First step, avoid conventional thinking if you want to get a good deal.  Take a little time to find other outlets for builder grade products besides the typical supply stores.  There are several outlets to find higher quality items offered at lower prices.  There are many other industries that provide items that can be adapted to architectural uses for areas such storage, hardware, and exterior landscaping elements.

Second compare conventional products to newer alternatives. It may require a little more investigation and research, but new materials and surfaces are often more durable and stronger than standard offerings.

Finally, embrace the potential of the web. Most builders undervalue the endless possibilities that are just a click away—often for a very small delivery charge or for free.  “Order as much as you can online, meaning the hardware, door pulls, sinks, faucets, and backsplash tiles,” writes the blog The Desi Mag. “Online stores are usually cheaper, offer free shipping, and can save you the sales tax (find an online store that’s not in your state; that means no sales tax on your purchase).”

Here are a few examples of things you can find for $100 or less

Credit: Photo: Courtesy www.overstock.com.

Ideal for a powder room, this handmade tempered glass vessel sink has striking color variations, and features a smooth interior and textured exterior. Priced at $56, the piece measures 16.5 inches wide and 6 inches deep. www.overstock.com.

Credit: Photo: Courtesy www.hardwoodhome.com.

For $100 you can get a little more than 14 square feet of this masaranduba hardwood windmill-style deck tile. TheUV-resistant piece features an interlocking base that snaps together for easy installation. It’s priced at $6.99 per 11.5-inch-by-11.5-inch tile. www.hardwoodhome.com.

CAPCOG announced that Aug 8th the new service will be issued to the residents of it's 10 county area.   The counties include; Bastrop, Blanco, Burnet, Caldwell, Fayette, Hays, Lee, Llano, Travis and Williamson Counties.  In order to receive the service you will have to register your cell phone. Register your phone at http://wireless.capcog.org, and follow instructions to add your information to the Emergency Notification Service cell phone registry.

Any number of cell phone users living at one location may also register, CAPCOG said. There is no limit on the number of registrations per residence.  If a participating local government activates the system for an area that contains a location that has been registered to a particular cellular telephone number, the system will attempt to send the emergency message to that cellular telephone.

So in a nutshell go online and register your cell phone and stay one step ahead of the game.

The hearing was held by the Travis County Commissioners Court on July 26th to discuss the final project list. A part of the list may be considered for a part of the bond referendum. Commissioner Karen Huber noted that SH 45 SW was not among the projects being considered. To help determine the need and scope of a possible referendum the court appointed a citizens bond advisory committee.

County Judge Samuel Biscoe said the court would decide whether to have a referendum Aug. 9.
In a report last week, the committee endorsed having a referendum and presented 36 projects totaling $205,649,433, including inflation and issuance costs, for the court's consideration. If approved by voters, the projects would be paid for with bonds.

Twenty-six residents spoke during public comment. Several asked the court not to include Lohmans Ford Road improvements in the referendum.
The original project was to straighten 2.75 miles of Lohmans Ford and add paved shoulders and intersection alterations. The committee later reduced the scope to $500,000 for preliminary engineering costs for afour-lane divided arterial from Boggy Ford Road to Ivean Pearson Road, according to the committee's final report.
At the hearing, several residents said the road improvements were unwarranted due to a lack of safety concerns. They stated that the project was a poor use of taxpayer funds andwould take away the public's access to a scenic point, among other arguments.
Resident Don Killough estimated that he has driven on the road 2,500 times in the last seven years. He noted that many people stop to enjoy the view.

"If Lohmans Road was moved, the view would be from a private lot. The public would no longer have access to it," he said. "It would be several hundred feet back. Why would you do that?"
He added that if he felt the road was unsafe, he would be the first to support it.
Cleo Schneider said safety was an issue on Lohmans Ford and encouraged anyone interested in safety to review the emergency service district records.

Others advocated for SH 45 SW, a long-proposed road that would connect SH 45 to FM 1626.Residents argued that the road would alleviate traffic on Brodie Lane.
Resident Vikki Goodwin said that Southwest Austin residents had been promised traffic relief on Brodie Lane in the 1990s. She said there are two schools and a pool along the road, as well as commuter traffic.
Residents also voiced support for parks projects such as the Arkansas Bend/Dick Pearson project and the Onion Creek greenway improvements.

 City Manager Steve Jones states, “We’ve had complaints and concerns from the people who live along Flint Rock Road for years, and the city’s been trying to figure out a plan on how to make that a safer road,”.  Since most of the roadway is not within Travis County or Lakeway's jurisdiction,  Jones says it make the process more complicated. 

The Travis County Citizens Bond Advisory Committee said the public hearings with residents have been positive.  The residents have overwhelmingly supported both projects, based on the new schools and new hospital being built in the area.The committee members were appointed by Travis County commissioners in February, with each precinct having three community resident representatives to determine the need for a bond referendum in November and, if needed, which projects should be included.

Commissioner Karen Huber’s other appointees for Lake Travis and Westlake residents are Mark Taylor Evert and Carolyn Vogel.  Naftolin said the committee was asked to narrow the bond cost from a $635 million wish list to $150 million. As of June 30, the committee has narrowed it down to just more than $200 million.
“Every one of the projects were considered worthwhile or they wouldn’t have been considered,” Naftolin said. “Some we decided were too expensive or, to us, didn’t look like a necessary project to do at this time.”

Bee Creek/Highland project On Nov. 8, Lake Travis ISD residents will vote on a $158.5 million bond package, including $53.72 million for a new Lake Travis Middle School to be built on land owned by the school district on Bee Creek Road, near Hwy. 71. The new school, along with the growth of the area, is expected to bring additional traffic to the roadway. The current Lake Travis Middle School facilities on RR 620 would be utilized as additional space for Lake Travis High School.

“When you hear schools [are] going in, you know you need good transportation, a good entrance, a good exit and safety, so that in and of itself certainly was approved by the citizens,” Naftolin said.
However, the committee cut the cost of the project. Rough Hollow developer Haythem Dawlett said he would help by widening Highlands Boulevard from a two-lane to a four-lane road.
The improvements to Bee Creek Road would cost the county $7.37 million.
Highlands Boulevard, a four-lane, divided road through Rough Hollow, converges into two lanes near Bee Creek Road.  Jones said the city would like Bee Creek Road expanded to four lanes to Hwy. 71.
“The road’s not real safe the way it is today,” Jones said. “It’s narrow, winding and has sight-visibility problems at intersections. It’s in need of attention right now.”

Flint Rock Road project Jones said the key concerns of Flint Rock Road are that the roadway is twisting and narrow, there are no shoulders and it is used extensively by Travis High School students—many of whom are new drivers.
Traffic is also expected to increase with the opening of the Lakeway Regional Medical Center on RR 620—which also has an entrance on Flint Rock Trace—in early 2012. In emergencies, ambulances will likely be using Flint Rock Road to get to Flint Rock Trace from Hwy. 71, since it is a more direct route from the southwest area than taking RR 620.
About six to seven wrecks are recorded each year on Flint Rock Road, but Jones believes there are a number of one-car accidents that go unreported.The plans would widen the road, add shoulders, flatten some hills and straighten some curves.

The total cost of the project would be $6.2 million, with the city’s share at $2.4 million and the county’s share at $3.8 million. The Lakeway Regional Medical Center is also expected to handle some of the cost along its northern border, where Flint Rock Trace and RR 620 meet. Naftolin said this project has support from a variety of places, including the police and fire departments and the school district.

On July 19, at a regular scheduled meeting of the Travis County Commissioners Court, the commissioners will hold public hearings, decide on a final projects list and decide whether to call a bond referendum election for November.
In addition to the county’s November bond referendum, the City of Lakeway would also need to hold a bond election to raise its portion of the funding for Flint Rock Road, which would not happen until the following year. If the bond were approved by Lakeway residents, the earliest construction would begin is the first quarter of 2013.

This information in this article was provided by: Community Impact.com

The strategic partnership of TOTO with AIA is meant to encourage the inclusion of socially sustainable design.  Their principals are combined with universal design and those of environmental sustainability.  They conducted a course that to put applicants in the place of physically challenged individuals.  During the course the subjects were giving items to simulate what it might be like for those challenged individuals by reducing their mobility and outfitting them in a suit designed to simulate the effects of aging.

 
Special goggles reduced participants’ peripheral vision and mimicked the eyesight deterioration of cataracts; earplugs reduced their ability to hear high-frequency sound; a back brace restricted their ability to stand erect; range-of-motion restrictors for their elbows and knees allowed them to experience the sluggish movement of the physically infirm; and 1-pound weights on their wrists and ankles enabled them to experience the effects of muscle and range-of-motion loss.
Once outfitted in the suit and seated in a wheelchair, architects performed a series of hygiene-related tasks, firstin a traditional bathroom and then in a universally designed bathroom.

Safety Tub: Easy to get in and out of, thisunit from Kohler has a door that slides up and down so it’s easy for anyone to use.

“The objective of this side-by-side comparison is to have the architects feel the difference between the two bathroom designs and come to appreciate the importance that universal design features have in all good design,” Krakoff explained.  What’s clear from the exercise is that universal design must assume greater important for new-home builders,says Washington-based AARP. Manufacturers already are aware of the issue, the group says, and are developing user-friendly appliances, fixtures, and other products.

“Manufacturers understand that universal design products that serve an aging population serve everyone better,” says Nancy Thompson,AARP's senior media relations manager. “Once consumers see user-friendly good design in action, they want it too.”

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Fire Marshall Hershel Lee and Assistant County Attorney Jim Connolly would like Travis County to enact a full ban on 4th of July fireworks of any kind. At The Travis County Commissioners Court on June 7th they discussed banning the sale or use of all fireworks, for fire safety reasons stemming from our current drought condition's.

 To enact a full ban the the county would have to receive an emergency declaration from the governors office.  That's no likely to happen, considering state law is already in place making it each county's preference to do an emergency declaration within regards to fireworks.  Lee stated that Travis County was experiencing and "exceptional"-grade drought-the highest classification-and rated 640 on the 0-800 drought index.

Connolly said that to ban all fireworks the county would have to make a local disaster declaration, which stops sales for 60 hours.  After that the county would have to apply to the governor's office to extend the ban. "The governor's office has stated that they encourage counties that are going to do this to act early, as they expect to get a lot of these," he said. "They plan to look at this on a case-by-case basis to extend beyond 60 hours."Commissioners Karen Huber, Sarah Eckhardt and Ron Davis supported making the declaration to pursue the ban.Commissioner Margaret Gomez was absent.

The court took the first step by directing staff to collect data and information in support of a local disaster declaration for the June 14 meeting. Connolly noted that there are two types of ban: one on so-called restricted fireworks such as bottle rockets that must be enacted before June 15, and another ban on all fireworks that has no deadline.

County Judge Samuel Biscoe said the court would not take action until the June 14 meeting and asked for legal advice to be given in the court's executive session. "Hopefully the governor will sign off on it and we can prohibit it."
Lee said the county has met twice with a fireworks industry representative, who offered to voluntarily reduce the number of days when fireworks would be sold and stop selling restricted fireworks in Travis County and neighboring counties.

The recent Oak Hill fires are still in the cleanup state, as well as a fire that claimed 200 acres in western  Travis County.  Some are pleading with people to not purchase or use fireworks voluntarily.  "I believe we should declare a local disaster declaration and hopefully go before the governor in a timely fashion," Davis said.
The fire marshall noted that the largest cause of fires is undetermined.

"I was driving on the highway and saw a small fire no bigger than this table," he said. "I got out [of my car] and put it out. Nearby there were 100 cigarette butts, a piece of hot metal and a spent firework. Now that is an undetermined fire. There are multiple possibilities and they are impossible to rule out."Lee said fire data states that the number of fires peaks in the last 24 to 30 hours of fireworks season.

"We average about two to three fires per day and that increases when fireworks are available," he said.
He went on to say that the drought index, whether the wind is blowing and relative humidity affect the number of fires.

 
Photo source: LCRA

According to LCRA's Chief Meteorologist Bob Rose the Central Texas drought will continue throughout the entire summer.  The forecast shows that through the summer months high temperatures and little rainfall is the culprit.  Highland Lakes water storage will be half empty by October according to LCRA.

“Much of Texas is covered in drought. Our area right now is in severe drought and both sides of [Central Texas] now have received [the designation] extreme drought—from the College Station area and to our west,” Rose said. “Overall, this is looking to be a pretty brutal summer, I think.” The Highland Lakes include Lake Travis, Lake Austin, Lake Buchanan, Inks Lake, Lake LBJ and Lake Marble Falls.

However the drought is not expected to deplete all the lake's stores enough to prevent LCRA customers access to the lakes.  It will however restrict residents in recreation and watering lawns.  So while the effects of the drought are still unknown the LCRA officials say they will have plenty of water to serve its customers.  “We’re expecting a continued dry spring into the summer. We’ll manage our way through that and have plenty of water for water supply, but it will affect lake levels,” LCRA General Manager Tom Mason said. “I don’t think it will be as bad or as extreme as it was two years ago.”

LCRA's largest customer The City of Austin has voluntarily restricted lawn watering year-round, and placed Austin's stage 1 water-use restrictions in place.  The restrictions state all residences and business alike must only water lawns by hand between the hours of 10am and 7pm, and follow the watering schedule.  Violators can be charged with a Class C misdemeanor with a fine up to $500.

Sometimes following a drought is flooding so the LCRA can't rule that out as a possibility because flooding often follows droughts.  According to the National Weather Service, Central Texas is within Flash Flood Alley, which means it is one of the regions in the United States with the greatest risk of flooding.When land is severely dry, sudden rainfall is not absorbed by soil and runoff can create flooding.  LCRA manages droughts and floods by regulating dams between the Highland Lakes.

Burn bans are still in effect for Travis County as well per the Travis County Commissioners Court.  The LCRA has followed suit posting, until futher notice no open flames are allowed at LCRA parks even within fire rings, or above ground barbeque pits.Visitors will be allowed to cook on camp stoves, such as gas grills.This is the first time the LCRA has made this sort of ban for all its parks at once.

The Texas Commission of Environmental Quality granted a permit to the LCRA to capture extra water storage from the Colorado River downstream of Austin into a reservoir.  If the LCRA decides to build reservoirs to capture excess rainfall, the reserves could relieve the Highland Lakes during a drought. At this time, LCRA has not appropriated money or developed site plans for reservoirs.“This is the first step in the process,” Tuma said. “If LCRA ends up building off-channel reservoirs, that will allow us to be more efficient with water in the Colorado River. It means we would have to release less water from the Highland Lakes, because some of the downstream needs could be met by some of that water captured downstream.”

Managing water The LCRA is undergoing an update of its Water Management Plan. The plan’s purpose is to ensure LCRA has a long-term plan to meet its major water users’ demands by distributing water during water shortages. The latest version of the plan was approved in January 2010, and a 16-member advisory committee is working with LCRA to re-evaluate aspects of its plan, including how much water should always be available in storage and how to determine if a drought is potentially worse than the drought of record in the 1950s. Public input is expected to be sought in summer 2012, with a final report sent to TCEQ in fall 2012.

Wildfires can strike any homes if residents have not taken some steps to protect their property. These actions and precautions are designed to help you prepare homeowners and lessen the threat of wildland fire damage to them and their property.

1. Liquid propane gas tanks should be far enough away from buildings for valves to be shut off in case of fire. Keep area around the tank clear of flammable vegetation.

2. Store gasoline in an approved safety can away from occupied buildings.

3. All combustibles such as firewood, wooden picnic tables, boats and stacked lumber should be kept away from structures.

4. Clear roof surfaces and gutters regularly to avoid build-up of flammable materials such as leaves and other debris.

5. Remove branches from trees to a height of 15 feet or more.

6. In rural areas, clear a fuel break of at least three times the fuel length around all structures.

7. Have fire tools handy such as a ladder long enough to reach a roof, shovel, rake and a bucket or two for water.

8. Place connected garden hoses at all sides of your home for emergency use.

9. Know all emergency exits from a home.

10. Know all emergency exits from a neighborhood.

From the Texas Forest Service

Click here to view daily Texas Forest Service Wildfire Advisories

A new River Hills sports complex is on it's way.  The Eanes ISH school board voted 3-2 on March 30th that gave way for the superintendent to sign the lease on the new complex (which includes 8 baseball fields).    The action also give Superindent Nola Wellman to move forward on a 50-year lease with Western Hills Little League.  That plan is to develop a sports facility and clear the land for future use.  Now annually the league will have to pay the district $10,000 for the first four years, and then $50,000 each following year.  It has been stated the school district needs new ways to make money, since their state funding could possibly be reduced up to $11 million next year.

  The School Board President Paul Stone, Ellen Balthazar, and Robert Durkee voted for the action, other members such as Collen Jones and Clinton Sayers voted against it.  Some board members abstained from voting due to their connections with Little League due to how it could benefit them financially. Kallison's son umpires and Strickland, a former WHLL board member, sells sporting goods in Westlake, according to district documents.

Balthazar says she likes that the lease will allow the district to retain the land for future use, and Stone said she feels this actions supports the district's mission of including enriching experiences for students.Sayers and Jones, however, expressed uneasiness with some of the lease terms.  Many parents and residents in the surrounding area have expressed concerns about noise, light and safety issues they believe the complex would create.

Several spoke against the proposed lease during the open comment portion of the meeting.  They were asking the board to reject it or amend certain details such as, limiting it to youths only, and changing the hours of operation for the facility.   The president of the River Hills homeowners association  Josh Farley was stated saying "I can safely say that we are almost unanimous that this is a very bad idea,"  While others rallied behind the school board to approve the lease stating the complex would be an amenity to the area.

"It would be a terrible thing to deny our kids the fruits this would bring," said Gary Farmer, parent and resident.
WHLL, which has organized youth baseball in the West Austin and Westlake areas for more than 20 years, approached the district about leasing the land in mid-2009. The River Hills tract, located a little more than a mile down River Hills Road, has sat unused by EISD for nearly three decades. The neighborhoods of River Hills, Rob Roy on the Lake, Island Wood and Seven Oaks surround the wooded property.

 Lake Travis emergency response times are on average, about 11 minutes for District #6, and Austin/Travis county response time is around 18 minutes.  However according to the National Fire Protections Association the recommended response time is between four and eight minutes.

In February Lake Travis Fire and Rescue won the Ladder Award at the State Association of Fire and Emergency Services District, and qualified in the World Combat Challenge (a worldwide annual fitness competition for firefighters).  They say a lack of funding for several years has stretched the emergency responders too thin for the areas they serve.

Fire departments within city limits, such as the Austin Fire Department, are estimated to run on about 40 cents per $100 valuation. Emergency Services Districts—or political subdivisions entrusted with providing emergency medical and fire services to unincorporated areas of Texas—by state law can only tax property owners in the county up to 10 cents per $100 valuation.

Lake Travis Fire Chief Jim Linardos said “Without receiving that sales tax in the past few years, in the past year and a half we’d have been shutting down a fire station”. “The sales tax trickles in in different forms and collectively keeps a station afloat. We’ve lost enough revenue over the devaluation of homes out here, which has cost us about a million dollars in revenue.”

For small population communities this may work fine, but counties that are within a metro area such as Travis county could be problematic.  By 2030 the population is expected to grow by 300 percent, and the district is concerned this problem will only get worse.  When they built the first 4 of the districts fire stations they relied mostly on volunteers,
the fire stations are short-staffed, with all but one station having three firefighters per engine rather than the area and national standard of four, Linardos said. And more fire stations are needed to adequately protect the entire district, he said.

“A 10-cent cap is very hard to run a career fire department with,” he said.  Linardos said he needs at least double the amount of fire stations in ESD No. 6 to ensure response times reach six to eight minutes. Those minutes would consist of one minute for the 911 emergency call and for fire, police and EMS to be dispatched, another for loading the fire truck and the remainder for driving to the scene.

Many homes in the Lake Travis area are worth upward of a million dollars. Surely residents moving to the area most likely expect that if a fire were to happen, a fire department would be able to stop the blaze from spreading. With ESD No. 6 short-staffed due to budget constraints, however, three firefighters are sent per call. Having three firefighters on scene, according to an ICMA Study of Effectiveness, has an effectiveness of 38 percent for stopping a fire in its tracks, versus 65 percent effectiveness with four firefighters and 100 percent with five firefighters.

Besides just fire safety, firefighters are a part of the first responder team, which means if there is a wreck or someone is having a heart attack, a fire engine will also be dispatched. A fire engine is generally the first response in an emergency, but increasing the number of ambulances in the area could also affect emergency response times.

The Travis County Commissioners Court approved funding a study of EMS response times in Travis County, outside Austin city limits, ESDs and STAR Flight helicopters. Linardos said that having more first responders in the area could lighten the load for ESD No. 6. The district also recently purchased an Opticom system, a 3M product that allows the district to control traffic lights to help emergency response vehicles get to ‘sites’ quicker.

The district’s main focus is to get house bills passed during this legislative session to create efficiencies in ESDs and eventually get a house bill passed that would allow ESDs to increase the amount it can tax residents. During the last session a bill was almost passed to increase taxes, but lacked two votes in the House. Even if a bill were passed, however, it would still have to be voted on, since the 10-cent cap is in the state constitution.
As of March 1, there were no related bills filed yet in this Legislature.

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The White House has a plan for winding down the mortgage giants like Fannie Mae and Freddie Mac.  Surprisingly the plan has received a warm response from Republicans who are clear they want the government's role in housing to be minimized. Housing and Urban Development Secretary Shaun Donovan called it "rebalancing" the government's long-standing preference for homeownership and said that steering people with low incomes and poor credit toward rental housing where appropriate should be the emphasis.

The administration's goal is no longer "for all Americans to become homeowners," Mr. Donovan said, but rather to promote homeownership among those "who have the credit history and financial capacity" as well as desire to own a home.

Trillions more dollars are spent subsidizing homeownership -- but not renting -- through the tax code's mortgage interest deduction for first and second homes, real estate tax deductions, deductions for mortgage insurance and, most recently, tax credits for first-time homeownership.

The prickly response from progressive groups contrasts with the welcoming tone from congressional Republican leaders. Rep. Scott Garrett, New Jersey Republican and chairman of the House Financial Services Committee's capital markets subcommittee, said it was "encouraging" that the administration is "on the same page" as Republicans.

Most Republicans blame the housing crisis on the government-induced over-expansion of lending to people with bad or questionable credit. More than 37 million households live in rentals, that has been a constant for decades despite monumental bubbles and bursts.

The government proposes that people seeking a conventional mortgage would need down payments of at least 10 percent.  That will be a requirement that will be difficult for many low-income families. The FHA would continue to insure low-down-payment loans for low-income people, but it, too, would set solid credit standards, possibly raise down-payment requirements and charge higher insurance premiums to ensure taxpayers are not exposed to inordinate losses.

The administration also wants to maintain Fannie's and Freddie's role as guarantors of loans for apartment housing -- an area that did not implode the way the market for single-family mortgages did during the housing crisis.

It would provide further "targeted support" for affordable rental housing through a housing trust fund.

The administration also is proposing to scale back the mortgage-interest deduction and property-tax deductions for the highest-income homeowners, in a first stab at limiting tax breaks for homeownership. A presidential commission in December recommended further limits.

The "pullback from the notion that the feds should be supporting homebuying at any cost is surely a good thing," he said. But in its place, he said the administration wants to lavish federal subsidies on "affordable" rental housing.

He noted that Mr. Donovan served for four years as housing commissioner of New York City, "a place that has essentially socialized its housing market with policies like rent control, which discourage housing investment, and with elaborate zoning and building restrictions which drive up the cost of housing."

Mr. Malanga said Mr. Donovan last year started a program that could interfere with investors seeking to purchase foreclosed homes from the FHA and turn them into rental housing by giving first dibs on the properties to community and faith-based groups who want to turn them into government-subsidized "affordable" homes.

 America's second biggest generation Gen Y is the second biggest generation since the Baby Boomers (24.6%) and they are about to be a part of the housing craze.  Observations were made that 65% of 2010 jobs that were added were men and women ages 20 to 34 years old.  There is also data from the ULI stating that 67% of Generation Y expects to own a home by 2015, with 82% of these owners expected to buy single-family homes.

Gen Y's Impact on For-Sale and Rental Markets

Generation Y now comprises 25% of the United States population.  New data illustrates the influence Generation Y (born 1978+) will have on these markets, given their preference for development efficiency and their propensity to live close to work.

Recently published data on single family and multifamily trends illustrate the influence that Generation Y (born 1978+) will have on these markets, given their preference for development efficiency and their propensity to live close to work, entertainment, and services.

National for-sale residential markets are undergoing a change in buyer preferences that favor specific densities and increased efficiency.

Factors have to be considered both on consumer behavior and economic constraints.  The mid-density for-sale products are being favored, whether it is a small-lot single-family detached or town homes.    The bi-annual survey from The National Association of Home Buyers indicates the changing preferences of first time buyers since earlier in the millennium.  Among first-time buyers, single-family detached lots got a larger percentage, meanwhile the percentage of share of multifamily condo buyers dropped sharply.  See Table 1 below.

Though percentage-share of SFD purchases has increased, trends suggest that lot size has downsized. First time buyers in many markets prefer lot and unit efficiency. Buyers whose parents provided a significant amount of down payment cash spurred the most activity, but many purchasers were young professionals working in jobs such as engineering, pharmaceuticals, and finance.

Consumers are younger and more concerned about cost efficiency than earlier in the decade, affecting if and when they buy homes, which has spurred the multifamily apartment market.  In past years, this demographic would have most likely purchased a condo as their first home. Now, as the data suggests, this group is comfortable renting apartments for the time being, preferring to postpone investment in for-sale. Not surprisingly, California metro areas where these young professionals live make up many of the apartment markets with the lowest projected vacancy rates in the nation. Tech sector cities such as San Francisco and San Jose rank in the top 7. San Diego, with market feeder universities such as San Diego State, University of California-San Diego, and University of San Diego, ranks 4th on the metro list. See Table 2 below.

Source: REIS; Marcus & Millichap * The pent-up apartment demand and growing renter cohort point to strong immediate forecasts for apartment development, while single family recovery will depend on focused development with that same cohort in mind. Annual rental demand in a market such as Mid-Town Los Angeles calls for 2,500-3,000 units, based off demographic trends from a recent Meyers LLC rental study. Compare this figure with the approximate 3,000 potential rental units expected to be built out over a 5 year period in the same area, and the market yields an undersupply of apartments. This type of comparison confirms the double digit rent increases that many analysts expect nationwide. However, according to survey done by the Urban Land Institute, 67% of Generation Y expects to own a home by 2015, with 82% of these future owners expecting to buy a single-family home. With the buyer preferences mentioned earlier, SFD development can capture much of the young professional demographic with properly targeted mid-density product type, particularly with employment numbers improving the fastest among this group.

 For more information on this article please visit: Big Builder Online

    Why has hot water become the hot topic for builders, architects, and re modelers these days because energy efficiency is at the top of most homeowners list. Many current buyers not only look at energy efficiency but also how economical it is to operate because that can dramatically affect a home's hot water usage. Water heating is the third-largest expense in most home according to the DOE's Office of Energy Efficiency and Renewable Energy.  It accounts for 14-25% of a homes expenses, in some cased that percentage could be even higher.  Which means energy conserving hot water solutions could result in big cost savings for homeowners in today's economy.

    Currently, the most popular energy-efficient option for water heating is a tankless water heater, also known as an on-demand system. Unlike a traditional tank that heats a reservoir of water 24 hours a day, a tankless unit activates only as needed. When there is a demand for heated water, cold water travels through the tankless unit, where a gas burner quickly heats it to the preset temperature.According to www.smarterhotwater.com, a Web site launched by Alabama-based Rheem Manufacturing, the average annual operating cost for a conventional storage is between $230 and $285, nearly twice the cost for a tankless system. (Rheem estimates a tankless hot water heater would cost $165 to $170 annually to operate.)

    So given those numbers should make the decision to go tankless a no brainer.  The other factor is cost for the low penetrations in the U.S. market tankless heaters cost significantly more than a conventional system.  The matter of educating the America market about the product will be essential to its success.  Manufacturers say that awareness has grown quickly, and so has usage, which they have seen double digit increases. Does that mean that every builder and remodeler should install tankless in their projects? Maybe, maybe not. While tankless technology can reduce a home's energy costs by as much as 25% annually compared to a standard 40-gallon tank heater, there are other considerations.

    Standard storage tanks now qualify for Energy Star certification. And tankless systems may have other issues that negate its energy performance and lower operating costs. What's a smart builder to do? Make the best decision possible, given the parameters of your homes, buyers, business, and locality. Here's a handy guide outlining the pros and cons of tankless water heaters versus conventional storage tanks that you can use to evaluate the options for you

Here is a look at the bath trends from the past two decades:

Low-Flow Toilets- The seashell shapes in a variety of pastels topped the list 20 years ago, when it took 3.5 gallons of water to flush the waste down the pipes. Bathroom fixtures in 1991 went from functional to fashionable, they started to become an extension of the client’s personality. The following year the federal law cut the amount of the flush in half, and the majority of consumers had to return to the functional once again. The new low profile prototype had to do the job in 1.6gpf and the results weren’t pretty. They were loud, nearly three times as expensive, and refused to rinse the contents down in fewer than two flushes.
A new era of experimentation began with enlarged trap ways, and jetted bowl shapes. Equipped with pressure assist technology, and vacuum mechanics the design of the toilet began quietly rushing ahead of the game. Recently plumbing ware makers have made the toilet technology even more cost affective, utilizing ultra low flush 1.28gpf units, and dual flash models that operate at 1.6 and 0.8. The WaterSense voluntary program run by the EPA have stated that since 2007 they back up the water claims while also verifying their performance, giving homeowners peace of mind.

Water Conserving Fixtures- Dirt downed in showers raining 8gpm came in the 1990’s. Bathroom faucets that churned out water with an affluence that matched there brass finishes, up to 7gpm. The government had to intervene creating The Energy and Policy Act to require all faucets and showerheads disembogue no more than 2.5 gpm. Manufactures devised a mechanism to control the flow rate of faucets and showerheads; the age of the aerator was under way. Mixing air into the stream for a fuller feel at a lower water price, but the popularity of aerated water just wasn’t catching on. As a result by 2007 non-aerating solutions had been designed with bath faucets flowing at 1.5 gpm, and showerheads at 2.0gpm. The designs used pulsating water, bigger droplets, and better pressure while also meeting all the performance requirements.

Whirlpools- The 1980’s ushered in a new age of bathrooms. And right at the center of the height of opulence was the whirlpool tub. The whirlpool tub of the time held up to 80 gallons, and was a steaming oasis of jetted water to massage the tired muscles (at least that’s what the marketers told us) Within 10 years there sales had grew to 70% according to the U.S. Department of Commerce. By 1999 they were in nearly half the bathrooms remodeled annually. To stay on top of the trends manufacturers adapted whirlpools to fit in corners; accommodate disabilities; and include more jets, underwater lights, and built in TVs. Consumers complained about the tiresome cleaning efforts it took to clean the tubs, so manufacturers broke out anti-microbial and self-cleaning glazes. They redesigned the jets to use a more sanitary method of power: AIR. Five years ago the jet tub was a must have in many new homes. Currently its popularity has started to wane with the latest trends in sustainable design, the expansion of more luxurious shower systems, and the faltering economy. While palatial bathrooms are still an escape, the increased popularity of water-saving fixtures reflects consumer interest in a less lavish, greener oasis.

The trends in color in this recession-era are reflecting a need for comfort, familiarity, and order in a disorderly world.  Though it is happening at a slow pace the economy is recovering, say many economists.  Confidence is returning in the consumer, and with it comes a color palette of neutral and organic tones revitalized by tiny hints of bright and saturated hues, according to color researchers.

Times have been hard in this slow recovering economy so it's understandable and typical that most consumers desire comfort.  Their color choices veer toward quite neutrals and natural hues that ease and ground the mind.  While the economy is on the upswing a restlessness, and desire to experiment with color comes to light!  Consumers are beginning to look for ways to refresh and update their living spaces to help instill a sense of optimism.

Interior designers like Mark Woodman talk about the interrelation of economic ups and downs and peoples color choices.  He states they can go into two sections those who shy away from ostentation and retreat into neutrals, and those who seek to elevate their moods with happy bright colors. All the way around people are starting the spread their color net wider, not quite ready for bold steps says Woodman, Woodman is the incoming president of the Color Marketing Group.  A U.S. color expert for the London-based Global Color Research (color consultancy) states "Color is returning because people can't live without it anymore."

Courtesy Sherwin-WilliamsSherwin-Williams' Gentle Medley color collection is a fresh combination of grounded, earthy tones and light, airy hues, reflecting a nostalgic longing for simpler times.

Global color expert Pantone forecasts a multidirectional palette for homes and interiors in 2011, with several color collections falling on the side of simplicity, tradition, and understated elegance while others promote a showier, bolder attitude and eclectic cultural influences.  Sherwin Williams experts add color choices will be driven by a need for self expression rather than status.  They have developed the four color collections for 2011:

• Purely Refined—an elegant interpretation of classic hues based on understated neutrals and pared-down blues, lilacs, greens, and grays.
• Bold Invention—a selection of vivid, high-energy greens, turquoises, blues, and reds balanced with neutrals inspired by urban streets and 3D animations.
• Restless Nomad—an adventurous, multicultural palette blending dusky darks with vibrant pinks and reds; earthen tones and food-influenced colors.
• Gentle Medley—a grounded yet airy collection of earthy neutral tans, freshwater blues, mint greens, copper, pastel chartreuse, and accents of safari green and brown.

Courtesy Sherwin-WilliamsClassic colors take center stage in Sherwin-Williams' Purely Refined palette, lending understated sophistication and elegance to rooms.

The condition of the economy is still uncertain for 2012, and Benjamin Moore's color forecast predicts a continual dependance on grounded tones based on desire of the familiar.  They say the colors help form a foundation for richer, brighter accents.  The company's director of color and design Doty Horn says an overarching theme of preservation will drive the palette in 2012.

Benjamin Moore's preservation-infused palette for 2012 are four elements:

• Heritage—rooted in the past, respectful of history with a versatile color spectrum of dark, earthy hues and rich, saturated jewel tones.
• Process—an exploration blending biological elements with high technology in a collection of modern neutrals, eco-inspired greens, and urban inspired brights.
• Protection—a juxtaposition of the soft and the hard with feminine undertones, based around black, steel gray, crimson, and plum with pearly luster and metallic finishes.
• Enlightenment—looking to the future and a reawakening with misty, shadowy, and light-infused colors alongside luminous finishes, contrasted by intense, blue-inflected hues.

More articles about color trends:

Color Trends 2011

You could build a house using cheap products, but in a short time, your poor decisions will be become apparent. A cheap faucet, for example, will leak and soon show wear and tear. A cheap bath fan will not remove enough moisture from the bathroom, and mold could become a problem. Moreover, a house with only entry-level products will only look like a basic entry-level house—nothing more.

Of course, builers are in business to make money, so they can’t blow their margins on high-end products for every situation or on every house. But there are ways to balance value and the right product specifications to build a house that both looks good and performs well.

If this theme sounds familiar, you’re right. This article is the third installment of our annual series on the 10 products you should put in your house to increase its perceived value by buyers as well as its quality and durability. In previous years, we’ve recommended such items as dual-flush toilets (great water saving), glass tiles (looks are to die for), metals roofs (few materials last longer), and solid-core doors (great for stopping sound transmisison). For 2011, we are recommending 10 more products you should consider for your homes.

As always, our intention is to promote high performance and high value at a low cost. The way to accomplish this is to know when to select the low-budget item and when to spend a little money to create high drama. Here then, are 10 more products you should consider for 2011 and beyond.

The information in this article provided by: Builderonline.com

“I would speculate that if you asked the typical American what the best long term investment is, many (if not at least half) would probably say “Gold.” But the real long-term returns of gold might surprise you.

If you bought gold in January 1980, as of October 2010, you would be up 95.5 percent (assuming no transaction costs and no holding costs). Once you adjust for inflation, however, you would have lost 30 percent (no kidding—the value of gold in the last almost 30 years did not even kept up with inflation).

So what out-performed gold? Housing. Yep, no kidding. If you purchased the median-priced existing home in the U.S. in January 1980 and sold it in October 2010, you would have gained 252 percent (again, assuming no transaction costs nor any holding costs). And unlike gold, you were able to live in the property, reap the tax benefits of the home mortgage interest deduction (like wise for property taxes), and the first $250,000 of gain for single individuals is tax free ($500,000 for couples). And this is despite the 23 percent decline in home values seen since 2006.

Even after adjusting for inflation, housing is still up 18.6 percent.

Granted, those individuals that purchased gold in 2001 have seen an incredible return—but how many individuals know when to buy and when to sell?

So in the long-run, housing has outperformed gold and inflation.

Given the phenomenal low interest rates today makes this a great time to buy a house.

While everyone needs to keep a diversified investment portfolio, this is the time to over-weight into real estate.”

This information provided by Stewart Title

 The Lakeway City Council heard arguments Nov. 15 regarding a marina project near Hurst Creek and Chipmunk roads. Kemp Properties is soliciting a development agreement to construct a private marina, the Crosswater Yacht Club at 1505 Hurst Creek Road. Lakeway city officials agreed to negotiate with the developer after stating that the project is subject to city regulations and not a permit granted to Kemp properties in 1987 by the City of Austin. The land became Lakeway extraterritorial jurisdiction in 1989.

The plan for the marina includes 249 covered boat slips, fueling station, a ship store and a 125-space parking area. The agreement states that restaurants, bars, outdoor live music venue, boat ramp, boat storage and boat repair are prohibited on the site. A presentation showed at least three different lawsuits against the development from residents to the west and east of the property since 1987. Several residents spoke against the project with worries of increased traffic and noise. Dick Kent, of Kent Properties, said the marina would be monitored and that members who create loud noise or other disruptions would be removed.

Resident Susan Brown referenced a Sept. 21 judicial district court ruling stating that the land could not be used for commercial development. "I don't think it's really possible to mitigate the effects of a marina this size when you live this close to it," said Eileen Alter, who lives across Hurst Creek Road from the proposed development. Police removed two men from the council chambers after they refused to remain silent as representatives for Kemp Properties spoke. Other residents spoke in favor of the marina, saying they felt the project would not be detrimental to the area. No action was taken on Nov. 15, but Councilman Dennis Wallace said there were changes he would like to see in the agreement before he could recommend the project.

First up was the annexation of Villas at the Hills. Donald E. Stevenson, who is the president of the Villas condo association, summed up the feelings of his fellow residents.“To paraphrase Mark Twain — an ethical person might be described as a politician with four aces,” Stevenson said. “I would take this one step further — with marked cards.” Stevenson said he has been involved in the proposed annexation for about six months. “I have learned a lot in the process — some of which I find disturbing,” he said. “I learned early in the process that this was not a routine situation — I found nothing in the agenda of the City of Lakeway zoning commission. The description of the area to be annexed suggested the real reason was MUD [Lakeway Municipal Utility District] related. The initial reference to the land description referred to a single unit and not to the Villas as a whole. This suggested only cursory legal review.” Stevenson also requested the City of Lakeway’s Ethics Commission review the council’s actions regarding the proposed annexation.

“Apparently this falls outside of their terms of reference even though one states the knowing, reckless or negligent filing of an affidavit containing false statements,” Stevenson alleged. “Or the negligent violation of the terms of any commitment untertaken in a statement of representation — like a contract. If the actions of the city in relation to the proposed annexation fall outside the bounds of the Ethics Commission, then I suggest that it’s existence is a sham.” For Stevenson, it comes down to a matter of trust. “While I remain opposed to our annexation, I am more concerned about the manner in which it is being done — since this has suggested that if we become part of Lakeway, we would be unable to trust the council to provide accurate information or honor commitments,” Stevenson said. “This is what we have come to expect from Washington, but I believed until now that Lakeway represented a more honorable political environment.”

Crosswater’s attorney, Dowe Gullatt, said the developer was agreeable to the plan. “We believe this project will not be a nuisance, but will actually be an enhancement to the community,” Gullatt said. “This project has a long history. It has a marina permit dating back to 1987. My client [Kemp] got involved in 2007. We have asserted grandfathering rights in this instance. As you know, this property is not in the City of Lakeway, but is only in its ETJ. The city disagreed with our grandfathering position, and said that current development regulations should apply. We politely disagreed, but have, in good faith, entered into an agreement, which is before you today. I believe that agreement makes for a very good project. We have prohibited boat ramps, restaurants and trailer parking on site, so this will be a private marina.” Once completed, the marina will have 249 boat slips complete with a “ship’s store” that will have limited hours of operation, a fueling station and 125 parking spaces.

Despite the concessions, all but one of the citizens who spoke strongly opposed the marina. However, one resident said she believed it would enhance the value of homes in the neighborhood. Susan Brown is one of the area residents who has had legal confrontations with the previous owner of the marina. Earlier this year, Judge Lora Livingston ruled in Brown’s favor, restoring her easement rights in a decision that went on to say none of the property in the Stewart Tract is zoned commercial. Brown submitted a letter from her attorney, Randolph Jones, that questioned the city’s planned agreement with Crosswater. “Surprisingly, the staff report does not address a recent final judgement entered in September 2010 in the 201st Judicial Court in the case styled ‘Tim Dalton, Sandra McKenney and Susan Brown vs. Harbor Ventures, inc., Flagship Marine Corporation and Rand K. Forest, doing business as Shoreline Development,” Randolph Jones said in a letter submitted to Steve Jones. “The final judgment upholds the no commercial development contained in the deeds for each of the three Plaintiff’s property which are located in the area of Lake Travis where the commercial property actively being supported by the staff report is to take place.” Randolph Jones added that the final judgment in that case goes further.

Another area resident, Cindy Schlapper, claimed she owned property that would be affected by the marina, and that she was currently appealing an earlier decision. As the meeting continued, some marina opponents became agitated, peppering the council with various insults. One man had to be removed from the building by police. After the hearings, the council retired into closed session, which included a briefing on the proposed creation of a groundwater conservation district.

Article references: Community Impact.com & Lake Travis View

The Home Builders Association (HBA) of Greater Austin presented a wide variety of awards – ranging from best kitchen to best media room to best outdoor living -- to seven builders who are participating in the 57th Annual Parade of Homes™ underway at Rough Hollow in Lakeway.   Three professionals from Austin, Dallas and San Antonio conducted the judging, viewing a stunning line-up of seven Tuscan, Hill Country and contemporary custom home designs.  This is the first time Masters Touch Custom Homes was awarded with five of most prominent awards given by the Austin Home Builders Association.

  Click here for more info

Masters Touch Custom Homes received awards in all the following categories:

Best of Show

Best Media Room

Best Study

Best Architectural Design

Best Kitchen

"The award winners symbolize the “best of the best” for people looking for the latest in home design." HBA

In addition to the parade of homes awards Masters Touch was also selected by Luxe Magazine and Urban Austin to be interviewed for the best His/Her bath and Master bedroom. ?? Recently Masters Touch has launched a new Customer testimonial video. Find out why many clients have chosen Masters Touch to build their dream custom home.  Click here to view testimonial video.

In 2008, Masters Touch built their last speculative home. We have been very thankful for the many custom contracts we have received. A large part of this new success was a derivative of our home buyer comfort schedule and our guaranteed buyer costing.   We look forward to our future providing quality custom homes.  Thank you for all your support.

Months have gone by and Lakeway residents have been awatiting a decision from city council to approve a study concerning possible annexations.

The city has approved the study, but also discussed possibly leaving Travis Oaks Trail out of annexation plans. Authored by Deputy City Manager Chessie Blanchard states: 

“Once a formal review of the annexation study has been undertaken by Council and specific recommendations [have been] agreed upon, formal notification, as required by law, will be made to residents in the affected areas,” said Lakeway Mayor Dave DeOme in a letter to the editor [see page 4A]. “This notification will occur when, and if, Council agrees to move forward with any item included in the annexation study.”
Blanchard’s report on the study does not recommend the initiation of annexation proceedings.

To the west and north of Bee Creek Rd. there are two established sub divisions and two new ones Blanchard states: 

“The character of the established subdivisions is very different from Lakeway’s and it is unlikely the residents in this area would ever become part of Lakeway’s vibrant social networks,” Blanchard wrote. “The 10 miles of streets in this area are substandard ad need extensive reconstruction and/or improvement in some areas.”

They have stated that when the western corner at Bee Creek Road at Texas 71 redevelops the development standards will be those promulgated by Travis County, rather than Lakeway.  Another area that is being examined is located at Majestic Hills and an area west of Serene Hills. Blanchard was quoted as saying  “This area includes an established subdivision and several large lots with some new construction,” her report read. “Residents of this area are part of the Lakeway community and are surrounded by the city — they benefit from this proximity though they do not pay property taxes to Lakeway. This area is not recommended for annexation primarily because of Serene Hills Drive. This road is in need of widening, and there is a growing need for a sidewalk in this area. These goals can only be accomplished if the drainage along the road is moved underground, requiring the installation of curb and gutter, and storm sewer. The cost of these improvements is prohibitive, and generally does not benefit the rest of the existing community.” ZAPCO agreed unanimously.

Pawnee Pass has also been recommended for unilateral annexation primarily because it is adjacent to existing residential development, according to Blanchard.  Areas south of Flint Rock Road are also being studied for possible annexation and that area is similar to the situation on Serene Hills Drive.  Travis Oak Trails and Cardinal Hills 6 and 7 were at the heart of the protesters concerns however the area is recommended for unilateral annexation.  Blanchard says  "This area is surrounded by the city and the residents benefit from that proximity though they do not pay property taxes to Lakeway."

Cardinal Hills, Kollmeyer Springs,  Hurst Harbor, Buffalo Gap, Costa Bella, and Graveyard Point are not recommended for annexation.  However some of the areas may be recommended for unilateral annexation.

Information provided by: http://www.laketravisview.com/

For more information on this article click here: http://laketravisview.com/2010/10/28/lakeway-approves-annexation-study/

You can view many different types of architecture. Each home with a new twist of design and style. Most homes in this parade range in size from 3500 square feet to 6000 square feet.

The Home Builders Association (HBA) of Greater Austin has presented the original and only Parade of Homes™ ~ where "Dream Homes Become Reality" ~ in the greater Austin area for the last 57 years. The event allows visitors to check out the latest trends in architecture, interior decorating, pool and landscape designs.

This year you can view a stunning line-up of seven Tuscan, Hill Country and contemporary custom home designs from Zbranek Custom Homes, Triton Custom Homes, Master’s Touch Custom Homes, Jenkins Custom Homes, VII Custom Homes, Stonewood Homes and Rostrata Builders, Inc. The luxury homes span in size from 3,500 to 4,900 square feet and are priced from the $750’s to $1.5 million. Three of the seven residences have already been sold.

This year’s Parade of Homes™, which showcases “attainable luxury by the lake,” runs from October 16-31, at the Rough Hollow's Bluffs neighborhood in Lakeway. Find out who judges selected as Best Kitchen, Best Master Bath and Best Outdoor Living among many other award categories at this year’s Annual Parade of Homes™. The home tour symbolizes the “best of the best” for people looking for the latest in home design. For folks looking to buy, the home tour showcases some of the finest new homes for sale in the Austin area.

http://www.slabtek.com/SlabTek_Info.pdf

Slab Tek is a scientific system that was built like many suspension bridges across the States. CES developed this system to be used for residential foundation systems in the Richardson, Dallas and Austin Texas Areas.

These areas pose large amounts of expansive clay soils that have destroyed foundations. This system has been designed with budget and safety in mind.

In a nutshell the basic slab design is pretty straight forward. This is a slab on grade pour, with  piers drilled into bedrock or friction piers into soil. These piers range in diameter from 10″ to 16″, and depth from 6″ to many feet. The piers are usually spaced 10′ apart.

There are also post tension cables that weave over the piers and throughout the slab. The cables that sit on top of the piers act as a suspension beam from pier to pier. These cable actually allow the engineers to remove any interior grade beams. Grade beams are no longer necessary.

There are also steel buckets that are set into the concrete atop the piers. These buckets are 4″ x 4″ sq. They are set whereas the finish floor of the slab and the top of the buckets are flush. The buckets are left open until the slab has lifted.

I refer to these metal buckets as buckets, in actuality they are lifting devices. The purpose for these devices is to allow a bolt to be turned from the top of the slab. Once each bolt is turned one revolution the slab is lifted off the piers by 1/4″ appox.

Depending on the soil conditions you may need to lift the slab 3″ to 10″. Yes you are actually lifting the slab off the gound. The reason you do this is to keep any expansive soil from applying to much pressure to the slab.

Looking at the slab from the perimeter of the home you will see a void where the exterior grade beam set firmly on the soil. You can now place your hand under your home. Small amounts of back filling are required to cover this crevice.

We used this system on two homes in the Austin Areas. We brought large amounts of unpacked fill into our lots. Rather than compacting all this soil it saved us time and money to have a system like this that required only the piers to be resting on firm soil.

After our cost analysis we concluded that there was a $6700 savings from a standard fill and compaction system.

Pervious Concrete used by Masters Touch Custom Homes

Masters Touch Custom Homes was faced with what seemed to be zoning requirements that were to strict for our already approved lots. We owned 4 lots in the Village of Volente, three were vacant and one we built on right after closing. During the Build process of home #1 we were told by the city officals that the Village has just adopted new zoning requirements. They told us that we had to follow the 20% impervious cover guidlines. ( Needless to say our lot was only 7200 sq ft and they were now only going to allow us to cover with Pervious materials 1440 sq ft)

Our new engineering firm proposed using a concrete that was pervious. Their proposal stated that if we can use this concrete in-lieu of standard concrete we would not have to count the square footage of the driveway against us.

Eco Creto was developed in Mexico to allow their streets to act as a network of underground drains.

This concrete is very special. You first start out with normal Portland Cement and aggregate mixed together without water. Now instead of mixing water the local concrete companies mix special liquid (Onsite) (sometype of polymer additive) to the dry concrete mix. Once this reaction takes places you only have about one to two hours to lay the material.

Once this material is hardened you reach a 3000 psi compression strength within 24hrs. You reach 5000 psi after day 28. This data was collected by the University of Texas at Austin. See link for report.

http://www.ecocreto.com/Techdata/UTTESTRE.PDF

Once this material is finished the resulting texture is that of a Rice Crispy Treat. The small aggregate bonds together with the cement/polymer mixture causing voids to be left between the rocks.

The exposed surface of the driveway now acts like a sponge and allows the water to pass right through to the gravel base below.

This product can be used as a French Drain as well. You local engineer will need to calculate the amount of drain rock under the concrete to allow for this type of application.

Visit Eco Creto website for more info

http://www.ecocreto.com/home.html#

Cantera Solid Stone Range Hood

There is another option you can use to give you a stone hood look but construct it from wood and drywall. You can have your carpenter build a wood sloped support that will allow drywall to be attached. You can make this hood look anyway you like. You can curve the hood in or out, you can add bump out details around the base and top of the hood to give this a more custom look.

The next few steps will tranform this dull looking range hood into the stone look-a-like masterpiece you are looking for. After the drywall has been attached to the wood framing you will need to apply your plaster stenciling. Find a few plastic stencils that you like. Lay the stencils on the range hood to get familiar with where and how you want your prints to be positioned.

Mix enough plaster ( 15 minute Drywall Mud ) in a large container. ( Be careful to not mix to much ). Trowel the Drywall mud over the stencils as they are placed on the range hood. Carefully lift the stencil from the drywall backing. Once you have all the plastering done and it has hardend you are ready to sand and paint. Take a 100 grit sanding sponge and gently knock down the raised Mud Stencil.

Now you need to apply a faux paint veneer like Behr Belliago . Apply the Behr Paint following the faux stone techniques seen on link. Once this is done your range hood will look as good if not better that a solid stone range hood for less than $750. See Example below:

As a custom home builder we create over 70 yards of lumber debris, 10 yards of stucco and rock debris, 5 yards of cardboard debris, 25 yards of drywall debris, 2 yards of roofing tile and misc nail/ metal debris. These areas listed above account for 85% of the total waste to build one home that is 5000 square feet. All of which was previously sent to our local landfill.

The City of Austin estimates that 10 – 30% of the landfill debris is generated from new construction or remodeling of homes. If each builder implemented Waste Recycling we could reduce the our landfill as much as 30%.

Construction Waste Recycling consists of three separate functions to maximize overall recycling efforts. As a builder we are responsible for making sure our vendors know how the debris is to be separated. On each job site there will be a 10 yard metal bin that is used for all material that can’t be recycled. This would primarily include plastics and lunch debris. In front of the home there would be individual piles of rock/stucco, drywall, lumber, and roofing tiles. Local Recycling contractors would bring a large grinder to the jobsite and chip/crush all the construction debris.

Jobsite waste recycling

Construction Waste Recycling

Once the material is ground each group of shavings can be used for different things. For instance the lumber is chipped to meet erosion control measure for undeveloped lots. The bark chippings can also be used in flower beds. The Gypsum powder is mixed into the clay top soils to enrich the soil and provide great drainage.

In Theory most of the debris that is generated from each home can be recycled right into the land it came from.

I’m going to briefly talk about window, door and Pipe Flashing and some common areas-soon to be homeowners could look for to make sure their homes are protected.

Window flashing is the largest area of a home where water could leak into a home. The highest leak potential is where the flange of the window is nailed onto the home. To install a window correctly in a new home under construction starts with three critical steps. First the exterior walls should have a waterproof membrane installed and wrap the membrane  into each window hole.

Steps to proper flashing for windows and doors.

Second you will install the window into the hole. You will need to apply  silicone caulking to the back of the window flange before nailing. Once the window is nailed off you will need to install a drip cap on top of the window.

After the cap is installed you will  need to install the self adhesive window flashing. Many companies manufacture this product such as Dupont, Weather tite and more. You will start by installing the two sides of your window. Once this is done the next step is to install the top flashing. You want to make sure the top piece of flashing covers the two side pieces as well as the drip cap flange.

These same practices can be used for most exterior door applications as well. The system will need to be modified slightly depending on the door manufacture.

Through the wall pipe flashing is very critical. There is one manufacture that makes plastic flanges that can be installed over every penetration in the wall. This company is called Quick Flashing. I have attached a picture for you to view. This company makes a great product; however there are less expensive and less complicated ways to flash all penetrations in a exterior wall.

Another way to achieve the same protection without the expense or hassle of ordering the hundreds of different types of flashing is very similar to the process for the doors and windows. You can use the 6″ self adhesive flashing and apply this tape around all the penetrations. You want to make sure you do this after your first layer of waterproof membrane has been installed. This will give you better adhesion. You can use this flashing for all the pipe and electrical outlets that have been cut into the wall.