Dreaded Ice Dams

Ice dams sometimes occur on sloping roofs in climates with freezing temperatures. When the temperature in your attic is above freezing, it causes snow on the roof to melt and run down the sloping roof. When the snowmelt runs down the roof and hits the colder eaves, it refreezes. If this cycle repeats over several days, the freezing snowmelt builds up and forms a dam of ice, behind which water ponds. The ponding water can back up under the roof covering and leak into the attic or along exterior walls. Research shows keeping the attic air temperature below freezing when the outside air temperature is in the low 20s can reduce the occurrence of ice dams. Research has shown sun exposure in the winter has little effect on attic air temperature. Warm air from living spaces below penetrating into the attic is usually the culprit in the formation of ice dams.

Condensation of water vapor on cold surfaces in attics can cause attic wood products to rot, which can lead to costly repairs. Condensation typically occurs when warm, moist air migrates into the attic from living spaces below. Research indicates unusually high humidity levels in the home's living spaces is strongly associated with attic condensation problems. Building codes have some requirements that attempt to prevent the problems of ice dams and attic condensation. But codes do not address all the issues, and many houses are built without following building codes. It is the builder or designer's job to understand the relationship of humidity and air movement when designing and constructing the house so these problems don't occur.

Some of problems experienced with ice dams: leaking roof (height of leak depends on extent of ice dam); wet, ineffective insulation; stained or cracked plaster or drywall; rotting timber; stained, blistered or peeling paint.

A few tips to help with the ice dam battle: Prevent warm, moist air in living spaces from infiltrating into the attic with a good air barrier and appropriate water vapor control at the base of the attic. Provide good attic ventilation to replace warm air in the attic with cold outside air. Provide adequate attic insulation to reduce the transmission of heat into the attic from living spaces below.

'Tis the season to rifle through your dreaded attic, looking for last year's holiday decorations. While you are up there, take some time to make a visual inspection of your attic. First, check the roof and gable vents to make sure they are clear because the screens can act like lint traps. These vents are paramount because they keep the attic cool during summer. You don't want to get stuck checking these vents in the summer, when temperatures can soar into the 100s. In cold climates, a combination of high, inside relative humidity (60% or above) and low outside temperature (30 degrees F or below) may cause condensation on the underside of the roof sheathing. Condensation develops from a combination of high relative humidity and temperature differentials. Condensation cannot form when the relative humidity is low, or the temperature is high. Even in moderate climates with high relative humidity, the day-night temperature cycle, combined with high humidity, may cause condensation on the underside of the roof sheathing. The result is a series of problems such as wet (and consequently less effective) insulation, wood decay, and peeling paint. These conditions may go unnoticed until considerable damage has been done.

Just take a few moments and double check your vents. Remember that unobstructed vents allow moist air to escape from the attic in cold weather, lessening the possibility of condensation and mildew in the attic. While you're up there, check for wasp nests and other signs of pests. During the winter months, wasps are dormant and their nests are easier to remove.

Solar Water Heaters + Federal Tax Credit

Solar water heaters—also called solar domestic hot water systems—can be a cost-effective way to generate hot water for your home. They can be used in any climate, and the fuel they use, sunshine, is free.

Solar water heating systems include storage tanks and solar collectors. There are two types of solar water heating systems: active, which have circulating pumps and controls, and passive, which don't.

Most solar water heaters require a well-insulated storage tank. Solar storage tanks have an additional outlet and inlet connected to and from the collector. In two-tank systems, the solar water heater preheats water before it enters the conventional water heater. In one-tank systems, the back-up heater is combined with the solar storage in one tank.

The proper installation of solar water heaters depends on many factors. These factors include solar resource, climate, local building code requirements, and safety issues; therefore, it's best to have a qualified, solar thermal systems contractor install your system.

If placed in service by Dec. 31, 2016, you may be eligible for a federal tax credit!

A Griswold Christmas?

We all know you want to emulate Clark W. Griswold's family home during the holiday season. With the new LED lights, you actually can afford to do it...LEDs use only 10% of the electricity required to power traditional incandescent. LEDs are constructed from tiny solid-state chips similar to those used in computers. These chips directly convert electricity to light without the use of a filament or glass bulb. (Standard incandescent bulbs create light by transmitting electricity through a resistant filament which creates heat. A bi-product of the heat created is light.) LED lights encapsulate solid-state chips in solid epoxy plastic that can be made into a variety of shapes and sizes.

One of the great things about the LED lights is the safety factor. These lamps are nearly indestructible - high-quality LED lights can withstand the force of a tractor trailer without breaking. The lamps also remain cool to the touch. Because holiday lighting is often used in close proximately to combustible materials (dry evergreen trees) this feature can greatly reduce the risk of holiday fires. You ever have a bulb burn out, only to spend the next three hours searching for the culprit? Three words for you: solid state reliability. No longer will you have to worry about one lamp ruining your whole string.

As you plan your outdoor work of art, take a moment to check the new offerings in home adornment.

The Living Christmas Tree

We love the idea of a new eco-friendly family tradition of a Living Christmas Tree. Which means, instead of buying a typical cut tree this Christmas, buy a live Christmas tree with roots, then plant your Christmas tree after the holiday is over. With a living Christmas tree, not only do you skip the sad annual tree-killing bit, but you also skip out on the consumerist production and disposal that is involved in both plastic and cut trees. Most importantly, however, you can rest easy knowing that your live tree will be producing oxygen and filtering carbon dioxide to make the world a better place. Think about how long it takes your beautiful 12 foot cut pine tree to reach its mature state – only to go spend 3 weeks in your living room turning brown before it gets tossed in the dump. The whole industry of cut trees is pretty sad – even considering that those trees were grown specifically to be Christmas trees. Local nurseries and garden centers have excellent selections of living trees during the holiday season, from table size trees to six to seven foot, room size trees, many of which are already planted in containers. Our living Christmas tree, purchased from a local home improvement store, looks beautiful with the seasonal decorations, and will be even more amazing planted in the yard after the holiday is over.

The History of Graham Custom Homes

My grandfather started W.J. Graham construction along with his two sons in the 1960s.This gave me the opportunity to grow up in the construction business. Being the family business, this raised the bar to which I was held. My grandfather always said "If you're going to be a Graham you need to do things better than anyone else." I have always lived by what he told me, and I am proud to be continuing the tradition.

During the years working for my family I've done everything, from pushing a broom to framing, trim, cabinetry and custom woodworking. This job, which eventually has become my passion started with my family when I was fourteen. Over the years, understanding every aspect of home construction and staying on the forefront of technology and trends has been my goal.

In January of 2000 I began building homes in the Steamboat area. Since then we have built 20+ custom homes, all of exceptional quality and value. Working within our customer's budget to create a home with the maximum value is always our goal. I have an extensive knowledge of the design process (my father is a draftsman), which allows me to value engineer most projects for maximum efficiency and cost savings.

Our passion is to continue evolving as a contractor, creating ever more unique and inspiring homes. As our customer, you can expect a long term relationship, with our commitment to surpassing your expectations.

Steamboat Springs Custom Mtn Home for Sale!

Recent price reduction put this house $100K under market value. $515,000 for your private mountain get-away! Built in 2003, this 3 bedroom, 2 and ½ bath custom single-family home was created by one of Steamboat’s top custom home builders. This beautiful custom home is located only 20 minutes from the world renowned Steamboat Springs Ski Resort. Steamboat Springs lies in the Yampa Valley in the N.W. Colorado Rockies at a base elevation of 6,700ft. Every winter the mountain receives an average of over 350 inches of snow. In 2007/08 a record snowfall of 489 inches was recorded. With legendary beautiful tree-lined trails covering its four peaks, Steamboat is one of the finest ski areas in the US. Perfect for the nature lover, food & wine connoisseur, or those seeking a carefree lifestyle. The town of Steamboat Springs boasts a top-notch school system, fabulous restaurants, upscale spas, and a unique old-town experience.

Located in a very private, well maintained cul-de-sac, this home backs to open space providing privacy and majestic mountain views. Within two minutes, you will find yourself at Stagecoach Reservoir enjoying some of Colorado’s best gold-metal waters. Step outside your front door to indulge that carefree lifestyle -fishing, hiking, swimming, and boating. Inside, you will find granite and marble counter tops, hickory floors, and slate and travertine tile throughout. The kitchen is outfitted with stainless steel appliances, gorgeous granite counters, and a center island perfect for entertaining! Main floor master suite with his/her vanities and a luxurious custom, slate shower. In addition to the remaining two bedrooms and second full bath, the upstairs features a bonus room - perfect as a playroom, kid's study space, or small library. The full lower level walk-out offers a variety of options. Previously used as a media room, you could custom outfit this space for a home gym, teen hang-out, or game room. Plus - an additional unfinished 480 sq ft has been plumbed & framed for a possible in-law suite or second master suite! Corabond insulation, in-floor heat, and many quality finishes combine to create a home with incredible value.

MLS#: 125153 Motivated seller!
$50k reduction. $100k under market value.
$515,000, 3 bed, 2 bath + powder room, 2495 sq ft.
Contact Chris Paoli at 970.819.1432 (mobile) or chris@mybrokers.com to view this fantastic home.