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Homeowner Oil Heating System Upgrade and Insurance Law

Introduction

This fact sheet contains important information for those who heat their homes with oil. By September 30, 2011, you must upgrade your home heating system equipment to prevent leaks from tanks and pipes that connect to your furnace. By making a relatively small expenditure now, you can prevent a much greater expense in the future.

Massachusetts has a new law to address oil leaks from home heating systems (Chapter 453 of the Acts of 2008, as most recently amended in 2010). This law has two major provisions that require:

• the installation of either an oil safety valve or an oil supply line with protective sleeve on systems that do not currently have these devices; and
• insurance companies that write homeowner policies to offer coverage for leaks from heating systems that use oil.

Most homeowner policies do not currently include such coverage, leaving many to pay for costly cleanups out of their own pocket. Although it is mandatory that insurance companies make this coverage available by July 1, 2010 to homeowners whose systems are upgraded, the insurance is an optional purchase.

Who must take action?

Owners of 1- to 4-unit residences that are heated with oil must already have or install an oil safety valve or an oil supply line with a protective sleeve, as shown in the diagram above. Installation of these devices must be performed by a licensed oil burner technician. Technicians are employed by companies that deliver home heating oil or are self-employed. It is important to note that heating oil systems installed on or after January 1, 1990 most likely are already in compliance because state fire codes implemented these requirements on new installations at that time.

Who is exempt?

Homeowners are exempt from taking these leak prevention steps if:

• the oil burner is located above the oil storage tank and the entire oil supply line is connected to and above the top of the tank OR
• an oil safety valve or oil supply line with protective sleeve was installed on or after January 1, 1990, AND
• those changes are in compliance with the oil burning equipment regulations; a copy of the oil burner permit from the local fire department may be used to demonstrate compliance.

Why comply?

Not only is complying with the new law required, it makes good financial and environmental sense. Homeowners who take these preventive measures can avoid the disruption and expense that can be caused by heating oil leaks. A leak may result in exposure to petroleum vapors in your home. If the leak reaches the soil or groundwater beneath your house, then a cleanup must be performed to restore your property to state environmental standards. Leaks that affect another property or impact drinking water supply wells can complicate the cleanup and increase the expense. Each year, several hundred Massachusetts families experience some kind of leak.

What will an upgrade cost?

The typical cost of installing either an oil safety valve or oil supply line with a protective sleeve ranges from $150 – $350 (including labor, parts, and local permit fees).

What could it cost to cleanup a leak?

The cleanup cost for a “simple” leak can be as much as $15,000. In cases where the leak impacts the groundwater or is more extensive, the cleanup costs can reach $250,000 or more.

What kind of insurance is available?

To be eligible for the new insurance coverage, homeowners must ensure that their oil heating systems are in compliance with the new law. Homeowners who have been certified to be in compliance with (or exempt from) the leak prevention measures qualify to purchase insurance that:

• provides “first party coverage” of at least $50,000 for the cost of cleaning up a leak to soil, indoor air, or other environmental media from a home heating system at the residence itself and reimbursement for personal property damage, AND
• provides “third party coverage” of at least $200,000 for the cost of dealing with conditions on and off the insured’s property because the leak from this system has or is likely to impact groundwater or someone else’s property. The coverage also includes costs incurred for legal defense, subject to a deductible not to exceed $1,000 per claim.

What should I do next?

• Determine whether you have had an oil safety valve or new oil supply line with protective sleeve installed since January 1, 1990. If you have, your permit from the fire department for the installation can be used to document your compliance. You can request a copy from the fire department if the permit is on file, or a licensed oil burner technician can certify that status on a form.
• If you do not have an oil safety valve or oil supply line with protective sleeve in place, have one or the other installed and certified. Either contact your oil delivery company to ask if they employ a licensed oil burner technician or call Gable Building Corp.
• Consider buying insurance coverage for the cleanup of a leak.
  • Determine whether your existing policy provides oil leak coverage.
  • If it does not, consider calling your homeowner insurance agent to amend the policy to include this coverage.

For more information please check out the Massachusetts DEP website.

On Sunday, May 16th, Gable Building Corp. was excited to accept an award from the Chatham Historical Commission. This program honors the efforts of the homeowners, builders and designers that preserve Chatham’s historical residences. This will be our second consecutive year to receive this award. This years recipient was Sandra Goldman of 820 Main Street. The goal was to preserve and restore the historical importance of the home, and provide a habitable residence functional to the needs of the modern family.

This home is strongly believed to be a 1920’s Sears and Roebuck, bungalow-style, catalog home.  This style home is very uncommon of the area and is one of only two remaining in Chatham.  In 1895 Sears had created a “Modern Homes” division catalog.  From this catalog you could conveniently order a whole house for around $2,000!  After a style was selected, Sears would crate and palletized the entire house with numbered building materials, detailed plans and instruction manuals, paint and fasteners, then ship by railroad to anywhere in the United States.  For more information on the history of the Sears kit home see:http://www.arts-crafts.com/archive/sears/

The new home addition was designed by Zibrat and McCarthy in a manner that best preserved the streetscape elevation and interiors. The rear section of the original house had two additions built at an unknown date. It was determined to be of no historical significance by the Historic Business District Commission. Sandra Goldman was granted the permission for the demolition of the rear section of the home, detached garage and shed. With the expansion confined to the back of the property, and rooflines lower than the front elevation ridge, the proposed additions were deemed “architecturally compatible with the existing dwelling” by HBDC.  Additional historical research and deeds of the property was provided by Nancy Barr, of Chatham.

Throughout the demolition and construction of this project, Gable Building Corp. matched or restored many of the historical elements. Samples were requested, and submitted for approval, to the Historic Business District Commission.

Main areas of focus included:

Exterior

• All original windows and doors were replaced with a matching Anderson unit.
• Cedar shingle sidewall matched
• Exterior trim detail and paint colors matched
• Exterior light fixtures replace to match

Interior

• Kept existing floor plan and layout
• Sand and refinish trim in existing areas to include the columns, built-ins, interior doors, hardware, casings and baseboard.
• Preserve, repair and expose the original chimney
• Match and refinish heartwood pine flooring

Original iron 4 x 4 register was salvaged from floor. It was later fabricated by a local Metal Smith, Rusty Griffin, into a custom coffee table to be displayed in the home. See picture below.

We understand the importance of preserving the dynamic history and culture of Chatham.Clearly, the history of this home was the priority in this restoration. All parties involved appreciated the historical significance of this project and approached it in a sensitive manner.

If interested in preserving and restoring your historical project, give Gable Building a call.

Written by April Pond

Spring is Here!

This season always brings around those long and evil “To Do” lists.  If you are anything like me, I guarantee that some major cleaning projects are at the top of that list.  This year, why not adopt safe cleaning practices with safe cleaning products in your home?  Many of the cleaning products that have become household standards are surprisingly harmful to your health and the environment.

The good news is that you can make your own natural cleaning products with supplies already in your cupboards.  Not only will these homemade concoctions save you money, but will be healthier for you, your children, pets and the rest of your environment.

Having a small child in our home has pushed me to research the subject and I have found and tested some great cleaning recipes.  I have already begun replacing some brand name spray bottles from under the kitchen sink and I haven’t looked back yet.  Below are a few of my new favorite ingredients and recipes.

Ingredients:

White Distilled Vinegar - I never knew how many different uses there was for this product.  I have started buying this stuff in bulk at discount stores.  It seems to be my answer to just about everything!

Lemons – This universal fruit is good to have in the house at all times.  With a relatively long shelf life (about a week or two at room temperature and up to a month in the refrigerator), you can place them in a fruit basket or pile them into a decorative vase or bowl, until they are needed.  They can be used as flavoring in meals and drinks, deodorizing a room and they have natural bleaching and antibacterial properties.

Baking Soda or Borax – Great scrubbing power and deodorizer.

Liquid Dish Soap – Most cleaning can be done with just good old fashion soap and water.  Check that your dish soap does not contain phosphates, chlorine, fragrances, dyes or surfactants.

Olive Oil

- Can be used on any polished wood products.  With just a few squeezes of lemon you get the scent you are accustomed to.  Really any kind of oil will work here

- Vegetable oil, mineral oil, lemon oil, etc.

Cleaning Recipes:

Glass Cleaner – This, by far, has to be the easiest product to replace!  The hardest part for me was accepting that the beautiful blue color, that I had become so accustomed to working with, was not a factor in cleaning power.  Honestly, not only do I faithfully use this universal cleaner for all glass in my home, but my whole kitchen is wiped with this mix – counter tops, stoves, inside the refrigerator, etc.  I also use it in showers to cut through the mildew.  Most window cleaners contain high levels of ammonia which is both caustic and hazardous.

Safe Alternative

o        50/50 – white distilled vinegar and water – Aerosol cans packed with wonderful fruity and flowery fragrances, formaldehyde, allergens and toxic Volatile Organic Compounds.  Some actually act as anesthesia, coating your nasal passages with a film that blocks your sense of smell.  These products are one of the most heavily marketed cleaning items and completely unnecessary!

Safe Alternative

o        Ventilation!  Open windows and turn on fans

o        If tough cigarette or cooking smells like fish or meat are lingering.  Boil a mixture of vinegar and water on the stove for 5 minutes

o        I have also left out a saucer of vinegar in other rooms to absorb offensive smells

Floor Cleaner- Although it is hard to find out information on the ingredients of some cleaners, the fact that they are a skin and lung irritant is enough to persuade me to use something else.  I used this last week and was amazed at the cleaning power!

Safe Alternative

o        Sink or bucket full of HOT water

o        Liquid dish soap (just a squirt)

o        1 cup vinegar

o        A few sliced lemons and juice

Disinfectants – Found to contain cresol an agent that could cause potential harm to liver, kidneys, blood, brain and lungs.   The only way to truly disinfect something is to boil in water for five minutes.  For larger areas, like bathrooms surfaces see below.

Safe Alternative

o         Undiluted Vinegar kills 99 percent of bacteria, 82 percent of mold, and 80 percent of germs (viruses)

o         Follow with a fine mist of Hydrogen Peroxide for extra power

OR

o        Bucket or sink of Hot Water

o        ½ cup Borax

Rinse Aid (Jet Dry)

- This is one of my favorites!  An expensive agent used to help with the spots that water and soap will leave on glass.  Rinse aids contain surfactants.   Some environmentalists argue that when they these agents are washed down the drain they become a direct threat to the animals, ecosystems, humans and also act as a bridge for other contaminants to cause further damage.

Safe Alternative

o      Put 100% vinegar in the rise aid compartment-that’s it, spotless dishes!

Carpet Freshener – Most of the flowery and fresh scented powders and sprays have unnecessary additives and fragrances.

Safe Alternative

o    Sprinkle baking soda generously on the carpet and vacuum up an hour later.

In an effort to protect “trade secrets”, cleaning products are not required by law to list ingredients.  These products don’t list them voluntarily for a reason.  Many products that claim to be environmentally safe fail to provide back up.  If a chemical product is absolutely necessary, open windows or turn on fans to get the air circulating and the fumes out.

The list is endless for the substitution of toxic cleaning products.  Think twice the next time you grab that cleaning bottle!  Remember many areas can be cleaned with a simple soap and water solution and with just a little bit of research and time you could potential save yourself and your home environment by preventing these deadly exposures.

For more information we recommend you read Home Safe Home by Debra Dadd and The Guide to Green Housekeeping by Christina Strutt.

Written by April Pond

http://gablebuilding.com/

Haiti Earthquake Recovery

In an effort to help with the terrible disaster that devastated Haiti on January 12th Gable Building Corp is collecting money at our office for Hope for Haiti. 100% of all donations will go directly to a disaster relief team currently on the ground.

Gable will match all donations up to $1,000!

Please donate what you can, every little bit helps.  Make checks out directly to Hope for Haiti and drop off at the office.

HELP spread the word to others!

For more information about Hope For Haiti check out their website http://www.hopeforhaiti.com/

For more information about the charity or any questions please contact April at Gable Building – 1291 Main Street, Chatham, MA 508-945-4002 april@gablebuilding.com.

It’s official!  On November 6th, President Obama signed the home buyer tax credit extension and expansion into law.

This is fantastic news for home buyers and the construction industry as a whole!   Not only does the 8k apply for the first time home buyer, but now a modified credit has been expanded to incorporate any home buyer that meets the prerequisites.  The new law extends the deadlines – signed contract by April 30, 2010 and closings by June 30, 2010.

To see the requirements and new deadlines check out an excerpt from NAHB website below.

Who is Eligible

• First-time home buyers, who are defined by the law as buyers who have not owned a principal residence during the three-year period prior to the purchase, may be eligible for a tax credit of 10% of the home purchase price, up to a maximum of $8,000.
• Existing home owners who have been residing in their principal residence for five consecutive years out of the last eight and are purchasing a home to be their principal residence (“repeat buyer”), may be eligible for a tax credit of 10% of the home purchase price, up to a maximum of $6,500.
  
• All U.S. citizens who file taxes are eligible to participate in the program.

Income Limits

• Home buyers who file as single or head-of-household taxpayers can claim the full credit ($8,000 for first-time buyers and $6,500 for repeat buyers) if their modified adjusted gross income (MAGI) is less than $125,000. 
• For married couples filing a joint return, the combined income limit is $225,000.
• Single or head-of-household taxpayers who earn between $125,000 and $145,000, and married couples who earn between $225,000 and $245,000 are eligible to receive a partial credit. 
• The credit is not available for single taxpayers whose MAGI is greater than $145,000 and married couples with a MAGI that exceeds $245,000.

Effective Dates

• The eligibility period for the tax credit is for homes purchased after Nov. 6, 2009, and before May 1, 2010. However, home purchases subject to a binding sales contract signed by April 30, 2010, will qualify for the tax credit provided closing occurs prior to July 1, 2010. 

Types of Homes that Qualify

• All homes with a purchase price of less than $800,000 qualify, including newly-constructed or resale, and single-family detached, townhomes or condominiums, provided that the home will be used as their principal residence. Vacation home and rental property purchases do NOT qualify.  

Tax Credit is Refundable

• A refundable credit means that if the amount of income taxes you owe is less than the credit amount you qualify for, the government will send you a check for the difference.
• For example: 
  • A first-time buyer who qualifies for the full $8,000 credit who owes $5,000 in federal income taxes would pay nothing to the IRS and receive a $3,000 payment from the government. If you are due to receive a $1,000 refund, you would receive $9,000 ($1,000 plus the $8,000 tax credit). 
  • A repeat buyer who owes $5,000 would pay nothing to the IRS and receive $1,500 back from the government. If you are due to get a $1,000 refund, you would get $7,500 ($1,000 plus the $6,500 tax credit).
• All qualified home buyers can take the tax credit on their 2009 or 2010 income tax return.

Payback Provisions

• The tax credit is a true credit. It doesnot have to be repaid unless the home owner sells or stops using the home as their principal residence within three years after the purchase.

For more information, go to: www.federalhousingtaxcredit.com.

To take advantage of this fantastic tax credit and to do your part to boost the economy, purchase a new home TODAY!

In these tough times we can help assist and establish a realistic budget and schedule for your project today.   Feel free to contact Gable Building Corp http://gablebuilding.com/ for additional information.

This truly is a beautiful time of year on Cape Cod and one of our favorite seasons. The congestion and excitement of the summer visitors dissipate. Left behind is the beautiful tranquil beaches, plenty of festivals and art fairs, and popular restaurants available without reservations. For many of us that live here year round this is the perfect opportunity to get out and explore.

The Cape is typically blessed with an extended, warm, fall season and the weather usually cooperates with the many outdoor activities. Below is a just a sample of the many festive offerings this season.

Fall for Harwich

September 10th – October 12th

http://www.harwichcc.com/fall-for-harwich.php

Barnstable County Harvest Festival

Barnstable County Fairgrounds, Rte. 151, East Falmouth

10/03/09 to 10/04/09 10:00am

http://www.barnstablecountyfair.org/harvestfest/index.html

Yarmouth Seaside Festival

Route 28, Yarmouth
10/10/09 to 10/12/09

http://www.yarmouthseasidefestival.com/

2nd Annual Oktoberfest Cape Cod

Aqua Grille, Sandwich

10/11/09 1:00pm – 5:00pm

Wellfleet Oyster Fest

Wellfleet

10/17/09 to 10/18/09

http://www.wellfleetoysterfest.org/

Cape Cod National Seashore Ranger Guided Fall Activities

http://www.nps.gov/caco/upload/2009earlyfallthrou1031.pdf

All of us here at Gable Building Corp. http://gablebuilding.com/ are excited about the fall. This is the most productive time of year for us, and we are looking forward to the busy season ahead.

Last week two Gable employees attended a two day Certified Green Professional (CGP) seminar in Westborough, MA.  It was the first two courses of the series. To earn the designation the requirements entail 3 courses (24 hours total), followed by a test.  To maintain the  CGP designation you are required to complete twelve (12) hours of continuing education every three years.  The Gable employees plan to take the final course at the end of this month.

This program, developed jointly by the  National Home Builders Association and the International Code Council, is a relatively new designation formally approved January of this year by the American National Standards Institute.

Similar to the well know USGBC LEEDS certification, this is a new alternative, user-friendly program, with a relatively corresponding point system.  CGP approaches the Green Building industry with practicality and cost effective procedures, all the while maintaining the same green building guidelines as LEEDS.

The main areas of focus for this green certification are as follows :

• Land conservation and environmental mitigation;
• Site design, remediation, and lot orientation;
• Resource efficiency (e.g., use of recycled and locally-available materials);
• Rainwater collection;

• Construction of smaller homes to conserve resources;

• Energy performance starting at 15 percent above the baseline requirements of the 2006 International Energy Conservation Code;

Use of low-VOC materials and detached garages or carports to improve indoor air quality; and

• Homeowner education on proper maintenance and operation to maintain green benefits throughout the life cycle of a home.

If interested in building a green certified home, please contact Gable Building Corp http://gablebuilding.com/ to find out more information.

To learn more about this exciting program watch the video

NAHB\’s Green Building Program VIDEO

Have you noticed new homes springing up around Cape Cod with green sheathing exteriors? Well, it isn’t just a pretty, green-colored panel, made to blend into the surrounding trees. These homes are being built with an OSB product called ZIP System® .

It is an innovative product created by Huber, the creators of AdvanTech. This new approach to sheathing homes is a greener alternative to the typical 1/2″ plywood or 7/16″ standard oriented strandboard (OSB).

Plywood and OSB products have been side by side on the comparison charts for years. Although OSB is a cost effective alternative to plywood, Gable Building has preferred to use plywood sheathing. It has always been the traditional way to build and a lot of the “old timers” will use nothing else. Additionally, prolong exposure to weather resulted in OSB swelling and it also took longer to dry out than plywood.

Today OSB manufactures are aware of these issues and have improved their products. ZIP System®

has created a moisture resistant board and taping system that negates the extra step of applying a weather resistance house wrap after the panels are hung. I can already see the smiles radiating from the jobsite carpenters across the Cape! This one-step process could eliminate possibly a days worth of frustrating work. Plus, most importantly, the panels are protected the minute they are installed.

With more and more buzz about green building, building efficiency and sustainable product selections, new products are popping up everywhere.  We are doing our homework here at Gable Building in order to provide better service to our clients.

We have talked to our suppliers and field personnel and found many other wonderful benefits of this new innovative product. If interested in using this product in your new home, remodel or addition give Gable Building Corp. http://gablebuilding.com/ a call. ZIP System®

website http://www.zipsystem.com/ for additional information.

Our clients and the relationship we form with them during the building process is top priority to us here at Gable Building Corp. Below are some suggestions that may be useful for YOU-the client in deciding how and where do go GREEN in your new home:

1. Would you like your home to be built by Energy Star standards?
2. Do you have allergies or health concerns that should be taken into consideration in regards to the type of materials you may choose?
3. Can we assist you in selecting appliances and lighting that will reduce your monthly energy bills?
4. Are you interested in using recycled products or sustainably-harvested wood in your home?

Just a few suggestions! Feel free to contact us directly for more suggestions or plan to meet our team of experts personally at our office in Chatham,MA. to assist you with remodeling your existing home or building your dream home!