Subscribe!Construction
 |
 |
The Future of North Valley Pike (Route 11 North) |
|
 There is a slowly growing area just north of Harrisonburg that you may not have heard of or visited, but there are a variety of factors that may make it a growth area over the next several to many years.  A strategic plan has been created for this North Valley Pike corridor, that suggests turning an existing section of Route 11 into a main street area, with most through traffic diverted to a new road. For an overview with lots of helpful links, read the post on hburgnews.  A research and technology park has been established amidst this corridor on 365 acres, owned and operated by Rockingham County.  SRI International has established a 25-acre campus in the above-referenced research and technology park, and opened the Center for Advanced Drug Research, which is a "state-of-the-art research facility for conducting systems biology research in the areas of biodefense and neglected diseases."  An attractive subdivision of single family homes is being developed in this corridor area (I am marketing this subdivision) with prices starting in the low $200,000's.  A new elementary school was recently built on Smithland Road, not too far from this North Valley Pike corridor. This has created new traffic flow patterns, bringing greater awareness to the north side of Harrisonburg. While most development has taken place just southeast of Harrisonburg in the recent past, the area just north of Harrisonburg will be a key area to watch over the next 3 to 20 years. | |
 |
 |
|
|
Will You Be Buying A New Home in Harrisonburg or Rockingham County? |
|
If you are considering the purchase of a new home in Harrisonburg or Rockingham County, you may want to check out HarrisonburgNewHomes.com, where you'll find an overview of many of the new communities being built in our area.  I represent the builders of each of these communities, and am assisting them with the marketing of the new single family homes, duplexes and townhomes. For more information about any of these neighborhoods, feel free to contact me or one of the other Realtors also marketing these communities:
| |
|
|
|
|
Looking For A Dutch Colonial In Rockingham County? |
|
Good Luck! There are only two listings on the market right now labeled as Dutch Colonial homes. Let's take a look at what IS for sale . . . .  As you can see, ranches, townhomes, contemporary homes and colonial homes are your best (or at least most prolific) option in Harrisonburg and Rockingham County. Also of note, here's what sold in 2009 . . . .  We find the same leaders -- ranches, townhomes, contemporary homes and colonials. Thus, we have a bit of a chicken/egg dilemma. Are these types of homes being sold because that's what people want, or because that's what is available. Here are the full numbers for those who are curious . . . .  . | |
|
|
|
|
Scripture Communities Earns National Recogition in "American Builders Quarterly" Magazine |
|
Have you heard of American Builders Quarterly? The publication provides a comprehensive look at the nation's entire construction industry by profiling leading companies that consistently perform in all aspects of the building trade. Take a look at the covers of the last 15 issues (below) and you'll notice one company right here in Harrisonburg, Virginia that was recently highlighted by American Builders Quarterly: Scripture Communities.  This is rather big news, as this publication covers huge developments and developers all over the country --- but they took note (on the cover of the magazine, no less) of this local company that has been building communities in Harrisonburg and Rockingham County for several decades.  The article focused on Scripture Communities' emphasis on building lasting communities focused on market demands. For years now, Jerry Scripture has been building unique, innovative communities to meet the specific needs and desires of home buyers in many different demographics. Communities currently being developed by Scripture Communities include:
ALSO --- STOP THE PRESS! Don't forget about the Scripture Community Move Up Program, where Scripture Communities will potentially buy your house if you love one of their new communities and want to move up into a new home. | |
|
|
|
|
The Most Frequently Used Driveway Materials in Harrisonburg and Rockingham County |
|
 If you're building a home, what should you use as a driveway material? There are a lot of options!
Let's take a look at the most common types of driveways in Harrisonburg and Rockingham County. The data source for this analysis is the Harrisonburg/Rockingham Association of Realtors MLS, so it's an inexact analysis, but can still provide some helpful insights.  The chart above shows that the most common driveway material for single family homes in Harrisonburg and Rockingham County is gravel! Beyond gravel drives, which are likely found mostly in the County, the most frequently occurring driveway is an asphalt driveway. Let's take a closer look at driveways of single family homes in the City of Harrisonburg, to exclude the more "rustic" driveways found on homes further out in the County . . .  In the City of Harrisonburg, a full 1 in 5 driveways is still gravel, though asphalt driveways now lead the pack, with a full 10% greater market share than concrete driveways.  The graph above analyzes "expensive" homes --- those sold above $350k in the last year in Harrisonburg and Rockingham County. Here we find an even more overwhelming share of asphalt driveways, though we also see an increase in the percentage of exposed aggregate driveways.  Perhaps most interesting is that when examining homes sold since Jan 1 2000, we find that most have had concrete driveways. Is this perhaps the sign of a growing trend in our area, or the nation as a whole? Notes: In the last year, 570 single family homes sold in Harrisonburg and Rockingham County (per the HRAR MLS), and the analysis above is based on the 534 sales where driveway data was present and usable. | |
|
|
|
|
Erickson Avenue / Stone Spring Road Connector; Southeast Connector |
|
Almost a year ago I mentioned that a new road connecting Erickson Avenue to Stone Spring Road was moving forward. Construction is now moving forward, with lots of progress starting on the Erickson Avenue end of the connector. Below is a map showing where that will be situated (click on the map for a larger version) and this is a web site with more details. City Portion of Erickson Avenue / Stone Spring Road Connector:  The road shown above lies in the City, but the Connector will continue into the County, all the way to Route 33 East near Boyers Road. The map below shows an overlay of the approved map from VDOT over top of both an aerial and road view from Google Maps. Click on either for a larger view. Rockingham County Southeast Connector (1 of 2 portions)   As far as I can tell, the County portion will cut through the new campus of Rockingham Memorial Hospital, and then cross through Boyers Road before connecting with Route 33. From what I have heard, Boyers Road will become a cul-de-sac before reaching Route 33. | |
|
|
|
|
Do I Need A Building Permit To Finish My Basement? |
|
 If you are making any additions, improvements or repairs to your home you must pull a building permit, and if it involves electrical or plumbing work you'll also need to pull an electric permit and/or plumbing permit. "But Why?" you might ask.... In the here and now, you need to pull the appropriate permits because that is what Harrisonburg and Rockingham County require of you. Also in the here and now, pulling the permits will thus require inspections, which will go a long way towards assuring that the changes made to your house are safe, per their compliance with the Building Code. In the future --- as in the time when you want to then sell your home --- it is arguably very important to have pulled building permits and to have passed the inspections. In selling your home, you are required to disclose any material adverse facts about your home. In my view, the fact that the basement was finished (or other improvements were made) without permits and inspections is a material adverse fact about the house. It's not necessarily that the house is unsafe, but the fact that parts of the home were never inspected by the locality create that possibility. Pull the permits. Get the inspections! | |
|
|
|
|
Hot Water Heater Thermal Expansion Tanks |
|
 I suppose plumbers may have been installing thermal expansion tanks (pictured above) for years, but I first starting seeing them a few years ago, and wondered what they were and why they were being installed. A thermal expansion tank's purpose is to reduce thermal expansion that occurs when the water is heated and pressurized. Thus, if your hot water heater does not have an expansion tank, and is leaking or dripping from the pressure-relief valve, it would be wise to install a tank. The other aspect of these expansion tanks that mystified me for quite some time is that I assumed that they would be installed on the hot water line coming out of the hot water heater, but most that I observed were installed on the cold water line. As it turns out, the expansion tank can be installed either on the cold water line between the main valve and the water heater, or on the hot-water line within 3 to 5 feet of the water heater. | |
|
|
|
|
Stealth smoke alarms from Kidde |
|
 OK --- so the typical smoke alarm isn't all that visually obtrusive --- but it is when compared to Kidde's Silhouette smoke alarm! This low-profile smoke alarm protrudes less than half an inch from the ceiling, blending in much more nicely than a traditionally shaped smoke alarm. Furthermore, it uses a rechargeable battery that will last the life of the alarm! No more changing the batteries when the alarm starts beeping!  | |
|
|
|
|
Buying at Preston Lake? |
|
Are you considering buying at Preston Lake? Some of my clients are exploring the possibility of building a single family home at Preston Lake, and it's been an interesting process . . .  Access to the developer We have been pleasantly surprised to have the opportunity to work directly with the developer, Richard Hine. Rich is very invested in the Preston Lake project, is very knowledgeable about the building process, and has been immensely helpful as my clients have explored the possibility of building at Preston Lake. A flexible design process While Preston Lake offers a variety of standard floor plans (for rowhouses and single family homes), they are also willing to make almost any modifications you might desire. We have now been through several different renditions of the floor plans for the "Cape Cod" style home, each time bringing the design a bit closer to what my clients' desires. Organized communication The building team at Preston Lake uses an online project management system to organize the design/build process, and to streamline communication. Even only in these early stages of the process, the use of this tool has been extremely helpful. Final Pricing, Building Process, Final Product Still yet to discover --- will the pricing work for my clients, will the building process be as pleasant as the design process, and will the finished home be exactly what my clients envisioned. Overall, the building process at Preston Lake (or the complemplation thereof) has been a relatively enjoyable and efficient process. If you are considering buying at Preston Lake, and if you have any questions, please call (540-578-0102) or e-mail (scott@cbfunkhouser.com) me. Otherwise, stay tuned, and I'll keep you informed on the continuation of this process. | |
|
|
|
|
Say hello to fire sprinklers, CO detectors, programmable thermostats and high-efficiency light bulbs! |
|
 Roughly a month ago, the International Code Council approved hundreds of changes to be included in the 2009 version of the International Codes. Several of these changes mean we will be seeing more fire sprinklers in new construction homes:
| |
|
|
|
|
Innovative Space Heating - With A Ceiling Fan! |
|
Are you trying to avoid the potential danger of a space heater? Are you trying to heat a room or garage more efficiently than with a space heater? Have you considered a ceiling fan?  The fan pictured above, the Reiker Room Condition, may be what you are looking for. A heater is housed just above the fan blades, and the heat being generated is evenly distributed throughout a room. These sophisticated fans will cost between $270 and $400 depending on options and finishes, and can be ordered through the Reiker web site, or found at some Home Depot stores. | |
|
|
|
|
Calling All Harrisonburg Residential Developers |
|
The City of Harrisonburg is accepting bids on the two parcels of R-2 land labeled below. The first parcel (labeled "1" below) contains 3.119 acres. The second parcel (labeled "2" below) contains 5.018 acres.  This land, zoned R-2, provides for a great residential development opportunity --- a convenient location close to Route 11, Route 42, Port Republic Road, Keister Elementary, and more. Bids will be accepted until 9:00AM on April 8, 2008, and the bids will be opened at the City Council meeting at 7:00PM on April 8, 2008. View Larger Map | |
|
|
|
|
Digging Deep --- Harrisonburg's Downtown Condos |
|
I am delighted to be a part of marketing and selling the Urban Exchange project --- an exciting new construction project in downtown Harrisonburg featuring retail space on the first floor and almost 200 apartments and condos. The photo below shows the excavation progress (these aren't just really deep footers, there will be two levels of underground covered parking). See more photos of the progress by clicking here.  | |
|
|
|
|
One Year Builder's Warranty on New Construction |
|
 As you consider buying a newly constructed home, it is important to be aware of what is often referred to as a one-year builder warranty. Technically, what we are referring to are "Implied warranties on new homes" per Virginia statute 55-70.1. What is covered by the warranty? The builder warrants that the "dwelling with all its fixtures is, to the best of the actual knowledge of the vendor or his agents, sufficiently (i) free from structural defects, so as to pass without objection in the trade, and (ii) constructed in a workmanlike manner, so as to pass without objection in the trade." Essentially, no structural defects, and workmanlike construction. When does the one year start? The earlier of when the title is transferred, or when the buyer takes possession of the property. I bought a house three months ago and have discovered structural defects. The builder is telling me a warranty doesn't exist, because "as is" was written into the contract. Is this possible? It is possible to modify or exclude the Virginia statute based implied warranty. However --- it is likely that the builder did not follow the statute when selling the property to you as is. To sell a new property "as is" and exclude the implied home warranty, the fact that the house is being sold "as is" must be written on the face of the contract, in capital letters, in a font size at least two points larger than the other type in the contract. This doesn't happen too often. I have a structural issue, what do I do? The statute specifies that you have a cause of action against the builder, but that you must first notify the builder of the defect and allow them a reasonable period of time (no longer than six months) to cure the defect. What about the foundation? The foundation is warrantied for five years (instead of just one) --- though if a foundation issue exists, it must be reported to the builder within two years of when it is discovered. The Virginia statute keeps referring to a "structural defect" --- what is that? Per the code, "a defect or defects that reduce the stability or safety of the structure below accepted standards or that restrict the normal use thereof." Yes, that is about as vague as you can get. My builder is asking me to sign a warranty document at closing --- why? And should I sign it? First, take time to read the document. In most cases, such a document includes verbiage that limits the (vague) rights you would have had under the broad Virginia statute. Builders ask buyers to sign these documents to narrow the scope of buyer's possible warranty requests --- and this desire often comes from past buyers who have been unreasonable in asking the builder to address cosmetic (or other non-structural) issues within the first year. If the document only includes language that restricts or eliminates your rights under the broad Virginia statute, kindly refuse to sign the document. Unless all parties agreed in the sales contract that a warranty document would be signed at closing, the builder can not require you to sign the document --- it is imposing a new contract term on the buyer, when that was not included in the original negotiations. One caveat --- sometimes the document serves both the builder and the buyer --- it can do so by specifically stating items that the builder will indeed repair that might otherwise be in a gray area given the vague nature of the Virginia statute. | |
|
|
|
|
Downtown Sewer & Gas Lines |
|
Yesterday's issue of the Daily News Record included a letter to the editor from Dr. Bob Alotta commenting on the "local rock blasting" taking place at Urban Exchange -- or, as Dr. Alotta put it, "the new luxury condominiums on East Market Street." (the site of the demolition is pictured below) 1. Dr. Alotta states that "Since work began on this project, the water department had to replace three sections of sewer line in the middle of Newman Avenue..." 2. Dr. Alotta goes on to say that "A gas line was also ruptured." and that "...the city shouldn't have to absorb the cost of repairs..." that the builder should. | |
|
|
|
|
Demolition Underway at Urban Exchange |
|
Have you driven by Market Street, Mason Street or Water Street lately? Here's what you have been missing --- lots of demolition on the Urban Exchange site . . .  Urban Exchange will be comprised of retail space, and four floors of condos and apartments.  To see more photos, visit: http://www.ueharrisonburg.com/photos. | |
|
|
Scott Rogers
Coldwell Banker
Funkhouser Realtors
540-578-0102
scott@cbfunkhouser.com
Licensed in the
Commonwealth of Virginia
Harrisonburg New Homes
Heritage Estates
The Glen at Cross Keys
Meadowbrook
Cottages @ Stone Spring
The Townes at Bluestone
Liberty Square
Urban Exchange
Founders Way
Harrisonburg Foreclosures
H'burg Real Estate Radio
According to the drafted plan, Meadowbrook subdivision appears to be using a discouraged road pattern that could lead to connectivity issues.
July 15, 2010 8:43 pm
Alexander ---
I think you're referencing the goal of having subdivision roads connected to other surrounding roads to avoid cul-de-sacs for ease of passage for emergency vehicles, etc. I think that's a great direction for new developments, though I suspect that that may not exist at Meadowbrook because there is not any immediately surrounding developments or roads with which the neighborhood roads could connect. It is interesting, however, that this new push for growth along this northern corridor might more quickly create other areas with which the subdivision roads could interconnect.
I'm very interested to see how quickly things develop on this side of the city!
July 16, 2010 9:38 pm
Yes, that's what I am referring to and you're right, there is nothing else developing just around Meadowbrook now. Isn't this likely to be the case for subdivisions that will develop in the area anytime soon. Though I'm not even sure that this matters, If there is a particular vision that the citizenry have for this area then shouldn't it be upheld? This means sacrificing a lot or two that you wanted to sell, spending a little more on roads, that will lead to nowhere for now, but at least you can predetermine how other subdivisions will interconnect with your own. To quote: "it is critically important to address improved connectivity at the earliest phases of site design." Anyway, the road pattern seems to flaunt the goal of this project which is to very thoughtfully develop a community that flows through itself, not to place $300,000 homes at the end of cul-de-sacs, where if you don't live on that street (and who the hell could afford to) then you're not welcome. Such exclusive sub-communities is likely not what the citizens want to see as the result of development in the northern corridor. To, again, etch hierarchy so clearly into the landscape of our community is failure.
July 17, 2010 12:57 pm
i should've said one and not you.. it's funny tho, a strategic plan draws attention to a vision which will likely be contraceived in the shortest-term possible by the totality of private interests involved. thus the plan with no teeth actually undermines the vision.
July 18, 2010 11:13 am
Of note....homes at Meadowbrook now start at $227,430 --- so even if you can't afford to live in a $350k house, you can still live at Meadowbrook and drive on the streets with cul-de-sacs.
That said, I do think the concepts of interconnectivity (not a word, according to my browser's spell check) make a lot of sense. Thankfully the vast majority of the northern corridor is still undeveloped, so these goals can hopefully be achieved.
But, yes, as you point out in your most recent comment, the lack of ability to force the goals to be achieved could circumvent them. If 5 developers propose residential subdivisions over the next 5 years, each of which are totally enclosed, then we haven't achieved much.
Perhaps the Planning Commission and Board of Supervisors will be quite insistent on such components when they are presented with a proposed site plan!
July 18, 2010 3:24 pm
Thanks for the good reply Scott, and setting straight the exaggerations. So, it comes down to the planners and supervisors... This ties in with your article on a potential R3 moratorium, which as you said might (should?) come down to the rights of the property owner. Ultimately, it's the property owner's goal and right to make the most (financially) out of the use or resale of their property. So, I would disagree with a moratorium on the further construction of student housing, despite the apparent over-saturation. This is not only based on the owner's rights argument, but also some sort of free market (pinch me) argument. Errm... if some developer wants to take the chance of building more student housing, so be it, they may fail or they may succeed in drawing clients away from current housing (fitzgerald mentions this in utube post). Anyway, if an apartment complex can't maintain financially because the market simply cant support it then let it fail, and let each successive owner fail until the complex is torn down or re-purposed.
If I read a prior article of yours correctly, the planning and zoning commissions some time ago (three years?) basically threatened an increased scrutinizing of development at greater than R2 properties in the future (which is now?). I guess this isn't necessarily re-zoning (which is de-zoning, we're talking about reducing the likely profitability of a property) based on analysis of market conditions, but it would nonetheless appear to be manipulation of the market (still followed by control based on self-created over-saturation?).
It further seems as though a finger were on the scales because not only was a particular type of development spurred, but regulation surrounding it IMHO was lax. The real issue here FOR ME, as a lifelong resident, isn't that there is (supposedly) too much student housing... It's that Harrisonburg's student housing is now, for the plus part, hideous, lacking cohesion, unconcerned with common or natural spaces, reasonable set-backs, or the preservation of spectacular views and proper use of unique vantage points. The current student housing makes the city appear haphazard in the least , a single motif should have been loosely followed... probably some sort of "historic" look since everyone in the valley (and on earth) sees the continued benefits of marketing oneself as such... but this circles back into the rights of the property owner and the government's/citizen's obligation to (forcibly?) maintain a community that is pleasurably lived in by all.
Let them build new student-housing, in fact give them tax incentives to do so, BUT put extremely stringent ordinances on their appearance/layout so that we have necessary student/low-income housing whose looks and spacial sensibility we can be proud of. I'm not talking about ultra-ultilitarian housing where residents share one bathroom and kitchen (though this would be the most prudent), just a bit of regulation so that my children and such can also live in a beautiful place.. there is (was) money to be made enough in development without disrespecting the allure of the heart of the valley.
to ramble just a bit more :) it should be noted that Harrisonburg might become the place to go for cheap cheap housing before it becomes the place where a bunch of developers totally failed (but stayed afloat by cutthroat rental pricing) in the studnet housing market. in his utube video fitzgerald mentions the potential problems the city might face due to a situation like this, id be interested to know what specific problems he foresees. dont have a utube acct to reply there and this isnt a politics site (hah?) so sharing to private email would be fine.
July 20, 2010 7:00 pm
"Anyway, if an apartment complex can't maintain financially because the market simply cant support it then let it fail, and let each successive owner fail until the complex is torn down or re-purposed."
I tend to agree with this philosophy, as I don't think government should play too much of a role in the market. That said, an interesting current phenomenon is the federal government bailing out lots of banks and companies who were going to fail per the free market.
"Harrisonburg's student housing is now, for the plus part, hideous, lacking cohesion, unconcerned with common or natural spaces, reasonable set-backs, or the preservation of spectacular views and proper use of unique vantage points. "
Very (very!) interesting observation. Sounds like you would much prefer some creative, intentionally planned student housing communities, instead of just the fastest and cheapest way of building housing.
"in his utube video fitzgerald mentions the potential problems the city might face due to a situation like this, id be interested to know what specific problems he foresees."
Joe would enjoy hearing from you. Contact him by clicking here.
July 21, 2010 12:05 am
Add A Comment: