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Financing the Remodeling of Senior Housing

Seniors face aging issues with their houses and condos.  They must make decisions about what needs to be remodeled, and how to pay for it -- and for seniors that is usually more complicated than for people with full time jobs.  Reverse mortgages have become available as one tool.  But local and state programs also make loans available through affordable housing programs to help seniors remodel for energy efficiency, weatherization and major repairs such as roofing, plumbing and window replacement.

According to the AARP, the lowest cost reverse mortgages are public loans.

The least expensive reverse mortgages are the ones offered by state or local governments. But these "public sector" loans generally can be used for only a specific purpose, like home repairs. Many are only available to persons with low to moderate incomes. But the low cost can make these loans very attractive.

Energy Efficiency and Weatherization

Remodeling projects or home maintenance projects of significant sizes, such as major plumbing upgrades, or energy efficient window replacement or a new roof, can warrant using equity in your home.   These major home renovations can improve the quality of life for a senior at the same time they reduce monthly energy bills and improve the value of the home. 

Deferred Payment Loans (DPLs)

Many local and some state government agencies offer "deferred payment loans" (DPLs) for repairing or improving your home. This type of reverse mortgage gives you a one-time, lump sum advance. No repayment is required for as long as you live in your home.

Property Tax Deferral (PTD)

Some state and local government agencies offer "property tax deferral" (PTD) loans. This type of public sector reverse mortgage generally provides annual loan advances that can be used only to pay your property taxes. No repayment is required for as long as you live in your home.

According to a 2007 AARP study, some type of PTD program is available in parts or all of the following states: Arizona, California, Colorado, Florida, Georgia, Idaho, Illinois, Iowa, Maine, Maryland, Massachusetts, Michigan, Minnesota, New Hampshire, North Dakota, Oregon, Pennsylvania, South Dakota, Tennessee, Texas, Utah, Virginia, Washington, Wisconsin, Wyoming, and the District of Columbia.

AARP does not endorse any reverse mortgage lender or product -- so do your homework and ask a trusted financal advisor for help in analyzing your situation and the reverse mortgages available to you.

Read more at AARP about Low-Cost Public Loans

Roofing Systems for Northern vs. Southern Climates

Carlisle is a roofing company that provides a wide variety of roofing systems and solutions.  They provide an "EPDM" roofing system in black for Northern climates and white for Southern climates.  The black roofing stands up the northern winters by attracting the sun's solar energy and can help reduce heating costs during the cold.  The EPDM membrane may also help to melt snow that can pile up on the roof and lead to collateral structural damage due to the weight.

Southern climates, on the other hand, have to deal with the heat of the sun, and white roofing will reflect the heat and reduce cooling costs throughout the mild winter and hot summers. Sunbelt areas, where the demand for cooling is greater than heating and make reflectivity a benefit. 

Whether you select tile, rock or synthetic shingles for your roof, selecing the right color for your location can save you thousands of dollars a year in heating and cooling costs.   And don't forget to check out green roofs....growing living roofing insulation can save you even more!

Carlisle SynTec
carlisle-syntec.com

Ceilings and Roofs for Zero Energy Homes

Ceilings
Ceilings provide many opportunities for insulating against severe temperatures.  Most ceilings are exposed to the attic, and often, attics are not as insulated or ventilated as they could be.  If attics are seen as tools in the zero energy process, they can be managed to moderate temperatures before those heat or cold fronts affect room ceilings.

R-38 insulation in warm climates and R-49 in cold climates, coupled with advanced framing techniques are your first rung of ceiling defense.

Ceilings above and below need to be inspected for consistency and gaps in insulation.   Ducts should be buried in insulation if they are part of the attic landscape.

Garages are often poorly insulated, again considered secondary space, similar to attics.  But any space next to living space conducts temperatures through surfaces to adjacent living spaces -- so garages should be well insulated in hot climates to reduce energy use.

Roofs
Start with the shape of your roof -- pitched roofs have larger areas and the steeper the pitch, the more material, time and upkeep will be required for the roof itself.  Then comes insulation of the added space!

Hot climates benefit from special attention to roofing materials and insulation.  Light colored tiles with a radiant barrier underneath; or light colored metal make good choices for energy efficient roofs.

Insulated roof decks benefit from at least R-30  coupled with light colored tile that is well sealed.

By Julie Gevrenov, environmental engineer with EPA

Recycling markets for post-consumer asphalt roofing shingles (tear-offs) are starting to gain ground. The blossoming green building movement, emphasis on environmental stewardship, increasing oil prices, aggregate shortages, efforts to decrease greenhouse gas emissions, state recycling programs and regulations, local recycling ordinances, increasing tipping (disposal) fees and difficulty choosing sites for new landfills are some drivers pushing recycling of construction and demolition materials into the limelight.

In addition, the U.S. Environmental Protection Agency's (EPA's) Resource Conservation Challenge is drawing attention to reuse and recycling of construction and demolition materials.

According to the Construction Materials Recycling Association (CMRA), an estimated 11 million tons of asphalt roofing shingles are generated annually in the U.S., and some estimates are higher. Compared with other construction and demolition materials such as metal, concrete and asphalt pavement, only a small percentage of asphalt shingle tear-offs are currently recovered, leaving significant opportunity to use recycled asphalt shingles.

The primary use for recycled asphalt shingles in the U.S. is as a road building material, particularly for use in hot-mix asphalt. Other uses of recycled asphalt shingles include cold-mix asphalt, cold patch, road base, dust control, mulch, temporary roads and fuel.

The benefits derived from using recycled asphalt shingles stem from the recovery of asphalt cement and mineral aggregate components of shingles, each of which represent about 20 to 40 percent of a shingle's weight. With the price of oil at an all-time high and aggregate shortages being experienced in some areas of the U.S., there are obvious reasons to investigate opportunities to recycle shingles.

Resources

Check out www.shinglerecycling.org, a comprehensive clearinghouse of information about the subject.

The Web site includes overviews of shingle recycling in each state (including state regulations, environmental agency contacts and all known recyclers), economics of recycling, markets for recycled shingles, pertinent environmental regulations, worker health and safety issues, a library of literature on shingle recycling and current research.

Environmental issues

Environmental Issues Associated with Asphalt Shingle Recycling discusses two main environmental concerns: asbestos, which occasionally is found in the fiberglass or felt mat of shingles, and polycyclic aromatic hydrocarbons (PAHs), which occur naturally in asphalt products.

Best practices

Recycling Tear-Off Asphalt Shingles: Best Practices Guide provides a starting point for shingle recyclers to plan a new operation or improve an existing one. It focuses on business planning, recycling operations, marketing strategies and compliance recommendations and identifies three major best practices, each with a number of supporting points:

  1. Recyclers should implement quality-assurance and -control systems to carefully control the quality of their incoming supplies of shingle tear-off materials.
  2. Recyclers' end product, recycled asphalt shingles, should meet or exceed material specifications of their end markets.
  3. A recycler's business plan should include a marketing plan based on multiple outlets for recycled asphalt shingles.
Economic Issues

Shingles are heavy, making transportation a limiting factor in any recycling project. The recycling tipping fee must be cost-competitive for a roofing contractor to choose recycling instead of disposal. Likewise, a recycled asphalt shingle product must be priced competitively because end-users are more likely to choose a nontraditional or recycled product if it will save them money. And finally, preference for using recycled asphalt shingles varies among hot-mix asphalt plant operators.

Materials specifications also are critical for market development. State department of transportation (DOT) specifications often are relied on by county and local public works engineers and used on private jobs and DOT projects. However, only a handful of state DOTs (Georgia, Missouri and South Carolina) currently have specifications for using recycled asphalt shingles in hot-mix asphalt.

Other states (Indiana, Massachusetts, Minnesota, North Carolina, New Jersey, Pennsylvania, Texas and Virginia) have specifications for the use of manufacturers' shingle scrap in hot-mix asphalt though the volume of available manufacturers' scrap is insignificant compared with the volume of shingle tear-offs generated annually.

How to Recycle Shingles in YOUR State


Recycling presents great environmental stewardship opportunities for the roofing industry. If you are interested in recycling asphalt shingles, research the resources currently available in your state, including state specifications.

You can find this information and key contacts for your state agencies at www.shinglerecycling.org under the State Experience section. Your state regulator will help you learn what can be recycled in your state and how to do it. If you want to start a recycling operation, don't learn by trial and error—you can refer to the best practices guide to glean the cumulative wisdom of the pioneers of asphalt shingle recycling.

Remember, you may be able to reduce your disposal costs by keeping asphalt shingles and other construction and demolition materials out of landfills. And substituting reused or recycled materials in place of virgin materials can result in substantial energy savings and greenhouse gas emissions reductions—and you can make that happen.

Shingle Recycling Business Opportunity

So where's the business opportunity in shingle recycling? On the front end, you obviously can save money by recycling if a recycling tipping fee compares favorably with costs of local landfill tipping fees.

SAVE: Recycling Tipping Fees

But what about recyclers and end-users, particularly hot-mix asphalt producers? In general, most private companies don't want to discuss their operations, and because local conditions such as tipping fees vary widely, no single example can be representative of all operations.

But a hypothetical, conservative scenario can help reveal some information.

Assuming the asphalt shingles torn off a roof system are 20 percent asphalt, the price of liquid asphalt cement is $300 per ton and about 75 percent of the asphalt in the shingles is "available" to replace virgin asphalt cement in hot-mix asphalt, then the value of the asphalt in the recycled asphalt shingles is about $45 per ton.

If we assume a recycler and hot-mix asphalt producer split the value of the recycled asphalt shingles, $22.50 per ton is paid to the recycler less about $15 per ton for processing and transportation costs, leaving the recycler with about a $7.50 per ton profit on the processing side of the operation alone.

Profitable recycling ventures need revenue from their tipping fees as well as from the sale of recycled materials. If a recycler sets his tipping fee for asphalt shingle tear-offs at 50 to 75 percent of the landfill tipping fee, there is a financial incentive for people to recycle.

EARN:  Sale of Recycled Materials

Presorting Shingles

Recycling Tear-Off Asphalt Shingles: Best Practices Guide (which is available for FREE at www.shinglerecycling.org) explains that presorting can be done quite reasonably by roofing contractors—the goal isn't to remove every last nail from the shingles but to keep wood, plastic and other debris in separate piles.

With the price of petroleum-based products at an all-time high, this conservative, back-of-the-envelope estimate shows that shingle recycling can be quite profitable.

ROI for Roofing, Recycling and Paving

And the economic and environmental benefits are shared across the roofing, recycling and paving industries.

Julie Gevrenov is an environmental engineer with the U.S. Environmental Protection Agency's Region 5 office in Chicago.

READ MORE: Professional Roofing



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