Tag Archives: Information

Drinking Water

Questions about Water Quality The United States has one of the safest water supplies in the world. However, national statistics don’t tell you specifically about the quality and safety of the water coming out of your tap. That’s because drinking water quality varies from place to place, depending on the condition of the source water from which it is drawn, and the treatment it receives. Now you have a new way to find information about your drinking water if it comes from a public water supplier (The EPA doesn’t regulate private wells, but recommends that well. owners have their water tested annually.) Starting in 1999, every community water supplier must provide an annual report (sometimes called a “consumer confidence report”) to its customers. The report provides information on your local drinking water quality, including the water’s source, the contaminants found in the water, and how consumers can get involved in protecting drinking water. You may want more information, or you may have more questions. One place you can go is to your water supplier, who is best equipped to answer questions about your specific water supply.

What contaminants may be found in drinking water?

There is no such thing as naturally pure water. In nature, all water contains some impurities. As water flows in streams, sits in lakes, and filters through layers of soil and rock in the ground, it dissolves or absorbs the substances that it touches. Some of these substances are harmless. In fact, some people prefer mineral water precisely because minerals give it an appealing taste. However, at certain levels, minerals, just like man-made chemicals, are considered contaminants that can make water unpalatable or even unsafe. Some contaminants come from the erosion of natural rock formations. Other contaminants are substances discharged from factories, applied to farmlands, or used by consumers in their homes and yards. Sources of contaminants might be in your neighborhood or might be many miles away. Your local water quality report tells which contaminants are in your drinking water, the levels at which they were found, and the actual or likely source of each contaminant. Some ground water systems have established wellhead protection programs to prevent substances from contaminating their wells. Similarly, some surface-water systems protect the watershed around their reservoir to prevent contamination. Right now, states and water suppliers are working systematically to assess every source of drinking water, and to identify potential sources of contaminants. This process will help communities to protect their drinking water supplies from contamination.

Where does drinking water come from?

A clean, constant supply of drinking water is essential to every community. People in large cities frequently drink water that comes from surface-water sources, such as lakes, rivers and reservoirs. Sometimes, these sources are close to the community. Other times, drinking water suppliers get their water from sources many miles away. In either case, when you think about where your drinking water comes from, it’s important to consider not just the part of the river or lake that you can see, but the entire watershed. The watershed is the land area over which water flows into the river, lake or reservoir. In rural areas, people are more likely to drink ground water that was pumped from a well. These wells tap into aquifers, the natural reservoirs under the earth’s surface, that may be only a few miles wide, or may span the borders of many states. As with surface water, it is important to remember that activities many miles away from you may affect the quality of ground water. Your annual drinking water quality report will tell you where your water supplier gets your water.

How is drinking water treated?

When a water supplier takes untreated water from a river or reservoir, the water often contains dirt and tiny pieces of leaves and other organic matter, as well as trace amounts of certain contaminants. When it gets to the treatment plant, water suppliers often add chemicals, called coagulants, to the water. These act on the water as it flows very slowly through tanks so that the dirt and other contaminants form clumps that settle to the bottom. Usually, this water then flows through a filter for removal of the smallest contaminants, such as viruses and Giardia. Most ground water is naturally filtered as it passes through layers of the earth into underground reservoirs known as aquifers. Water that suppliers pump from wells generally contains less organic material than surface water, and may not need to go through any or all of these treatments. Water Tower The quality of the water will depend on local conditions. The most common drinking water treatment, considered by many to be one of the most important scientific advances of the 20th century, is disinfection. Most water suppliers add chlorine or another disinfectant to kill bacteria and other germs. Water suppliers use other treatments as needed, according to the quality of their source water. For example, systems whose water is contaminated with organic chemicals can treat their water with activated carbon, which adsorbs or attracts the chemicals dissolved in the water.

What if I have special health needs?

People who have HIV/AIDS, are undergoing chemotherapy, take steroids, or for another reason have a weakened immune system may be more susceptible to microbial contaminants, including Cryptosporidium, in drinking water. If you or someone you know fall into one of these categories, talk to your healthcare provider to find out if you need to take special precautions, such as boiling your water. Young children are particularly susceptible to the effects of high levels of certain contaminants, including nitrate and lead. To avoid exposure to lead, use water from the cold tap for making baby formula, drinking and cooking, and let the water run for a minute or more if the water hasn’t been turned on for six or more hours. If your water supplier alerts you that your water does not meet the EPA’s standard for nitrates, and you have children under 6 months old, consult your healthcare provider. You may want to find an alternate source of water that contains lower levels of nitrates for your child.

What are the health effects of contaminants in drinking water?

The EPA has set standards for more than 80 contaminants that may be present in drinking water and pose a risk to human health. The EPA sets these standards to protect the health of everybody, including vulnerable groups like children. The contaminants fall into two groups, according to the health effects that they cause. Your local water supplier will alert you through the local media, direct mail, or other means if there is a potential acute or chronic health effect from compounds in the drinking water. You may want to contact them for additional information specific to your area. Acute effects occur within hours or days of the time that a person consumes a contaminant. People can suffer acute health effects from almost any contaminant if they are exposed to extraordinarily high levels (as in the case of a spill). In drinking water,microbes, such as bacteria and viruses, are the contaminants with the greatest chance of reaching levels high enough to cause acute health effects. Most people’s bodies can fight off these microbial contaminants the way they fight off germs, and these acute contaminants typically don’t have permanent effects. Nonetheless, when high-enough levels occur, they can make people ill, and can be dangerous or deadly for a person whose immune system is already weak due to HIV/AIDS, chemotherapy, steroid use, or another reason. Chronic effects occur after people consume a contaminant at levels over the EPA’s safety standards for many years. The drinking water contaminants that can have chronic effects are chemicals (such as disinfection byproducts, solvents, and pesticides), radionuclides (such as radium), and minerals (such as arsenic). Examples of these chronic effects include cancer, liver and kidney problems, and reproductive difficulties.

Who is responsible for drinking water quality?

The Safe Drinking Water Act gives the Environmental Protection Agency (EPA) the responsibility for setting national drinking water standards that protect the health of the 250 million people who get their water from public water systems. Other people get their water from private wells which are not subject to federal regulations. Since 1974, the EPA has set national standards for over 80 contaminants that may occur in drinking water. While the EPA and state governments set and enforce standards, local governments and private water suppliers have direct responsibility for the quality of the water that flows to your tap. Water systems test and treat their water, maintain the distribution systems that deliver water to consumers, and report on their water quality to the state. States and the EPA provide technical assistance to water suppliers and can take legal action against systems that fail to provide water that meets state and EPA standards.

What is a violation of a drinking water standard?

Drinking water suppliers are required to monitor and test their water many times, for many things, before sending it to consumers. These tests determine whether and how the water needs to be treated, as well as the effectiveness of the treatment process. If a water system consistently sends to consumers water that contains a contaminant at a level higher than EPA or state health standards regulate, or if the system fails to monitor for a contaminant, the system is violating regulations, and is subject to fines and other penalties. When a water system violates a drinking water regulation, it must notify the people who drink its water about the violation, what it means, and how they should respond. In cases where the water presents an immediate health threat, such as when people need to boil water before drinking it, the system must use television, radio and newspapers to get the word out as quickly as possible. Other notices may be sent by mail, or delivered with the water bill. Each water suppliers’ annual water quality report must include a summary of all the violations that occurred during the previous year.

How can I help protect my drinking water?

Using the new information that is now available about drinking water, citizens can be aware of the challenges of keeping drinking water safe and take an active role in protecting drinking water. There are lots of ways that individuals can get involved. Some people will help clean up the watershed that is the source of their community’s water. Other people might get involved in wellhead protection activities to prevent the contamination of the ground water source that provides water to their community. These people will be able to make use of the information that states and water systems are gathering as they assess their sources of water. Concerned citizens may want to attend public meetings to ensure that their community’s need for safe drinking water is considered in making decisions about land use. You may wish to participate when your state and water system make funding decisions. And all consumers can do their part to conserve water and to dispose properly of household chemicals.

Tips on Roofing

April 17, 2015

Lorianne_Holt

Articles No Comments

House Logo Roofs play a key role in protecting building occupants and interiors from outside weather conditions, primarily moisture. The roof, insulation and ventilation must all work together to keep the building free of moisture. Roofs also provide protection from the sun. In fact, if designed correctly, roof overhangs can protect the building’s exterior walls from moisture and sun. The concerns regarding moisture, standing water, durability and appearance are different, reflected in the choices of roofing materials.

Maintaining Your Roof

Homeowner maintenance includes cleaning the leaves and debris from the roof’s valleys and gutters. Debris in the valleys can cause water to wick under the shingles and cause damage to the interior of the roof. Clogged rain gutters can cause water to flow back under the shingles on the eaves and cause damage, regardless of the roofing material. including composition shingle, wood shake, tile or metal. The best way to preserve your roof is to stay off it. Also, seasonal changes in the weather are usually the most destructive forces.

A leaky roof can damage ceilings, walls and furnishings. To protect buildings and their contents from water damage, roofers repair and install roofs made of tar or asphalt and gravel; rubber or thermoplastic; metal; or shingles made of asphalt, slate, fiberglass, wood, tile, or other material. Roofers also may waterproof foundation walls and floors.

There are two types of roofs: flat and pitched (sloped). Most commercial, industrial and apartment buildings have flat or slightly sloping roofs. Most houses have pitched roofs. Some roofers work on both types; others specialize. Most flat roofs are covered with several layers of materials. Roofers first put a layer of insulation on the roof deck. Over the insulation, they then spread a coat of molten bitumen, a tar-like substance. Next, they install partially overlapping layers of roofing felt, a fabric saturated in bitumen, over the surface. Roofers use a mop to spread hot bitumen over the surface and under the next layer. This seals the seams and makes the surface watertight. Roofers repeat these steps to build up the desired number of layers, called plies. The top layer either is glazed to make a smooth finish or has gravel embedded in the hot bitumen to create a rough surface. An increasing number of flat roofs are covered with a single-ply membrane of waterproof rubber or thermoplastic compounds. Roofers roll these sheets over the roof’s insulation and seal the seams. Adhesive mechanical fasteners, or stone ballast hold the sheets in place. The building must be of sufficient strength to hold the ballast.

Most residential roofs are covered with shingles. To apply shingles, roofers first lay, cut, and tack 3-foot strips of roofing felt lengthwise over the entire roof. Then, starting from the bottom edge, they staple or nail overlapping rows of shingles to the roof. Workers measure and cut the felt and shingles to fit intersecting roof surfaces and to fit around vent pipes and chimneys. Wherever two roof surfaces intersect, or where shingles reach a vent pipe or chimney, roofers cement or nail flashing strips of metal or shingle over the joints to make them watertight. Finally, roofers cover exposed nailheads with roofing cement or caulking to prevent water leakage. Roofers who use tile, metal shingles or shakes follow a similar process. Some roofers also water-proof and damp-proof masonry and concrete walls and floors. To prepare surfaces for waterproofing, they hammer and chisel away rough spots, or remove them with a rubbing brick, before applying a coat of liquid waterproofing compound. They also may paint or spray surfaces with a waterproofing material, or attach a waterproofing membrane to surfaces. When damp-proofing, they usually spray a bitumen-based coating on interior or exterior surfaces.

A number of roofing materials are available…

Asphalt

Asphalt is the most commonly used roofing material. Asphalt products include shingles, roll-roofing, built-up roofing, and modified bitumen membranes. Asphalt shingles are typically the most common and economical choice for residential roofing. They come in a variety of colors, shapes and textures. There are four different types: strip, laminated, interlocking, and large individual shingles. Laminated shingles consist of more than one layer of tabs to provide extra thickness. Interlocking shingles are used to provide greater wind resistance. And large individual shingles generally come in rectangular and hexagonal shapes. Roll-roofing products are generally used in residential applications, mostly for underlayments and flashings. They come in four different types of material: smooth-surfaced, saturated felt, specialty-eaves flashings, and mineral-surfaced. Only mineral-surfaced is used alone as a primary roof covering for small buildings, such as sheds. Smooth-surfaced products are used primarily as flashing to seal the roof at intersections and protrusions, and for providing extra deck protection at the roof’s eaves and valleys. Saturated felt is used as an underlayment between the roof deck and the roofing material. Specialty-eaves flashings are typically used in climates where ice dams and water backups are common. Built-up roofing (or BUR) is the most popular choice of roofing used on commercial, industrial and institutional buildings. BUR is used on flat and low-sloped roofs and consists of multiple layers of bitumen and ply sheets. Components of a BUR system include the roof deck, a vapor retarder, insulation, membrane, and surfacing material. A modified bitumen-membrane assembly consists of continuous plies of saturated felts, coated felts, fabrics or mats between which alternate layers of bitumen are applied, either surfaced or unsurfaced. Factory surfacing, if applied, includes mineral granules, slag, aluminum or copper. The bitumen determines the membrane’s physical characteristics and provides primary waterproofing protection, while the reinforcement adds strength, puncture-resistance and overall system integrity.

Metal

Most metal roofing products consist of steel or aluminum, although some consist of copper and other metals. Steel is invariably galvanized by the application of a zinc or a zinc-aluminum coating, which greatly reduces the rate of corrosion. Metal roofing is available as traditional seam and batten, tiles, shingles and shakes. Products also come in a variety of styles and colors. Metal roofs with solid sheathing control noise from rain, hail and bad weather just as well as any other roofing material. Metal roofing can also help eliminate ice damming at the eaves. And in wildfire-prone areas, metal roofing helps protect buildings from fire, should burning embers land on the roof. Metal roofing costs more than asphalt, but it typically lasts two to three times longer than asphalt and wood shingles.

Wood

Wood shakes offer a natural look with a lot of character. Because of variations in color, width, thickness, and cut of the wood, no two shake roofs will ever look the same. Wood offers some energy benefits, too. It helps to insulate the attic, and it allows the house to breathe, circulating air through the small openings under the felt rows on which wooden shingles are laid. A wood shake roof, however, demands proper maintenance and repair, or it will not last as long as other products. Mold, rot and insects can become a problem. The life-cycle cost of a shake roof may be high, and old shakes can’t be recycled. Most wood shakes are unrated by fire safety codes. Many use wipe or spray-on fire retardants, which offer less protection and are only effective for a few years. Some pressure-treated shakes are impregnated with fire retardant and meet national fire safety standards. Installing wood shakes is more complicated than roofing with composite shingles, and the quality of the finished roof depends on the experience of the contractor, as well as the caliber of the shakes used. The best shakes come from the heartwood of large, old cedar trees, which are difficult to find. Some contractors maintain that shakes made from the outer wood of smaller cedars, the usual source today, are less uniform, more subject to twisting and warping, and don’t last as long.

Concrete and Tile

Concrete tiles are made of extruded concrete that is colored. Traditional roofing tiles are made from clay. Concrete and clay tile roofing systems are durable, aesthetically appealing, and low in maintenance. They also provide energy savings and are environmentally friendly. Although material and installation costs are higher for concrete and clay tile roofs, when evaluated on a price-versus-performance basis, they may out-perform other roofing materials. Tile adorns the roofs of many historic buildings, as well as modern structures. In fact, because of its extreme durability, longevity and safety, roof tile is the most prevalent roofing material in the world. Tested over centuries, roof tile can successfully withstand the most extreme weather conditions including hail, high wind, earthquakes, scorching heat, and harsh freeze-thaw cycles. Concrete and clay roof tiles also have unconditional Class A fire ratings, which means that, when installed according to building code, roof tile is non-combustible and maintains that quality throughout its lifetime. In recent years, manufacturers have developed new water-shedding techniques and, for high-wind situations, new adhesives and mechanical fasteners. Because the ultimate longevity of a tile roof also depends on the quality of the sub-roof, roof tile manufacturers are also working to improve flashings and other aspects of the underlayment system. Under normal circumstances, properly installed tile roofs are virtually maintenance-free. Unlike other roofing materials, roof tiles actually become stronger over time. Because of roof tile’s superior quality and minimal maintenance requirements, most roof tile manufacturers offer warranties that range from 50 years to the lifetime of the structure.

Concrete and clay tile roofing systems are also energy-efficient, helping to maintain livable interior temperatures (in both cold and warm climates) at a lower cost than other roofing systems. Because of the thermal capacity of roof tiles and the ventilated air space that their placement on the roof surface creates, a tile roof can lower air-conditioning costs in hotter climates, and produce more constant temperatures in colder regions, which reduces potential ice accumulation. Tile roofing systems are made from naturally occurring materials and can be easily recycled into new tiles or other useful products. They are produced without the use of chemical preservatives, and do not deplete limited natural resources.

Single-Ply

Single-ply membranes are flexible sheets of compounded synthetic materials that are manufactured in a factory. There are three types of membranes: thermosets, thermoplastics, and modified bitumens. These materials provide strength, flexibility, and long-lasting durability. The advantages of pre-fabricated sheets are the consistency of the product quality, the versatility in their attachment methods, and, therefore, their broader applicability. They are inherently flexible, used in a variety of attachment systems, and compounded for long-lasting durability and watertight integrity for years of roof life. Thermoset membranes are compounded from rubber polymers. The most commonly used polymer is EPDM (often referred to as “rubber roofing”). Thermoset membranes make successful roofing materials because they can withstand the potentially damaging effects of sunlight and most common chemicals generally found on roofs. The easiest way to identify a thermoset membrane is by its seams, which require the use of adhesive, either liquid or tape, to form a watertight seal at the overlaps. Thermoplastic membranes are based on plastic polymers. The most common thermoplastic is PVC (polyvinyl chloride) which has been made flexible through the inclusion of certain ingredients called plasticizers. Thermoplastic membranes are identified by seams that are formed using either heat or chemical welding. These seams are as strong or stronger than the membrane itself. Most thermoplastic membranes are manufactured to include a reinforcement layer, usually polyester or fiberglass, which provides increased strength and dimensional stability. Modified bitumen membranes are hybrids that incorporate the high-tech formulation and pre-fabrication advantages of single-ply with some of the traditional installation techniques used in built-up roofing. These materials are factory-fabricated layers of asphalt, “modified” using a rubber or plastic ingredient for increased flexibility, and combined with reinforcement for added strength and stability. There are two primary modifiers used today: APP (atactic polypropylene) and SBS (styrene butadiene styrene). The type of modifier used may determine the method of sheet installation. Some are mopped down using hot asphalt, and some use torches to melt the asphalt so that it flows onto the substrate. The seams are sealed by the same technique.

Are You at Risk?

If you aren’t sure whether your house is at risk from natural disasters, check with your local fire marshal, building official, city engineer, or planning and zoning administrator. They can tell you whether you are in a hazard area. Also, they usually can tell you how to protect yourself and your house and property from damage. It is never a bad idea to ask an InterNACHI inspector whether your roof is in need of repair during your next scheduled inspection. Protection can involve a variety of changes to your house and property which that can vary in complexity and cost. You may be able to make some types of changes yourself. But complicated or large-scale changes and those that affect the structure of your house or its electrical wiring and plumbing should be carried out only by a professional contractor licensed to work in your state, county or city. One example is fire protection, accomplished by replacing flammable roofing materials with fire-resistant materials. This is something that most homeowners would probably hire a contractor to do.

Replacing Your Roof

The age of your roof is usually the major factor in determining when to replace it. Most roofs last many years, if properly installed, and often can be repaired rather than replaced. An isolated leak usually can be repaired. The average life expectancy of a typical residential roof is 15 to 20 years. Water damage to a home’s interior or overhangs is commonly caused by leaks from a single weathered portion of the roof, poorly installed flashing, or from around chimneys and skylights. These problems do not necessarily mean you need a new roof.

Fire-Resistant Materials

Some roofing materials, including asphalt shingles, and especially wood shakes, are less resistant to fire than others. When wildfires and brush fires spread to houses, it is often because burning branches, leaves, and other debris buoyed by the heated air and carried by the wind fall onto roofs. If the roof of your house is covered with wood or asphalt shingles, you should consider replacing them with fire-resistant materials. You can replace your existing roofing materials with slate, terra cotta or other types of tile, or standing-seam metal roofing. Replacing roofing materials is difficult and dangerous work. Unless you are skilled in roofing and have all the necessary tools and equipment, you will probably want to hire a roofing contractor to do the work. Also, a roofing contractor can advise you on the relative advantages and disadvantages of various fire-resistant roofing materials.

Hiring a Licensed Contractor

One of the best ways to select a roofing contractor is to ask friends and relatives for recommendations. You may also contact a professional roofers association for referrals. Professional associations have stringent guidelines for their members to follow. The roofers association in your area will provide you with a list of available contractors. Follow these guidelines when selecting a contractor:

get three references and review their past work;
get at least three bids;
get a written contract, and don’t sign anything until you completely understand the terms;
pay 10% down or $1,000 whichever is less;
don’t let payments get ahead of the work;
don’t pay cash;
don’t make final payment until you’re satisfied with the job; and
don’t rush into repairs or be pressured into making an immediate decision.

You’ve Chosen the Contractor… What About the Contract?

Make sure everything is in writing. The contract is one of the best ways to prevent problems before you begin. The contract protects you and the contractor by including everything you have both agreed upon. Get all promises in writing and spell out exactly what the contractor will and will not do.

…and Permits?

Your contract should call for all work to be performed in accordance with all applicable building codes. The building codes set minimum safety standards for construction. Generally, a building permit is required whenever structural work is involved. The contractor should obtain all necessary building permits. If this is not specified in the contract, you may be held legally responsible for failure to obtain the required permits. The building department will inspect your roof when the project has reached a certain stage, and again when the roof is completed.

…and Insurance?

Make sure the contractor carries workers’ compensation insurance and general liability insurance in case of accidents on the job. Ask to have copies of these policies for your job file. You should protect yourself from mechanics’ liens against your home in the event the contractor does not pay subcontractors or material suppliers. You may be able to protect yourself by having a “release of lien” clause in your contract. A release of lien clause requires the contractor, subcontractors and suppliers to furnish a “certificate of waiver of lien.” If you are financing your project, the bank or lending institution may require that the contractor, subcontractors and suppliers verify that they have been paid before releasing funds for subsequent phases of the project.

Keep these points in mind if you plan to have your existing roofing materials replaced:

Tile, metal, and slate are more expensive roofing materials, but if you need to replace your roofing anyway, it may be worthwhile to pay a little more for the added protection these materials provide.
Slate and tile can be much heavier than asphalt shingles or wood shingles. If you are considering switching to one of these heavier coverings, your roofing contractor should determine whether the framing of your roof is strong enough to support them.
If you live in an area where snow loads are a problem, consider switching to a modern standing-seam metal roof, which will usually shed snow efficiently.

An Introduction to Foreclosures

April 17, 2015

Lorianne_Holt

Articles No Comments

by Nick Gromicko
July, 2010

A foreclosure is a process by which a homeowner loses their property, usually to a lender or local government, for failure to pay agreed-upon taxes, payments or fees.

Common reasons for foreclosures include:

default on loan repayment. The most common way that residences are foreclosed on is through default on mortgage loans;
overdue taxes. If a homeowner owes property taxes, the property can be subject to a tax foreclosure and seized by the local government. Genesee County, Michigan, as a notable example, stands to foreclose on 6,600 properties as a result of back-taxes owed from 2007;
homeowners association (HOA) fees. Many of the 57 million Americans who live in HOAs fail to recognize the power that these organizations wield. In roughly half of the states in the U.S., HOAs are permitted non-judicial foreclosures if owners lapse on their dues. Homeowners in these states have no right to a hearing or to confront their HOA board, or any of the protections usually afforded people to defend themselves against creditors; and
unpaid contractors’ bills. In June 2010, subcontractors filed suit against a church in Florence, Ohio, to foreclose on the 1,400-seat worship center for unpaid bills.

Foreclosures are becoming the norm in property transactions, as 31% of all residential sales in the first quarter of 2010 were homes in some stage of foreclosure, according to a U.S. Foreclosure Sales Report by RealtyTrac. The number of foreclosures is up slightly compared with 2009, a year in which foreclosures were up 2,500% from 2005. Sixty-four percent of homes sold in Nevada in the first quarter of 2010 were foreclosures — the highest in the nation — followed by California and Arizona. Other states where foreclosures accounted for a third of all home sales were Florida, Georgia, Idaho, Illinois, Massachusetts, Michigan, Oregon and Rhode Island.

Most mortgage contracts include an acceleration clause, which gives the lender power to demand accelerated repayment if certain agreed-upon terms are violated. If the borrower falls behind on monthly payments or fails to notify the lender of a property transfer, for instance, the lender can demand that the entire debt be paid immediately. If there is no acceleration clause and terms have been violated, the lender may still be able to file suit against the borrower to recoup the debt.

The borrower may contest a foreclosure in court by challenging the validity of the debt. If repossession is imminent, the debtor must seek a temporary restraining order. If the lender feels that foreclosure is not in their best interests (such as if the value of the property is less than its outstanding mortgage), they may renegotiate with the borrower by lowering the interest rate or premium. Although several government incentives promote renegotiation, most lenders are too wary of re-default to consider it as an option.

If attempts to prevent the foreclosure fail, it will proceed in one of the following three fashions:

judicial foreclosure. Common in Florida, New York, Ohio and Pennsylvania, the mortgager files a lawsuit against the borrower to force the sale of the property. Resulting funds first satisfy the mortgage, then any other lien-holders. If any funds are left over, they will go to the borrower. Judicial foreclosures are available in every state;
non-judicial foreclosure. Common in California and Texas, the mortgager forces the sale of a property without any court supervision. Mortgage holders do not need to file a lawsuit if a “power of sale” clause is included in the mortgage. As the court system has been bypassed, non-judicial foreclosures are faster and cheaper than judicial foreclosures; or
strict foreclosure. Available in Connecticut, New Hampshire and Vermont, a suit is brought against the mortgager who is ordered to pay the debt to the mortgage-holder within a specified period of time. If the mortgager fails to pay, the mortgage-holder gains the title to the property, but they are under no legal obligation to re-sell.

In summary, unpaid taxes, mortgage payments and/or HOA fees can result in a property foreclosure, and the process by which this can take place varies by region and circumstance.

Know Your Mortar Joints

April 17, 2015

Lorianne_Holt

Articles No Comments

by Nick Gromicko

Although good-quality bricks may outlast civilizations, the mortar that bonds them can crack and crumble after a number of years. Water penetration is the greatest degrader of mortar, and different mortar joints allow for varying degrees of water-resistance. Mortar joints in brickwork also take up a surprisingly large amount of a wall’s surface area and have a significant influence on the wall’s overall appearance. Some joint profiles accentuate their individual designs, while others merge the bricks and mortar to form a flush, homogeneous surface. InterNACHI’s graphics department has created a number of mortar joint images for convenient comparison.

The following are the most common mortar joints:

Concave Mortar Joint

Concave Joint

This popular type of joint is formed in mortar through the use of a curved steel jointing tool. It is very effective at resisting rain penetration due to its recessed profile and the tight seal formed by compacted mortar. Patterns are emphasized on a dense, smooth surface, and small irregularities are hidden.

"V" Mortar Joint

V-Joint

This type of joint can be made with a V-shaped jointer or a trowel soon after the bricks are laid. Ornamental and highly visible, the joint conceals small irregularities and is highly attractive. Like the concave joint, the V-joint is water-resistant because its formation compacts the mortar and its shape directs water away from the seal.

Weathered Mortar Joint

Weather Joint

Mortar is recessed increasingly from the bottom to the top of the joint, with the top end not receding more than 3/8-inch into the wall. The straight, inclined surfaces of the bed (horizontal) joints tend to catch the light and give the brickwork a neat, ordered appearance. This joint is less compacted than the concave and V-joints, although it is still suitable for exterior building walls.

Grapevine Mortar Joint

Grapevine Joint

While most popular during America’s Colonial period, this design is often replicated in newer brickwork. It is created with a grapevine jointer, which is a metal blade with a raised bead that creates an indented line in the center of the mortar joint. These lines are often rough and wavy, simulating the generally straight yet slightly irregular appearance of a grapevine. It is commonly used on matte-finish and antique-finish brickwork.

Extruded Mortar Joint

Extruded (Squeezed) Joint

This joint design requires no tooling and is formed naturally as excess mortar is squeezed out from between the bricks. The result is a rustic, textured appearance that is especially attractive in garden settings. This design is not recommended for exterior building walls due to the tendency for exposed mortar to break away, degrading the wall’s appearance.

Beaded Mortar Joint

Beaded Joint

Raising a rounded, bead-shaped segment of the mortar away from the mortar surface produces this old-fashioned, formal design. Although beaded joints can create interesting shadows, they are not recommended for exterior use due to their exposed ledges.

Struck Mortar Joint

Struck Joint

This joint is formed in a similar fashion as the weathered joint, except that the bottom edge, instead of the top edge, is recessed. It is a very poor insulator against water, as it will allow water to collect on its bottom ledge.

Raked Mortar Joint

Raked Joint

For this design, mortar is raked out to a consistent depth. Although often left roughened, it can be compacted for better water-resistance. This design highly emphasizes the joint and is sometimes used in modern buildings in order to match the historic appearance of their locales. Unless it is compressed, it is not as water-resistant as other mortar joints because the design incorporates ledges, which will collect water as it runs down the wall. Also, when mortar is removed from the joints, it becomes smeared on the surfaces of the brick at the recesses. To remove the mortar, contractors often aggressively clean the walls with pressurized water or acid solutions, which can open up additional voids and increase the possibility of water penetration.

Flush Mortar Joint

Flush Joint

This joint is best used when the wall is intended to be plastered or joints are to be hidden under paint. Because the mortar is not compressed, it is less water-resistant than some of the other designs.

In summary, mortar joints vary by their appearance or by their water-resistance properties.