Proven Methods For Pressure Washing Houses

The X-Jet is named that because it is an "external" injection system, introducing the cleaner to the water after all of the hoses and fittings. Using an X-Jet prolongs the life of all of your wear items such as hoses and quick-connects.

Always soap from the bottom up and rinse from the top down. You can apply a strong cleaner to the surface of the house and let it sit for about ten minutes before rinsing it off.

You can accomplish the job with many different ingredients, but degreasers and sodium hypochlorite are the primary ingredi5B4ents that most professionals rely on. Our experience led us to preference for a butyl-based degreaser for its terrific results on the hydrocarbons that make the atmospheric dirt stick to the house surface.

When power washing with an X-Jet, you automatically dilute the cleaner at some ratio. If you have to dilute a product before you run it through your X-Jet, the math can get pretty confusing. Let's start with the basics of x-jets, and advance to Combination Ratios.

The X-Jet is simply a chemical delivery system disguised as a pressure-wash tool. While keeping you off of ladders for housewashing, it will deliver any chemical to places up to 40 feet up in the air without requiring that chemical to go through the pump, hoses, fittings, etc. The term we have coined for this is "external injection". Instead of replacing brass QC fittings in as little as three months or replacing hoses as frequently as once each year (which happens when you downstream strong cleaners) these wear items can last for years when all they ever touch is water. In the end, owners of X-Jets stay off ladders more often, save lots of money on replacement parts, and save time and labor dollars.

We even demonstrated the X-Jet for our Work Comp carrier and got our premium reduced because it indicated that we would not normally use a ladder for a housewash job.

There are two inherent difficulties to overcome when you begin using this tool, however.5B4 One of these problems is the math of double dilutions. The other is mobility while working on large areas (like washing houses).

The double dilution math problem happens when you must first dilute a concentrated cleaner before putting it through the X-Jet (which dilutes the product a second time). Some of us have a hard time with ratios and proportions and proper dilutions, and double-dilutions are doubly hard to think through.

When you use an X-Jet (and you are using detergent concentrates for their cleaning power and low cost) this can all be just too much math. Many contractors just experiment until they find a mix that works, but there is a better, more exact way to look at these complex dilutions.

Let's say you want to use Power House siding cleaner (which is so concentrated that the label advises not to use it on painted surfaces at a dilution less than 15:1). That means 15 parts water to one part detergent. With an X-Jet and this powerful cleaner, you have several options to get the desired results.

We will figure on using our 4 GPM power washer. (X-Jet proportions change according to the GPM of the equipment.) Let's also not worry too much about being exact. If we are aiming for 15 : 1 and can easily get to 16 : 1, then we just ought to accept 16 : 1 as "close enough".

Under the 4 GPM column in the X-Jet directions, we see the following:

No proportioner: 1.6 : 1

Grey 2.5 : 1

BlackB68 5 : 1

Beige 10 : 1

Red 16 : 1

...and so on.

What options do we have? Well, we could dilute the product 10 : 1 and then run it through the X-Jet with no proportioner and get 16 : 1. Or we could just drop the X-Jet hose directly into the jug of cleaner and use the red proportioner, which delivers 16 : 1. Those two are the easy ones.

If the only proportioner I could find that day was the grey one, the math would get a little harder. In order to end up with 16 : 1 as my dilution, I would have to dilute the cleaner to some level. The math is not hard, just unfamiliar. In that case, I know that I want to deliver 15 gallons of mix for every gallon of concentrated cleaner that I use. If I use the grey proportioner (2.5 : 1) then I divide the 15 gallons that I want to end up with by the 2.5 ratio of my proportioner. That tells me that I must start out with 6 gallons of diluted cleaner - made from one gallon of my concentrated Power House. Adding 5 gallons of water to one gallon of Power House will give me 6 gallons of cleaner, which the X-Jet will further dilute to 15 gallons of cleaner with the 2.5 : 1 grey proportioner.

How many gallons of cleaner should you plan for any job? A universal number for using quality concentrated cleaners is that, in their final dilution, they will cover about 150 square feet per gallon. If the surface to be cleaned is about 3000 square feet, then you will need about 20 gallons of cleaner (3000 / 150). So, if the house we are washing has about 2400 square feet of surface area (a good typical size), we will need (2400 / 150 =) about 16 gallons of cleaner.

Let's also assume that the recipe we are going to use is the following: 1 Part Power House

+ 2 Parts 12.5% Bleach

+ 7 Parts water

= 10 Parts of cleaner

Applied with no proportioner in our X-Jet, meaning that we dilute this to 1.6 : 1, the 10 Parts of cleaner mix we start with becomes 16 Parts of cleaner applied to the surface. This is the right amount for the 2400 square foot house we used as our example.

This recipe results in the Power House ending up diluted to 15 : 1 (15 Parts water and bleach to 1 Part Power House). It also ends up with the bleach at a 1.8% concentration (14 Parts water and Power House to 2 Parts 12.5% bleach) which is plenty strong enough for most situations.

Obviously if you have a power washer that only puts out 3 GPM, your ratios change (and so should your recipe). You will still need the same number of gallons (16) to clean the surface. The X-Jet (without any proportioner) on a 3 GPM power washer will dilute the cleaner by a ratio of 1.2 : 1 (as opposed to 1.6 : 1). That means that we need 13 gallons of cleaner to do the same job. (16 / 1.2 = 13).

In that situation, creating a recipe is simple. The recipe above results in 10 gallons of cleaner with the ingredients in the right ratio. We5B4 need to end up with 13 gallons of cleaner, so we have to use 1.3 times as much of each ingredient to get the proper result. Here is the easy conversion:

1.3 gallons of Power House

+ 2.6 gallons of 12.5% bleach

+ 9.1 gallons of water

= 13 gallons of cleaner

Once you have nailed down your house washing formula, you are ready to start work. Here is where "mobility" becomes an issue. Most contractors start out with an X-Jet and no accessories, because they are unfamiliar with the product and the potential. We see people concentrating on getting the lowest price on the internet for the tool, but not talking to someone experienced at how to use the tool to its fullest capacity. The dealers who have never walked in wet boots just don't understand how important those accessories are.

The top item on the list is the spill-proof Closed Pail System . This is a 5-gallon pail that is completely closed and cannot be spilled (even if it is tipped over). You simply detach the mushroom filter from your X-Jet siphon hose and attach that siphon hose directly to the tube coming out of the spill-proof jug. The tube runs down to the bottom of the 5-gallon container, so you always pull cleaner from the bottom of the pail. The container, when full, weighs about 40 pounds, which is easy enough to carry from one side of the building to the next. It will carry enough soap so that you will probably only refill it once to comple5B4te the average house wash (particularly if you are using one of the proportioners). If you accidentally pull the hose and tip the jug over, your cleaner will stay in the jug and your X-Jet will continue to siphon out cleaner at the proper ratio.

The manufacturer used to make a backpack container, but there were always inherent problems using a backpack. I know, through a very personal experience, that backpacks develop leaks over time. You don't want something that will clean a house dripping down into your personal areas. The new closed-system pail is about half the price of the old backpack system, and much safer to use.

If you have questions about how to use an X-Jet or where to buy one, please call us or look online at the Sun Brite Supply web store.

By the way, consider adding extras like 4 ounces of Wet Wax to make your house-wash mix 'special' for your customers. The Wet Wax adds a soft sheen on aluminum or vinyl siding that will look great for several weeks. This will help you get more jobs in the neighborhood. Since you don't charge extra for the addition of the wax, people are pleasantly surprised by the nice appearance it leaves over ordinary house washes. Four ounces of Wet Wax could cost you as little as 60 cents. Another great adder to customize your mix is to add 4 ounces of SoSoft Rinse Aid. This allows the windows to rinse almost spot-free - a great "up-sell". We charged customers when we added the rin5B4se aid to the final rinse of the house, but I know several contractors who just throw it in as a part of their service. This is something that costs as little as 40 cents per house, so you can economically include it in your mix without charging extra.

Finally, consider cleaning the outside of the gutters as an extra-charge service. Gutter Zap and your X-Jet make an unbeatable team for that job. Expect to be able to remove about 90% of those pesky black streaks without ever getting on a ladder!

In all, washing a house with an X-Jet is economical from a labor/time perspective - with most jobs only taking an hour to do (or up to two hours for very large homes). The cleaner mix is inexpensive as well.

EXAMPLES:

Example 1: For our illustration, we will use Power House concentrate for a house wash. This cleaner's label advises you to dilute the product at least 15:1 before applying to a painted surface. To use Power House straight from the jug (full-strength), you could simply use the XJet with the red proportioner and get an application @ 16:1 (which is fine).

Example 2: If you have lost your red proportioner, you could add 1 gallon of water to 1 gallon of Power House and then use your beige proportioner. Because you "cut" the cleaner 1:1 before it went through the X-Jet at 10:1, you would actually end up applying at a final ratio of 20:1 (which is OK).

Example 3: If you didn't have any proportioner, you 5B4could "cut" the product by mixing 9 gallons of water with 1 gallon of Power House. By the time it ran through the X-Jet @ 1.6:1, your final application rate is actually 16:1.

The math here can be complex and confusing at first, but look at it this way. If you add up the total number of gallons resulting from the first cut of the product, and then multiply that number times the ratio of the X-Jet proportioner you select, you will find the overall dilution rate. In Example 2, the first cut produces 2 gallons of diluted cleaner. Running those two gallons through a 10:1 ratio gives you the 20:1 final ratio. In example 3, which is a little harder to understand, you have to see that you have 10 gallons of diluted cleaner which you then run through your X-jet at 1.6:1 - which gives you a final ratio of 16:1.

So let's put all this higher math to some practical use:

For discussion purposes, assume that you will use about 10 gallons of this cleaning mix to completely wash a 3-4 bedroom (2400 sq. ft.) ranch house. You can easily clean 5 or more of these houses with a single jug of Power House.

To make a KILLER STRONG housewash product using Power House and 12% bleach, mix 1 gallon of Power House with 5 gallons of water and 4 gallons of 12% bleach. That gives you 10 gallons of cleaner, with the Power House diluted to 10:1 and the bleach is cut down to 4.8%. Running that through the X-Jet with no proportioner (1.6:1) gives yo80Du a final dilution on the Power House of 16:1 and cuts the bleach to 3%. This is the strongest solution of bleach you should ever use to wash the dirtiest, moldiest house.

To make a NORMAL housewash product that still foams and cleans well, make a mixture of 1 gallon of Power House, 7 gallons of water, and 2 gallons of 12% bleach. Once you put this mix through the X-Jet with no proportioner, you end up with the Power House at 16:1, which is great. The bleach will end up at 1.5%, which is ideal too.

Peter Marentay, Owner of Sun Brite Inc.

Mr. Marentay joined Sun Brite Inc. in 1998 and immediately created a new division of the company - Sun Brite Supply. Since that time, SBS has become one of the fastest growing suppliers of specialty products to the pressure washing industry.

Pete co-authored the Power Washers of North America Wood Certification course and is currently a PWNA Certified Instructor. PWNA Certification is available separately for those interested at the end of the class.

Pete has taught this 4-day hands-on class since 1999. The important focus of this 4-day course is Profitability.

Pressure washers Toll-free 1-877-5-SUPPLY or 1-877-578-7759 Phone (770) 277-9924 Fax (770) 277-1612 Address: 361 Pike Boulevard, Suite 240 Lawrenceville, Georgia 30045

Children's Bedroom Ideas For When Stepchildren Come To Stay

Every few months we are bombarded with divorce statistics and reports of how family life is changing. This probably sounds a bizarre topic for an interior design article, but the changing face of family life can throw up some real design challenges.

Let me outline a recent project I worked on for a family in Brighton and I'm sure it will either be relevant to you or you will know a family just like this.

My clients have two young children and live in a four-bedroom house. Both the parents also have children from a previous marriage, one of which (in their late teens) lives with the family and two of which regularly stay for weekends. Therefore, on some weekends, there are seven people in a four-bedroom house.

The challenge the family set me was to review the space available to them and to try and create a personal space for everyone. Not easy when two of the children only visit every other weekend, but critical that when they do, they feel at home and integrated into the family.

Here are some of the top tips I learned from that project which I've since passed onto other clients and hope they are of use to you too.

1. A tip which applies in every situation, but which is particularly important when space is really at a premium is de-clutter as much as possible. A good rule is for every new item you buy, remove an old one.

2. Rooms fulfil many purposes today, for example, lots of families who have a separate dining room, may also decide to use this room to house a communal computer and study area. Don't allocate too many uses for any one room. In my view, a room can only have two purposes effectively, decide at the outset and stick to it.

3. If you have a wide hall way, or landing, consider placing the family computer and desk in this space. This can be a really effective use of space, particularly if your budget extends to buying some really smart shelving to keep clutter to a minimum. It also has the advantage of keeping computers out of children's bedrooms, which is the preference of some parents.

4. Bunk beds are always a good solution if you have siblings sharing, but can also be really useful if you have step-children regularly visiting. Whilst sounding a small point, allowing children to choose their own bedding to match the overall colour design of the room can help to transform even that small area into personal space. Good quality bunk beds can be divided into separate single beds, so offering a versatility that may prove useful as children grow older and older ones leave for university.

5. Choose storage solutions carefully. If visiting step-children do not have their own room, it is really important that they have some space to store their belongings so that they do not constantly feel as though they are living out of a suitcase. On my project, I found the classic Cilek bookcase design invaluable as it is thin, but tall with a mix of cupboard and shelf based storage.

6. On my project, I could not believe the number of duvets and pillows my clients had, with summer and winter versions, storing them took up a surprising amount of space. I'm a real fan of the vacuum based storage bags that are now widely available. In my view you should only reduce duvets/pillows by 50% of their size if you want them to "bounce back", but even this can make a real storage difference.

I hope that you find some of these tips useful. I'm always keen to hear your tips for design and can be contacted at susang@srbworld.com.

Susan is the founder of East-Sussex based interior design consultancy Interior Motives. Susan acts as a consultant designer to http://www.srbworld.com and works closely with the srbWorld team in the development of their children's bedroom furniture and accessory range here -> http://www.srbworld.com/Department/childrens-bedroom-furniture.aspx

Planting Bulbs - Part 3 - Watering, Removing Foliage

With fall on the way, it is time to consider planting bulb flowers that we want for spring blooming. Bulbs are one of the best flower investments for the cost, properly cared for they will provide spring color in your garden for years.

Watering Bulbs

It is important that after planting any spring flowering bulb that the beds be watered. Watering aids in settling the soil and provides the moisture necessary to commence root growth. Bulbs that are planted in the fall must commence to root before the cold weather sets in. Over watering at this time or any time can create bulb rot avoid over watering. Drip irrigation works very well with all bulb plantings.

If your soil is dry, you should commence watering spring and summer plants as soon as the first flower buds appear on the plant. Do not just water the surface! The larger plant bulbs were planted 6 to 8 inches deep and water needs to permeate the soil to below that depth in order to reach the new root growth.

Continuous watering is needed throughout the growth of the plant from bud to bloom and early foliage, the plant needs approximately 1 inch of water per week (rainfall or supplemental watering). Try to keep water away from the blooms. If you are providin929g supplemental watering, use a drip irrigation or a soaker hose aiming the water at the base of the plant.

Shallow planted bulbs such as alliums will quickly rot if over-watered in the summer heat.

Removing Foliage

Spring flowers create a beautiful garden, with a wide variety of colors, shapes, and heights that is, until the blooms die, and you are left with a very unappealing quantity of green foliage. Although this could be unappealing, the foliage should not be cut or mowed until it turns a shade of yellow and dies naturally.

Little aesthetic problems are caused with the smaller bulbs such as snowdrops and squill as the foliage on these plants dies quite rapidly. Tulips and daffodils have much larger bulbs and much hardier and larger stocks of foliage. These plants may take several weeks to die naturally. Cutting the foliage prematurely can cause damage to the bulb and prevent it from growing next year. After flowering, the plant needs the green leaves to manufacture food (photosynthesis) that is then stored in the bulb for next years growth. Prematurely cutting the foliage means that the plant can no longer manufacture nutrients.

If the foliage is a visual concern, you can divert attention from the foliage by planting bulbs in between colorful annual plants.

For additional information on Planting Bulbs
Part 1 Soil Preparation, Fertilizing;
Part 2 Planting Location, Planting Depth;
Part 4 Staking, Mulching, Storing;

For additional information on gardening and landscaping or other home renovation projects, visit Renovation Headquarters.

Gorilla Ladder - Discover The Many Benefits Of These Amazing Ladders And Why You Need One

If you are looking for a ladder that does more than just stand against a wall then look no further than a multiple position Gorilla ladder. You can find them in aluminum or fiberglass, which will assure you of strength and durability. There are 3 sizes in the aluminum and 2 in the fiberglass. For the general homeowner a 13' will probably be sufficient.

These versatile little climbing frames can be used as a flat extension type, a two sided A frame, can be divided into two smaller A frame versions so as to support a plank or scaffolding and it can also be used on uneven ground such as stairs. All of these positions can also be extended to different heights. Twenty-four versions in all.

Of course, by having something so versatile you will need to pay more than for the standard option. But when you think of how much use you will get from one of these it will be worth every cent that you pay. You will also be happy to know that they fold up to a conveniently small size for easy storage. That, in it self is a bonus.

You probably have already heard of The Little Giant multi-purpose folding option and how versatile it is. Well, in comparison the Gorilla option is much cheaper and yet just as well made with just as many multiple positions as well as a lifetime limited warranty. Of course if you are looking for something specific and not multiple functioning then you will also be happy to know that there are stepladders, single sided, double sided and extension options for you to choose from as well.

So whether you are a home handyman, a tradesman or an industrial business then there is still something for you. In fact, even the lady of the house can do with a nice stepladder for the kitchen. I know that we have been extremely happy with our multiple position Gorilla ladder not only because it is a great product but also because it really is value for money.

For more detailed information on selecting and buying a gorilla ladder try visiting http://www.discountladderguide.com, a popular website that provides heaps of ladder buying tips and advice.

Living Up With The Modern Bathroom Designs

Bathroom designs are constantly changing from time to time. The furniture and sanitary ware are innovated to fit the modern trend.

Modern bathroom design when it comes to color is more natural. Prints and patterns are becoming the favorites. There are also some who prefers to use floral patterns. These designs can still be incorporated with solid colors but not that much. Solid colors are still around but just to accentuate the modern designs.

The vanities or storage places in the bathroom are also a hit. There are different designs and styles that fit your design. The regular square shape is still in but there is an added feature such as a different color or design. Hanging vanities are preferred since it takes advantage of space in the bathroom. Another favorite are drawers and furniture which has many shelves.

In line with tapware, the single tap still holds the top place. It is irreplaceable as of this time. The only difference is the square type body.

Basin shapes are totally changing these days. Gone are the square shapes. It is now being changed to softer designs. The designs are egg-inspired and look more round. Floral designs for basins will also come out soon. Basins with pedestal are also widely accepted these days. It fits small-sized bathrooms.

Storage places in the bathroom are taking up fewer spaces. These are now preferred when hanged since it saves more space. The designs are also becoming more striking.

Toilets for this season are more elegant. It59F looks lesser and smaller but still with the same functions others even better. In today's trend, toilets can already be kept within the walls and only the flush button is exposed.

Freestanding bathtubs are the star in today's modern bathroom designs. You can avail of the best looking and most comfortable bath tub within your budget. The favorite bath tub these days are the deep soaker baths. These are bath tubs that suit smaller bathrooms as they make the most of the spaces available. Designs with wood-veneer will some come out and it is predicted that it will be one of he favorites soon.

Showers for this generation are also a hit. Innovations are made such that even low-pressured water areas can provide an efficient water flow even without the use of water pumps.

For bathroom design ideas, visit http://www.bathroomdesignideas101.com

Different Styles of Residential Fencing

Although there are many different types of residential fencing perhaps aluminum is the most popular. This is a galvanized steel product with a hard wearing powder coat finish. It is designed to add beauty and value to residential homeowners. There are a wide variety of styles and colors to select from and any of them will complement any color that you may have on your home. This type of fence is designed with the residential person in mind and provides a level of quality and resilience that the home owner needs. This fence is made for durability to withstand the elements and it is possible to have a special formulated powder coating made to suit your needs.

This power coated system of polyester resin prevents early rusting. This type of fencing comes in eight-foot sections to cut down on time and labor. The posts that are provided will hold the pickets firmly in place and will adapt to any contour of slopes in your landscape. The panels can be secured to the post without any welding and there are brackets provided. Most of these come with a 12 year warranty.

You can find these available from 4 foot to 6 foot high and there are many different colors to choose from. This fence carries very low-maintenance which can free up your time for other things. Whether you need a picket fence or a privacy fence, this fencing can provide what you need. If you have animals that you want to keep in or animals that y46Cou want to keep out, this is the fence that can provide the security for you. With its low maintenance, durability, and appealing look this fence will be a welcome addition to your home. No matter what your needs this fence can provide what you're looking for.

For lots of information on garden fencing and other related topics, visit Fences Guide at www.fencesguide.com

Gorilla Ladder - Discover The Many Benefits Of These Amazing Ladders And Why You Need One

If you are looking for a ladder that does more than just stand against a wall then look no further than a multiple position Gorilla ladder. You can find them in aluminum or fiberglass, which will assure you of strength and durability. There are 3 sizes in the aluminum and 2 in the fiberglass. For the general homeowner a 13' will probably be sufficient.

These versatile little climbing frames can be used as a flat extension type, a two sided A frame, can be divided into two smaller A frame versions so as to support a plank or scaffolding and it can also be used on uneven ground such as stairs. All of these positions can also be extended to different heights. Twenty-four versions in all.

Of course, by having something so versatile you will need to pay more than for the standard option. But when you think of how much use you will get from one of these it will be worth every cent that you pay. You will also be happy to know that they fold up to a conveniently small size for easy storage. That, in it self is a bonus.

You probably have already heard of The Little Giant multi-purpose folding option and how versatile it is. Well, in comparison the Gorilla option is much cheaper and yet just as well made with just as many multiple positions as well as a lifetime limited warranty. Of course if you are looking for something specific and not multiple functioning then you will also be happy to know that there are stepladders, single sided, double sided and extension options for you to choose from as well.

So whether you are a home handyman, a tradesman or an industrial business then there is still something for you. In fact, even the lady of the house can do with a nice stepladder for the kitchen. I know that we have been extremely happy with our multiple position Gorilla ladder not only because it is a great product but also because it really is value for money.

For more detailed information on selecting and buying a gorilla ladder try visiting http://www.discountladderguide.com, a popular website that provides heaps of ladder buying tips and advice.

Big Mold Problems

Different Styles of Residential Fencing

Although there are many different types of residential fencing perhaps aluminum is the most popular. This is a galvanized steel product with a hard wearing powder coat finish. It is designed to add beauty and value to residential homeowners. There are a wide variety of styles and colors to select from and any of them will complement any color that you may have on your home. This type of fence is designed with the residential person in mind and provides a level of quality and resilience that the home owner needs. This fence is made for durability to withstand the elements and it is possible to have a special formulated powder coating made to suit your needs.

This power coated system of polyester resin prevents early rusting. This type of fencing comes in eight-foot sections to cut down on time and labor. The posts that are provided will hold the pickets firmly in place and will adapt to any contour of slopes in your landscape. The panels can be secured to the post without any welding and there are brackets provided. Most of these come with a 12 year warranty.

You can find these available from 4 foot to 6 foot high and there are many different colors to choose from. This fence carries very low-maintenance which can free up your time for other things. Whether you need a picket fence or a privacy fence, this fencing can provide what you need. If you have animals that you want to keep in or animals that y46Cou want to keep out, this is the fence that can provide the security for you. With its low maintenance, durability, and appealing look this fence will be a welcome addition to your home. No matter what your needs this fence can provide what you're looking for.

For lots of information on garden fencing and other related topics, visit Fences Guide at www.fencesguide.com

Fallbrook Church Siding

Gorilla Ladder - Discover The Many Benefits Of These Amazing Ladders And Why You Need One

If you are looking for a ladder that does more than just stand against a wall then look no further than a multiple position Gorilla ladder. You can find them in aluminum or fiberglass, which will assure you of strength and durability. There are 3 sizes in the aluminum and 2 in the fiberglass. For the general homeowner a 13' will probably be sufficient.

These versatile little climbing frames can be used as a flat extension type, a two sided A frame, can be divided into two smaller A frame versions so as to support a plank or scaffolding and it can also be used on uneven ground such as stairs. All of these positions can also be extended to different heights. Twenty-four versions in all.

Of course, by having something so versatile you will need to pay more than for the standard option. But when you think of how much use you will get from one of these it will be worth every cent that you pay. You will also be happy to know that they fold up to a conveniently small size for easy storage. That, in it self is a bonus.

You probably have already heard of The Little Giant multi-purpose folding option and how versatile it is. Well, in comparison the Gorilla option is much cheaper and yet just as well made with just as many multiple positions as well as a lifetime limited warranty. Of course if you are looking for something specific and not multiple functioning then you will also be happy to know that there are stepladders, single sided, double sided and extension options for you to choose from as well.

So whether you are a home handyman, a tradesman or an industrial business then there is still something for you. In fact, even the lady of the house can do with a nice stepladder for the kitchen. I know that we have been extremely happy with our multiple position Gorilla ladder not only because it is a great product but also because it really is value for money.

For more detailed information on selecting and buying a gorilla ladder try visiting http://www.discountladderguide.com, a popular website that provides heaps of ladder buying tips and advice.

Big Mold Problems

How To Install Shower Pan Liners

How to install shower pan liners is the critical skill for building a trouble-free shower. You do have several options for installing a shower pan. Read on to learn the basics of shower liner installation and some of the different options for building a long-lasting shower.

The Traditional Way

If you want a ceramic shower, the traditional way is still the most common way to build a shower pan. The traditional way is masonry construction. A masonry base is built and the ceramic tile is set in place over the masonry base. This method requires some skill and even art. But if you understand the basics, a handy person can install a shower that works right on the first try.

Over a sold sub-floor you build two layers of mortar and then set the tile over the top layer. The drain is a special drain with two layers of drain holes. The first mortar layer is poured and sloped to the bottom drain holes. After that first layer dries, a waterproof vinyl sheet is installed on top of the first layer. This sheet is the real key to waterproofing the floor. The sheet is run up the shower walls and glued to the shower drain base. Over the waterproof membrane goes the top mortar layer. The tile is installed over this layer and grouted in place.

The vinyl membrane is necessary because ceramic tile and grout are not waterproof. The grout especially soaks up water and doesn't stop water at all.

One big plus of traditional construction is that any size or custom layout for your shower is possible.

Fiberglass or Acrylic Liners

Your local building supply store stocks shower liners ready to install. These pans are easy to install and can be used with matching walls or with tile walls. Choose fiberglass or acrylic materials for different looks and quality. The advantage of these shower floors is ease of installation and ease of cleaning. But custom sizes are much more expensive and may not be available in the layout you need. Fiberglass shower floors also are easy to scratch and damage and do wear over time. Ceramic tile cannot be installed over standard fiberglass or acrylic shower pans.

Tile Ready Shower Pans

If you want a traditional looking ceramic tile shower without the construction of the traditional shower pan, choose one of the tile ready shower systems. And these are systems. Most include wall and ceiling component liners as well as floor liners. Most tile ready shower pans include a vinyl pan with a built in drain. The pans are built over a masonry base or over foam support.

The ad1100vantage of these systems is the ease of installing. The skill level is less than the traditional construction. Plus installation is faster since no waiting is required between layers. The downside is cost. The kit often costs as much as a completed traditional installation. Manufacturers of tile ready systems are Tile Redi, Schluter and Wedi. Check your area for installers.

Puzzled about how to build a shower pan liner? Need more information? Visit our site for shower pan tips.

We invite you to visit http://www.installingceramictile.net for answers to your ceramic shower questions.

Al Bullington enjoys using and maintaining ceramic tile showers.

Exterior Wood Built Stairs

Pergo Laminate Flooring - Learn How To Do A DIY Pergo Flooring Installation

Pergo Laminate Flooring is one of the giants in the laminate hardwood flooring industry. The floors are designed for home remodeling DIY enthusiasts, so questions related to installing laminate flooring abound. Pergo Laminate Flooring, Harmonics Laminate Flooring, Armstrong Laminate Flooring and similar products are pounced upon by gleeful, hand-rubbing first-time home remodelers. An average-sized floor can be ready to use and admire within a day - just imagine all the compliments from somewhat green-around-the-gills neighbors...

The days of battling to fit messy, sticky, glued laminate flooring are long gone thanks to ranges such as Pergo glueless laminate flooring planks. The unique tongue and groove designs of Pergo floors simply click together for a perfect finish. This is one of the most gratifying do it yourself jobs to tackle, as progress is measurable and the end result quite spectacular.

Is Installing Pergo Flooring Over Existing Floors Advisable?

The beauty of Pergo Laminate Flooring is that it can be laid directly over ceramic, vinyl, tiles or real wood floors, saving you the trouble of ripping out an old floor first. Make sure that the floor is clean, smooth and carefully sand down any bumps or peaked joints. Carpeting needs to be taken out however. It is always recommended to do fittings of cabinets or cupboards first, before tackling your flooring project. Real hardwood installed over a concrete sub-floor also needs to be removed before a Pergo Laminate Flooring installation.

Do I Need Expansion Room Around The Perimeter Of My Pergo Flooring Installation?

Pergo Laminate Flooring is a floating floor product, meaning that it isn't permanently fixed to the sub-floor area. These ranges expand and contract due to changes in humidity and temperature. It is therefore vital to leave a 1/4" expansion space between the flooring planks and the adjacent walls or cupboards. If you don't do this, you will have unsightly buckling floors. The Pergo floor moldings are used to hide these spaces after installation and to ensure a professional finish. Use spacers to keep your distances even. If you are tackling a very large floor area, the expansion space needs to be increased.

Does Pergo Laminate Flooring Also Have A Hollow Sound When Used?

The sound depends largely on the sub-floor layer and the thickness of the laminate flooring installation. One way to get around this is to install a sound underlayment and resin polyethylene film underneath your Pergo Laminate Flooring planks. This is a highly effective technique to use if you want to dampen the sound. This protective layer also acts as a moisture barrier, lengthening the life of the flooring. Take a look at Pergo SilentStep foam or Soundbloc foam and Moisturbloc vapor barrier. By adding these a cushioning layer, you also ensure a more comfortable, soft floor underfoot. If the sub-floor is wood, a vapor barrier isn't introduced before installing Pergo Laminate Flooring.

Can I Install Pergo Laminate Flooring Immediately After My Purchase?

To be on the safe side, acclimate your Pergo floor planks by leaving the cartons in the room where they will be installed, for a period of 49 to 96 hours. This precaution will give you a floor that remains clicked into place, rather than becoming an ugly buckling disaster area.

Can I Use Pergo Laminate Flooring In A Bathroom Or Kitchen?

Pergo Laminate Flooring's surface is highly water resistant, so the planks can be used in high humidity areas such as bathrooms and kitchens. In these areas however, the expansion spaces need to be sealed with Pergo Sealant or a similar mildew-resistant silicone product before installing the trim or molding. The same should be done where the planks were cut to make room for cupboards or a dishwasher. Some experts also recommend sealing the joints by using glue. Check with your supplier about the most satisfactory installation process. In spite of its water resistance, Pergo Laminate Flooring are not made to handle standing water.

Can I Use Pergo Laminate Flooring On Stairs?

Pergo flooring is perfect for stairs. Steps are finished with Pergo Stair Nosing. The nosing is adhered with a quality construction adhesive and finishing screws. A stair application is the only time that the floating floor concept of Pergo is replaced with a glued end product.

How Do I Ensure A Professional Finish When Installing Pergo Laminate Flooring?

A5B4 large range of color-coordinated transition moldings are available to give an elegant and stylish finish to your flooring project. T-Moldings are used in doorways, while end moldings are used along sliding doors and around tubs and basins. If you need to go from a raised Pergo flooring area to a lower hard surface such as vinyl, you would choose a hard surface reducer.

Oops! I Have A Nick In My Pergo Laminate Flooring! What Now?

No problem. The folks at Pergo realized that this is an inevitable mishap in a bustling household. They therefore made sure that you have access to Pergo Finishing Putty. Simply neaten the edges of the chipped area with a small knife, make sure the area is clean, and fill the hole with putty. A spatula gives a neat finish and the excess is simply wiped away with a clean cloth. Plank replacements are also possible if a more major repair is needed.

With a gleaming Pergo Presto or Pergo American Cottage floor installation, your home will be transformed into a wrinkle-less, stylish lady. Pergo Laminate Flooring has been performing plastic surgery on properties for years. It's about time to let that tattered carpet go...

Click here to download your free copy of The Ultimate Laminate4BE Flooring Buyer's Guide. Get more free Laminate Flooring ebooks at Home-Improvement-Time.com, where you can also read the TrafficMaster Allure Flooring and other articles. Copyright of this article: 2007 Rika Susan. This article may be reprinted if the resource box and hyperlinks are left intact.

Basement Mold Problems

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Design Your Renovation Right

You don't have to be designing your home from scratch to need an architect. If you're making any structural changes to your home at all, whether it be an addition, a remodel or adding a whole new floor, an architect should be the first person you call.

An architect can perform many of the same services a contractor would but will also be able to incorporate any changes into the overall design of the house. Though some contractors do have an eye for design, an architect has had extensive training in blending form and function. When you bring them in at the beginning of the project, it can save you from an aesthetic disaster that could hurt the resale value of your home.

WHAT AN ARCHITECT CAN DO FOR YOU

Here are the three main functions an architect performs when working on residential projects:

DESIGN

An architect will help you plan the project and come up with designs. Good design will take your needs, the style of the current structure and the building site into consideration. Expect an architect to ask and consider questions like: What are tB44he traffic patterns in your home and how does this project fit with them? How will your family use in the new addition? Where does the sun rise and set and how does light enter the room? Where are the neighbors? Was this building built in 1980 or 1890? An architect will make sure that eras, materials and roof lines match. There's nothing worse than a colonial home with a modernist addition or vice versa.

COORDINATION

Once the designs have been drawn up, the architect will coordinate and manage the project from start to finish. This begins with calling for quotes from contractors, helping to review the quotes before hiring someone to do the work and includes dovetailing the work of all the people who are contributing to the final project. The Architect will supervise work as it progresses making sure that everything goes according to plan as far as quality, time and budget are concerned.

KEEPING IT LEGAL

Your Architect will obtain any necessary permits and ensure that all local building codes and bylaws are observed. They will also make a final inspection. An architect has to be accredited and licensed by the state after completing a five year architecture degree or master of architecture program, while no formal education is required for contractors. An architect is professionally liable for the soundness of the work

HOW DO I FIND AN ARCHITECT?

Finding an architect isn't as simple as opening the phone book. Designing a building is an art, so look around for buildings and homes you love, then talk to the owners and discover who the architect was. See if you can afford them! If you have to go without a recommendation, meet with prospective architects and look for values that mesh with yours, common philosophies and good chemistry. The design of the project should be a collaborative effort - your architect has to be someone you can work with.

St. Paul Real Estate. Want to see some great architecture? Visit us at http://www.saint-paul-real-estate.com to search for homes in St. Paul Minnesota right now and learn about the beautiful neighborhoods we serve.

Plywood Draft Stop In Attic

Creating the Perfect Home Remodeling Priority List

Home remodeling is one of those projects that can be fun or a pain in the -- you know what. It is best to start your home remodeling plan with one room at a time and decide on the value of each room to prioritize where to save and where to spend. This article will look at the value of each room to help you deiced the type of home remodeling project you may consider.

The big debate on what room is the most used room in the house could go on forever. Some say it is the kitchen others say it is the living room while others say the master bedroom. Everyone is entitled to their opinion, and you can use some basic rules to see what the highest priority is for you.

If you have kids then you probably spend more time than you like in the kitchen cooking. If you have a smaller family maybe the kitchen is just a place where you are in and out. If you cook allot then the kitchen should get some very high consideration for your home remodeling project.

Do you like to play games and watch TV? If you find yourself or your family watching television often and you perhaps enjoy family night games then you should place the family room at the top of your list. Maybe it is time to add family room to your home remodeling ideas. Perhaps you could remodel a spare bedroom or add a new room to the house.

Do you have guest spend the night often? You may want to think about making a nice guest bathroom with all the luxuries of a five star hotel for your guest. Do not do this unless you love to have people stay awhile and come often. They are likely to really enjoy visiting you.

When planning your home remodeling ideas you will find that they become much easier with a good priority system. Once you know which rooms are the most important to you and your lifestyle then that is where the money should be spent on nicer upgrades. On rooms that are not high on the list, but still need some fixing you could use less expensive things to fix them up.

Find more helpful remodeling tips by visiting http://best-home-improvement-projects.com where you will find helpful remodeling tips, advice and resources to include Home Remodeling.

Home Mold Test Kits

Design a Spa In Your Own Bath

The hectic pace of our lives and responsibilities makes it sometimes difficult to sit back and relax. A week at "the spa" is all we need! Why not bring the spa into your home and enjoy it whenever you can! Transform your own bath, through simple interior decorating ideas, into the spa-like atmosphere you crave. When thinking of that sanctuary, think natural healthy living and relaxation. To transform your own bath, here are some tips to follow:

Go natural with your colors and accessories. Nothing says ahhhhhhh.... Like the sound of sand and surf, so incorporate those colors (soft blues and tans) in your bath. Bring in soft mossy greens and browns to anchor the color palette. Get your inspiration from the outdoors and keep the colors soothing and soft.

In accessories, keep everything neutral in creams, greens, blues, and browns. Think texture, feel, and minimalism when choosing bath accessories, such as towels. Fluffy, white towels rolled up and placed in a natural wicker basket by the side of the bath is ideal. Group bath soaps and salts together in pretty glass apothecary jars, using them as accessories. Place lotions, extra towels, and other bathroom needs behind closed doors or attractively on a shelf. Keep this space very uncluttered and clean. Well-placed flowers and green plants soften the edges and coldness of the bath and add to the spa atmosphere. Live orchids love the humidity of the bath, as do other real plants. Artificial ones that look great are certainly available also, if your thumb is not green!

Now that the stage is set, we need to add the ambiance. First, use candlelight- soy candles are fragrant and burn cleaner (good for the environment and your home.) Place numerous candles on a tray, instead of scattering them throughout the space, echoing that uncluttered feel. Do not overload your senses in this room. If the candles are fragrant, add no more scent. Some popular scents are rosewood and lavender. Soft, background music, waterfall sounds, or complete silence are relaxing and calming, and add to the ambiance. Dim the lights, or use just candlelight for a soft glow.

Enjoy the moment of quiet and sink into the tub of sudsy water. Block out the outer world. Leave the cell phone behind. Turn off the televisio1110n. The "to do" list can wait until later. This is your " spa" moment- relax and enjoy your new bathroom!

Tracey Schabel is the editor of http://www.GirlzDealz.com a website "for women by women", where you can find ideas, tips, and deals about home and lifestyle trends. Be sure to check out our website for the latest in interior decorating, green living, lifestyle trends, handpicked shopping deals, entertaining, book reviews, and much more.

Interior Roof Shaped Ceiling

A Small Bathtub - The Perfect Solution For A Small Bathroom

Finding a bathtub that is comfortable to soak in but still fits into a small bathroom can be a challenge. The trouble is when you look at the small bathtubs on the market today you find that they are too small for soaking. This is especially true if you happen to be tall.

There is an answer to that problem that doesn't entail buying a bath that is too small to soak in. All that you have to do is think a little differently and forget about the standard bathtub that allows you to lie down but not to soak very well. What you have to do is simply forget lying down in the tub and think about sitting down. Look for a small bathtub that allows you to sit down and you can have water right up to your neck - even if your bathroom is small.

One of the easiest ways to get the bathtub that enables you the luxury of soaking in deep water is to get a small claw foot bathtub, which is deeper than the usual bathtub and will enable you to have a good soak without getting cramps.

But an even better alternative is to consider a bathtub that takes its design from a traditional Japanese bath. These bathtubs take up very little space but are very deep so instead of lying down, you're sitting, which means that even though it is an extra small bathtub you still get the benefit of sitting in deep water.

Another way of looking at it is just to move away from the idea that a bathtub needs to be a rectangle. There's nothing wrong with installing one into a corner, a design which will let you sit in deep water without having to use up in space in your bathroom. Small corner bathtubs are indeed becoming increasingly popular for this very reason.

Essentially, what you have to remember is that the days are long gone when the only choice of a bathtub was the long rectangular type. With the huge range of styles of different bathtubs on the market these days there is almost certainly this that will fit in your bathroom, no matter how small it is.

Take a look around at some of the bathtub styles that are being mentioned in this article, especially the small 468corner bathtub, and you're sure to find a really small bathtub - the perfect solution for a small bathroom. It will give you a relaxing bath in the bargain.

Visit us for more information on Premier Bath Tubs, how to caulk bathtub tips and how to refinish a bathtub.

Real Estate Ebooks

List Building on a Shoestring

If you want to build a large mailing list and you have virtually no marketing budget there are several options available to you. This article explores list building on a shoestring for those who are on a tight budget but still want to grow their list.

1. Search Engine Optimization
Search Engine Optimization is the process of fine-tuning your web pages and the links to those pages to improve the web pages' relevance and ranking in the organic, crawler-based listings of a search engine, for particular keyword phrase searches.

SEO requires some self-study to understand the techniques involved. It can be time consuming to grasp the various techniques and the results might take weeks or even months before you see them, but in the long term, investing your efforts in obtaining natural - also known as organic - high-ranking placement in the top search engines will pay huge dividends. Especially if you are have a tight marketing budget.

While it is possible to optimize pages for many search engines most webmasters working on SEO concentrate on Google, MSN and Yahoo.

2. The All Important Sign-up Box
You must capitalize on every opportunity to turn your visitors into mailing list subscribers.

Give your sign up form a place of prominence. It should be on the main page of your web site where everyone sees it. In fact, if you can do it, include a small subscription form or button on every single page of your web site.

3. Article Marketing
Article marketing involves writing articles and making them available for webmasters and editors to publish. The greatest exposure usually comes from listing the articles at article directories such as EzineArticles and GoArticles. Any webmaster or editor will then have your permission to publish those articles without paying any fee to you provided that they also publish your 'Author Resource Box' at the end of the article.

Your author's resource box should be a small paragraph or two about you including a direct link to your mailing lists sign up page.

4. Give Away an E-book or Report
A highly effective technique for driving new sign-ups to your mailing list is to give away an e-book or free report. Write a small e-book on a related topic and promote it with your sign-up form. Use a sentence like "Download Your Free Report on Publishing a Newsletter When You Subscribe Today.

5. Ad Swaps
Another free list building technique is to swap ads with newsletters on related topics. After your own list has grown to a reasonable size, owners of other newsletters will be reasonably enthusiastic to swap ads with you. This is a great way of driving highly-targeted traffic to your subscription form.

6. Viral Marketing
Viral marketing is any advertising method that propagates itself. It is built on the concept of a message spreading by 'word of mouth'. The idea with viral marketing is to encourage visitors or readers to pass along your marketing message to other sites or people, creating a potentially exponential growth in the message's visibility and response.

Two examples of viral marketing online are "Tell a Friend" forms, and Viral Ebooks. To make a viral ebook you use special tools to make your ebook rebrandable. This enables your partners to insert their own business name, web site links, or even their own affiliate ID into your ebook. This gives them an additional incentive to pass on copies of it, ultimately helping you to promote your business and grow your traffic.

These are only a few ideas for list building on a shoestring. There are many more list building techniques for building a huge mailing list and some detailed strategies are discussed at DanielMoro.com

Daniel Moros web site covers much more than list building on a shoestring. Download a free ebook on '10 Remarkably Effective Traffic Building Techniques' today at http://www.DanielMoro.com/listbuilding.htm

Remodeling Directory

Learning The Basics About Green Building

Green building almost seems like a fad these days. With all of the emphasis on helping the environment, it seems like being as environmentally conscious as you can is the popular thing to do. But when it comes to green building, there are a lot of ways to change your current living or work environment into something more energy efficient. Here are three ways that you can add green building to your life as well as to your home.

Water conservation is the first step in green building. Because the heating and cooling of water is something that takes up a lot of energy, you need to find new ways to perform these tasks. There are a number of 'green' solutions for this problem. Some homes install systems that are solar powered in order to heat and cool water in this way. You can also choose to recycle your water through your home in order to limit the use of water each day. This kind of system will take the water from your daily showers, clean it, and then put it back into use in the home for washing dishes, for example. You can also create a system that catches water from the environment to help you get more water.

Green Building

Next in green building is to create energy efficient electricity. Though everyone would like to install solar panels on their home, it's not always cost effective for home owners. Solar panels are expensive and installing them to provide constant energy to your home is not always the best option when you don't live in a sunny environment. Talk with local solar energy providers to see if this is an option for you. If not, or if you're just not ready for solar power, you should look into changing your light bulbs to halogen bulbs and buy energy efficient appliances. These appliances will have energy efficiency stickers on them.

Another great way to add green building to your life is to consider the waste that you create each day. Instead of simply throwing out everything, you will want to create a recycling setup that collects recyclable items. You will also want to find a compost container that will allow your food waste and paper products to be turned into rich fertilizers.

This article was written by Gregg Hicks of http://www.reliableremodeler.com which provides Internet-based home improvement information and services. Offering homeowners a simple, quick, and free way to access, qualified home improvement remodeling contractors.

Planning For An Addition

List Building - List Building Opt In Page Optimization

When building your list, you need to optimize your opt in page. This means paying a professional to do your headers and graphics. This also means paying a professional to do your bullet points.

The best converting opt in pages are the ones that use five or six bullet points that list in detail the benefits of what the customer will be receiving after opting in to your list.

These can simply be the features of your product arranged in a form that creates a picture of the customer using your product and how they will benefit from its use.

The headline on the opt in page needs to be large size, in color and in bold. It also needs to take up a large portion of the top of the page.

It needs to be an attention grabber and create the impulse to opt in quickly. The copy on the opt in page needs to create a sense of urgency that will encourage your visitor to opt in immediately in order to satisfy their curiosity and to benefit ultimately from the value that you are providing them.

Avoid using distracting copy but keep it simple and something that will allow the eyes to naturally flow to the opt in web form box and opt in.

Also be sure to include the disclaimer on the webform that their information is privately used and not shared with any other party.

This will increase opt in subscriber conversions simply because you are establishing trust. Using audio and video has been proven in case studies to increase the number of people who subscribe on an opt in page.

Both of these media can be used very inexpesively if not free and so they are highly recommended ways to immediately increase your subscribers conversion rate.

It may take a little effort and time, but the rewards will be lasting and well worth it.

The increase in perceived value will mean an increase in customer spending.

Download My Free Report: "How To Quickly And Easily Build An Opt In List Of Hyper Responsive Subscribers Who Are Willing To Spend Money With You Right Now!"

http://nocostlistbuilding.com/lbr-report.htm

Nail Gun Safety Tips

Hot Profit To Be Made In Barbados

Thought of as an island paradise Barbados has long been a luxury holiday destination and a playground for the rich and famous. Sunshine throughout the year, crystal clear waters, white sandy beaches and some of the most lavish hotels in the world attract over 1 million visitors to the island every year.

A 2 bedroom apartment on the West Coasts classic beaches costs on average 880,000 according to Estate Agents Knight Frank. But on the beautiful east coast which is wild and undeveloped investors can own their own slice of 5-Star Barbados for a quarter of the price.

Construction will soon commence on the Merricks Residence development located in St Philip on the south east coast of Barbados close to the famous Sam Lords Castle, a beautiful Georgian mansion built in 1820. The development will cover some 70 acres and will include leisure areas, entertainment facilities and restaurants together with the focal point 5 star Hotel Resort & Spa, from which property owners will have full use of the facilities.

The British developer of the project has brought in non other than the construction company behind the Royal West Moreland Golf and Country Club on the West Coast as well as Richard Williams, the former Managing Director of Sandy Lane Hotel Group to oversee the management of the resort. There are 700 units planned for the development comprising of luxury apartments, cabanas and villas with a clip top setting and its own private beach.

Greg Walters from overseas investment property specialists offplanpropertyabroad.com says:-

The Merricks Residence development gives investors the chance to purchase property in Barbados at least 40% below market value

His statement is evident, just a few minutes down the coast at the neighboring Crane Resort a 1200 square foot apartment has a starting price of 400,000 with the same size property at Merricks Residence at 225,000.

We expect values at Merricks to be comparable to that of the nearby Crane once it is complete and with the onsite management through the 5 star Hotel, investors can be sure that their properties are rented out on day one

In 2004 property purchase in Barbados became more attractive with the removal of the 10% purchase tax applied meaning there are now no purchase taxes payable, although investors need to budget for around a 1.5% for legal and notary costs.

Studio apartments at Merricks Residence start from 150,000 and buyers will enjoy an 8% Guaranteed Rental Income for the first two years from completion. Only 30% of the purchase price is required at outset with nothing else to pay until you receive the keys to your property, with completion due late 2008. A major Caribbean Bank is providing bank guarantees for the remaining 70% which gives investors added security.

The bank guarantee gives investors peace of mind and underpins the financial stability of the project as a whole, something that too many people take for granted

Barbados will be the focal point of the world of cricket in 2007 when it plays host to the Cricket World Cup which is expected to attract more visitors than ever and send the already prohibitive property prices in Barbados up by a further 10% next year.

For more information on Merricks Residence contact Greg Walters at offplanpropertyabroad.com on 0121 314 8110 or visit www.merricksresidence.co.uk

Contractorhelp

Cap Rate Is Not The True Investment Return

In most if not all commercial property listings, you always see their cap rates listed. Investors often use cap rate as one of the main selection criteria for a property as it indicates the investment return. However, the cap rate alone does not tell you the whole story about investment return.

Lets look at 2 properties: property #1 has 8% cap and property #2 with 7.25% cap:

1. The first property is purchased for $3M. The lender provides a $2.1M loan (70% LTV) at 7.25% interest.
2. The second property is also purchased for $3M. The lender provides a $2.1 loan (70% LTV) at 6.25% interest

.......................................Property #1 ($3M, 8% cap)......Property #2 ($3M, 7.25% cap)
Net Operating Income.......$240,000................................$217,500
Loan amount.....................$2,100,000..............................$2,100,000
Down payment..................$900,000.................................$900,000
Loan interest.....................7.25%.....................................6.25%
Annual Interest payment...$152,250.................................$131,250
Income before tax............$87,750...................................$86,250
Investment equity return...9.75%......................................9.58%
Appreciation rate...............1% per year............................3% per year
Appreciation value.............$30,000...................................$90,000
Total return.......................13.08%...................................19.58%

While property #1 offers higher cap rate than property #2, the return of equity for property #2 is almost the same as property #1. This is due lower interest rate of 6.25%. Why does property #2 get lower interest rate? There are many factors that determine the interest rate:

• Loan amount: In residential mortgage if you borrow less money, i.e. a conforming loan, your interest rate will be the lowest. When you borrow more money, i.e. a jumbo or super jumbo loan, your rate will be higher. In commercial mortgage, the reverse is true! If you borrow $200K loan your rate could be 9%. But if you borrow $3M, your rate could be only 5.9%! In a sense, its like getting lower price when you buy an item in large volume at Costco.
• Property type: the interest rate for a single tenant night club building will be higher than multi-tenant retail strip because the risk is higher. When the night club building is foreclosed, its much harder to sell or rent it compared to the multi-tenant retail strip. The rate for apartment is lower than shopping strip. To the lender, everyone needs a roof over their head no matter what so the rate is lower for apartment.
• Age of the property: loan for newer property will have lower rate than dilapidated one. To the lender the risk factor for older properties is higher so the rate is higher.
• Area: if the property is located in a growing area like Atlanta metro the rate would be lower than a similar property located in the rural declining area of Arkansas. This is another reason you should study demographic data of the area before you invest in the property.
• Tenant: single-tenant property with a brand name/national tenant, e.g. Walgreens will get a lower interest than local tenant.
• Location: the retail center next to Walmart will probably get a lower rate than a retail center shadow anchored by a local furniture store.
• Your credit history: similarly to residential loan, if you have good credit history, your rate is lower.
• The lenders you apply the loan with. Each lender has its own rates. There could be significant difference, e.g. over 1%, in the interest rate for the same property. If you apply for a commercial loan yourself, chances are you will pay a higher rate because you apply for the loan at the wrong lender. Commercial loans are very different from residential loans. So you should work with someone specialized on commercial loans to shop for the lowest rates.
• Prepayment flexibility: If you want to have the flexibility to prepay the loan then you will have to pay higher rate. If you agree to keep the loan for the term of the loan, e.g. conduit loan, then the rate could be 1% lower.
• Soil Contamination Risks: Loan for a shopping center with a gas station will probably has higher interest rate as the gas station has a high risk of oil leak which could contaminate the soil.

Commercial properties also appreciate at different rates. When appreciation is factored into the return, even at a conservative 3% rate, property #2 has almost 50% higher return than property #1, 19.58% vs. 13.08%. The following are some of the factors that may influence the appreciation of a property:

• Demographics: in a growing area where more people are moving in than moving out then the appreciation is likely to be high. The more affluent area is likely to have higher appreciation than a low-income area.
• Age: 40 year-old property is likely to appreciate slower than 3 year old center.
• Rent: if the current rent is $1.25/SF while the market rent is $2/SF, the property has upside potential when the lease is renewed. If the property has strong annual rent increase, e.g. 3-4%, the net income will be higher next year. Higher income will result to higher property value.
• Location: a property at a good location, e.g. just off freeway exit, is likely to get a better appreciation.
• Demand and supply: in a market where there are more buyers than sellers the appreciation should be higher.
• Inflation: construction materials cost more every year due to inflation and strong demand in developing countries. For example cement, lumber, steel and copper cost more now due to strong demand from China. Labor costs also increase due to inflation. Fees for various construction permits also increase for various economic and political reasons. As a result, construction expenses go up.

So its important to work with a experienced broker who does business in various states and can provide you a big picture of the market.

Conclusion: You should evaluate the return of investment based on:

1. Cap rate the property offers,
2. Interest rate that you will pay, and
3. Potential appreciation the property generates.
   

Its not a bad idea to have a broker with knowledge & experience about both commercial real estate and loan to represent you. Otherwise, you may end up screen out the very best properties.

David V. Tran is the CEO eFunding Inc., a commercial real estate brokerage, commercial loan broker, property management, self-directed IRA investment, TIC & syndication company in San Jose, CA. His website is www.efundingcom.com. He may be contacted at (408) 288-5500. eFunding does business in all 50 states. He is selected as Pensco Trusts (a major self-directed IRA custodian) Preferred Professional and is the #1 commercial real estate expert author on ezinearticles.com. David is well-known for his 3 FREE real estate investment seminars:

How to invest in commercial real estate for retirement income NOW.

How to maximize cash flow with 1031 tax-deferred exchange.

TIC/Syndication: strategy for small investors and self-directed IRA investors to acquire high-valued properties.

You are welcome to share this report, unedited and in its entirety, with anyone you like. You may not remove this text. 2007 eFunding, Inc.

Upperstairstringers