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FORE!!
Looks like a great time was had by all during The Ocean City Development Corporation golf outing this past week. They were quite lucky to find a brief period of dry weather to enjoy their fun outing. I guess you could say the “Golf Gods” were smiling upon them, well except for the one fighting his way out of a sand trap!
Applause go out to Igor Conev of Mann Properties and his dedicated golf committee. Sounds like everyone had a fun day while benefiting the downtown area of Ocean City. Great job guys…look forward to another successful year in 2012!!
Lien Basics
If you default on payment to a contractor for work performed, there are things he can do to compel payment, one of which is to place a lien against your property. The particulars (time limitations, notification requirements, etc.) are governed by statute and vary from state to state, but one constant is that a lien is an encumbrance that must be satisfied or excused before one has clear title to real or personal property. If the work is performed for a condominium or homeowners association, the attachment usually extends to individual units.
A lien initiated by a contractor is a concept most people understand. What may not be as widely understood is that subcontractors or material suppliers could also obtain liens against your property if the primary contractor doesn’t pay them, even if you paid the contractor in full. There are a few ways to protect yourself against this and they should be in place when the contract is ratified.
A payment bond (often obtained along with a performance bond) is primarily a guarantee that the contractor’s subs and suppliers will be paid. We routinely recommend payment and performance bonds for major construction projects.
Another way to help reduce the potential for attachment by subcontractors and suppliers is to require lien releases from those parties before final payment is made to the contractor. Those terms would have to be established in the contract and the practice is normally associated with retainage. Some amount (typically ten percent of the contract amount) is withheld until all work has been completed, and closeout documents (warranties, special instructions, etc.) have been issued, along with lien releases from all involved parties. Ten percent may not cover all eventualities, but it would help.
We are not attorneys and the information presented here should not be construed as legal advice. The one bit of legal advice we do offer is, “consult your attorney before entering into any construction contract”.
Curing Concrete In The Cold
Placing concrete in cold weather is not impossible. Typically in the cold, the biggest concern is with excessive moisture, which can cause bleeding water to surface. Once this occurs, the finish of the concrete will have compromised strength and will likely suffer from freeze-thaw damage. If bleed water is evident, it should be skimmed off with a rope or hose prior to troweling.
Another thing to keep in mind is the temperature of the water used in the mix. Water should be added to the dry ingredients at a consistent temperature and only in sufficient quantity to ensure hydration and reasonable workability. Low slump concrete is not only stronger than concrete with a high water content, it’s less prone to bleeding. Heated water can be used during mixing to help raise initial temperatures until insulation can be applied.
Anything that the newly placed concrete will come into contact with should also be above 35 degrees, Fahrenheit and it should never be placed onto frozen ground. Curing concrete should be insulated, protected, and heated for anywhere from one to six days, depending on exposure to the weather. The internal temperature of the concrete should be kept at about 50 degrees, Fahrenheit. Insulating blankets or other thermal protection can be used to maintain appropriate temperature. Heated enclosures can be used to keep out snow and wind; however, they are often expensive. Heat should be slowly removed after the initial cure to gradually cool the concrete and help prevent thermal shock. Once all of that is done, the concrete is ready to face the cold!
Thumbs Up To OCDC
The Ocean City Development Corporation invites you to attend their annual golf outing on Wednesday, October 12 in Ocean City, Maryland. Enjoy an afternoon of golf, networking and great food while helping to beautify downtown Ocean City! There is still time to register! Just click on the link and complete the registration.
BIG THANKS go out to the Chairman Igor Conev, of Mann Properties and his committee members for their dedication to this great community! Ocean City, Maryland is no longer just a place you want to vacation…it’s a place you want to LIVE!! So come live-it-up with us on October 12…register today!
Fireplace and Chimney Maintenance
Incomplete combustion of wood in fireplaces creates a buildup of flammable oils (creosote) in chimney flues, which can contribute to chimney or building fires. Only dry, seasoned wood (preferably hardwood) should be burned in fireplaces. Green and/or water saturated wood burns at a lower temperature and less completely than dry, seasoned wood and poses a greater potential for creosote deposition. Coniferous woods (pine, fir, spruce, etc.) should not be used. They tend to be highly resinous and will deposit more material than hardwoods. Household trash or other items should never be burned in fireplaces.
Artificial logs should only be used in accordance with manufacturers’ instructions and limitations. Most such products are intended to be burned only one at a time. Artificial logs vary in composition from hardwood fibers (sawdust or other sawmill waste) combined with wax or other binders, to petroleum wax (paraffin) mixed with various recycled materials. As a general rule, artificial logs should not be used unless the composition and burning characteristics of a specific product are fully described and deemed acceptable. Plastics, unidentified composites, or other materials of questionable makeup should be avoided.
Fireboxes require occasional cleaning/removal of ashes. Ashes should only be removed when absolutely no embers are present. Because embers can remain undetected long after a fire is out, ashes should only be placed into fireproof, metal containers.
Chimneys should be periodically inspected and cleaned, the frequency of which depends on fireplace use. Annual inspection is recommended for fireplaces that are used regularly. Cleaning may not be necessary at every inspection interval. It should be noted that chemical cleaners (cleaning logs, fire additives, etc.) should not be considered equal to professional cleaning.
Some products incorporate catalytic chemicals that react with the creosote and cause it to soften, flake and debond; however, the dislodged material can accumulate on shelves or other chimney offsets. They also tend to react only with the outer layer of creosote and are only partly effective in the presence of heavy buildups. They also may have no appreciable effect on soot, or residue from artificial logs.
Some products (which employ copper or other metal salts) rely on the rapid expansion of gas created when the salts are burned to dislodge deposited material. The effectiveness of those products is questionable, particularly with respect to heavy accumulations.
Gucci hard hats…I wish!!
At ETC, we believe that safety always comes first. Especially when it comes to our clients and employees.
Whether it’s hard hats (as shown in the photograph), overhead protection for walkways at buildings under repair, safety glasses, or window protection during exterior wall renovations, “good safety is no accident.” Proper planning is essential and a little old fashion, common sense goes a long way.
Crack Treatment Program
ETC offers a 30-45 minute presentation to clients, property managers and/or building owners for identifying cracks in their buildings and foundations. Our presentation is called: “ Crack Intervention – You’re Not Alone”
It focuses on a four step program…
1. Identifying a problem
2. Understanding the severity of the problem
3. Going to rehab
4. Maintaining a healthy structure
As you see from the titles, we try to keep it a little entertaining while giving useful information. This educational presentation is given by our chief structural engineering counselor, Chris Carlson, P.E. He will be happy to answer any/all question regarding building structures. Contact mindy@etc-web.com for your FREE educational presentation. (ETC provides engineering and consultation services to the Mid-Atlantic region.) We are currently setting up seminars for early November. Look forward to hearing from you!!
Mother Nature…Round Two!!
With Hurricane Irene scheduled to make her appearance in our area late Saturday, we should make plans to protect our properties from the expected rains, and especially the high winds.
Make sure that all lawn furniture, exterior loose items, etc. are brought inside or properly stowed. Also make sure drains, gutters, downspouts, etc. are clear and open to collect and discharge water.
If you have contractors working at your property, make sure they secure their materials, tools, scaffolds, staging, etc. so that the wind doesn’t make these items cause any damage to the building. It is better to be safe and take things down or off the building, rather than to risk serious building damage and possible harm to residents.
What’s Shakin’?
The 5.8 magnitude earthquake that hit our area on August 23 was a significant, but fortunately not a devastating geological event. The expected damage to buildings should be minimal, if any, except where buildings have been poorly maintained or have some sort of construction deficiency. Buildings should be closely checked for signs of movement, such as cracking, that may require repair or further analysis. If any exterior problems are observed, check inside the building to see if is the interior finishes have been affected.
Also check building utilities, especially gas lines. Earthquakes can break the conduits and pipes, causing gas, water, or sewer leaks as well as power outages. Report any concerns to the appropriate utility as soon as possible.
This was not the first seismic event of this magnitude for the East Coast, and it won’t be the last. Unlike those who live on the West Coast, we are not attuned to this type of geologic activity. We all stand in awe at the power of nature and vulnerability to it.
EARTHQUAKE!!
If you are reading this, chances are that you felt the ground rumbling from the largest earthquake that ever rocked the Mid Atlantic region and you are wondering if your house or building could have been damaged. Earthquakes move buildings in a vertical and horizontal motion, which can exert higher loads (and in a different direction) on the structure than those for which it was originally designed. Typically short (3-4 stories tall or less) buildings are less prone to damage as the whipping motion of the structure is more intense as the building is taller. Wood framed structures tend to be flexible and able to handle the loads in a more forgiving manner, so they too are less prone to damage. Buildings utilizing load bearing masonry and reinforced concrete tend to be less flexible and can display cracks at corners of windows, doors, or along structural connections. We recommend that you walk around the inside and outside of your buildings and look for cracks that were not there yesterday. If you see any new or disturbing cracks have a professional engineer check them out. Some cracks may not become evident until the next rain (or in the case of this weekend, hurricane Irene). We may release more information as the situation develops.
Summer Dazes
Thanks ETC for a great family picnic!! It was quite a treat visiting Nationals Stadium this year and nice to have the Nationals playing our other favorite team, the Philadelphia Phillies! With ETC having offices in both areas, it was a win /win situation for us! Too bad for the rain delay, but there was still fun to be had by all. Thanks Joe for including our families…nothing better then BIG smiles on all the kids faces!