Burnt Hills, NY

Outdoor Appliance Guide: Gas Grills.

With models priced from $29 to $5,000 and up, outdoor gas grills offer convenience and ease-of-use to fit any budget.

Grills priced between $350 and $600 will be large enough to handle food for 15 to 18 people. Image: Weber-Stephen Products Co.

There may be no home cooking appliance with a wider price range than the outdoor gas grill. With models starting as low as $29 and climbing to $5,000 and higher, it is an understatement to say there's is a model for every budget. When shopping for a gas grill, the motto "You get what you pay for" is especially fitting, explains Dan Marguerite, owner of Backyard Barbecue Store in Wilmette, Ill. Basement models, he says, offer poor performance, are cheaply constructed, and often fail to survive two summers.

Cost range: $29-$5,000 and up

Likely additional costs: Assembly, natural gas hookup or propane tank, cover

Average life span: 2-16 years

Sub-$50 range

Grills in the sub-$50 range are often of the tabletop propane variety. These units are constructed of thin painted sheet metal and cheaply fabricated components, all but guaranteeing a short lifespan. Brief 90-day warranties don't offer much of a safety net.

When it comes to power, these grills are positively entry level, says Marguerite. The single, 12,000 BTU burner is satisfactory for grilling hamburgers and hot dogs but will be far less successful at charring a thick porterhouse. Still, when it comes to portability, these grills have no equal. If you are looking for a highly mobile tailgating grill, look to this sector of the market.

$50-$150 range

The biggest differences between a $50 gas grill and a $150 grill will be size and fuel source. Boasting cooking areas over twice that of their less expensive counterparts, these grills are the most economical options for families.

Models in this price range run on liquid propane stored in large refillable tanks (as opposed to the small disposable cylinders). Construction quality is moderate, featuring lightweight steel or aluminum bodies. However, the boost in price over the cheapest gas grill models yields an extra burner (albeit a low-powered one). Most are furnished with thin, steel-rod cooking grates that may warp from exposure to high temperatures, such as those from flare-ups.

$150-$350 range

Marguerite says buyers in this price range can expect to get "middle of the road" power, with burners putting out around 20,000 BTUs. Shoppers should expect a three- or four-burner grill, a roomy cooking surface, and perhaps even a storage cabinet and side burner-a separate burner used for boiling water or other independent cooking chores.

With widths of 20 to 24 inches and boasting around 400 square inches of grill surface, these units can simultaneously cook about two dozen burgers. Homeowners in cool climes who grill year round likely will lament the thin-body construction, says Marguerite. "These grills do a poor job of retaining heat in cold weather," he says. At this price range, expect less-expensive porcelain-coated steel cooking grates that tend to chip, rust and need replacing at a cost of $30 to $60.

$350-$600 range

Constructed of heavy cast-aluminum or thick-gauge steel, and utilizing high-quality stainless steel burners, these units are built to last. Parts that do fail will be covered by five- to 10-year warranties.

Averaging between 400 and 500 square inches of cook surface, these units are not substantially larger than those in the $150-$350 category. But they are constructed of heavy cast aluminum or thick-gauge steel and utilize multiple high-quality stainless steel burners. Heavy-duty castors and solid-built carts make it easy to move these grills from spot to spot.

Grills in this category can handle enough food for 15 to 18 people. Buyers are urged to select a burner configuration that appeals to them as some models arrange them front-to-back versus side-to-side, which can complicate indirect cooking.

$600-$1,500 range

Units starting around $600 feature burners that reach 40,000 BTUs, power that will make short work of even the largest barbecue payloads. Precision controls and even heat distribution give home cooks the ability to simultaneously sear, cook, and keep food warm. To step up to a 36-inch grill that approaches 900 square inches of cook space, a shopper should expect to spend at least $1,000.

Constructed of high-quality stainless steel throughout, these grills will weather years of use. These first-class rigs often include heavy cast-iron grates, side burners, under-grill storage, and even a rotisserie spit and motor. Buyers also get the peace of mind that comes with improved customer service and best-in-class warranties that range from 10 years on burners to 25 years on the body.

$1,500 to $5,000 range

When you spend upwards of $2,000 on a grill, you'll get a host of features and quality construction. These appliances boast six or more top-of-the-line burners. Almost standard issue these days is an infrared sear burner that can reach temps topping 700 degrees.

Most include a rear-mounted rotisserie burner with motor, interior and exterior lighting, and even a spring-assisted lid for effortless opening. With the best grills also come the best warranties, typically covering most components for 10 to 25 years.

Propane vs. natural gas

Homeowners should decide before buying a grill whether they intend to fuel it with propane or natural gas, says Marguerite. While many grills can be converted for around $50, it is best to buy one factory engineered for one fuel type or the other.

Owners of built-in units typically choose natural gas as there are no tanks that need filling and the cost to operate is roughly half that of propane. According to the U.S. Department of Energy's most recent figures, propane costs $20.47 per million BTUs compared to natural gas's $12.18. Assuming a homeowner grilled once a week, he or she can expect to pay about $40 per year for propane and $24 for natural gas. Marguerite says that his company charges $150 plus $7 per foot to connect a grill to a natural gas line.

Suggested extras

A good-fitting cover will extend the life of any outdoor appliance. Expect to pay between $30 and $50. Owners of propane powered grills should consider purchasing a $20 back-up tank so that a fully charged spare is always on hand. A $20 gas gauge will take the guesswork out of estimating a tank's contents. By: Douglas Trattner

Outdoor Appliance Guide: Refrigerators.

Refrigerators work harder outdoors than in, so it's important to seek out models designed specifically for the task.

Some outdoor refrigerators come with wine coolers, which store bottles on their sides on glide-out shelving. Image: Kalamazoo Outdoor Gourmet

With temperature regulating systems that function constantly, refrigerators are one of the hardest working appliances in the home. When placed outside the home, they are required to work even harder to maintain proper temperatures. In addition, they must operate safely even when exposed to inclement weather. For that reason, it's important to purchase a refrigerator designed specifically for efficient and reliable outdoor use.

Cost range: $550-$1,800 and up

Likely additional costs: 110-volt GFCI outlet, cover for freestanding units

Average life span: 5-10 years

Indoor vs. outdoor

"There are two fundamental differences between refrigerators designed for indoor and outdoor use," explains Paul Storch, vice president of Summit Appliance, a manufacturer of specialty refrigerators and freezers. Outdoor fridges are expected to maintain consistent temperatures in an unstable environment. Keeping items cool in the heat of summer requires that units possess increased insulation and be outfitted with more powerful components than their indoor counterparts.

The appliances also need to be weatherproofed against the elements. "Electricity and water do not mix," Storch adds. "If the components get wet, there is risk of electrocution." Storch says that to receive the endorsement of Underwriters Laboratories (UL), an outdoor refrigerator must pass a battery of tests designed to prove its safety in wet conditions. Even when built into an outdoor kitchen island, appliances still are exposed to splashing water and moist conditions.

Built-in vs. freestanding

As their names suggest, a built-in unit is designed to integrate seamlessly into outdoor kitchen cabinetry, while a freestanding appliance can be placed anywhere in the outdoor living space. The classification is more than cosmetic. Built-in fridges are front-vented so they require little to no clearance on the top, sides, and rear of the unit. Freestanding models still can be positioned beneath island countertops, but they require at least one inch of ventilation on all sides.

Material of choice

To withstand the elements, an outdoor refrigerator must be rust-resistant. For that reason, almost all are constructed of stainless steel. But all stainless is not created equal. Buyers are urged to seek out grade 304 stainless, also called 18/8, because of the alloy's higher resistance to corrosion. Less-expensive fridges will be made from plastic-wrapped steel or grade 430 stainless, a ferrous metal that is susceptible to rust.

Size/capacity

Outdoor fridges are more compact than the fridge/freezer combos found in kitchens. The most common measurement is 24 inches wide by 34 inches tall with an interior capacity of 5.5 to 6 cubic feet. Slimmer 15-inch-wide models with about 3 cubic feet of interior space are also available.

Some shoppers prefer the slide-out convenience of refrigerator drawer units. Sold in two- or three-drawer configurations, these built-in units occupy the same dimensions as a 24-by-34-inch fridge.

Features

Outdoor fridges are simpler units than their feature-rich indoor counterparts, although most have an adjustable thermostat, automatic defrost, adjustable shelves, an interior light, and four leveling legs.

Units sold as "refreshment centers" or "wine coolers," explains Storch, function exactly the same as those sold as fridges. The major differences are that these models often feature insulated glass doors and beverage-specific shelving. Wine, for example, is stored on its side on glide-out wooden shelving. Parents of small children should seek models with locking doors.

Price/warranty

UL-approved outdoor refrigerators start around $550 for a basic unit with white plastic door panel and manual defrost freezer. The jump to $700 buys a sleek, stainless steel appliance with roomy interior space, mainly at the cost of the small freezer compartment, which is not present on finer models.

For a sharp, glass-fronted beverage cooler, expect to pay at least $900. If the idea of a double- or triple-drawer fridge sounds appealing, expect to pay between $1,800 and $3,000. Units approved for outdoor use typically come with a warranty that covers parts and labor for one-year and the compressor for five. Installing an "indoor" fridge outdoors will likely nullify the warranty, notes Storch.

Energy use

According to the EnergyGuide label on Energy Star-rated outdoor fridges, these units have an estimated yearly operating cost of around $35. But Storch says those estimates can be misleading. Outdoor temperatures, exposure to direct sunlight, and even proximity to the barbecue all will affect those figures. To keep energy costs low, maintain proper ventilation and position the unit in the shade and away from grills, pizza ovens and fireplaces.

End of season

Outdoor refrigerators are not designed to function in temps below 40 degrees. Homeowners in cold climates are advised at season's end to empty the unit's contents and unplug the appliance from the electrical outlet. To inhibit the growth of mold, Storch suggests inserting a small spacer between the door and frame before taping it shut. Freestanding units should be covered to protect them from the elements and debris. By: Douglas Trattner

Buying Investment Property in Burnt Hills NY

Boost your odds buying a successful investment property in Burnt Hills NY

Search For Homes in Burnt Hills NY

Whether you are buying an investment property, starter home, or relocating for a job, the next home will not likely be your last purchase. That is why it is important to go house hunting with successors in mind. Here are some tips when buying an investment property to keep in mind for resale value:

#1 Central Air. A majority of buyers want a cool house. Central Air is the most wanted feature, with nearly three quarters ranking it very important according to the National Association Realtors survey. Central Air can be a pricey add on to a home, especially when the home does not have hot air.

#2 Essential Storage. While curb appeal and decor is important, what they can't see is just as important. 50% of buyers want a 2 car garage or more and more than 57% want a walk in closet in the master bedroom.

#3 Modernization. The eco-friendly home gets high ratings from buyers. Over 46% of buyers look for energy efficient features such as windows, Energy Star Appliances, and well maintained HVAC systems.

#4 Exterior Superiority. When buying an investment property what is on the outside counts. Half of all buyers want a backyard. Approximately 36% of all buyers want a privacy fence for their children and pets.

Also remember the importance of "Location, Location, Location." Location can change the resale value of a home. You may want to search for investment properties off the main road. Research the local school district. Burnt Hills Balllston Lake Central School District has an excellent reputation.

Buying an Investment Property in Burnt Hills

Tips to consider before making the decision. Boost your odds for resale when buying an investment property.

Getting the Best Work from Your Contractor. Todd Stewart of Stewart Construction Inc, Custom Home Builder in Burnt Hills NY. New Construction Homes for Sale in Burnt Hills NY.

Working with a contractor takes effort and know-how in order to keep your project on time and on budget.

It's much easier to nip problems in the bud, so try to be proactive about checking the contractor's work. Image: © Masterfile

Getting the Best Work from Your Contractor. Todd Stewart of Stewart Construction Inc, Custom Home Builder in Burnt Hills NY. New Construction Homes for Sale in Burnt Hills NY.

You've chosen a great contractor, you have a clear and well-designed project plan, and now you're ready to sit back and watch your dreams become a reality. Unfortunately, the hardest part of your job has yet to begin. No matter whom you've hired to construct your home improvement project, you're going to have to actively manage the process in order to keep it on target, on time, and on budget.

Get apathetic or lose your focus for even a single day and you may pay for it-quite literally. Here's what you need to know to stay organized and maintain strong communications with your contractor and construction team.

Avoid allowances

An allowance is a line item in the contractor's bid for something that's yet to be determined. Let's say you haven't chosen your plumbing hardware for your new master bathroom or the decking you'll use for your new three-season porch. The contractor will put a number in the budget as a placeholder. But with such a wide range of price points for these products, his guess may be far lower than what you wind up spending, which can lead to cost overruns. Try to eliminate allowances by sorting out all of your material and product selections before the contractor gives you an itemized bid for the job. Otherwise, at least do enough shopping to give the contractor an accurate ballpark price for the materials you're considering.

Establish a communication routine

Ask the contractor how he prefers to communicate with you. Depending on the size of the job and how his team operates, he may say that he'll be on site to talk with you every morning before you leave for work. He may give you his cell phone number and say, "call me anytime," or tell you that his foreman can handle whatever comes up. In any case, try to meet with the project leader at least once a day. This is an opportunity for you to hear progress reports and find out what work is scheduled over the coming days-and to ask your questions and voice any concerns you have.

Getting the Best Work from Your Contractor. Todd Stewart of Stewart Construction Inc, Custom Home Builder in Burnt Hills NY. New Construction Homes for Sale in Burnt Hills NY.

Keep a project journal

Part scrapbook, part diary, part to-do list, a project journal will help you stay organized. Use a notebook to record progress, note things you want to ask your contractor, jot down ideas, record product order numbers, and anything else that comes along. It'll help you keep things on track, communicate with the team, and provide a record of exactly who said what when-which could help you iron out disagreements later on.

Track all changes in writing

No matter how thorough your planning is, your home improvement job will inevitably evolve as it moves along. You may encounter unforeseen structural issues, or you may decide to include additional work as you see the project take shape. Any good contractor can handle these changes-just make sure that he bids them in writing first. Tell the contractor at the outset (and put in the contract) that you want to sign off on written change orders for anything that's going to add to the bottom line of the job. That means he has to give you a bid (a description of the change and a fixed price for what it will cost) and you both have to sign it before the work is done. This eliminates the risk of expensive changes happening without clear communication about how much more you're spending, and it helps you keep track your bottom line from one change to the next.

Check their work

It's much easier to nip problems in the bud than to undo mistakes after the fact, so try to be proactive about checking your contractor's work. As fixtures arrive on site, compare the model numbers on the boxes against your receipts, invoices, and the contractor's bid to ensure that the right product was delivered. As walls get framed, check their locations and the locations of window and door openings against the blueprints. To the extent that it's possible, conduct these investigations after hours or during lunch breaks so you don't seem like you're looking over the workers' shoulders (even though you are).

Pay only for completed work

Money is power. As soon as you've paid the contractor, you no longer have the upper hand, so it's crucial that you keep the payment schedule in line with the work schedule. The contract should establish a series of payments to be made when certain aspects of the job are completed. For example, your contract could stipulate that you'll pay in three equal installments, with the last payment to be made after the project is complete, and after you and your contractor agree the work is satisfactory. Never put down more than 10% upfront; that's too much cash to hand over before any work is complete. Your contractor should be able to get any necessary supplies on credit.

Be a good customer

One of the best ways to get quality work out of a construction crew is to make them enjoy working for you. That means being decisive with the contractor-and giving him a check promptly at the agreed-to points in the project. It also means being friendly and accommodating of the workers in your house: designating a bathroom that they can use, greeting them by name each morning, and perhaps serving them cold lemonade on a hot day. Complimenting their work (as long as you feel it's worthy of praise) can be a great way to motivate them to do their best for you. By: Oliver Marks.

Getting the Best Work from Your Contractor. Todd Stewart of Stewart Construction Inc, Custom Home Builder in Burnt Hills NY. New Construction Homes for Sale in Burnt Hills NY.

Wildlife Pest Control for Your Community. Todd Stewart of Stewart Construction Inc, Custom Home Builder in Burnt Hills NY. New Construction Homes for Sale.

Uncontrolled wildlife can wreak havoc in your community. Here's what you can do to improve local pest control.

An urgent situation, such as a coyote killing small dogs in the area, should be handled by the police or animal control officers. Image: U.S. Fish and Wildlife Service

Wildlife Pest Control for Your Community. Todd Stewart of Stewart Construction Inc, Custom Home Builder in Burnt Hills NY. New Construction Homes for Sale.

Are droppings from a multitude of Canada geese covering the patios in your neighborhood, while uncontrolled deer populations strip gardens bare, and skunks roll up your turf to get at the grubs below? Before reaching for your shotgun, try these simple steps for dealing with nuisance wildlife.

Nuisance or health and safety issue?

First, consider whether your wildlife issue is an immediate health and safety issue or a less serious nuisance problem that doesn't immediately threaten community members, suggests Paul Curtis, an associate professor and extension wildlife specialist at Cornell University.

"If a coyote is in the area and killing small dogs-as happened recently in New York State-you should call the local police or animal-control officer to deal with the situation," he says. But if you have a non-urgent problem, like an urban crow roost, you have more time to get local officials to tackle the issue.

Work with local officials

Bring local officials into your wildlife pest-control problem from the very beginning. Start with the lowest level of government and work your way up. For example, if you have rats and you live in a condominium or neighborhood with a homeowners association, contact the board of directors to see what they are willing to do.

If a pest problem is community-wide, the best way to solve it will involve tactics that target the entire community. Some communities contract with private vendors supplying wildlife control services. The Internet Center for Wildlife Damage Management lists U.S. wildlife-control professionals, along with tips for finding the right contractor.

Wildlife Pest Control for Your Community. Todd Stewart of Stewart Construction Inc, Custom Home Builder in Burnt Hills NY. New Construction Homes for Sale.

Don't assume that you can simply kill an animal that's bothering you-it may be a federally protected species. Ask town, county, or other local officials whether the animal you're trying to control falls under the jurisdiction of the local, state, or federal government.

If the animals causing trouble in your neighborhood are federally protected, then your local officials will have to consult with their federal counterparts at the USDA's Animal and Plant Health Inspection Service to create animal control plans.

If the animals are not protected, the local government can decide how to deal with them.

Whether or not the animal is federally protected, local officials are in the best position to bring together all interested parties in a community, reducing conflict as animal-control planning progresses.

"People have very strong feelings about wildlife control-especially related to deer and geese. So it's important to try to work out differences from the beginning," Curtis says. "In the end, we all have the same goals: to find the best way to coexist with the wildlife around us." By; Sue Mellen

Wildlife Pest Control for Your Community. Todd Stewart of Stewart Construction Inc, Custom Home Builder in Burnt Hills NY. New Construction Homes for Sale.