Those Woodpeckers Can Really Cause Damage to Your Connecticut Home

While little is known or documented about the extent of woodpecker damage to homes nationwide, the states of Michigan, Louisiana and Wisconsin have estimated the cost of repair to their residences to be in the hundreds of thousands of dollars annually. One survey of woodpecker damage to homes reported an average loss of $300 per incident. Such destruction is rare in urban areas, but it can be extensive in suburban and wooded areas, even where woodpeckers seem to have plenty of natural alternatives to houses. InterNACHI inspectors can assist their clients with some tips to locate and address damage, as well as discourage these sometimes troublesome birds.

Distinctive Species

Woodpeckers are a subfamily of Picidae birds, known for their long, sticky tongues, which they use for extracting food, and their strong bills, which they use for drilling and drumming on trees. Twenty-one species are found in the United States and many others are found worldwide, with the exception of Australasia and Oceania. Woodpeckers are generally 7 to 15 inches (17 to 40 cm) long, have short legs, sharp-clawed toes and stiff tails. Most woodpeckers feed on wood-boring insects, insects on trees and the ground, vegetable matter, wild berries and tree sap.

Beyond Cosmetic Damage

Much of the damage inflicted to structures is caused specifically by the Northern Flicker (Colaptes auratus), which can be identified in flight by a yellow or salmon tint under the wings and tail feathers, and a black or red mustache extending from the gape of the beak to below the eyes. The hairy woodpecker (Picoides villosus) and the downy woodpecker (Picoides pubescens) can also be destructive.

Woodpecker damage, in addition to being problematic in itself, also encourages infestation of insects and other wildlife by providing an entry point into the structure.  These same avenues allow rainwater to invade the structure, which can lead to mold growth and other damaging and hazardous conditions.

Wood is not the only building material at risk of attack by woodpeckers. The birds may even pierce plumbing and electrical lines behind a house’s siding. In addition to homes, inspectors and homeowners should be on the lookout for serious woodpecker damage to barns and other outbuildings that are not consistently inhabited or monitored, as well as summer and vacation homes that are vacant for part of the year.

Telltale Signs of Woodpecker Damage

Woodpecker attacks can be categorized into the following general types:

• foraging holes, which may appear as small, deep holes in a nearly straight horizontal or vertical line, or in long trenches of 10 cm or more in length. The woodpecker drills these configurations in search of insects. New construction is typically more prone to insect infestation than well-seasoned wood at least two years old;
• drumming holes, appearing as many small, shallow holes in a cluster, or in wider, cone-shaped depressions along the corners or fascia and trim boards of a house. Woodpeckers also drum on metallic surfaces, such as aluminum siding, metal downspouts, gutters, chimneys, vents and antennae poles. A male drums to signal a potential mate by loudly and rapidly tapping on a resonating material during the spring breeding season, although he may drum at other times of the year to announce his claim to a territory. While drumming damage is typically minimal, the noise can be bothersome for building occupants, especially in the early morning when they’re trying to sleep; and
• excavation (nesting or roosting) holes, appearing as deep, round holes 3 to 5cm in diameter. Warm insulation and easily chiseled siding make houses attractive to woodpeckers in search of a place to create a nest for their young. To create its characteristic upside-down L-shaped den, the bird must first get through the siding, sheathing and plywood, creating large, deep holes that account for the most troublesome type of woodpecker damage. Woodpeckers often make several nesting attempts, beginning an excavation only to abandon it and renew the process in a more suitable location. In this fashion, a house may suffer a number of deep holes from the efforts of one determined bird. Nesting holes are excavated at the start of the breeding season, usually from late April into May. Roosting holes are usually built in the late summer and fall in preparation for winter.  

Preventing Woodpecker Damage

Fortunately, woodpecker damage can be mitigated through exclusion methods. These methods should be implemented as soon as the bird becomes a pest, as woodpecker behavior patterns are difficult to break once they’ve been allowed to establish.

Inspectors can pass along the following exclusion tips to their clients:

• Place cavity-type nest boxes on buildings in the vicinity of damage. Not only will this measure encourage woodpeckers to abandon houses for nest boxes, but once there, they will defend their territory and discourage other woodpeckers from approaching. Nest boxes should be shaped and sized for the species of woodpecker that is drilling holes, incorporating a front-sloping, hinged roof to shed rain. Fill the box with sawdust to encourage the bird to excavate it to the desired level. Note that while this measure will discourage woodpecker roosting and nesting, it will not prevent the birds from foraging or drumming on the house.
• Install some netting. To control bird pests, the University of California's Agriculture and Natural Resources Integrated Pest Management Program recommends placing lightweight, 3/4-inch (1.9 cm) plastic mesh or screen material over the area that woodpeckers may be damaging.  Hang the netting from the outside edge of the eave down the side of the house to prevent woodpeckers from reaching the siding. Leave a gap of space of at least 3 inches (7.6 cm) between the mesh and the building's surface so that the birds cannot cause damage through the mesh (see diagrams above right).
• Build with construction materials that do not attract woodpeckers, especially in wooded areas. Clapboard and non-wood siding are best. According to a study conducted by Cornell University, the building material that is most prone to damage is grooved plywood siding, followed by shakes, tongue-and-groove, and board-and-batten.
• Paint wood siding, rather than stain it. The Cornell University study found that stained-wood houses were significantly more prone to woodpecker attack (79% incidence) than painted wood (29%). In the wooded areas surveyed, 97% of the stained houses showed woodpecker damage. Researchers believe that paint is more effective because it fills in the small gaps in wooden siding that can harbor insects upon which woodpeckers feed, and paint is available in light colors, which woodpeckers tend to avoid.
• If it doesn’t pose a safety hazard to people, structures or utility lines, allow dead branches to remain on trees. Branches provide woodpeckers with a place to build nests and forage, limiting their need to use a nearby house for such purposes.
• Apply insecticides or wood preservatives to kill the insects that attract woodpeckers. They will not expend energy searching for insects in an uninfested building.
• If it doesn’t cause structural damage, remove or fill in ledges, cracks and crevices near the site of the woodpecker holes, as these can be used as toeholds for woodpeckers to grasp the structure.
• Deaden or dull the drumming sound caused by woodpeckers by placing insulation or other batting material behind the siding where they peck.
• Cover holes with shiny aluminum flashing. Woodpeckers in search of food or a nesting location will not peck at metal, although they may use it to drum. Holes will also attract other woodpeckers. Do not cover an existing nest, as you will entrap and kill birds already inside.
• Without physically harming them, try to harass or scare the woodpecker using one or more of the following methods:
  • a garden hose. You can set the hose at an angle so it can be quickly activated when you hear the drumming sound. The bird will leave immediately and might not return;
  • install one or two shaving mirrors attached flat on the wood with the enlarging lens pointing outward to frighten the woodpeckers. Mylar® tape, pie tins and other reflective devices may also be hung around the damage site so that they blow with the wind; 
  • hang hawk mobiles from the eaves near the damaged area. Construct them from dark cardboard, Styrofoam™ or plywood so that they have a wingspan of about 22 inches (55 cm) and a length of 11 inches (27 cm); and
  • make loud noises by banging pots and pans, yelling, or shooting cap guns.

Do Not Try This at Home

Homeowners should avoid the following common yet ineffective or even illegal woodpecker exclusion practices:

• applying chemicals with objectionable tastes or smells. Woodpeckers do not ingest or taste the wood they chisel away with their bills, and they have bristle-like feathers over their nostrils to prevent wood particles from being inhaled. Various chemicals, such as odorous and toxic creosote and pentachlorophenol, have been tested on utility poles to discourage woodpeckers with either no effect or no cost-effectiveness. Naphthalene (mothballs) is also ineffective in outdoor, unconfined settings;
• installing owl effigies or rubber snakes, which provides only temporary relief, according to research conducted by Colorado State University. Note in the photo at right the ineffective owl decoy pictured to the left of a cluster of large woodpecker holes; and
• shooting, poisoning, trapping or killing woodpeckers. Woodpeckers are a federally protected bird under the North American Migratory Bird Act, and lethal action against them requires state and/or federal permits issued by the Law Enforcement Division of the U.S. Fish and Wildlife Service upon the recommendation of USDA-APHIS-Wildlife Services personnel. The unlawful killing of woodpeckers is punishable by fines and incarceration, especially for killing red-cockaded woodpeckers (Picoides borealis) or ivory-billed woodpeckers (Campephilus principalis), which are on the Endangered Species List.

In summary, woodpecker damage to houses in certain areas is common and inconvenient, but InterNACHI inspectors whose clients complain of problems from these birds can advise them of the benefits of using appropriate building materials, as well as effective (and legal) techniques to discourage pesky woodpeckers from causing future damage.

by Nick Gromicko and Rob London

Nick Gromicko, FOUNDER. http://www.nachi.org
International Association of Certified Home Inspectors (InterNACHI) is the world's most elite, non-profit inspection association.
President, ComInspect, www.cominspect.com
Director, Master Inspector Certification Board, www.certifiedmasterinspector.org
Author, 15 books and Co-Host of  http://www.NACHI.TV

A note From Judy: If you have a question about buying or selling Real Estate in Fairfield County, and are in need of representation, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

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Connecticut Financing Update and Mortgage Rates December 9, 2011

As the year winds down, economists are starting to make their predictions for 2012.  The general consensus -

Let's start with the good news for families and homeowners across the U.S. Household debt burdens have continued to fall through the last financial quarter. Since October 2010, the rate of disposable income allocated to debt services has declined from 13% to just over 11%, with the total level of household debt in the U.S. having fallen simultaneously during the same period. That said, there remains a significant level of household debt within the U.S., and this situation is unlikely to improve with unemployment expected to remain high throughout 2012.

The issue facing families and homeowners in the U.S. is one of multiple debt and the prospect of having to prioritize what gets paid as a matter of urgency. When you consider that the average debt per household in the U.S. (not including mortgage repayments) stands at approximately $14,500, then you begin to understand the amount of repayments that may be missed in order to maintain a family home. As long as households continue to be burdened with multiple debts, they face an arduous journey towards solvency in 2012.

Unemployment is the major drag on the housing market. Unemployed individuals cannot get a mortgage to buy a home or refinance into a lower mortgage rate to improve their financial situation. Those who do not have job stability are reluctant to take on the commitment of homeownership.  

If a home is lost to foreclosure, it has a negative impact on home values in the neighborhood. Reducing home values affects homeowners seeking to sell and trade-up, and hampers those seeking to sell and relocate to a better economic climate.

Generations X and Y, who are in their prime home buying years, are among the hardest hit by unemployment and saddled with record college debt.

Today's Mortgage Rates

30 year fixed - 3.750% + 0% cost points for rate
20 year fixed - 3.750% + 0 % points for rate
15 year fixed - 3.125% +  0% points for rate
10 year fixed - 2.875%  + 0%  points for rate
5/1 ARM - 2.375%  +0 points for rate
7/1 ARM - 2.750 %  + 0 points for rate
10/1 ARM 3.250% + 0 points for rate

FHA/VA
30 year fixed - 3.750% with +0 % points for rate
5/1 ARM - 2.750%  with + 0 points for rate
7/1 ARM - 3.25 with +  .625 % CREDIT  point for rate

Jumbo - over 576,000 (in Fairfield County, CT)   to 2,000,000
30 year fixed - 4.625  % with 0 points  for rate
15 year fixed - 4.125% with 0  points for rate
5/1 ARM - 3.375% - 0 points for rate
7/1 ARM - 3.750 % - 0 points for rate
10/1 ARM - 4.375% with 0 points for rate

Jennifer Buchanan,  Certified Mortgage Planning Specialist at MetLife Loans is a seasoned veteran of the Mortgage, Banking and Broker Industry and specializes in mortgage loans throughout Fairfield County, Connecticut.
   Her attention to detail is unsurpassed, and her understanding of the marketplace makes it easy to find the right loan to fit her clients specific needs .  Jennifer's local processing and closing team are also known for their exemplary service.
   Understanding that the vast majority of mortgage brokers never discuss the long or short term  financial needs or goals with their clients, she set herself apart from the rest by obtaining the coveted CMPS  designation. (Certified Mortgage Planning Specialist)
    She is a member of the National Association of Responsible Loan Officers, and her commitment to ethics, understanding of the marketplace, and business acumen have earned her the respect of her peers and clients alike.

Jennifer Buchanan
Metlife Loans
203-341-6949

Jennifer Buchanan- Your certified expert
 on mortgages offering Free Unbiased
recommendations based on your needs.

Is a Hubbard Clause Right For Your Connecticut Home Purchase or Sale?

Current homeowners who wish to buy another home, but need to sell their home first in order to use the equity as a downpayment can wonder if they should sell the home they own first, or find the home that they wish to buy first, and then start the process of selling their home. In the case of the latter, the homeowner who wishes to purchase a new home should consider placing an offer with a "Hubbard Clause" rider.

A "Hubbard Clause" is a contingency in (or addendum/rider to ) a purchase agreement that expressly conditions the buyer's offer upon their ability to sell and close on another home or property. It is almost like a first right of refusal to purchase the property- ALMOST, but not quite. Think of it like "reserving a right to buy a particular property" while trying to sell the one you own.

While most  buyers and sellers think this just another perk for the buyer, think again. By the way, I can include a number of agents who would tell you that this is a benefit for the buyer, as well. This type of agreement actually benefits the seller much more, especially  in a buyers market.

The "Hubbard" portion of the agreement must have the following two items included in the verbiage:

1. Final Hubbard contingency sale date- That is, the deadline for the buyer to secure a purchaser for their home, so they can move forward with the sale on the home that they wish to purchase.

2. A deadline for the buyer to remove the "Hubbard" contingency if another offer comes in during this period.

There is no national standardized  form for this, nor are there generally accepted statewide forms for "Hubbard Clauses"- rather the forms which are used tend to be much more regional or generated through independent franchises.  There are a good number of agents who just do not like to work with Hubbard Clauses at all, which I do not understand, but it is what it is. I think that if an offer comes in a home where I represent the seller, that we should absolutely listen to it. It's kind of like a back-up offer without having the main one. As long as all the conditions and terms of the sale are acceptable and  we can still market the house, it would be foolish not to entertain such an offer. When I represent the buyer, and if that's the only way they feel comfortable moving forward, I believe it's my fiduciary responsibility to help them get the house that they want.

Buyers:

If your home is not already on the market, be prepared to list it THE SAME DAY that you place your offer in on the property that you wish to buy. You do not have to list it if the homeowner does not wish to entertain your offer, but  if they are willing to negotiate with you, it is of extreme importance to be ready...ready.... ready.

I have to go on record, here- this is not the most cost effective way to purchase a home. Sorry, but it's true. If this is what makes you most comfortable, I am all for that, and will do as you wish. Often times, you will end up paying a premium for the right to purchase a home in this manner,  and you may end up selling your home for less money to satisfy the Hubbard Contingency within the time. allotted.

Sellers:

I do not really see a downside to sellers as long as an acceptable Hubbard addendum allows you to continue to market the home as ACTIVE, and not change its status to anything else. (See FAQ's below)   Provisions must be made  for the instance of  another offer coming  in during the period that the Hubbard is in effect. Usually, giving a buyer 2 or 3 business days to remove the Hubbard Clause is sufficient, so if they are comfortable removing the clause, you will sell it without the contingency, or if they cannot remove the Hubbard, that you are free to sell it to another party. There are no guidelines as to price or terms for accepting another offer unless they are written into the addendum itself. You must just concern yourself with the time frame.

Hubbard Clause General FAQ's

• Hubbards may include unique terms or conditions.

• Understand that homes are shown with a signed Hubbard Clause agreement in place.

• And then, some agents will NOT show homes that have a signed Hubbard Clause

• Some buyers choose to include a Hubbard Clause because they would actually qualify for your home purchase without selling their home, and just do not want to carry two mortgages.  

• Hubbard clauses can be extended by agreement from both parties.

• Regionally, we work with binders first and then formal contracts are prepared within two weeks- Sellers may decide NOT to have their attorneys draw contracts until the Hubbard Clause is removed.  

• The buyer can withdraw their offer entirely with no penalty, unless expressly written in the contract.

• This agreement seems to be more binding  performance wise to the seller than it is to the buyer.

• And in case you were wondering, the name has nothing to do with Old Mother Hubbard, (despite the shoe)

If you have a question about buying or selling Real Estate in Fairfield County, and are in need of representation, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

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About Mechanics Liens in Connecticut

Did you know... The important purpose of mechanic's lien statutes to provide an inexpensive and simple method for material suppliers and contractors to secure the value of the services or materials that they have added to the property. Because the mechanic's lien is a creature of statute, a lienor must comply with statutory requirements in order to perfect his claim.

• WHO MAY FILE: “If any person has a claim for more than ten dollars for materials furnished or services rendered in the construction, raising, removal or repairs of any building or any of its appurtenances or in the improvement of any lot or in the site development or subdivision of any plot of land . . . .” Conn. Gen. Stats. § 49-33(a).
• REQUIRED: “the claim is by virtue of an agreement with or by consent of the owner of the land upon which the building is being erected or has been erected or has been moved, or by consent of the owner of the lot being improved or by consent of the owner of the plot of land being improved or subdivided, or of some person having authority from or rightfully acting for the owner in procuring the labor or materials, the building, with the land on which it stands or the lot or in the event that the materials were furnished or services were rendered in the site development or subdivision of any plot of land, then the plot of land, is subject to the payment of the claim.” Conn. Gen. Stats. § 49-33(a).
• CLAIM: “is a lien on the land, building and appurtenances or lot or in the event that the materials were furnished or services were rendered in the site development or subdivision of any plot of land, then on the plot of land . . . .” .
• WHERE TO FILE: “A mechanic's lien is not valid unless the person performing the services or furnishing the materials . . . lodges with the town clerk of the town in which the building, lot or plot of land is situated a certificate in writing, which shall be recorded by the town clerk with deeds of land . . . ..”
• PRECEDENCE: “the claim takes precedence over any other encumbrance originating after the commencement of the services, or the furnishing of any such materials, subject to apportionment as provided in section 49-36.” Conn. Gen. Stats. § 49-33(b).
• Subcontractors: “A mechanic's lien shall not attach to any such building or its appurtenances or to the land on which the same stands or to any lot or to any plot of land, in favor of any subcontractor to a greater extent in the whole than the amount which the owner has agreed to pay to any person through whom the subcontractor claims subject to the provisions of section 49-36.” Conn. Gen. Stats. § 49-33(c).
• ENFORCEMENT: “A mechanic's lien shall not continue in force for a longer period than one year after the lien has been perfected, unless the party claiming the lien commences an action to foreclose it, by complaint, cross-complaint or counterclaim, and records a notice of lis pendens in evidence thereof on the land records of the town in which the lien is recorded within one year from the date the lien was recorded or within sixty days of any final disposition of an appeal taken in accordance with section 49-35c, whichever is later. Each such lien, after the expiration of the one-year period or sixty-day period, as the case may be, without action commenced and notice thereof filed as aforesaid, shall be invalid and discharged as a matter of law. An action to foreclose a mechanic's lien shall be privileged in respect to assignment for trial. With respect to any such lien which was validated in accordance with the provisions of section 49-37a, the one-year period or sixty-day period, as the case may be, shall toll from the date of the validation.” Conn. Gen. Stats. § 49-39 (2005).

To learn more about Mechanic's Liens in CT, click here.

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How to Stage Your Connecticut Home For Sale in the Winter

While we are lucky enough to enjoy the changes of the four different seasons in southwestern Connecticut, the Winter brings in colder temperatures, and much less daylight to work with, besides the wintry conditions that will inevitably occur. The unique set of challenges that occur during this time need to be addressed in order to properly stage your home to show at its best. Don't forget the basics of staging, just add these seasonal suggestions to show your home at its best.

... and remember,  buyers do appreciate the effort that you take to make sure your home is in show-ready condition, and you may very well end up getting more money for yoru home because of that little extra effort.

STAGE THE OUTSIDE FIRST:

Curb Appeal Brush Up

Weather permitting, and preferably before the first snow, clear out any excess fallen leaves from the yard, as well as the gutters. If there are any dead plants, remove them now. If there are tools that are outside, bring themin the shed or garage. Remove any garden hoses and turn the water off for the spigot, if it's not already off.

Add to your Curb Appeal

Who says you can't put flowers out of some kind?  Colorful Mums are great in the fall through early December, and small seasonal faux trees in pots look great on your front porch, either with or without lights. A wreath of almost an type on your front door is also quite welcoming. Whatever plant or wreath you choose, please just make sure they are seasonally appropriate.

Exterior Lighting

Are the lights at your front door bright enough? Maybe it's time to change them,  add  more fixtures, or at least change the wattage on the bulb.

The Rear and Side Yard Views

You may not have thought about during the winter, but just go ahead adn go to the rear of your yard and look at your home from the back.  If you have a rear deck or porch, put a pot of seasonal plants there, too. At some point during the winter, it will be unforgiving cold. Consider a well made alternative. It is all the seemingly little things that add up and mean a lot.  

Patios, Porches and Decks

Make sure your deck and/or patio is free and clear of any debris. You may want to check for any loose planking, screws or nails, and fix wherever appropriate. Clean your deck off completely, and that includes storing the furniture in the garage, shed or basement. When the snow comes, the buyer should be able to walk on a totally clear deck, where the snow has all been removed. Helpful Hint: It is much easier to sweep  or shovel off the snow when the deck is completely clear.

Don't Forget to Check Your Side Yard.

Just make sure  that it's neat and tidy. If you store your trash cans outdoors on the side of your home,  make sure they are as clean as possible. (No scuffs, scrapes or old dirt on the outside)

Clear Your Driveway, Front Walk, and Front Porch of Snow and Ice.

This is the single most important item on the winter staging agenda. If buyers cannot reach your home due to an snow covered driveway, snow covered walkway and/or porch, they won't come in. Ice is even more treacherous. There are plenty of products on the market that will just about do all the work for you to get that ice removed.  If you are away frequently, hire someone to handle ice and snow removal in your absence.

Windows

Get the windows washed if you haven't done so recently. Besides the fact that the sun is lower in the winter, and shows every piece of dirt on every piece of glass, the added unobstructed sunlight  will add very nicely to your home's appeal.

NOW, STAGE THE INSIDE:

Warmth

Think warm and cozy. If the weather outside is frightful, make your home's temperature delightful. (Sorry, just couldn't resist that one) Truly, a warm home is much more comfortable to look at than a cold one. If the buyers aren't comfortable, they will not stay long enough to view your home without  just hurrying up to get back into their car where it actually feels warmer.

Lighting

Take every advantage that you can of the diminished natural light that you get. Clean yuor blinds and curtains and open them as wide as possible. Clean the lamps, and bulbs (just make sure that the bulbs are cool to the touch before you do so). Replace bulbs with the highest wattage allowed for the fixture to add as much light. Put timers on selected lights to be able to have tour home in "light-ready show condition"  when you are not home.

Some extras to think about

Go ahead, set the dinner table. Put out some chocolates, or have a plate of cookies out.
Think about aromas- Cinnamon rolls, freshly baked bread, apple pie, chocolate chip cookies, vanilla or cinnamon- just don't overdo it.
If you have summer or fall photos of the outside, put them out for your buyers to see.

A few more relevant articles on staging:

Proper Staging and Guidelines for Home Showings

Staging the Outside of Your Home

How Much Does it Cost to Stage Your Home

If you have a question about buying or selling Real Estate in Fairfield County, and are in need of representation, I invite you to contact me, and if you have an idea for a topic that you would like to see on The CT Realty Blog, please include it in the "Post a Comment" section link below this post. We appreciate the feedback and look forward to providing you with the best real estate content, advice and service in Fairfield County, Connecticut.

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