About Prince William County, VA

Prone To Less Sediment

03-13-12

Jay Markanich - Northern VA Home Inspector

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Office: (703) 330-6388

Mobile: (703) 585-7560

This sediment trap may be prone to less sediment. For sure it is prone!

Gas appliances should have a sediment trap.

There are various nicknames for the technique, but we'll go with that one.

The sediment trap is the vertical, downward protrusion under the gas line. It's purpose is to capture sediment or moisture in the gas before it gets into the mechanism to be burned.

OK, this one is on the wrong side of the gas valve, but that was the point of another post!

Sometimes I run into things I have not seen before.

It isn't unusual - I learn new things every day!

Especially from DIYers!

In this case, this is a new home.

Checking the unit in the attic I ran into something I have never seen before.

A sediment trap! This was a completely new style of installation for me!

The problem is, this trap is prone!

Horizontal!

And likely installed by a "professional."

It's not a trap at all, but the end of the line, before the beginning of the big burn.

Does it work? Probably not well, if at all.

This one is about 1 1/2" long.

The trap is supposed to be about 3" or so and downward.

Downward because gravity works. Things fall.

Does this horizontal trap actually trap anything?

I don't know, but suspect not!

There is no choice for me but to point it out on the home inspection report.

And include a photo for any "professional" that will be consulted to evaluate it.

My recommendation: gas lines are not something to be inventive and free thinking with! I would go with tradition and proper technique when installing a gas line. This installation is a bit odd to say the least. And perhaps dangerous.

11 Comments

Retiring After 190 Years Of Bridging

03-12-12

Karen Kruschka - Prince William, Fairfax ,Stafford County VA Real Estate Service

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Office: (703) 499-9279

Mobile: (703) 819-3363

Aden Road Bridge In Nokesville

The bridge above was built in 1822 as a railroad bridge for the Virginia Midland Railway, a defunct subsidiary of the no longer existent South Railway system.

Somewhere between 1920 and 1924 it was moved to its' present location on Aden Road in Nokesville spanning the Norfolk and Southern railroad tracks.

The bad news is that it is a one lane bridge and Aden Road is a two lane roadway. For approximately 190 years drivers of horse and wagons or station wagons have had to stop and determine if opposing traffic was on its' way across the bridge.
The good news is that the VDOT gods have now smiled on the area and a new two lane bridge will replace the old single lane bridge with completion scheduled for 2014

I have not found any information that tells what will be the fate of the old bridge. Before destroying it they should inquire if Arizona could give a nice home to another used bridge :) After all, it was placed on the National Historic Registry in 1977.

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The Kruschkas are long term Prince William County residents with 35 years experience as real estate brokers serving Woodbridge, Manassas, Dumfries, Manassas Park, Bristow, Brentsville, Gainesville and Haymarket.

Experience Isn’t Expensive – It’s PRICELESS

If you plan to buy or sell a Prince William County home or property contact Karen and Art by Email or call us at 703-499-9279. Put our record of customer service, real estate experience and state-of-the-art technology to work for you in Alexandria, Arlington County, Fairfax County, Prince William County, Stafford County or the entire Northern Virginia Area.

Popular Prince William County homes include Eagles Pointe, Wellington, River Falls, Saratoga Hunt, Potomac Club, Winding Creek, Lake Ridge, Westridge, Old Bridge Estates, Brittany, Montclair, Ashland, Port Potomac, Rollingwood Village, Lake Terrapin, Lake Side and Meadowbrook Woods

Prince William County

Karen Kruschka's Web Site

Karen Contact Info

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Old Bridge Estates Woodbridge VA Town Home Market Report 3/12/2012

03-12-12

Karen Kruschka - Prince William, Fairfax ,Stafford County VA Real Estate Service

view my blog
Office: (703) 499-9279

Mobile: (703) 819-3363

About Old Bridge Estates, Woodbridge VA

Entrance to Old Bridge Estates

Old Bridge Estates is the second largest of the three primary communities along Old Bridge Road in Woodbridge.

Lake Ridge
Old Bridge Estates
Westridge

There are a total of 860 homes (detached and town homes) on both sides of Smoketown Road just south of Old Bridge Road. There are two lovely ponds, community pool, tennis courts, wide streets and loads of trees.

Old Bridge Estates
Woodbridge
Town Home Market Report

Homes Sold & Settled
Year To Date 2012 Vs. Total Year 2011

	2011	2012	+/-%
Number of Homes	31	5	NA
Average List Price	$220,843	$218,180	-1%
Average Sales Price	$220,536	$215,280	-2%
Seller Contibution	-$5,021	-$8,380	+67%
Net Sales Price	$215,515	$208,900	-3%
Days on Market	44	91	+47

As of 3/12/2012
The information above is a community average provided by MRIS® and should not be considered an indication of your homes' value. Contact me at 703-499-9279 for a free Comparative Market Analysis to determine the potential market value of your property.

Old Bridge Estates Detached Homes For Sale

Old Bridge Estates Woodbridge Town Homes For Sale

ALL Woodbridge Homes For Sale By Type and Price

ALL Dumfries Homes For Sale By Type and Price

COMMUTING

Express Bus Service to the Pentagon and Washington, DC is available at the Festival at Old Bridge shopping center in Lake Ridge - less than 10 minutes
Carpools usually meet at the VDOT Commuter Lot at the entrance to Lake Ridge - see Omnimatch for more specific details
Slugging (some erroneously call it hitching a ride which it is) is a result of the need to use HOV lanes on the I-95 as much as possible. Commuters form a line at a designated Slug Stop in Lake Ridge - it is the VDOT Commuter at the Lake Ridge entrance. For example, a driver will pull up headed for the Pentagon, but needs one more passenger to qualify for HOV-3. The first person in line going to the Pentagon will join the others in the car and away they go. It's free commuting for the slugger and gives the driver availability to HOV lanes on I-95 - win win!!
Railroad The Virginia Railway Express Woodbridge Station with rail service to Springfield, Crystal City and Union Station in Washington, DC is approximately a 20 minute drive from Old Bridge Estates in the morning rush hour. At Springfield you can switch to METRORAIL that gives you access to the entire National Capital Area subway system.
Local Bus Service Local buses run regularly throughout the Greater Woodbridge area as well as other areas of Prince William County. The closest stop to Old Bridge Estates is at Old Bridge and Smoketoen Roads. Schedules are available at Omnilink
Fort Belvoir is approximately 30 minutes
MCB Quantico is approximately 30 minutes
Prince William County Commuting VIDEO

SCHOOLS

Springwoods Elementary - approximately 10 minutes
Woodbridge Middle - approximately 15 minutes
Gar-Field High - less than 15 minutes
Chinn Regional Library less than 10 minutes
Prince William School VIDEO

SHOPPING

The Glen Shopping Center with Safeway, Panera Bread, CVS Pharmacy and numerous restaurants is approximately 10 minutes
Festival at Old Bridge is on Old Bridge Road near the western end of Lake Ridge at Smoketown Road. It has a US Post Office Annex and is less than 10 minutes.
Lake Ridge Commons at Old Bridge Road and Hedges Run Drive - less than 10 minutes

RECREATION

Pool,tennis and clubhouse in Old Bridge Estates
Center For The Arts of Greater Manassas at the Old Candy Factory A unique facility with art exhibits, educational programs for adults and children, ballroom dancing and much nore
Harris Pavilion in Manassas is the site for a wide variety of summertime entertainment and winter ice skating
National Museum Of The Marine Corps State-of-the-art museum depicting the history of the Corps from its' beginning with galleries for each of the country's conflicts from the Revolution to the Viet Nam War
Hylton Performing Arts Center Opened in 2010 this state-of-the-art facility has several theaters and galleries that enable it to offer a wide range of theatrical performances
Public Golf Courses in Prince William County Four public golf courses located conveniently throughout Prince William County
Dale City Rec Center is on Minnieville Road with year round pool, fitness center and other recreational activities including an outdoor baseball batting cage.
Lake Ridge Park and Marina 9 hole golf course, boat ramp to the 2,100 acre Occoquan Reservoir, boat launch, boat rental, picnic area and miniature golf
Water Works Waterpark on Dale Boulevard in Dale City with water slides, pools to please all age groups
Prince William Forest Park 17,000 acre national park with 37 mikes of hiking trails, 21 miles of bicycle accessible roads, cabin and tent camping
Leesylvania State Park with boat launch to the Potomac, picnic facilities and educational programs
Old Hickory Golf Club Daily or long term memberships available
Chinn Aquatics and Fitness Center with year round pool, exercise facilities, racquetball courts and meeting room
Locust Shade Park Trout fishing, golf driving range, miniature golf and outdoor ampitheater
Manassas National Battlefield Park 5,000 acre site of two major Civil War battles with excellent walking trails, battlements, ranger programs and educational opportunities
Veterans Memorial Park on Featherstone Road features skate park, pool, community center, ballparks and picnic areas
Splashdown Water Park Northern Virginia’s largest swimming pool complex
Potomac Nationals Minor league affiliate for the Washington Nationals
Prince William County Recreation VIDEO
Summer Fun In Prince William County
Horses Are At Home In Prince William County
When The Weather Outside Is Frightful

++++++++++++++++++++++++++++++++++++++++++++++
The Kruschkas are long term Prince William County residents with 35 years experience as real estate brokers serving Woodbridge, Manassas, Dumfries, Manassas Park, Bristow, Brentsville, Gainesville and Haymarket.

Experience Isn’t Expensive – It’s PRICELESS

Popular Prince William County homes include Eagles Pointe, Wellington, River Falls, Saratoga Hunt, Potomac Club, Winding Creek, Lake Ridge, Westridge, Brittany, Montclair, Ashland, Port Potomac, Rollingwood Village, Lake Terrapin, Lake Side and Meadowbrook Woods

Prince William County

Karen Kruschka's Web Site

Karen Contact Info

Old Bridge Estates Map

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Montclair, Dumfries, VA Detached Home Market Report 3/12/2012

03-12-12

Karen Kruschka - Prince William, Fairfax ,Stafford County VA Real Estate Service

view my blog
Office: (703) 499-9279

Mobile: (703) 819-3363

Montclair Entrance

About Montclair, Dumfries VA

Montclair is one of the most popular residential subdivisions in Prince William County and Northern Virginia.
Montclair is, as the community's website says, "When you recall your hometown, you are bound to think of tree-lined streets, blooming flowers, ample yards, parks for playing and friendly neighbors. For the nostalgic feeling that brings you home, there is no place like the Prince William County neighborhood of Montclair."

COMMUNITY

Montclair was established in 1968.
There are approximately 3,800 homes surrounding a 108 acre lake, with a broad central boulevard separated by exquisite flowering trees, attractive landscaping and bordered by wide sidewalks perfect for walking, jogging or cycling.
Another major attraction is the Montclair Golf Tennis and Swim Club. The clubhouse has an excellent dining room and is available for private parties and receptions.
Dolphin Beach on the lake is the scene of many Montclair community events.

Montclair
Dumfries Va
Detached Home Market Report

Homes Sold & Settled
Year To Date 2012 Vs. Total Year 2011

	2011	2012	+/-%
Number of Homes	79	17	NA
Average List Price	$335,778	$298,564	-11%
Average Sales Price	$327,668	$290,712	-11%
Seller Contribution	-$6,566	-$4,996	-24%
Net Sales Price	$321,102	$285,716	-11%
Days on Market	36	116	+85

Commuter bus service to the Pentagon and Washington, DC operates within Montclair
There is a major Slug Line at the Route 234 and US1 VDOT Parking Lot with routes to the Pentagon and numerous DC locations.
The VRE Rippon Station is approximately 2o minutes - you can transfer to Metrorail at the Franconia-Springfield Station
MCB Quantico is approximately 20 minutes from Montclair
Fort Belvoir is approximately 45 minutes from Montclair during rush hour
Prince William County Commuting VIDEO

SCHOOLS

Due to its' size Montclair children will attend one of several elementary schools located in Montclair. It will be best to locate a shool by specific address using the Prince William School Locator
Dumfries Neighborhood Library is approximately 10 minutes
Chinn Regional Library is approximately 20 minutes
Prince William School VIDEO

Montclair Dumfries VA Detached Homes For Sale

Montclair Dumfries VA Town Homes For Sale

ALL Dumfries Homes For Sale By Type and Price

ALL Woodbridge Homes For Sale By Type and Price

SHOPPING

Lake Montclair Center is in the community
The Fortuna Center for excellent neighborhood shopping is just east of Montclair on Route 234 It features a Shopper's Target and the usual contingent of specialty shops.

RECREATION

Center For The Arts of Greater Manassas at the Old Candy Factory A unique facility with art exhibits, educational programs for adults and children, ballroom dancing and much nore
Harris Pavilion in Manassas is the site for a wide variety of summertime entertainment and winter ice skating
National Museum Of The Marine Corps State-of-the-art museum depicting the history of the Corps from its' beginning with galleries for each of the country's conflicts from the Revolution to the Viet Nam War
Hylton Performing Arts Center Opened in 2010 this state-of-the-art facility has several theaters and galleries that enable it to offer a wide range of theatrical performances
Public Golf Courses in Prince William County Four public golf courses located conveniently throughout Prince William County
Dale City Rec Center is on Minnieville Road with year round pool, fitness center and other recreational activities including an outdoor baseball batting cage.
Lake Ridge Park and Marina 9 hole golf course, boat ramp to the 2,100 acre Occoquan Reservoir, boat launch, boat rental, picnic area and miniature golf
Water Works Waterpark on Dale Boulevard in Dale City with water slides, pools to please all age groups
Prince William Forest Park 17,000 acre national park with 37 mikes of hiking trails, 21 miles of bicycle accessible roads, cabin and tent camping
Leesylvania State Park with boat launch to the Potomac, picnic facilities and educational programs
Old Hickory Golf Club Daily or long term memberships available
Chinn Aquatics and Fitness Center with year round pool, exercise facilities, racquetball courts and meeting room
Locust Shade Park Trout fishing, golf driving range, miniature golf and outdoor ampitheater
Manassas National Battlefield Park 5,000 acre site of two major Civil War battles with excellent walking trails, battlements, ranger programs and educational opportunities
Veterans Memorial Park on Featherstone Road features skate park, pool, community center, ballparks and picnic areas
Splashdown Water Park Northern Virginia’s largest swimming pool complex
Potomac Nationals Minor league affiliate for the Washington Nationals
Prince William County Recreation VIDEO
Summer Fun In Prince William County
Horses Are At Home In Prince William County
When The Weather Outside Is Frightful

Experience Isn’t Expensive – It’s PRICELESS

Popular Prince William County homes include Eagles Pointe, Wellington, River Falls, Saratoga Hunt, Potomac Club, Winding Creek, Lake Ridge, Westridge, Old Bridge Estates, Brittany, Ashland, Port Potomac, Rollingwood Village, Lake Terrapin, Lake Side and Meadowbrook Woods

Prince William County

Karen Kruschka's Web Site

Karen Contact Info

Montclair Map

2 Comments

Brittany, Dumfries VA Detached Home Market Report 3/12/2012

03-12-12

Karen Kruschka - Prince William, Fairfax ,Stafford County VA Real Estate Service

view my blog
Office: (703) 499-9279

Mobile: (703) 819-3363

Brittany Entrance

Brittany is a lovely community of detached homes only minutes from I-95 at Route 234

Brittany
Dumfries, VA
Detached Home Market Report

Homes Sold & Settled
Year To Date 2012 Vs. Total Year 2011

	2011	2012	+/-%
Number of Homes	7	0	NA
Average List Price	$434,951	$	%
Average Sales Price	$431,124	$	%
Seller Contribution	-$8,475	$	%
Net Sales Price	$422,649	$	%
Days on Market	26

Pentagon and Washington, DC bus stop at the Brittany Commuter lot. The link shows the scheduled time to the Pentagon is 40 minutes and 50 minutes to 14th and Independence in Washington, DC
There is a major Slug Line at the Route 234 and US1 VDOT Parking Lot with routes to the Pentagon and numerous DC locations.
It is 4.7 miles to MCB Quantico
The VRE Rippon Station is approximately 20 minutes - you can transfer to Metrorail at the Franconia-Springfield Station
Prince William County Commuting VIDEO

SCHOOLS

Pattie Elementary
Graham Park Middle
Forest Park High
Dumfries Neighborhood Library is approximately 10 minutes
Chinn Regional Library is approximately 20 minutes
Prince William School VIDEO

Brittany, Dumfries VA Homes For Sale

ALL Woodbridge Homes For Sale By Type and Price

ALL Dumfries Homes For Sale By Type and Price

SHOPPING

The Fortuna Center for excellent neighborhood shopping is 1/10 of a mile from Brittany. It features a Shopper's Target and the usual contingent of specialty shops.
There are numerous neighborhood shopping centers within 15 to 20 minutes on US Route 1 as well as in Dale City and Lake Montclair Plaza

RECREATION

Center For The Arts of Greater Manassas at the Old Candy Factory A unique facility with art exhibits, educational programs for adults and children, ballroom dancing and much nore
Harris Pavilion in Manassas is the site for a wide variety of summertime entertainment and winter ice skating
National Museum Of The Marine Corps State-of-the-art museum depicting the history of the Corps from its' beginning with galleries for each of the country's conflicts from the Revolution to the Viet Nam War
Hylton Performing Arts Center Opened in 2010 this state-of-the-art facility has several theaters and galleries that enable it to offer a wide range of theatrical performances
Public Golf Courses in Prince William County Four public golf courses located conveniently throughout Prince William County
Dale City Rec Center is on Minnieville Road with year round pool, fitness center and other recreational activities including an outdoor baseball batting cage.
Lake Ridge Park and Marina 9 hole golf course, boat ramp to the 2,100 acre Occoquan Reservoir, boat launch, boat rental, picnic area and miniature golf
Water Works Waterpark on Dale Boulevard in Dale City with water slides, pools to please all age groups
Prince William Forest Park 17,000 acre national park with 37 mikes of hiking trails, 21 miles of bicycle accessible roads, cabin and tent camping
Leesylvania State Park with boat launch to the Potomac, picnic facilities and educational programs
Old Hickory Golf Club Daily or long term memberships available
Chinn Aquatics and Fitness Center with year round pool, exercise facilities, racquetball courts and meeting room
Locust Shade Park Trout fishing, golf driving range, miniature golf and outdoor ampitheater
Manassas National Battlefield Park 5,000 acre site of two major Civil War battles with excellent walking trails, battlements, ranger programs and educational opportunities
Veterans Memorial Park on Featherstone Road features skate park, pool, community center, ballparks and picnic areas
Splashdown Water Park Northern Virginia’s largest swimming pool complex
Potomac Nationals Minor league affiliate for the Washington Nationals
Prince William County Recreation VIDEO
Summer Fun In Prince William County
Horses Are At Home In Prince William County
When The Weather Outside Is Frightful

Experience Isn’t Expensive – It’s PRICELESS

Popular Prince William County homes include Eagles Pointe, Wellington, River Falls, Saratoga Hunt, Potomac Club, Winding Creek, Lake Ridge, Westridge, Old Bridge Estates, Montclair, Ashland, Port Potomac, Rollingwood Village, Lake Terrapin, Lake Side and Meadowbrook Woods

Prince William County

Karen Kruschka's Web Site

Karen Contact Info

Brittany Map

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All Neighbors in Prince William County, VA

Top Neighbors: The magic behind the mirrors

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About Prince William County, VA

Prone To Less Sediment

Retiring After 190 Years Of Bridging

Old Bridge Estates Woodbridge VA Town Home Market Report 3/12/2012

COMMUTING

SCHOOLS

SHOPPING

RECREATION

Montclair, Dumfries, VA Detached Home Market Report 3/12/2012

COMMUNITY

COMMUTING

SCHOOLS

SHOPPING

RECREATION

Brittany, Dumfries VA Detached Home Market Report 3/12/2012

Top Neighbors

Pictures of Prince William County

Map of Prince William County, VA

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