Open House Sunday April 29th, Historic Home in Harwich, MA

If you like open houses, this weekend you'll be like a kid in a candy store.  The National Association of Realtors is hosting its 3rd annual nationwide Open House.

I'll be holding an open house for my new listing at 280 Chatham Road, Harwich, MA on Sunday from 1-3 PM.  This home, the Captain Samuel Eldridge House, was built in 1825. With 4 bedrooms and 1 1/2 baths, it retains many of its original architectural features and is set on 2 acres of open meadow and woodland.

Just a mile from Nantucket Sound beaches and a short drive to shops and restaurants.  Offered at $319,000.  For more information about the history of this lovely home, visit the homeowner's website.

And don't forget to stop by for a peak and some light refreshments on Sunday.

Cape-Wide Annual Historic Preservation Workshop

The Cape Wide Annual Historic Preservation Workshop, hosted by the Cape Cod Commission, took place on Monday, April 9th at the Harwich Community Center.  Preservation minded folks flocked to the community center to hear this year's presenters, Virginia H. Adams, David Ottinger Ian Ellison, and Jess Phelps.


Virgina Adams's presentation, Comprehensive Town-Wide Inventories and Mid-20th Century Modernism spoke to the need for each town to survey its historic properties.  Properties that are 50 years old or older can be considered for inclusion in the state and national register of historic places.  Even towns who have completed surveys in the past will have additional properties that can be surveyed.

When researching your home, in addition to viewing survey's that may have been completed in your town, you may also refer to the list which is held by the Massachusetts Historical Commission, MACRIS.  The town of West Tisbury has put together a wonderful video on youtube that explains how to mine this collection.

Marcel Breuer

If your vision of a National Register listed house is one of center chimney's and 6 over 6 windows, Adams reminds us that the cape is home to many mid century modern homes that are historically significant as well.  Architects and designers such as Serge Chermayeff, Marcel Breuer, Olav Hammerstrom and Charles Zendher, embracing the modern aesthetic of the international style, were drawn to the shores of the outer cape.  For more information about the Cape's surviving examples of modern architecture, visit the Cape Cod Modern House Trust's website.

The next speaker, David Ottinger of Antique Buildings and Materials, gave a presentation entitled "Suggestions for Preserving Historic Cape Cod Buildings".  With more than 30 years of experience working on historic buildings, David has in depth knowledge of historic construction methods.  The Cape Cod Commission has posted David's presentation at their website.  He explains that in the 18th century, the term "workmanlike" had particular meaning and was understood by all.  When confronted with todays building regulations, historic building systems must sometimes be altered or enhanced.  However, this can be done in a way that is sympathetic to the original structure.  It is vitally important when restoring your historic home to consult with someone knowledgeable about the construction methods employed by the original framers.  What may seem like a complete loss to the untrained eye, may in fact only require a simple fix.

Dragon tail joint - photo from
 Ellison Timber Frames website

Echoing this sentiment, the next speaker, Ian Eliison of Timberframes, presents "Preserving our Historic Timber Framed Structures".  In slide after slide, Ellison shows images of timber framed structures that look too rotted to be saved.  However, save them he does!  When faced with a beam that is rotted at the end, Ellison shows how a new end can be joined onto the good section, saving the historic members.  You may view the presentation at the Cape Cod commission's website.

The last speaker, Jess Phelps, presented "Non-Regulatory Preservation-Exploring the Available Alternatives".   Though Phelps is not advocating non-regulatory preservation over regulatory (like local historic districts or demolition delays) he explains that where there are no protections or where the protections are inadequate to protect resources, non regulatory methods can help.  Sometimes historic resources lay outside of an existing historic district.  Or the resource may be on the interior, like a Rufus Porter mural, where existing regulations do not have jurisdiction.

One tool that Phelps outlines is establishing a preservation easement, like the 83 easements that Historic New England holds.  The protection is attached to the deed in perpetuity to provide protection long after the current owner has gone.  And, a preservation easement can be attached to interior resources that would not be protected by a historic district.

The workshop left me energized and hopeful that through a multi faceted approach and sharing of knowledge, the Cape's historic treasures will grace the landscape for a long time to come.

Historic Home Design - something old, something new...

What is your approach to design in your historic home?  You may feel drawn to recreate an interior that reflects the time period that the house was built.  Whenever I visit a place like Old Sturbridge Village, I leave with a camera full of photos, pages of notes, and grand plans to do a museum restoration.

But, then I go to Ikea and dream of a clean modern space.  It's a dilemma that faces many owners of older homes.  Perhaps what is called for is a mixture of both - a space that honors the style of the home but reinvents it with a clean fresh look.  Historic homes, in addition to being green (the greenest house is the one already built), are a perfect backdrop for an eclectic mix of furniture and accessories.  In other words, older homes don't have to look "granny".  I believe that the trick is to "do no harm".  Leave the architectural features unmolested, but have fun with color, furniture and accessories.

Photo from The Design Files

From House Beautiful Magazine

This eclectic mix of old and new can be seen at every turn.  From magazines like House Beautiful and Country Living to the pages of catalogs like Pottery Barn or School House Electric Lighting.  Here are a few examples:

Living room from House Beautiful Magazine

In this living room, the original features of the room are a perfect foil for the eclectic mix of modern and antique furniture and accessories.

The exposed brick and painted wood floors warm up the space while the large scaled prints add a fresh approach to a traditional image.

The Future of Sand Hill School, Sandwich, MA

Sand Hill School ca. 1900 showing the decorative gable molding and porch corbels
distinctive of the carpenter gothic style

 On Sunday, March 25th, the Sandwich Historical Commission hosted an open house at the Sand Hill School (also called the Clark Haddad building), on Dewey Avenue, followed by an open exchange of ideas on the future of that building at the newly renovated Sandwich Town Hall.

This Sand Hill school was built to provide for the educational needs of the children in the Jarvesville neighborhood that surrounded the Boston and Sandwich Glass Factory.  It was built in 1885 to replace an earlier school building. The School has been the topic of much discussion ever since the Superintendent's office moved out in 2007, leaving the building vacant.  What is to become of this tangible piece of Sandwich's history?

Touring the school during the open house, I was surprised to see how much of the original fabric remains in the building.  It has original bead board wainscoting, doors and built in cabinetry.  Though the floors are covered in carpet, I suspect that the floorboards may be hiding underneath.

There was a healthy turnout at the open house.  Afterwards, an informal meeting took place at the town hall.  I was pleased that the cookies and lemonade found their way over to the town hall meeting :)

Terry Blake, Chair of the Historical Commission helped to outline some of the options:
Move it, Preserve it, or tear it down.  Jon Shaw, also of the commission gave an entertaining talk about the history and style of the building.  Throughout its years, it has seen many uses, including as a ballet studio, ball room, kindergarten, American Legion Hall, and Women's auxiliary.

Students at the Sand Hill School circa 1900 (note two entrances)

Participants at the meeting recalled some of their own stories.  Apparently, when the building was used by the Women's auxiliary, the town mandated that there could be no alcohol on the first floor of the building.  Due to this decree, the basement was dug out.... by hand.  Where there's a will there's a way.

Today, the school is a shadow of its former self.  The carpenter gothic details which adorned its gables and roofline have been removed or covered up.  The original porch was changed and the corbels removed.  Since it has been vacant it has become a target to vandals.  Chipped paint, broken windows and plywood boards now mar its facade.

The Sand Hill School (also known as the Clark-Haddad building as
it looks today.

The discussion turned to potential future uses.  The Sandwich Historical Commission advocates for preservation.  The consensus of the attendees seemed to indicate a preference to preserve the school in its current location as much of its importance lies in its history and link to the B & S Glass Factory. Ideas on how to accomplish this were many and included:

 Selling the property with a preservation easement,
 Keeping the property but leasing it to an organization which would be charged with the preservation,
 A curatorship program like that sponsored by the state of Massachusetts
 Keeping the property and maintaining it as a publicly accessible building.

A few suggested using the building as a place for research of our town's history, housing the archives and including a museum celebrating the history of the glass factory workers.  Others would like to see the building perform a multi use function, like a community center.  It was suggested that it could perhaps hold the offices of the superintendent once again.

To address the immediate preservation needs, many signed their names to a "work-day" list to help paint, rake and fix windows.  Which I'm sure would be a relief to neighbors who have had to look at this once stately building become an eyesore in the neighborhood.

So what is to become of the Sand Hill School?  If the energy and passion in that room is any indication..... something great!

Romantic Movie to watch on Valentines Day - featuring... the house

The Ghost and Mrs. Muir

I know I'm not alone.  There are others out there that will watch a movie again and again to see the details of the historic house.  On Valentine's Day, what better movie to watch than The Ghost and Mrs. Muir, released in 1942 and starring Gene Tierney and Rex Harrison?  Gene Tierney plays the part of Lucy Muir, a young widow who rents a charming cottage by the sea, only to discover it is inhabited by Captain Daniel Gregg, a handsome ship captain's ghost (played by Rex Harrison).

Not to diminish the performances of Gene Tierney and Rex Harrison, which were wonderful, but the HOUSE.  Oh my, the house.... Gull Cottage, vine covered and romantic with tall windows, crackling fires in the hearth, and gas lighting.   This set was actually built in California and dismantled after the movie production.   But it certainly lives on in my mind as the quintessential ship captain's cottage by the sea.  What is your favorite romantic movie house?

Older homes that need TLC and 203k loans

203k loans can help you purchase a home and do needed
repairs under the same mortgage.

Let's say, you have just spotted a charming antique cape cod cottage along a quiet tree lined street.  The sales price is loooooow, and if you squint, the house looks really good.  But, it needs a new roof and updated electrical.  You may be thinking, just move on by.  The price of the home, coupled with a second mortgage for the repairs, is out of your budget.

This is just the type of scenario where a 203k loan can come to the rescue.  There are two types of 203k loans, the streamlined 203k and the full blown 203k.  Both are designed for primary owner occupied dwellings and package the repairs and the cost of the house in the same fixed rate mortgage.  The appraisal on the house factors in the value after the repairs are done.  I recently sat down with Tom Murphy of Poli Mortgage group in Plymouth, MA who was kind enough to explain how this type of mortgage works.

Streamlined 203k loan:


The streamlined 203k is designed for repairs that do not exceed $35,000.  In fact, $30,000 may be a safer number to keep in mind since repairs sometimes run over budget.  The type of repairs that the streamlined 203k would cover includes kitchens, baths, electrical, heating, lead paint abatement, windows & doors, roofs, siding, and flooring.  These are repairs and updates to the existing structure and do not include structural repairs or newly framed additions.  The property can be a multi family as long as one unit is owner occupied.  Unlike the full blown 203k, the streamlined version does not require a FHA counselor.  The timing in order to close is not much longer than a conventional loan, about 60 days.

Full blown 203k loan:


Now we're looking at some major work.  The full blown 203k allows for more types of repairs including new additions, structural work, foundations, plus the types of improvements that a streamlined 203k would cover.  An FHA consultant is required to look over the plans and provide a  specification of repairs/work right up.  Basically, the consultant decides whether the work is feasible and whether the estimates are in line with the work to be done.  Sounds expensive, right?  Well, its not free.  The borrower pays for the consultant at a predetermined rate set by FHA depending on the estimated cost of repairs.  You may be looking at a charge in the $700 range.

Benefits:


The benefits to both 203k mortgages is that you can bundle the cost of repairs in with your mortgage allowing for the purchase and immediate repair of older homes.

This encourages the restoration of historic homes which is a benefit to the environment (in keeping with the motto: the greenest building is the one already built).

The rates are as low, or sometimes lower than other loans.  At the time of this post, the rate is under 4% and is 1/4% lower than conventional loans.

You can refinance with a 203k loan and include your improvements as well.

The timing (for a Streamlined 203k) is about the same as a conventional loan

Drawbacks:

With 203k loans, as with all FHA loans, you are required to pay PMI for 5 years.  After that time, if you have enough equity, you can petition the bank to allow you to drop the PMI.

With the full blown 203k, you will have the additional expense of the FHA consultant.

With the 203k, the timing will be a bit longer than a conventional loan.

Other Considerations:


Work must be completed within 6 months.

There is a maximum amount that may be borrowed.  This is determined not only by the projected finished value of your property, but also by the maximum loan amount which is determined by the county that you live in.  For Barnstable county it is $462,500 for a single family.  For Plymouth county it is $523,750 for a single family.  Multi families have higher maximum amounts.

For more information, visit HUD's 203k informational page or Streamlined 203K page.

Tom Murphy from Poli Mortgage group (MLO# 12318) is experienced with this type of mortgage and would be happy to answer questions: 508-274-2102.

So you're Cape Cod House is on the National Historic Register...

Sandwich Glass Factory in Town Hall Square Historic District,Sandwich, MA

Recently, three areas in Sandwich, Ma were added to the National Register of Historic Places, Spring Hill, Jarvesville and the expanded areas of Town Hall Square.  Since then, I've heard a lot of talk about what that designation means.  One real estate agent that I was speaking with didn't take a listing because she didn't know what red tape and restrictions were put on the property due to being on the National Register.  A neighbor worried that he would never be able to change the color of his door.  Ok, let's take a deep breath.  In a nutshell, being on the National Register of Historic Places does not mean any (more) red tape, building restrictions or door color mandates.


That is not to say that those areas don't have red tape, building restrictions or door color mandates, just that they don't stem from their National Register of Historic Places designation.  In other words, those restrictions already existed in the form of the Cape Cod Commission and the Sandwich Historic District Committee.  If you are a homeowner and want to add a garage, change your house color, build a fence, etc, you would still need to have your project approved by the Sandwich Historic District.  I know, but think of it this way, that's why Sandwich looks the way it does - beautiful!


So what is so great about being on the National Register then?  The National Park Service, that keeps the Register, is in the business of promoting historic preservation.  Being on the register is an honor - yes, you're special. (well, at least your home is).  After all, a property would only be added to the list if it met certain criteria.  So being on the list is good PR.  (think tourism) And, through the application and approval process, the property is archived for you and I, and future generations to study.


Also, as an owner of a historic investment property, you could qualify for a 20% tax credit for historic preservation, as long as the work done is in accordance with the Secretary of the Interior's Standards for Rehabilitation.  Another benefit to a homewoner is the possible application of International Building Code fire and life safety code alternatives.  For instance, if you are putting on an addition that would normally require ALL stairways to be brought up to code, you may be able to exempt the original, historic section of your house from this requirement.


Yet another benefit is that projects that are federally funded must be reviewed (under Section 106) to determine impacts to properties within the area that are on (or eligible to be on) the National Register.  For example, if you have an historic home that is near a highway expansion that will get federal funding, the project must be reviewed to determine what impact, if any, the project will have on your home and other historic properties in the "impact area".  Does this mean that the project will be stopped if negative impacts are determined?  Maybe, but more likely, those impacts will need to be mitigated. 


So it's OK to live in an area that's on the National Register of Historic Places.  Don't be afraid, and hold your head high!