Bristow, VA

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.

Braemar Townhouse Report: January-February 2012

I think it's safe to say that the mild winter of 2011-2012 is behind us. Spring has sprung in Braemar. Flowers are blooming much earlier this year as a result of unseasonably warm temperatures we saw in the first two months of the year. Not only were January and February good to us weather wise, the sales activity for Braemar townhouss was quite favorable. So are you ready for some good news? I hope so. As usual, the stats for Braemar townhouse sales are divided into two categories: Garage and No Garage.

To start, Townhouses with No Garage saw five resales in the first two months of the year. The high sold price was $265,000 and the low sold price was $212,000. The average of all five sales gives us our new average market value for No Garage Townhouses of $239,000. That's a 2% increase since last report. And since there were no resales of No Garage Townhouses in January and February 2011, we have no year to year comparison.

If you placed your No Garage Townhouse on the market, priced to current market conditions, you could expect it to be under contract in an average of under three weeks. You could also expect a buyer to ask for an average of 1.5% of the sales price in closing cost assistance.

Garage Townhouses in Braemar saw only one resale in the first two months of the year. It's sold price becomes our new average market value of Garage Townhouses: $262,000. That represents over a 3% increase since last report and a 4.5% increase since the first two months of 2011.

If you placed your Garage Townhouse on the market, priced to current market conditions, you could expect it to be under contract in an average of over one week. You may also land a buyer, in this competitive marketplace, that doesn't require closing cost assistance.

The next Braemar Townhouse Report will be out in May and will detail sales from March and April. Until then, if you are thinking of selling your Braemar townhouse, I'd be happy to give you an estimate of your home's specific value in the market. No matter your equity position I can help. I've been a full-time Bristow real estate agent and Braemar resident since 2005; and a Short Sale Agent since 2007. No one knows Braemar better!

Chris Ann Cleland, Associate Broker-Licensed in Virginia, Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com, www.NVARealEstate.net, www.SellingBraemar.com

Statistics compiled by Chris Ann Cleland using the MRIS (Metropolitan Regional Information System)

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You can see the most recent property values in Braemar by clicking the links below:

Arista Series (large single family homes built by Brookfield Homes)

Carriage Series (smaller single family homes with detached garages, Brookfield Homes)

Courtyard Series (executive style homes, five to a private driveway, Brookfield Homes)

Heritage Series (mid-sized single family homes, Brookfield Homes)

Condo Quarterly (condos known as Barrhill at Inverness Village)

Unmasking a problem is what I usually do on new construction inspections. Well, it's more like unmasking problems.

It was the usual rigmarole. A couple of hours before the inspection I was asked to send all kinds of licensing and insurance criteria the builder did not think I would have. Well, I do, and even carry copies with me!

As a part of the inspections, I test the appliances.

But before I do, surely the installations must be investigated.

For instance, before I turn on the dishwasher, I check to make sure it is secured either to the counter top or the cabinet.

Often the dishwasher rocks and rolls.

In this case, it was secure and THEN a moment later began to rock and roll!

I thought, "Did I break the installation?"

The builder wouldn't like it at all if I broke something!

Looking underneath I saw how this dishwasher was secured.

WITH MASKING TAPE!

That's a new one for me! And why use masking tape when there is good old duct tape! Or even liquid nails! Or the all-important drywall screws!

Now, you must know, this is one of the many things that were still on the supervisor's list to do "later that day..." I hear that all the time!

And that's despite being "ready" for the home inspection. Now obviously somebody situated the dishwasher where he wanted and then taped it. Did he really plan to get to it later or was this his way of checking this off his list as done?

We won't know! It's going to get done now!

My recommendation: yet again we show how important it is to have a home inspection on new construction! I really look forward to them! They are always, shall we say, revealing!

Braemar Property Values: January-February 2012 (Heritage Series)

In the last couple months I have seens some fabulous Heritage Series homes come on the market in Braemar. This afternoon I had the opportunity to see one that was hands down the best done Yardley I have seen in a long time. I am sure it will be under contract in a matter of days and will make a great comparable for next report. For now, let's focus on sales from the first two months of the year in the Heritage Series. These are the mid-sized single family homes in Braemar, built by Brookfield, that include the following floor plans: Exeter, Yardley, Zachery and Waverly.

There were two Yardleys that sold in February. Their prices could not be any more different and obviously reflect the difference upgrades and condition can make in a home. The high sold price was $440,000. The low sold price was $340,000. They both offered the same amount of finished square footage, but varied in lot desirability, condition and upgrades. The average of these sales gives us our new average market value for Braemar Heritage Series homes of $390,000. That's over a 1.5% decrease since last report, but over an 18% increase since the first two months of 2011.

If you placed your Yardley, Zachery, Waverly or Exeter on the market and priced it current market conditions, you could expect it to be under contract in an average of two weeks. You could also expect a buyer to ask for an average of nearly 1.5% of the sales price in closing cost assistance.

The next Braemar Property Value Report will be out in May and will detail sales from the months of March and April. Given the homes I'm seeing go under contract, I think we will see an nice increase in average market value next time. Until then, Until then, please call me if you are thinking of selling your Braemar home. I'd be happy to do a free market analysis of your particular Braemar home's worth in today's market. As a Braemar resident and full-time Bristow real estate agent since 2005. I've also been a Short Sale Agent since 2007, so I can help you sell no matter what your equity position. And remember, no one knows Braemar better!

Chris Ann Cleland, Associate Broker-Licensed in Virginia, Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com, www.NVARealEstate.net, www.SellingBraemar.com

Statistics compiled by Chris Ann Cleland using the MRIS (Metropolitan Regional Information System)

____________________________________________________________

You can see the most recent property values in Braemar by clicking the links below:

Arista Series (large single family homes built by Brookfield Homes)

Carriage Series (smaller single family homes with detached garages, Brookfield Homes)

Courtyard Series (executive style homes, five to a private driveway, Brookfield Homes)

Braemar Townhouse Report (no garage and garage townhouses)

Condo Quarterly (condos known as Barrhill at Inverness Village)

Spring has officially begun in the Braemar real estate market. With January and February behind us, let's take a look back at the resale activity for Braemar homes in the Courtyard Series. For those who are unfamiliar with Braemar Courtyard homes, they are characterized by their near zero lot line lots and five homes clustered around a private courtyard driveway. The models of Courtyard homes include the Arlington, Ballston & Clarendon.

In the first two months of 2012, there was one resale of a Braemar Courtyard home. And for anyone who follows this report, you'll appreciate that there was at least one sale to report. Many are the reporting periods where we have nothing to report. This time around, a Ballston sold in January. It's sales price of $320,700 becomes our new average property value, That's about a 3% decrease since last report and nearly a 10% decrease since the first two months of 2011.

If you placed your Braemar Courtyard home on the market, priced to current market conditions, this report sets the expectation that your home would be under contract in an average of just under two months. And the market being a bit competitive, you may not have to assist a buyer with closing costs at all.

The next Braemar Property Value Report will be out in May and will detail sales from the months of March and April. Until then, if you are thinking of selling your Courtyard home give me a call. I've been a full-time Bristow real estate agent and Braemar resident since 2005 I've also been a Short Sale Agent since 2007. No matter what your equity position I can get your Braemar home sold as quickly as possible and for the maximum dollar amount. Remember, no one knows Braemar better!

Chris Ann Cleland, Associate Broker-Licensed in Virginia, Long & Foster REALTORS®

703-402-0037, ChrisAnn@LNF.com, www.SellingBraemar.com, www.NVARealEstate.net

Statistics compiled by Chris Ann Cleland using the MRIS (Metropolitan Regional Information System)

____________________________________________________________

You can see the most recent property values in Braemar by clicking the links below:

Arista Series (large single family homes built by Brookfield Homes)

Carriage Series (smaller single family homes with detached garages, Brookfield Homes)

Heritage Series (mid-sized single family homes, Brookfield Homes)

Braemar Townhouse Report (no garage and garage townhouses)

Condo Quarterly (condos known as Barrhill at Inverness Village)