.
Please contact Tom if you are thinking of starting a project on land you already own, or are looking for land for a new custom home!
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