Almost all of our new customers ask about the need for hurricane resistant windows. Many people have heard that this is a requirement to build a new home on Cape Cod, however this is not entirely true. The need for hurricane or "impact-resistant" glass in a home is determined by an imaginary line drawn around the Cape, running 1 mile inland from the mean high water line at the coast. The state calls this area the "Wind Borne Debris Zone."

  Impact-resistant windows are very expensive, running at least twice the cost of traditional windows, and provide protection against flying debris that could damage a standard window, and could subject the home to substantial pressure differentials in high wind conditions.  If a window breaks under these conditions, the pressure differential could cause the windows on the other side of the house to completely blow out.   However, the building code allows for a much less expensive alternative, which consists pre-cut OSB panels with a specific screw pattern that can be left at the house, only to be installed in the case of a storm. This is a good alternative, but it does require that the panels be installed and removed with every storm event. You should also check with you insurance company, as there may be substantial differences in wind deductables and rates based on the use of impact glass vs. wood panels.

Here is a link from the Massachusetts Board of Building Regulations and Standards listing FAQ's about the wind borne debris zone, and showing the map of the acutal zone: http://www.mass.gov/eopss/docs/dps/inf/bbrs-pdf-ppt-faq-wind-borne-debris-regions-all-ma-12-20-07.pdf

If you are thinking of building a new home or contemplating a major renovation on Cape Cod and would like to know if your home falls in the wind borne debris zone click here to find out: CONTACT US

 

     Since it is a very rainy and windy day here on Cape Cod, we felt it would be appropriate to discuss one of our least favorite subjects... controlling water and leaks. Whether renovating or building a new home, controlling water is probably one of the most important items to consider. Really there are two areas that we focus on here at REEF, first, the building envelope, i.e. roofing, siding, doors and windows etc., and second, surface water, i.e. site drainage, foundation waterproofing etc.   Here are some tips that we have found very helpful over the years

Building Envelope:

1. Building wrap / vapor barrier: Us a high quality building wrap like Typar and ensure it is installe properly at all siding areas.  Leaks coming through siding are very hard to track down, and can cause expensive damage.
2. Windows: Properly installed windows are important, but we have found that properly installed flexible flashing like Vycor or Typar tape are cheap and effective insurance against window leaks.  They provide a virtually impenetrable seal around the windows.
3. Roofing:  Proper installation of felt paper and roof shingles is critical, but more important is proper application of a self-adhering ice and water shield at critical areas.  Roof edges, valleys, cheek walls, and low slope roofs should have an ice and water shield installed (3' wide). Given the cost of this material and the speed with which it can be installed, it is a great way to prevent and probably eliminate long term problems.  
4. Doors: Doors generall become a problem when exposed to wind-driven rain.  The best way we have found to eliminate leaks is a properly installed storm door, especially in coastal areas.

Surface Water / Site Drainage:

1. Assess soil conditions: We are fortunate to have very sandy and well draining soils here on Cape Cod. However, there are areas of the Cape that have substantial amounts of clay.  An engineer or experienced builder / excavator can make a very accurat assessment of the soil conditions.
2. Foundation Waterproofing: Current building codes still only require "dampproofing" on a foundation wall, which is the black tar typically seen on a new foundation. This product, however, does nothing to stop water from penetrating the concrete walls.  If poor soil conditions exist, invest in a true foundation waterproofing such as Mar-flex which can withstand hydrostatic pressure.
3. Foundation Drainage: Every foundation in areas of poor soil conditions should have a perimeter drain at the footing  that runs to a properly-sized drainage structure, an engineer can help in this design.  The downspouts for the house should also be run through a separate drainage system to prevent overloading the perimiter footing drain.
4. Site Grading: This is the most critical part of managing water on any site, and it is all contigent on how and where the house was located on the site. There should be a slope away from the house at all times, and the water that runs away from the house also needs to have somewhere to go.  Recently, the use of low vegetated swales, and retention areas has become increasingly popular, and provides some nice features that can be landscaped to enhance the look of the yard, while still serving an important purpose.

The bottom line is this - if you are building a home or undergoing a renovation project, handling water is a key component, and we have found a team approach is best.  A competent builder, designer, and engineering team can head off a lot of these problems early on.  One thing we have learned over time is that water problems are long term, and expensive to fix, so a little planning and preparation goes a long way.  If you are thinking of building a new home or renovating and have questions feel free to CONTACT US

Check out our new photo album on facebook for pictures of a true cape cod home in Dennis, MA  http://facebook.com/capecodbuilder

   We have noticed over the last several years that customers are moving away from the large, elaborate homes, and asking for smaller, well-designed, and planned homes that contain less, but more efficient space.  As people move towards retirement, their needs for large great rooms, formal dining rooms etc, are less critical.  Most of the homes we have built have been in the 1200 - 2000sf range for the last several years.  Our customers focus on well designed living / kitchen spaces, a reasonably sized master suite, and additional flex space that can serve as an office or a bedroom to accommodate summer guests.  Here is an interesting article we found looking at national trends towards smaller homes.  Smaller home trends

REEF has also designed some smaller homes as part of our standard portfolio called the Cottage Collection... click here -Cottage Plans

Check out our new photo album on Facebook. This was a home we recently completed in Orleans, MA... click here!

 

http://www.facebook.com/pages/REEF-Cape-Cods-Home-Builder/319857238039751

So here is an update on our new home project in West Dennis. With the great weather over the last few weeks, we have really been able to make some nice progress. The siding crew was on site for the last 2 days and finished up this afternoon.  What a difference, it is really starting to come together and look like a home!

     Over the last several years, REEF has been asked to look into various "green" consruction materials, systems, and techniques.  Often times, after intense research, consultation with experts, and a common sense assessment, we have found that although many of these products and concepts are innovative, environmentally responsible, and efficient, many of them are still unproven, and the ultimate decision comes down to cost and return on investment.  See this article from Investopedia regarding assessing green residential construction http://www.investopedia.com/articles/mortgages-real-estate/10/green-home.asp#axzz1fC1HRKks

  

Much of the work requested over the last several years has been for small, nicely detailed, and smartly-designed homes to replace family cottages in areas near many of Cape Cod's beaches. Zoning bylaws do allow cottage tear-downs in most towns, and you would be surprised what towns will allow to replace them.  Often times customers come in with a desire to remodel or renovate an old cottage, but once they find out the poor condition of the structure, the cost to upgrade all mechanical systems, and the requirements of the structural and energy codes, the costs often times far surpass the costs of new construction.  REEF has new home plans tailored for this scenario called our Cottage Collection (Click here to see our -Cottage Plans.)  These plans are compact, efficient, and but stylish and offer a lot of flexibilty and they are a good starting point for many of our customers. Click below and contact us today to find out what we can do for you!!