So, many people ask "what's new in the Prescott real estate market" or say "wow it looks like everyone and their entire families are moving here!" Well, yes we are experiencing a huge growth in the Prescott area. Growth has its pros and cons, and we have all been spoiled a long time with our little town, or at least I feel I have been spoiled for 40 years! During that 40 years I have lived in California and Tennessee as well as Winslow, AZ, and I have done a small amount of travelling, and I can honestly say there is no place I would rather live! So I can't blame folks for discovering this gem of an area and wanting to be here too.
First let's look at the growth. Some folks I have ran in to are upset about the growth. Well, last I checked, we live in a free country and people can live anywhere they want to. I have met amazing people, and the retirees that are coming here have such diverse and amazing backgrounds! Spending a short time talking to the "newbies" in town just always makes me appreciate this lovely little mountain town we call Prescott (and the surrounding towns too!). From the last (still alive) test pilot from WWII, to an artist who has painted dignitaries from all over the world (including Prince Charles), to a retired "super model" from the 1960's, to several famous authors and screenwriters, a former atomic bomb engineer, retired CEO's from all sorts of backgrounds, and the list goes on and on! So is the growth all bad? HECK NO! The wealth of knowledge alone in this town is amazing! And the wealth moving here is good....makes this area a tad more recession proof with the cash buyers for homes here.
Now, my biggest concern, or "negative" I see to this growth....lack of jobs for Average Joe American. Average Joe (and Jane) would love to live here, but can't afford it. Or one of them finds a job and the other doesn't so they can't afford to live here that way either. Or they have jobs and can't afford the American Dream to buy a home, so they move away where they can work and afford their own home. The bulk of people moving here are retirees, and retirees need services, but the service industry pay is awful. You can't work in the service industry and afford a home here, so you either rent an overpriced apartment or spend every last dollar on gas so you can commute 40 minutes in to town from the "affordable" housing areas. I don't like this either! So we really need our municipalities to step it up, bring in GOOD jobs that pay a decent wage, and do some type of incentives to bring in more affordable housing AND change the current building codes and zoning restrictions to allow "tiny homes" and other creative building methods that make homes a bit more affordable. Just my 2 cents, but from what I have read and learned about, areas that don't balance the housing growth with jobs will end up in a world of hurt 20 years later.
Speaking of 20 years later goes in to what is new! There has been a lot of talk about the estimated 8400 homes going in near the airport on the James land (I am not a fan of that location, as the airport grows there will be a lot of whiners in those homes), and the 3500+/- homes in Granite Dells by Arizona Eco. What I have not heard mentioned is the 15,000 acres in total that Arizona Eco has purchased which starts on the West side of Viewpoint in Prescott Valley, goes over to the airport in Prescott and then heads north to Chino. THAT is a massive amount of land! AND much of it is checkerboarded with State Trust Land, so the land mass is greater than 15,000 contiguous acres. Prescott real estate is definitely going to be changing over the next 20 years! And this is why my fiance and I have purchased 4 acres in Paulden on the East side of 89 not far from the gorgeous headwaters of the Verde River. I may have to work in town and drive in traffic, but we will be able to go home and eventually retire to our little piece of peace and quiet!
The last "what's new" is I am working with some great people and forming the Pronghorn Team to handle resale and new construction as well as all other aspects of Prescott area real estate! Our team is going to be set up in the former Brown Family homes showroom/office at the entrance to Pronghorn Ranch. Look for our announcements coming soon! I had to choice...to be a part of this growth and try to be involved and help it go forward in a positive way or sit at home and complain. So here I am, hoping to make a difference!
Feel free to call me any time with any Prescott, Prescott Valley or Chino Valley real estate questions! The Pronghorn Team will be YOUR go to team for the best real estate experience!
Thursday, August 30, 2018
Tuesday, June 19, 2018
Back from my blog break!
HI everyone!
Sorry I have been MIA. My fiance, Greg Porterfield, and I purchased a small hometown auto repair shop last summer! I have been working practically night and day on the shop and still holding down the real estate world, so the blog and finishing my degree had to take a back seat for a while. We purchased Car Care by Bob located at 711 White Spar Road on June 30th, 2017. The name is now Prescott Car Care, and we just hired another technician, and plan on expanding more in a few months! Our customers have been wonderful, and to just take a great business and make it bigger and better is such a rewarding experience!
One of the major things I am just about wrapping up at the shop is becoming a Green Certified with the Arizona Department of Environmental Quality. Here are some of the things they look at:
Sorry I have been MIA. My fiance, Greg Porterfield, and I purchased a small hometown auto repair shop last summer! I have been working practically night and day on the shop and still holding down the real estate world, so the blog and finishing my degree had to take a back seat for a while. We purchased Car Care by Bob located at 711 White Spar Road on June 30th, 2017. The name is now Prescott Car Care, and we just hired another technician, and plan on expanding more in a few months! Our customers have been wonderful, and to just take a great business and make it bigger and better is such a rewarding experience!
One of the major things I am just about wrapping up at the shop is becoming a Green Certified with the Arizona Department of Environmental Quality. Here are some of the things they look at:
- Cleaning and Degreasing - Use low-hazard, low-pollution solvents or water-based cleaning.
- Waste Fluids - Recycle and reuse fluids whenever possible.
- Housekeeping - Practice spill prevention, seal shop floors, recycle oil.
- Energy Conservation - Save energy with efficient lighting, "green"office equipment, energy-efficient air conditioning.
- Water Conservation - Properly maintain plumbing, install low-water use fixtures, use desert landscaping and dry-floor clean-up procedures.
- Waste Reduction - Reduce paper use, recycle as many other materials as possible, buy and use recycled products when practical.
We have been busy adding a window to the lobby (it was dark and dingy in there before), adding new lighting throughout the workspace, upgrading chemical storage to OSHA approved containers, using a shredded coconut fiber to soak up spills, and recycling as many chemicals and fluids as possible. We even use the old oil in a special burner for winter heat! I am always on the look out for more and more ways to "Go Green", and we have a few small items to finish up then we can apply for the official voluntary certification! We will be the ONLY shop in the entire Prescott area to achieve this status!
We are also now carrying a locally (Sedona) made car wax and cleaning products that even work on showers stalls, glass, jewelry, granite counters, etc! These are non-toxic and a great product. The next item we are adding is an all natural rodent and insect repellant line. For fun, I have also found some automotive repair related jewelry for the female gearheads out there!
So, even though I have been not keeping up with the sustainable building blog, I have been very busy with making an existing business sustainable both environmentally and financially!
If you need any car repairs (oil changes, a/c issues, complete engine swaps, we do everything except tires!), check us out at www.PrescottCarCare.com or call or text us at 928-776-9528.
In upcoming blogs I will be talking about many sustainable subjects, and water and septic systems will probably be the next issues to tackle.
Wednesday, April 12, 2017
Radiant floor heat? Yay or nay?
Upon recently meeting with a local contractor, he was estimating that it was in excess of $10/sq ft for radiant floor heat. Now my ex put it in his garage, and I KNOW he didn't spend any where NEAR that! And his garage was massive, with 12' walls. the tubing is cheap, there is an inexpensive grid system that you can snap the tubes in to place, its a simple water heater (small recirculating one) and that;s pretty much it. I would say the contractors estimate was nearly double what it should be. And a well designed system does not have to be everywhere either.
I did find this site that had great info:
I did find this site that had great info:
WITHIN JOISTED FLOOR HEATING SYSTEMS
(including tubing, heat emission plates and fittings)
(Typical labor allotment/joisted floors 12-16 hours per 1000 sq. ft.)
(including tubing, heat emission plates and fittings)
(Typical labor allotment/joisted floors 12-16 hours per 1000 sq. ft.)
Using 7/8″ PEX Tubing
- Typical floor $0.85 per square ft floor area
- Carpeted / high heat loss areas $1.00 per square ft floor area
Using 1/2″ PEX Tubing
- Typical floor $1.25 per square ft floor area
- Carpeted / high heat loss areas $1.50 per square ft floor area
WITHIN “SLAB” FLOORS (on grade, suspended or lightweight)
includes tubing, typical manifolds, and tying materials
(Typical labor allotment/slab floors 8 hours per 1000 sq. ft.)
includes tubing, typical manifolds, and tying materials
(Typical labor allotment/slab floors 8 hours per 1000 sq. ft.)
Using 7/8″ PEX Tubing
- $0.70 per sq ft floor area
Using 1/2″ PEX Tubing
- $0.80 per sq ft floor area
LARGE COMMERCIAL PROJECTS
(Typical labor allotment 4 hours per 1000 sq. ft.)
(Typical labor allotment 4 hours per 1000 sq. ft.)
- $0.50per sq ft floor area
COST FOR RADIANT HEATING ZONES
FOR “CLOSED SYTEMS” (using cast iron pumps).
(includes thermostat, relay control, pump and other mechanicals)
(Typical labor allotment 8-16 hours for one (1) zone
3 additional hours per additional zone)
(includes thermostat, relay control, pump and other mechanicals)
(Typical labor allotment 8-16 hours for one (1) zone
3 additional hours per additional zone)
Within Slabs
- $550-700 for one zone
- $1100-1250 for two zones
- $300-400 for each added zone after two add
Within Joisted Floors
- $550-700 for one zone
- $1100-1250 for two zones
- $300-400 for each added zone after two add
FOR “OPEN SYSTEMS”(using stainless pumps).
(includes thermostat, relay control, pump, and other mechanicals)
(Typical labor allotment 8-16 hours for one (1) zone
3 additional hours per additional zone)
(includes thermostat, relay control, pump, and other mechanicals)
(Typical labor allotment 8-16 hours for one (1) zone
3 additional hours per additional zone)
Within Slabs
- $450-600 for one zone
- $1100-1250 for two zones
- $300-400 for each added zone after two add
Within Joisted Floors
- $450-600 for one zone
- $1100-1250 for two zones
- $300-400 for each added zone after two add
Wednesday, April 5, 2017
ICF....Insulated Concrete Forms
The more I read, the more I love ICF! I truly do not know why this is not encouraged or even required as a building source. Using wood framing just makes no sense to me, and the cheaper homes in the cookie cutter areas are only 2x4 construction, a better home is 2x6 and a "great" home is 2x8 but rarely does a builder use the 2x8. I would rather have my 10+ inch styrofoam and cement house! (this is thickness of walls I am taking about). I am very curious to see what a 10inch ICF bids out to vs a 2x8, which I was recently informed by a builder that he thought it was superior and he never understood ICFs and he basically told my client and I that he didn't like it. BUT, he would be happy to use it. Using more wood and therefore more insulation, which compresses over time, makes absolutely NO sense to me. Our local builders really need to learn about what everyone else wants and what everyone else is doing, which is green building with products like ICF or at least using steel framing! Anyone who opposes new concepts and new ideas I am extremely wary of, because that means they either don't like change, or are not willing to change because "this is how I have done it for years". What one has done for years is not necessarily the BEST way to do it! I respect people on the cutting edge, or better yet, the bleeding edge of embracing change. What I find very interesting is that many of the "new" building techniques are actually quite old. We got into this state of using resources faster than they could be replenished, which is not a smart way to live. The truly sustainable ways of building, methods of using solar power (it was used to passively heat a home years ago), using things like adobe bricks, etc are all very old techniques, but seem to be having a renaissance of being rediscovered again. So when a builder who has been building for 30 years thinks he knows it all, I beg to differ! Just because you have built the same way for 30 years does not mean you know more than someone else embracing new or different methods.
Anyway, off my soap box, and there is an ICF magazine that I found interesting! here is the link!
http://www.icfmag.com/articles/features/2014-11_Fly_Ash.html
Anyway, off my soap box, and there is an ICF magazine that I found interesting! here is the link!
http://www.icfmag.com/articles/features/2014-11_Fly_Ash.html
Saturday, April 1, 2017
RainScreen, what the heck is that?
Well, I have never heard of rain-screen siding before. Apparently not common in Arizona, but it sure looks like an amazing system! I found new siding products that are used for this rain-screen system, some are out of bamboo, others out of rice hulls! The options are impressive, and all LEED certified, AND no more expensive than other wood sidings. Yes, the composite stuff is cheaper, but, well its composite stuff. I am not a fan. Here is info from a company that has invented special clips to put on the rain-screen siding without additional furring strips and labor!
From the Climate- Shield website:
From the Climate- Shield website:
European History of Rain Screen, Climate Shield Systems
The rainscreen principle is not new, nor is the idea of rainscreen applied to wall design. For centuries in Norway, the rainscreen idea was intuitively used, without any scientific, systematic foundation. They utilized drained and back-ventilated claddings with both closed and open joints. On buildings with timber claddings, closed joints were adopted, and openings at both the top and bottom of the cladding allowed for drainage and evaporation of any penetrating rainwater. The Norwegians titled this approach the "open-jointed barn technique," since originally it was used in conjunction with the construction of barns. [1]
It wasn't until the 1940's that research organizations began delving further into the principles behind rainscreen, and recognizing the superiority of a rainscreen system: "It is clearly unwise to allow walls, whether of brick or porous cement, to be exposed to heavy rain. They absorb water like a blotting paper and it would therefore be a great step forward if an outer, water repelling screen could be fitted to brick walls, with satisfactory characteristics from the point of view of appearance, mechanical strength, and cost. This screen could be applied so that water vapor coming from within is automatically removed by ventilation of the space between the wall and the screen." [2]
Norway is the place where rainscreen cladding had its birth. It was not a scientific breakthrough, however, but more a gradual discovery that happened centuries ago in a largely intuitive way. Norwegian builders, probably through trial and error, found a way to utilise drained and back-ventilated cladding with joints that were both closed and open.
The first buildings to have this type of cladding were large barns. This is why they called it “the open-jointed barn technique.” The timber cladding had closed joints with opening at the top and at the bottom of the timber to allow for water drainage, and also for the evaporation of any rain moisture that managed to penetrate inside.
Scientific research of the underlying principles of a rainscreen didn’t start until as late as the 1940s. It was quickly recognised that the principles involved in rainscreen cladding was vastly superior to anything else in use at the time. That still holds true today.
The early research concluded that it is unwise to allow walls made of brick or cement to be exposed to rain over a long period of time without having anything to prevent the porous nature of the materials from absorbing water in a way that is similar to blotting paper.
The idea of fitting an outer screen wall to porous brick and cement walls that could repel rainwater was adopted. It was also easy to make this screen aesthetically pleasing at the same time. Just because its primary purpose is to serve as a rainscreen, there is no reason why it can’t look good too. The outer screen also needs to have strength qualities and it needs to have an acceptably low cost. The design also needs to be such that it can, through proper ventilation, remove any water vapour that finds its way into the space between the wall and the cladding
Telemark Lofthus [3]
The Telemark Loft is part of a three-project study that examines the beauty of wood. It demonstrates clearly that the natural and beautiful properties of wood can be long lasting. In fact after seven hundred years the Loft looks like it will be around considerably longer. See also the Glencoe Visitor Centre and Caledonian Forest sections.
"There is something sublime in the long darkness of these nothern nights, and the short intense snowy light of day suddenly breaking it for a few hours, and again all in darkness… He must have been a bold man who first inhabited a nothern latitude in winter." Samuel Laing from "Journal of a Residence in Norway", 1834. London 1851.
The Telemark loft is a wonderful example of how natural wood can delight. The main loft house on the left has been around for over 700 years, has been taken apart, moved, reassembled and lifted off the ground the past few hundred years, but still survives as a wonderful example of the durability, and charm of untreated wood. This loft from Sondre Tveito farm in Hovin, Telemark, Norway is dated from around 1300 is also an excellent example of medieval architecture. The Telemark region extends between the Oslo fjord on the south of Norway to the Hardanger plateau. Famed for it's traditional, world renowned style of skiing and rugged landscape it is typical in Norwegian terms for the way the populations settled and spread. Telemark was an example of what the 18th century French philosopher Montesquieu meant when he said that "the source of freedom in Europe" was to be found in Scandinavia. Unlike other countries, Norway's geography made it unsuitable for any overall power to dominate so when the Monarchs became powerful in other parts of Europe, the real power in Norway lay with the local communities. The vast tracts of sparse land held apart by mountainous terrain and long deep fjords and forests enabled real communities to develop and spread throughout the land. Most farms belonged to the families and special allodial laws developed that allowed them to keep the ownership throughout the generations. Unlike many other parts of Europe where large controlled areas could be uprooted and erased, the surviving cultures in Norway are still to be found more or less intact after so many years. It is for this reason that we can still look in awe at the durability of the wooden structures after 700 years, and realise just how good wood is as a material to build with.
The use of small buildings with their own function was introduced during the Viking Age. The Loft and Stable shown are part of a grouping of buildings that make up the farmstead (tun) and are arranged in a square. This is known as the square tun and was the most common type in recent times. Recent times because, although the loft dates from around 1300 AD, the courtyard was added to over the centuries. The square plan was a fairly recent development that replaced other layouts for example the much older row tun that relates to the prehistoric longhouse. The buildings are arranged in the tun as innhus to one side, where the living, food storage (bur) and sleeping are placed, and uthus on the other side, where the animals and general storage were housed.
The detailing around the door is influenced by medieval church art that helps to date the loft to around 1300 AD. The detailing was then highly coloured with yellow ochre and rust red pigmented paint, traces of which can still be seen.
The door on the lower level, leads to the bu where food was stored. It was painted with tar crosses to protect the contents. The simple stair to the right leads to the gallery above where valuables, for example textiles, were kept. There is also a bed dating from medieval times and was used as a guest room in summer.
The upper gallery of the loft is lit by three small openings with simple carvings and detailing. This would provide the main source of daylight and ventilation to the sleeping area. This later loft and bur from Rofshus in Telemark, built in 1754, also stand in the traditional Telemark style side by side. The log construction was introduced to Norway from Finland and Russia during the Viking Age and has improved over the ages. The corner detail, the way the logs were held together, developed over time to ensure a tighter fit with the long grooves being lined with moss to keep out the wind. In the Telemark region the use of enormous logs became a status symbol in the 1600's. The larger the logs the more prosperous were the inhabitants. The loft was traditionally the most prestigious building on the farmstead, it's style and construction however, changed very little over the years. There are very few differences between this example and the previous one at the Sondre Tveito farmstead despite being built some 450 years apart.
With the introduction of panelling, the detailing of the logs was greatly simplified as the logs were hidden from view and also protected more from the elements. The carvings on the panels however, became more elaborate as can be seen from this example. Being the most prestigious building, the loft's panels were decorated with great care. These carved floral motives were done in 1754 AD, the date being scribed above the door.
This single storey house has had it's logs hewn to give a tighter fit. The rooms were generally very simply furnished with long benches and a long table, but allowed the family to comfortably carry out all their daily activities. This main room (stua) was where the family would cook, eat, celebrate, work and sleep. Norwegian's used birch bark on the roofs to keep out the rain and the snow. Birch bark is waterproof and has a very long life and can withstand wet conditions. It is however, a very lightweight material and requires something a bit heavier to hold it in place. The most common and easiest material was turf that also helped to insulate the roofs. This could be seen on the previous pages. The photograph below shows an example of a birch bark roof held in place with timber boarding. Timber boarding in itself can be watertight and was sometimes used on its own. In other cases it was placed on top of turf to protect it and so help retain the heat. An interesting comparison can be found in the Glencoe Visitor Centre where a modern day interpretation by Gaia architects in Scotland designed a similar roof from untreated larch. (See menu below) The previous buildings can be found at the Norsk Folkemuseum in Oslo, which features 155 buildings. The buildings have been gradually added to the museum since it was established in 1894.
History of rain screen siding – Norway is the place where rain screen cladding had its birth. It was not a scientific breakthrough, however, but more a gradual discovery that happened centuries ago in a largely intuitive way. Norwegian builders, probably through trial and error, found a way to utilize drained and back-ventilated cladding with joints that were both closed and open. The first buildings to have this type of rain screen cladding were large barns. This is why they called it “the open-jointed barn technique.” The timber cladding had closed joints with opening at the top and at the bottom of the timber to allow for water drainage, and also for the evaporation of any rain moisture that managed to penetrate inside.
Scientific research of the underlying principles of a rain screen didn’t start until as late as the 1940s. It was quickly recognized that the principles involved in rain screen cladding were vastly superior to anything else in use at the time. That still holds true today. Green Aspects of Rain Screen Siding – Rain screen siding is considered a green building practice for two reasons. Utilizing a well designed rain screen vastly extends the life of your siding and minimizes thermal transfer.
By incorporating the rain screen principle into building design, siding will last considerably longer because moisture will never be trapped between your exterior cladding and exterior wall envelope. A longer life for your siding equates to less material consumption due to material replacement.
Rain screen systems also minimize thermal transfer by creating an air cavity behind the siding. This keeps the heat generated by sunlight on the outside of your house not allowing the heat to directly transfer inside -ultimately significantly reducing energy consumption and cooling costs.
References:
1. Anderson, J.M. & Gill, J.R. (1988). Rainscreen Cladding: A Guide to Design Principles and Practice. Butterworth-Heinemann.
2. Johansson, C.H. (1946). The influence of moisture on the heat conductance for bricks.
Thursday, March 16, 2017
Mickey Block! So far the best building material I have seen!
Mikey Block...what is that? Those are some weird looking blocks! Well in my search for the ULTIMATE construction material, I stumbled upon this humble little styrofoam block website. R-28 is a phenomenal insulation rating, and the reason these blocks are so stout, is that they are created with more styrofoam than other blocks, but use less concrete filler (ok, so grout is the proper word, but concrete fills the holes). The blocks are 4 feet long, 12" high and scored every 12", so easy to measure. I will be designing the house in even foot increments now! Walls end up being 10.5" thick, so nice and sound proofed too!
Last week Greg and I ventured down to Tucson to visit Mikey Block. Dave Taggett is the owner and mastermind behind this amazing product. He even takes in styrofoam from shipping boxes, grinds it up and mixes with cement to make these foundation walls and counter tops!
How cool is this? Recycled!!!
Dave was awesome and gave us a tour of his Mikey Block plant. The blocks are stacked 6 feet high then rebar and cement is put in, our walls will be 10' high, so we will have 2 pours. You d not need to wait until the cement is set to start your next layer either! If you want to look at more Mikey Block FAQs or check out homes built with the block, visit Dave's site at www.MikeyBlock.com.
This last photo is of his mobile refer...refridgerator that is kept cooled by a little window unit! Cheap and easy! Once we get our house plans drawn up we can get a quote for materials. Since we can literally build this ourselves and quickly, we will save a ton of money on labor costs, use recycled materials instead of expensive wood framing and insulation, have very low utility bills in the future, and overall build for less than a frame house anyway.
That's it for tonight, will post more soon! Keep an eye on this blog for continued research. I'll be adding a materials and research area as well!
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