Watch John and Anthony on Fox25 News Discuss Whey Teardowns Are Increasing

Why Teardowns Are Increasing

According to the U.S. Bureau of Labor Statistics, the unemployment rate in Massachusetts is one of the lowest in the country at 6.5%. With the increase in jobs, especially in high-paying biotech and high-tech industries, comes an increase in home buyers looking for new homes close to Boston. The problem is most of these towns are nearly built out, with relatively few homes for sale and even fewer vacant lots.

These homeowners want more spacious homes that are well appointed. And they want the desired amenities that come with new homes and aren’t usually found in outdated capes or ranches. Builders almost never tear down a home that is updated and in good condition. They replace homes that are in disrepair and in need of drastic updates. Older, functionally obsolete homes are being replaced with larger homes that have features such as great rooms, kitchen islands, spa bathrooms, walk-in closets, home offices, media rooms, and multi-car garages.  They also want to live in towns close to the city that have excellent schools, well kept streets and town centers, and cultural attractions.

Return of the McMansion?

Some homeowners worry that more teardowns mean more oversized, architecturally unappealing “McMansions” being built in their neighborhoods. Efforts to increase zoning restrictions that determine height, size, and proximity to other homes in these communities, however, have been met with resistance. Though neighbors may not like the look of the new homes or the noise and traffic disruption from teardowns, they’re reluctant to impose increased restrictions. When it comes time for them to sell or rebuild their own homes, they want their options open. More often than not, we see neighbors who initially oppose the teardown and rebuild end up liking an attractive new home on their block. They also realize that a new home in their neighborhood brings all the surrounding home values—including their own—up.

Not all homeowners opt for “cookie-cutter” McMansions when they rebuild. The National Association of Homebuilders recently ran a story this month about a couple in Wellesley who tore down their 2 bedroom bungalow and built a Victorian-style home with modern construction and amenities. This beautiful energy-efficient home fit in with the architectural style of the surrounding neighborhood. Yet it was built with modern features as an open floor plan, custom maple kitchen cabinets, a showpiece shower with custom tile, and a finished attic with skylights.

Cost of Doing a Teardown vs. Renovating the Home

On average, the cost to renovate and repair a home per square foot is higher than the cost of new construction. The risk of unforeseen problems during remodeling is higher as well.  For instance, updating a room to accommodate new appliances may also require you to update the electrical system, too.  Understand the value of the renovations as well. Does it make sense to add a bathroom to your home rather than a garage? Homeowners can lose money undertaking such projects that can’t be recovered when it’s time to sell.  Some home renovations conflict with existing zoning laws, and may end up costing you more than you had planned. For example, you may not be allowed to add an extension to your home. If you begin renovations without checking your local zoning laws you could be forced to tear it down and start over.

How Teardowns Help the Local Economy

Teardowns fuel the economy by employing local contractors, architects, electricians, plumbers, and other local specialists. It also increases revenue for local home furniture, appliance, and supply stores.  And it isn’t just affluent communities that are seeing this increase in teardowns. Middle-income communities that were hit hard by the foreclosure crisis are also seeing an increase in teardowns and can actually benefit from them. An abandoned foreclosed property that falls into disrepair can bring down the home values in the entire neighborhood. But when the property is purchased, torn down, and rebuilt, the whole community can benefit. Not only will the new home improve the home values in the neighborhood, it can increase the tax revenue for the town.

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Anthony Lamacchia with his family at the Walk for Children's Hospital last year.

Our own Anthony Lamacchia will be doing the Walk for Children’s Hospital again this year. The Walk for Children’s Hospital in Boston helps fund programs for sick children to make them better and it also helps maintain the facilities where it happens. The 7-mile walk starts at 11 AM on Sunday, June 10 along the Charles River. The 2-mile walk starts at noon.

“In January 2000, my sister Heather Marie Lamacchia, was born with a heart defect,” Anthony says. “Unfortunately, even with the best of care she passed away at just six weeks old.  Since Heather’s passing I have supported many causes to raise money for Children’s Hospital.  Now as a father to three healthy children (Ava, Mason, & Charlie), I find it even more important to support such as wonderful organization.”

Anthony did the Walk last year and raised $7,000. This year, he hopes to beat last year’s goal and raise $10,000.

How You Can Help

Anthony is making it easier than ever to help him reach his goal.

For every new “like” we get on our McGeough Lamacchia Facebook Page, McGeough Lamacchia will donate $2 to the Walk for Children’s Hospital, up to $2000.

Simply visit our Facebook page, “like” us, and money will go straight to this great cause. If you already like us, simply share our page with friends, family, co-workers, and on your wall.

If you’d like to donate directly to the Walk for Children’s Hospital, visit Anthony’s Walk Page.

Since 2003, NSTAR’s Walk for Children’s Hospital Boston has raised almost $10 million to support the hospital’s patient care and research.

Home buyers should know that home inspections don’t include a septic system inspection, also known as a Title 5 Inspection.  Title 5 Inspections must be performed by a person licensed by the Massachusetts Department of Environmental Protection.  It’s up to the buyer to ask the seller specific questions about the septic system, such as finding out the last time it was pumped.  It should be pumped every 2 years and if there are more than 5 people living in the home, it should be pumped every year. It’s also a good idea to know how many people currently live in the house. If more people move into the home than its system was designed for, the increased demand on it may lead to problems.  Septic systems are designed based upon the number of bedrooms within the dwelling.  A home that may have more bedrooms than the system was designed for is a home that may have an early system failure.

Homeowners who are thinking of selling should make sure their septic system is properly maintained. This includes pumping the tank on a regular schedule, keeping the drain field clear of trees or shrubs which can clog drain lines, and limiting water use.  Excessive water use is a major cause of septic system failure. Inspecting your septic system annually is another good way to monitor your system’s health and address minor issues before they become cause for major repairs.

If the home being purchased has a septic system and a salt based water treatment system, make sure the water treatment system back washes into a dry well.  Connecting a salt based water treatment system to a septic system is a violation of Title 5.

Selling a Home with a Septic System

Title 5 is part of the Massachusetts State Environmental Code. It regulates all septic systems in Massachusetts. The purpose of Title 5 is to provide for the protection of public health, safety, and the environment by requiring the proper construction, upgrade, and maintenance of on-site sewage disposal systems (septic systems).

Sellers should always have their septic system tested prior to listing their home for sale.  This is especially helpful when it passes because then it can be listed as “Title 5 certificate in hand.” If it fails for a small, inexpensive reason then it is best if the seller can repair it so that it passes.  If the seller cannot afford to fix it, the property can be listed as “Failed Title 5 report in hand.”  While it may turn some buyers away, having the report is the best way for buyers to know and plan on what they are dealing with.

If you’re selling a home in Massachusetts, Title 5 requires that your septic system must be inspected within 2 years of the sale of the home, when the home is expanded (such as adding a bedroom), or when the home is changed from residential to commercial property. Title 5 does not require that a system be in passing condition prior to the sale, but most lenders will not issue a mortgage until the failing system is upgraded or funds to perform the upgrade are escrowed.

If you own a condo with a septic system, unless otherwise indicated, the condo association is responsible for the inspection, maintenance and an upgrade of the system for the unit.

In New Hampshire, if you’re selling waterfront property you must have a site assessment completed before signing a purchase and sale agreement in order to determine whether the existing onsite system is approved by the Department of Environmental Services. A permitted septic system designer must conduct the on-site assessment.

Buying a Home with a Septic System

If you’re buying a home in Massachusetts or New Hampshire, it’s a good idea to have the septic system inspected to make sure that it’s functioning properly and that’s it’s been maintained. An inspector will check for signs of problems with the system that could potentially cost you thousands of dollars to repair.  Ask the seller how old the septic system is, if the system is up to code, and find out the name of the septic system company the homeowner used. You have the right to review the entire Title 5 report prior to signing the purchase and sale agreement.  Inspectors are required to file a complete copy of their inspection report with the local board of health.   If you have questions about the report, contact the inspector.The homeowners should also tell you if there are any drainage issues with the system.Remember, a copy of an inspection is not a guarantee that the system will not have problems in the future. It is up to you to take steps to properly maintain the system once you buy the property.

If the home you’re buying has been vacant for a long period of time, consider when the inspection was completed and determine if the system needs to be re-inspected.  Systems that have been dormant for a long period of time may have significant issues that are not easily detected especially related to the effectiveness of the leaching field.

How Much Does Septic System Testing Cost?

The average cost for an inspection is between $400 and $700. Some towns require septic pumping at the time of inspection. Pumping a septic tank usually costs $180 to $250, depending on how many gallons the tank holds.

How Septic Systems Work

Conventional septic systems consist of a septic tank, a distribution box, and a leaching field. Your septic system treats your home’s wastewater by temporarily holding it in the septic tank. In the tank, waste solids separate from the water. The solids are decomposed by bacteria and later removed when you have the tank professionally pumped.

After the partially treated water (effluent) leaves the tank it flows into the distribution box which distributes this water evenly into the leaching field. Drainage holes allow the water to drain into gravel trenches and then slowly seep into the soil where it is further treated and purified (secondary treatment). Some alternative systems use sand or peat instead of soil. A properly functioning septic system does not pollute the groundwater.

Septic System Maintenance Tips

Caring for your septic system saves you money and extends the life of the system itself. One of the most important steps you and your family can take is limiting your use of water. The more water you conserve, the less water enters the septic system. Efficient water use can improve the operation of the septic system and reduce the risk of failure. Title 5 prohibits water treatment systems from going into septic systems in any amount.

• Install water saving devices such as low flow shower heads and toilets.
• Repair leaky faucets and toilets immediately. A leaky toilet can cause a good septic system to fail very quickly.
• Make sure clothes washer and dishwashers have full loads before running
• Do not put paint thinners and other chemicals them in your septic system. They destroy naturally occurring microbes in your septic system which are necessary for it to function properly.
• Keep grease, fat, and food wastes out of your septic system as much as possible.
• Garbage disposals may not be used with a septic system unless the system has been specifically designed to accommodate a garbage disposal.
• Don’t allow vehicles or equipment to drive over or park on the drain field. This may compact the soil and crush the piping.
• Don’t plant anything over the disposal field except grass.
• Don’t cover the drain field with asphalt or concrete.

Septic System Signs of Trouble

If there is a problem with the home’s septic system, the sinks may drain slower than usual, even after using a plunger. Or you may hear gurgling sounds. One of the most common signs that the septic tank is having problems is a foul odor around the house. A less obvious sign of trouble is a patch of lush green grass in the drainage field of the septic tank. This patch of grass is receiving a larger amount of nutrients and liquid than normal indicating a leak. If you observe any of these signs, it’s time to get a thorough septic system inspection.

What Happens During a Septic System Inspection?

The septic system inspection should include: a discussion with the homeowner to determine the history of the system, a review of the system permit, a tank inspection, a distribution box inspection, a drainfield bed inspection, and a house inspection.

The inspector will compare the size of the tank and the expected water use. He or she will make sure there are no leaks or cracks in the tank by using flashlights, mirrors, and cameras. He’ll check the mesh filter (on new systems) to make sure it is clean, and will check to see if the tank needs to be pumped.

For the drainfield test, the inspector will dig test pits to check for signs of standing water or biomat growth. He or she may dig 2 to 3 feet down and check the color of the rocks and sand and make sure the system is draining properly. He will inspect all mechanical equipment (pumps, aerators, alarms) to ensure they are in good working order.  Inside the home he will flush the toilets, run water in the sinks, run the washing machine through a full cycle to see if the household plumbing is all going to the system and working correctly.

The septic distribution box is a most important component of a septic system. Without even distribution of effluent, the drain field will be used unevenly. As trenches in the drainfield become overloaded, portions of the drain field will fail.

By having your septic system inspected and pumped regularly, you can prevent the high cost of septic system failure, protect the groundwater, and preserve the value of your home.

Where to Find an Approved Septic System Inspector

Valid system inspections must be done by inspectors approved by The Department of Environmental Protection. You can find a list of DEP approved Inspectors here.

For more information visit the New Hampshire Department of Environmental Services or the Massachusetts Department of Environmental Protection.

Questions about buying or selling a home with a septic system?

Email us:  info@mlrealtyne.com or Call 800-924-6563

Watch John and Anthony talk about staging tips on location in Scituate, Massachusetts.

1. Increase Curb Appeal

Remember, buyers get their first impression of your house from the outside, so this is the best place to start. Go around the perimeter of the house and get rid of outdoor clutter such as bicycles, tools, or old planters. Make sure front steps are swept and cleaned. Prune plants and trees and make sure they’re not blocking the home or the windows. Remove any dead plants and weeds. Keep your lawn freshly cut. Clear patios or decks of all small items like barbeque charcoal or toys.

2. Less is More

Most rooms have too many pieces of furniture. Remove at least one of them to thin the room out. Move furniture away from walls. Buyers should be able to freely move around the rooms, not bump into end tables and ottomans. Less furniture makes rooms look larger. And of course, de-clutter the rooms. Remove notes and postcards from the refrigerator, reduce the amount of books in shelves, and remove vases, statues, or clocks from tables.

3. Clean  and Polish

When was the last time you cleaned the windows in your house? Get the Windex out! This is a simple inexpensive way to bring more light into rooms and make even older windows look new again. Wash curtain sheers. Shampoo rugs. Dust shelves. Counters, sinks, tubs, and appliances should sparkle. A bright, spotless house will appeal to buyers.

4. Let There Be Light

Multiple light sources add warmth and brightness to rooms. Well-staged rooms have layers of light: create ambiance by usingoverhead lighting, table lamps, and accent lights. Remember to light the outside of the home, too. Most Buyers work during the day and do not have the chance to drive by a house except at night. A well-lit home will give the home exterior a warm, inviting appearance.

5. Get Creative

Use clippings from your outdoor plants to add beautiful arrangements—at no cost— to rooms. A twisted tablecloth can be an attractive window valence.  In the bathroom, remove any unnecessary items from the countertops, tubs, shower stall, and shelves. Roll up new towels and put them in decorative baskets. Replace old cabinet hardware to update the look of your kitchen. Make changes to rooms so buyers will want to spend time in them.

Get More Tips on Marketing Your Home

Questions? Email Us: info@mlrealtyne.com Or Call Us 1-800-924-6563

“Starting the year with a strong first quarter is a good indicator of things to come. After such a depressed year of sales in 2011, we’re likely to see more positive year-over-year comparisons in months to come. The market has a good head of steam built up right now,” said Timothy Warren of the Warren Group.

View home prices in your town.

Average Selling Prices Increased

Average selling prices for single-family homes also saw an increase in Massachusetts and New Hampshire for March 2012 compared to March 2011. In Massachusetts last month, the average selling price for a single-family home was $390,384, an increase of 3.4% over last March. In New Hampshire, the average selling price for a single-family home was $238,996, 9.6% more than last year.

Some towns saw large increases in average prices. Taunton, for instance, had an increase of over 40% in the average home selling price. In Cape Cod, the average selling price in Yarmouth increased 23.76%, while Falmouth had a 34% decrease in average selling prices.

In Hillsborough County, New Hampshire, the town of Hudson saw a big jump in sales, a 135% increase in number of homes sold with an average price increase of 1.34%.

The biggest drop in the amount of homes sold was in New Bedford, Massachusetts, where there were 60% fewer homes sold than last March.

*Our report covers all counties in Central and Eastern Massachusetts as well as Southern New Hampshire (including Barnstable, Bristol, Dukes, Essex, Middlesex, Nantucket, Norfolk, Plymouth, Suffolk, Worcester, Cheshire, Hillsborough, and Rockingham counties)