During tough economic times, statistics show that home robberies and burglaries rise, which means we should increase our neighborhood vigilance.

We teach our children to not let strangers into the home, and this also applies to adults. If there’s someone standing on your porch that you did not invite or schedule to come to your home, the person is already circumspect.

An increasingly common occurrence is the unscheduled contractor appearing at the front door, claiming they are to do some work on your home. When you reply that you know of no such thing, they will ask to come in and use the phone to clear up the confusion. This is their ploy to get inside and case your home.

In this scenario, there are several clues that something is wrong.

• Reputable contractors will set up and confirm appointments with you in advance of the meeting day.

• Reputable contractors will have company-identifying clothing and/or vehicles in plain view.

• Reputable contractors that have come to the wrong door will not ask to use your phone, instead using their own phone to clear up their mistake.

Another common ploy used by criminals to case your neighborhood or home is the unsolicited knock on the door to ask for your business. While this once was an acceptable practice (think of the iconic “door-to-door salesman”), it is no longer necessary in today’s world. The majority of people research their consumer needs via the internet or recommendations from others, and there are dozens of avenues available to contractors to market and advertise their services to you.

Couple these facts with our needs for increased personal security. There remains no reason for a reputable contractor to canvass door-to-door to drum up business. Surely there are exceptions to every rule, but when it comes to the safety of your home and family, it is wiser to err on the side of caution when an uninvited person is standing at your front door. Reputable and professional home improvement contractors will work hard to remove any level of doubt in their dealings with clients.

Mosby Building Arts is a long-standing and trusted residential remodeling company in Metro St. Louis, and they do not make unsolicited phone calls or home visits. A Mosby Home Consultation is an appointment made in advance by the homeowner, and a Mosby Consultant will arrive for the scheduled meeting in a company vehicle, wearing a company logo shirt and will identify themselves as well as greet you by name. This is a reasonable expectation for you to have with any home contracting professional that comes to your home.

For all your professional and honest home improvement needs, call the Mosby office at 314.909.1800 or contact them here.

America experienced a residential building boom from 1997 to 2007, with an average of 1.72 million new homes going up each year during that period. This far outpaced the suburban building boom after World War 2, which peaked in 1977 with an average of 1.4 million new homes built.

But we’re learning that there is one key difference between the two new housing booms – the quality of the construction.

The December 2011 issue of Angie’s List members’ magazine featured a piece by the company’s founder, Angie Hicks, wherein she wrote:

“There are more problems with homes built during the 1997 to 2007 housing boom than during any other time period, according to a recent Angie’s List survey of highly rated home inspectors. The sheer volume of houses being built during that time made it difficult for local housing code authorities to enforce proper building methods. Many of those homes today have problems related to hasty construction, poor quality of materials and failure to meet minimum housing code standards.

A recent online poll of members reveal more than half who built a home during the boom discovered their homes were fraught with problems after a contractor completed the job. Poor drywall and carpentry work, structural troubles and plumbing problems were the three most widespread issues reported on the poll. Bad roofing jobs, insufficient insulation, dangerous electrical wiring, and improperly sized heating and cooling systems were other common complaints.”

Why the Quality Suffered

Factors that influence the poorer quality of homes built between 1997 – 2007 include a sharp rise in the cost of buying new land, and the materials and labor to build them. This created a need for home builders to erect the homes to minimum building code standards at the lowest cost per square foot in order to recoup their cost and make a profit.

The need for speedy home building was inspired by consumer access to easier home loans with record-low interest rates. The American public felt this new housing bubble pop during the October 2008 financial crises, though the home builders’ felt the sting in 2007 when the sub-prime mortgage crises greatly reduced the new housing starts. By 2009, new home building slowed to a crawl.

Common shortcuts taken by some new home builders during the boom years included using wood of debatable quality for framing, insufficient drying times for concrete foundations and skimping on insulation. These are issues that typically do not show on the surface of a pretty new home, but rather reveal themselves over the years as bowing walls, cracked foundations and high energy bills to heat and cool the home.

In the Metro St. Louis area, homes built during this time period have a propensity for water leaks around windows, a problem caused by flashing installed incorrectly (also known as reverse flashing – which actually pushes the water into the house), or no flashing at all.

How to Solve the Problem

As too often happens, the problems hidden behind the walls of some new homes reveal themselves long after the contractor has moved on, which makes it difficult to get any help from that contractor, even when it can be proven they were responsible for the issue. Unfortunately, this can leave the solutions in the hands of the homeowner, who too often face regular repair bills atop the monthly payments on a new home.

If you are considering buying a home built from 1997 – 2007, it is wise to invest in a full inspection or evaluation of the home’s construction. Be sure that these are by companies independent of a real estate agent or builder so you receive honest answers.

If you own a home of this vintage and are experiencing problems beyond regular, required maintenance, have the Home Consultants at Mosby Building Arts analyze and solve the problems. Mosby specializes in home evaluations and water management, and because they have worked on correcting issues with homes built during the boom years, have all the resources you need to finally have the home you want. Call the Mosby office at 314.909.1800 or contact them here.

This is a unique era in the American housing market. After the price inflation bubble burst, houses now sell for record low prices. Combined with historically low interest rates, it is tempting to take advantage of this current situation and buy a new home.

And the economic factors that created this unique housing market have left behind many foreclosed homes that now sit vacant, and the prices on those are even more tempting. If you are contemplating buying a vacant home, you need an evaluation that goes much deeper than the regular home inspection.

Beyond the Home Inspection

Did you know that home inspections for houses are not required by state law? The St. Louis Association of Realtors’ “Residential Sales Contract” simply states that a seller must allow a buyer to conduct a home inspection.  So, a home inspection typically concentrates on the issues that might affect financing and repairs, but will not look forward into the future to anticipate if this home is a good match or investment for you.

Many home purchases come with the promise of some form of repairs and remodeling to make it a home you will thrive in. There are so many financial, physical, and emotional considerations to buying a house that guidance and answers from expert home consultants are a wise investment before you sign on the dotted line.

If you’re contemplating buying an occupied home, click to learn more about “Should I Buy This House?”

Buying a Vacant Home

The home buying process gets trickier when it’s a house that has sat vacant or ignored.  Some issues are apparent, like an overgrown lawn or a musty smell from being closed up with no air circulation. But there are several major issues that need to be addressed with an evaluation.

Mold – no circulation plus unattended roof and window leaks allow moisture to penetrate the interior, creating the perfect breeding ground for mold and mildew behind the walls of the structure.

Plumbing – unused seals dry out, sewer gases back up, and if the house sat vacant through a winter, there could be cracked or burst pipes if the water was not shut off.

HVAC – the longer this sits unused the more mechanical problems pile up. Also check for vandalism from copper thieves.

Pest Infestation – From the attic to the basement, a vacant house with an overgrown yard is the perfect home for insects and varmints to live in places not immediately noticeable to the naked eye.

The rock-bottom price on a foreclosed house is only the entrance fee to further expenses. There are immediate and future repairs to make, as well as remodeling and enhancements to the interior and exterior. An ASHI home inspection is a must, as it will provide a knowledgeable overview of needed repairs.

But, would you like answers to all your repair and remodeling questions about the home?  The Mosby Building Arts Home Evaluation is a unique service that considers all the crucial aspects of buying a home.

Mosby has over 60 years of experience with the repair, maintenance and remodeling of Greater St. Louis homes. Their trained eyes analyze all facets of the house and provide you the honest answers you need to assess the immediate and future costs of turning a foreclosed house into your home.

The Mosby Home Evaluation is a valuable service because paying a small fee upfront for the answers you need can save you from making a costly mistake. To evaluate a house you’re interested in buying, call the Mosby office at 314.909.1800 or contact them here.

Scenes from a deck collapse in South St. Louis City, Spring 2010.

With the recent collapse of a 2^nd story deck in South St. Louis City (injuring 7), that brings us to a total of two major deck collapses in St. Louis in less than a year. And the 2010 outdoor season has only just begun.

So, it is the season to get serious about deck safety. Did you know nearly 85% of homes in the United States have a deck, and the North American Deck and Railing Association estimates that 20 million of these decks are in need of repair or rebuilding?

In the past 10 years, there have been more than 800 reported injuries and at least 30 reported deaths as a result of deck collapses, and this number increases at an average rate of 21% per year. In many cases, the failing decks were built incorrectly, not properly maintained or were beyond their lifespan of approximately 10-15 years.

With every deck collapse that makes the news, Mosby Home Consultants are called out to evaluate deck conditions because they are experienced in evaluating both the deck and the contributing factors that may be overlooked by less experienced carpenters.

Mosby Home Consultants inspect several problem decks a month, and these are the 10 most common mistakes they see:

10. Unsealed wood
Unsealed wood decks can age and deteriorate faster than sealed decks. Proper sealing prolongs the appearance and life of a deck well beyond unsealed decks. Avoid the “worn out” look by sealing it.

9. Stairs with open risers or missing railings
Open space between steps invites accidents. Avoid injuries and create a tailored look by covering the risers. Hand railings are fundamental to the safety of a stairwell.

8. Improper railing height and baluster spacing
Building codes have very specific measurements for railings and balusters to avoid accidents and injuries.

7. Undersized structural members
An undersized structural member increases the risk of deck collapse and can create sagging and improper weight distribution. Avoid deck warping and collapsing by properly sizing all members and components of your deck.

6. Missing or improper joist hangers
Nails alone are not enough to counteract the shear forces on a structural member. Joist hangers are an essential element in creating reinforced connections and supported decking. Ensure the safety of your deck by using properly sized, engineered, and correctly installed joist hangers.

5. Improper Deck Materials
Weather resistant materials are necessary on exterior structures to prevent rot or deterioration. There are specific fasteners for exterior conditions and it is critical that the proper fasteners are used. Select materials that are expressly made to withstand all weather conditions.

4. Undersized footings
Footings create a solid base for the posts of your deck. Undersized footings can lead to sagging, warping or collapse.

3. Improper attachment to structure of house (incorrect fasteners)
How your deck attaches to your home determines its safety and durability. This is an area that you may want to overbuild beyond the minimum standards or requirements. Again material, size, and quality are critical.

2. Improper or missing flashing
Every deck must address water management. Water can soak into your home at the point where the deck connects to the house. Properly installed flashing will prevent erosion to the structural integrity of your deck and home.

1. Not obtaining a permit to build a deck
Obtaining a permit is the most overlooked step in deck building. Safety is the main focus of following the permitting process of your town.

The majority of deck building mistakes can be avoided by applying for a building permit through your City Hall. The permit process requires drawings and specifications of the proposed deck. Building Inspectors will verify that the deck plans meet the local building and safety codes. This crucial step will save you from making costly mistakes before the first hammer swings. The permit process requires on-site inspections during construction phases to insure the deck is being built according to code.

It is crucial for the safety of your family and your guests that a deck is built properly. Mosby Building Arts’ staff of planners will handle the design, drawings and permit applications. Furthermore our carpenters will build a deck of beauty, enduring quality and utmost safety for your family and friends outdoor enjoyment for years to come.

If your deck is showing even one of the 10 signs of an unsafe deck, call Mosby for deck inspection and repair at 314.909.1800 or contact us here.

This time of year is so festive because we decorate our homes with twinkling lights.  Inside and out, this warm glow lifts spirits and makes everything look special.  Have you noticed how empty a room feels once the holiday lights come down in January?   That’s because the extra lighting has disappeared, which highlights how important the proper lighting is for our spirits.

Every room needs multiple sources of light for the proper balance of productivity and mood.  A single, overhead light in a room is only the starting point for the layers of light needed to boost our productivity and mood.  An effective lighting master plan often includes the following types of lighting:

• Task Lighting Task lighting illuminates a specific task or work space for function and safety.  Applying makeup in the bathroom, cutting vegetables in the kitchen and woodworking in the garage require proper amounts of light aimed exactly where you need it most.  Recessed, lamp and pendant lighting are examples of efficient task lighting.

• Accent Lighting Illumination can be used to draw attention and set something apart from its surroundings is the intent of accent lighting.  It brightens perimeters, fills in backgrounds, and highlights special objects (such as art work or architectural details).  Other benefits of accent lighting is that it contributes to the overall illumination of a space, sets a mood or feel with the light, and can increase home security both indoors and outdoors.

• Convenience Lighting Safety and function are enhanced by convenience lighting when entering spaces, so we need to see clearly and immediately as we enter a space by flipping a switch.   Convenience lighting may be a ceiling-mounted light fixture, or lamps connected to a wall switch, even the light that automatically comes on when opening a garage or closet door.

• Energy Efficiency Lighting costs account for about 30% of our energy use and is a smart place to increase energy savings.  Dimmer switches and whole-house lighting control systems allow for more precise usage, energy conservation, extended lamp life and a welcoming feel.  Low-voltage bulbs such as compact fluorescents (CFLs) and light-emitting diodes (LEDs) provide high quality, warm light and last many times longer than incandescent bulbs for a fraction of conventional energy costs.

• Security Lighting Properly seeing our surroundings creates a sense of safety and security.  Outdoors at night we need sidewalks and entrances to be properly lit at all times for our safety.  Motion detectors can greet us and welcomes us home while also deterring vandals and burglars.  Indoors, lights on timers can create the illusion of someone being home at all times.  Adequate lighting throughout the home improves safety by illuminating hazards and prevents tripping and falling.

Good & Bad Lighting Design

All the effort we put into creating perfect spaces with carefully chosen paint colors, furniture and flooring can be instantly undermined by bad lighting, and brought alive with good lighting.  A room with harsh lighting or that’s too bright may be just as disconcerting as a room that’s too dark.  A  personalized and thorough lighting plan significantly contributes to a safe, comfortable, familiar and inviting space, and is a key component of a successful remodel.

Lighting design can become overwhelming for even a do-it-yourself veteran because of all the layers of light that need to be considered.  We recommend working with the design professionals at Mosby Building Arts, who are experienced in the science and intuition of well-placed lighting.  Together, we will map out a master plan that addresses all the exterior and interior lighting needs of your home, and assure that it reflects your taste and style.

To explore the possibilities of lighting design, call the Mosby office at 314.909.1800 or contact us here.

The holiday season is traditionally when we invite many people into our home, and hosting a Thanksgiving celebration also becomes an educational opportunity for master planning the perfect home.

Having lots of people in our homes at the same time is when we see our place in a different light.  In day-to-day living, we tend to overlook inadequacies in design and function because we’re used to it. But bring in a large group of family and friends, and the weaknesses can become obvious.

Let’s think back to Thanksgiving Day (or the last large gathering), and review how our house performed.  Key areas of observation include:

• Was there enough room in the kitchen for multiple cooks to work together?

• Was there enough room for both cooking and socializing in the kitchen?

• Was there a particular room or space nobody seemed to use?

• Where did everyone naturally congregate, and was there enough room for them?

• Did traffic flow smoothly or was there a lot of “pardon me”?

• Was there constantly a wait to use a bathroom?

• Was there adequate lighting for people of all ages?

• Were guests with crutches, walkers or baby strollers able to come in and out easily?

• Was there enough hot water, water pressure and electricity to accommodate everyone?

The answers to these questions naturally create a list of ways to improve the function and design of our homes.  It is these type of questions that Mosby Consultants ask homeowners during the design phase of a home remodeling project, and the answers form an outline for the master plan of the perfect home.

The important first step is creating a list of needs, wants, repairs and desires, and then prioritizing these items by urgency, cost and value.  Mosby Project Planners are active listeners and problem solvers, so this is a great opportunity to work with home enhancements professionals who help organize multiple tasks into manageable timelines.

Mosby Building Arts would love to have a conversation about your home.  To explore the benefits of home master planning, call the office at 314.909.1800 or click here.

Floors make a huge impact on the look of your home.  They occupy as much square footage as your ceilings, and considering that floors are always in our peripheral vision, we must consider their importance in the overall design master plan.

Floors serve a vital function in your home, and it is crucial to think about how the floor will be used and then choose the right material for the task.  This is a classic example of form follows function.

The simplest way to consider the form and function of your home’s flooring is by thinking of each room as a separate area.  Consider what normally happens in each room, what surface will serve best and then choose the look of the surface you want.

Kitchen Flooring

It is safe to say that the kitchen is the most-used room in every home, so this floor needs to be very durable.  It also needs to be kind to our legs, knees and ankles because we spend most of our time standing in this space.  And a kitchen has many water-producing appliances, so moisture resistance is a top priority.

The most durable and water-resistant kitchen flooring is ceramic tile, but it can be unforgiving when you stand for long periods of time, and if you drop a dish, it’s a goner.

If you drop a dish on a wood floor, you have a better chance of it surviving the fall, and because it is a softer material it is easier on your legs.  But wood floors – whether natural or engineered wood – are vulnerable to water, so if, for instance, the dish washer were to leak, damage to the floor is almost unavoidable.

Vinyl flooring is impervious to moisture, is easy on your legs and has an unending variety of looks to choose from.  Because it is a soft material, it is prone to tearing and scarring, so when you pull out your refrigerator to clean under it, it can leave grooves in the surface.

The only absolute our Mosby designers adhere to is no carpeting in the kitchen.  Food and water naturally winds up on the kitchen floor, which makes carpeting in this room both high maintenance and less hygienic.

Bathroom Flooring

The bathroom is all about water, so waterproof is the most important consideration.  This is why ceramic tile and stone remain the most popular and enduring material for bathroom floors.  Other materials can be used, but just like in the kitchen, water and hygiene is the prime consideration, so choosing a material other than ceramic or stone can be very high maintenance.

For both your kitchen and bathrooms, tile floors can be water-resistant and warm if you also install radiant heating under the tile.

Entries, Laundry Room & Mud Room Flooring

Laundry and mud rooms are high utility, and need to accommodate moisture and dirt.  Hard surfaces like ceramic, stone or concrete work best for keeping these spaces clean.  The same thinking applies to entries, where visitors will be more likely to bring in the outside elements.

Bedroom Flooring

Warmth and comfort are top priority in bedrooms, and because they are typically not high traffic areas, this is a chance to splurge on more luxurious flooring.  Carpeting is a great choice, as is cork, which is a natural material with exceptional softness.

Family Room Flooring

The public spaces of our home are used and seen most frequently. Carpeting is a popular choice for its warmth, and good quality carpet is durable.  Choosing the style of carpet is based on how the room is used, what levels of maintenance you expect and your personal preference for look and feel.

Choosing from such a wide variety of colors and textures requires some extra analysis; light colors in a high-traffic family room will show dirt and traffic patterns, while dark colors will show lint, pet hair and most anything that lands on it.

Wood flooring is a good choice for warmth and lower maintenance, and adding area rugs to the room provides softness and introduces another layer of design options.

Basement Flooring

Your basement can be a moist area, so the choice of flooring is all about how it holds up to humidity and water.  The best choice is ceramic tile because it is impervious to moisture.  If you prefer a wood look, use an engineered wood (or vinyl flooring with a wood look) because it is better at adapting to moisture than natural wood.  Real wood floors will continually swell and contract with the changing humidity levels in your basement.

Carpeting can work in a basement if you choose only 100% synthetic materials with built-in mildew resistance.  Avoid natural carpet materials like wool and cotton, as they will wick up moisture and eventually hold a mildew smell.  Vinyl flooring is another option, but as it is installed directly over the concrete, it will show any imperfections in surface or level.

Decisions, Decisions…

As you may have gathered, there are many other things to consider besides how it looks when choosing flooring for your home.  How do you keep track of it all and make the best decision?

When it comes to making a choice about a surface that makes such a large impact on your home, we invite you to work with a Mosby Building Arts designer.  Our designers stay up-to-date on all the latest flooring trends and technologies. And after talking with you about how you live and what you desire, we will make an informed recommendation on which flooring best compliments your personal style while delivering lasting value.  To explore your flooring choices, call us at 314.909.1800 or contact us here.

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It’s the time of year when parties and celebrations are happening all over the United States because July 4^th is upon us. Can your deck stand up to the weight, vibrations and movements of your guests? Has it deteriorated over the years from being exposed to the weather? Was it built with the correct engineering and in compliance with the code?

We strongly recommend you look into the condition of your deck. Not only the integrity of the wood, but its attachment to your house, the flashing, the size of the structural parts and the anchors. Many decks were built without checking into the proper engineering for the load and materials used. Building codes have been updated in some municipalities to consider the risks, but who built your deck and did they go through the correct process to obtain a building permit?

Did you know nearly 85% of homes in the United States have a deck, and it is estimated by the North American Deck and Railing Association (NADRA) that 20 million of these decks are in need of repair or rebuilding?

In the past 10 years, there have been more than 800 reported injuries and 20 deaths as a result of deck collapses, and this number increases at an average rate of 21% per year. In many cases, the failing decks were built incorrectly, not properly maintained or were beyond their lifespan of approximately 10-15 years.

St. Louis is one of the top ten cities in the nation that have reported one or more deck collapses in the last 10 years.  Our region’s latest deck collapse happened on June 11, 2009 in Wildwood, MO, and recently Scott Mosby was asked to contribute his views on proper deck maintenance to a West County Suburban Journal article on deck safety. Read the article here.

Previously, we identified the Top 10 Mistakes of Deck Building, and to that we add the 7 warning signs that a deck is unsafe:

1. Loose connections – are your railings, deck boards, or structure loose at the connections?

2. Missing connections – are all the fasteners still working and in place? Do you have the proper joist hangers? Are they the right size?

3. Corrosion – do you see any metal parts that show rust?

4. Rot – are any wood or metal parts showing decay?

5. Cracks – can you detect any horizontal or vertical pieces of wood breaking apart?

6. Fastener size & number – has your deck been attached to your house correctly?

7. Posts – are your posts right on the ground or do they have the proper footings, piers, and anchors?

According to a Morse Technologies, Inc. report, 90% of deck failures are due to how the deck is connected to the house. We recommend that you review your deck today to see if it is attached similar to the diagram shown above.

Caution for the upcoming weekend is the proactive decision because virtually all reported deck collapses occur while the deck is occupied, and most collapses take place between June and August. As we are in the heart of summer entertaining season, we strongly urge you to have your deck inspected now so you can avoid serious injury to people and damage to your home.

Mosby Building Arts has recently been called out to several homes for our paid consultation visit to evaluate deck conditions after deck owners heard of the collapse in the St. Louis area. We not only evaluate your deck, but also find other contributing factors that may be overlooked by a less experienced carpenter.

Shown above is a photo of a deck we inspected last week whose vertical supports had uniformly shifted off-center of their concrete footings. With further investigation through our consultation visit, we found the flashing was missing and there was water damage on the inside of the house. The bolts used to hold the deck on the house were insufficient and the safety of this deck has been compromised.

We also visited another deck that the owner thought he was taking care of his concerns by replacing some rotted deck boards. The carpenter replaced the boards but neglected to see the water damage, the insufficient connection to the house and the lack of stability in the structure for proper support. The entire deck was built incorrectly and needs to be replaced.

Know that we think differently and want you to have peace of mind during your celebrations. Let our deep bench of professionals discuss your concerns. Call for a deck evaluation at 314.909.1800 or contact us here.

This is a unique time for house hunting, because prices on existing homes are enticing.  So, you’ve been tempted to take advantage of the Buyer’s Market and you’ve found a nice place, and the price is right.  But is the house right for you?

When it comes to buying a house, help with making the right decision for you is available so that you can plan your future with confidence.

So Many Questions

There are so many questions to determine if a house is right for you.  Some answers seem obvious: do I like the price and location?  The asking price may fit your budget, but to make the house truly suit you, will there be future repair and remodeling costs to factor in?  Location considerations include amenities and convenience for your lifestyle, but how will the future alter these factors?  Will this home grow and change with you and your lifestyle?  Who can you ask, where can you turn?

Is the house in good condition or are there little money pits around the corner?  Are those cracks important? Can that family room be added to the rear to take advantage of that great view?  What about that dream patio for your entertaining?  We tend to believe that a home inspection will answer this question, but it’s important to understand the function and nature of a home inspection.

Home Inspections for houses are not required by state law.  The St. Louis Association of Realtors’ “Residential Sales Contract” simply states that a seller must allow a buyer to conduct a home inspection.  So, a home inspection typically concentrates on the issues that might affect financing and repairs, but will not look forward into the future to anticipate remodeling, enhancements and potential room additions.  For example, will the existing kitchen location lend itself to your future hearth room addition?  Why not find out now?

Avoid Surprises

A client of ours recently bought her dream home, and because it passed inspection, was happily concentrating on her dream of finishing the very spacious attic.  Soon, the roof displayed problems, and Mosby Building Arts, Ltd. was brought in to investigate.  Hidden structural problems with the roof were discovered that were not apparent to the untrained eye and had not been disclosed by the seller.  The Mosby Consultant further reported that the attic floor was not strong enough to structurally support the floor so the attic finish project was in jeopardy.

The homeowner was shocked to learn of this preexisting condition and the cost to repair it.  If she had known about this in advance she would not have purchased this home, and while the house met her current criteria, it was not well structured for the attic finish in her dreams.

So whether detecting the existing conditions or anticipating the future growth of the house, the Mosby Consulting experience is your peek into the future.  Our focus is more on the future of the house and less in the past. We look at the existing personality of the home, the style, layout and terrain.  Our interest is what the house can become and how it will serve your lifestyle.

The Emotional Aspect of Buying a Home

Mosby Building Arts offers a home evaluation service, where we will survey a home you are considering buying and give you honest answers that can help with your final decision and selection.

This service includes our trained eyes on the structure and condition of the house, pointing out both immediate and future issues, opportunities and a general cost estimate.  But there is another important consideration: will this house work with my lifestyle?

Each home that is purchased may bring with it the promise of being your Forever Home – the perfect place to spend the rest of our days. This is the emotional aspect of home buying that builds on those higher hopes that can sometimes cloud the reality.

A St. Charles couple, for whom we had previously done a remodeling project, asked us to take a look at a lakefront home they were considering purchasing.  Located 50 miles west of their current home, it was a beautiful home with spectacular views that spoke to their desire for rural nature and privacy.  They pictured their adult children and grandchildren coming out for weekends by the lake, and imagined how tranquil the place would be in their approaching retirement years.

The house itself was in good condition, and there was no denying the allure of the surroundings, but having worked with them, we knew their personalities and lifestyle, and were able to have a deep conversation about how the house would perform for them in the long term.

We helped them define what is most important to them.  The couple wants their family and friends around them as often as possible, enjoying their home as much as they do.  They are active in many social groups and love to partake in events and shopping.  This is the lifestyle that brings them the most satisfaction.

Now, how would those key elements of who they are work in the house they want to buy?  Living in a more remote location could make it difficult for friends and families to visit as often as they already do, turning their new place into an occasional event rather than a regular destination.  It would also require the couple to do a lot more driving just to get back to the amenities and people that are a normal part of their routine.  Is it possible that this house would alter their lifestyle in unanticipated ways, and will that affect their ultimate satisfaction with it?

Turns out the emotional lure of the lakefront house was disguising the realities of how they like to live. Lifestyle considerations were far more important to them than the price or quality of the house.  They let that house go and went back to the home buying drawing board.

Finding the Perfect Home

Several months later, our client asked us to meet them at another house they were considering for purchase. This was an older home in a historic South St. Louis City neighborhood, which was – in every way – the exact opposite of the lakefront home previously being considered.

The house itself was recently renovated while retaining its historical charm, and has wonderful floor plan flow for entertaining. It has a large backyard with lots of mature landscaping with a small pond, so they were getting the nature and the water they longed for, but at a more manageable scale.

With their family and friends scattered all over the St. Louis metropolitan area, this home (near a major interstate) was in a central location, making it easier for everyone to come to them.  And, of course, the city provides this adventurous couple with plenty of things to do and see, along with easy access to the entire region.

After much reflection on our previous conversations, they realized they were urban people with lakefront dreams. They were more suited to living in a private escape within a vibrant and busy city, and could treat themselves to weekends at a rental lake house.

With the important emotional aspect covered, we evaluated everything else and they signed off on the purchase price, soundness and investment potential of the house.  After several accessible and energy improvements to the home by the Mosby team, they happily moved into their dream home to live happily ever after.

Helping You Get The House of Your Dreams

The Mosby Building Arts Home Evaluation is a unique service that considers all the crucial aspects of buying another house – from the physical to the financial to the emotional.

We have over 60 years of experience with the repair, maintenance and remodeling of Greater St. Louis homes, so our trained eyes will give you the knowledge you need to assess the immediate and future costs of turning another house into your home.

Another benefit of our Home Evaluation is that we explore with you the emotional component of how well this house will work for you now and for the rest of your days.  We discuss the energy performance of the house, maintenance budgets and repair needs.  Even if every physical thing about the house is perfect, is it the house that fits you, your dreams, physical needs, and will it really compliment and enhance the way you want to live?

We advise you in a way that fully enhances the role of your Realtor.  Our voice advocates your marriage of the house, architecture, your physically accessibility, healthy living, energy sustainability and maintenance costs.  We assist you in your selecting the house of your dreams.  To evaluate a house you’re interested in buying, call us at 314.909.1800 or contact us here.

Between 2000 and 2008, there were at least 30 reported deaths from deck collapse.  More than 75 percent of people on a collapsing deck were injured. Most collapses occur on decks that are more than 20 years of age or older.  With over 40 million decks in the United States it is important that you check the safety of your deck.  Here is a link to a deck safety checklist.

Mosby Home Consultants inspect several problem decks a month, and these are the 10 most common mistakes they see:

10. Unsealed wood
Unsealed wood decks can age and deteriorate faster than sealed decks.  Proper sealing prolongs the appearance and life of a deck well beyond unsealed decks.  Avoid the “worn out” look by sealing it.

9. Stairs with open risers or missing railings
Open space between steps invites accidents.  Avoid injuries and create a tailored look by covering the risers.  Hand railings are fundamental to the safety of a stairwell.

8. Improper railing height and baluster spacing
Building codes have very specific measurements for railings and balusters to avoid accidents and injuries.

7. Undersized structural members
An undersized structural member increases the risk of deck collapse and can create sagging and improper weight distribution.  Avoid deck warping and collapsing by properly sizing all members and components of your deck.

6. Missing or improper joist hangers
Nails alone are not enough to counteract the shear forces on a structural member.  Joist hangers are an essential element in creating reinforced connections and supported decking. Ensure the safety of your deck by using properly sized, engineered, and correctly installed joist hangers.

5. Improper Deck Materials
Weather resistant materials are necessary on exterior structures to prevent rot or deterioration.  There are specific fasteners for exterior conditions and it is critical that the proper fasteners are used.   Select materials that are expressly made to withstand all weather conditions.

4. Undersized footings
Footings create a solid base for the posts of your deck.  Undersized footings can lead to sagging, warping or collapse.

3. Improper attachment to structure of house (incorrect fasteners)
How your deck attaches to your home determines its safety and durability. This is an area that you may want to overbuild beyond the minimum standards or requirements.   Again material, size, and quality are critical.

2. Improper or missing flashing
Every deck must address water management.  Water can soak into your home at the point where the deck connects to the house.  Properly installed flashing will prevent erosion to the structural integrity of your deck and home.

1. Not obtaining a permit to build a deck
Obtaining a permit is the most overlooked step in deck building.  Safety is the main focus of following the permitting process of your town.

The majority of deck building mistakes can be avoided by applying for a building permit through your City Hall. The permit process requires drawings and specifications of the proposed deck.  Building Inspectors will verify that the deck plans meet the local building and safety codes. This crucial step will save you from making costly mistakes before the first hammer swings.  The permit process requires on-site inspections during construction phases to insure the deck is being built according to code.

It is crucial for the safety of your family and your guests that a deck is built properly.  Mosby Building Arts’ staff of planners will handle the design, drawings and permit applications.  Furthermore our carpenters will build a deck of beauty, enduring quality and utmost safety for your family and friends outdoor enjoyment for years to come.

For deck design, construction, or repairs call 314.909.1800 or contact us here.