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!

Parties on Pleasant Street

For some, the idea of living in an historic house isn't just about the gunstock corners, exposed beams and parson's cupboards.  Older houses are often found in settings of established neighborhoods.  Perhaps its the front porches, or the fact that the houses are closer to the street - and to each other.  But whatever the reason, a feeling of community often abounds.

I was lucky enough to squeeze some time in this busy season to have a cup of eggnog with Beth, a friend who lives in just such a neighborhood.  Pleasant street in Sagamore (on the cape side of the bridge) is a beautiful quiet little street with an interesting variety of architectural homes that sits right on the canal.  The neighborhood is alive with book discussion groups, multi-family yard sales, fourth of July parties and the like.  Beth gave me a letter she had written that was printed in the Cape Cod Times, Dec 20, 2011 which describes her neighborly street.  I've included an excerpt and link of her letter below.

From Cape Cod Times, Dec 20, 2011
Neighborhood can be more than people in proximity, written by Elizabeth Ellis
Columnist Tom Geisthorpe wrote Dec. 2 of his warm, old-fashioned neighborhood in Cataumet where two long established families, particularly, maintain a very local, intimate, annual tradition of food, fun and sailing.  I, too, live in a traditional neighborhood, at the opposite end of town, with a similar spirit of community.


A few families - like my husband's - have lived in this special place for hundreds of years.  Others have just moved in.  All are embraced by our tradition of - parties!  Having a multifamily yard sale?  Follow it with a cookout.  Fourth of July?  New neighbor landing here after a rough divource?  Read a good book that you'd like to discuss?  Any excuse can excite our socialization mode.


It wasn't always this way.  To read more click here

If you want to get a peek at homes in this neighborhood, you're in luck.  Check out this 1855, single family, 2nd Empire style home on Pleasant street.  It is listed by Pamela Chmielinski of Southeby's International Realty with an asking price of $529,000.

For more info, see the multiple listing service description

Also for sale is this 1710 former post office which has 4 units.  It is offered by Susan Hurley, Kinlin Grover Real Estate for $462,900.

For more info, see the multiple listing service description

Open House this Saturday - Historic Home in Monument Beach

Hi everyone,

You are welcome to stop by this Saturday, I'll be doing an open house in Monument Beach in Bourne.  This is a wonderful turn of the century home - very open and bright.  I'll be there from 11 AM to 1 PM (yes, with cookies).

Link to Listing info

Directions:  Route 28 to Clay Pond Road which becomes Beach. #48 on left.

What's in YOUR backyard?

Craig Chartier, David Hassler,
Alden and Emily Chartier

After seeing the archeological dig at the Autumn Gathering at the Nye Homestead, I was curious to find out what lies lurking under the grass in my own back yard.  I contacted Craig Chartier of Plymouth Archaeological Rediscovery Project in New Bedford who had performed the dig at the Nye Homestead.


Craig marked out a 1 meter square test pit fairly close to the back of the house.  I was hoping he would find physical evidence that the house dates to the late 1820's or early 1830's.  I live in Jarvesville which is a charming historic neighborhood of homes where workers of the Boston and Sandwich Glass Factory settled in the 1800's after the factory opened.  


Sandwich's assessment records date many of these homes to about 1857.  Huh? 1857!  The factory was built in 1825 and the B & S glass factory was incorporated in 1826.  So where did all the factory workers sleep until 1857?  Could be that the town's records reflect the date of the earliest map showing many of the homes, 1857.  In applying for the historical marker program that the Sandwich Historical Commission sponsors, I had dated the house to circa 1827.


Ok, so back to the hole in my backyard....

Turns out that we were right!  Craig, with the help of his trusty helpers, Alden and Emily, found broken chards of ceramics, porcelain and other pottery that dated back to the late 1820's or early 1830's.  They also found the remains of a cow, but lets not dwell on that.


Craig also helped identify many chards and objects that we've been digging up in our backyard when planting the petunias.  If you live in this neighborhood, you know that you can't garden for 5 minutes without turning up some piece of the past in the soil.




If you're wondering what you may have hiding beneath the grass, give Craig a call, and please, let me know what you turn up!