Cliff Ageloff - Owner's Representation for Efficiency and Sustainablity Programming

203K Consultant Serving Boston Metro Area and Seacoast NH

2012-01-11T14:57:00.000-05:00

Essex On Site Services: Your Best Choice for
203K Loan Consulting
1. ESSEX ON SITE SERVICES has completed over 1,000 HUD-financed rehabilitation projects, including over 40 203K loans. We are construction, budgeting and project planning experts.

2. We are licensed by both HUD and the State of Massachusetts We work with ALL 203K Lenders. The borrower may select any qualified consultant!
3. We carry carry professional errors and omissions insurance. Most 203K consultants do not.
4. We work closely with you, your contractor and your lender and always deliver on time documents. We know the entire process from initial inspection and cost estimating to the final inspection and project close-out.
5. Our work is clear, concise and accurate. You won't pay 'by the pound' for useless reports that often impress the customer but are useless to the bank. We provide you with what you need so you can sail through underwriting and get to closing.
6. We are always on time with our appointments and our deliverables and we charge ONLY the HUD-allowed costs. If you are paying more than HUD rates for 203K Consulting Services, you are paying too much.
7. We are your advocate! The role of the HUD consultant is truly to protect the borrower from any false information or inaccurate estimates from vendors or contractors. We make sure you have a full understanding of what work is required to complete each project without costly 'extras'
8. We are always available by cell, email, text and land line.
9. We have excellent references from lenders, borrowers, contractors and real estate professionals...because we are professionals with insight and experience.
10. We want your project to be successful. At the end of the day, its your new home, your money and you should end the process with a great project and a fine new home you can be proud of!

Just Some of the Lenders We Work With:
Wells Fargo
Bank of America Prospect Mortgage Flagstar Bank

Useful Links for 203K Borrowers:
HUD 203K HANDBOOK DOWNLOADS
HUD 203K HOME

Cliff Ageloff - Serving Massachusetts and New Hampshire

Over 1,000 HUD / FHA Rehabs Successfully Completed

We pride ourselves on fast, reliable, dependable and experienced service in developing your 203K Loan Construction Program

We have successfully completed projects for Wells Fargo, Flagstar Bank, Prospect Mortgage, Salem Five, Bank of America and other local and national lenders.

Find us on Facebook!

Clifford Ageloff Q & E

Is a 203K Loan the Right Loan for you purchase and rehabiliation of an existing property or a refinance?
If you are purchasing a property then our HUD/FHA Certified consulting services can help you determine an accurate budget and scope of work to improve all of the property's needs including new high efficiency energy systems, new roofing, kitchen remodeling, bathrooms, plumbing, electrical systems and mechanical systems. We help you make certain that when your construction project is underway, all of the HUD requirements are planned for by thoroughly developing a construction plan that brings your home into compliance with local codes. By providing you with a standardized 'bid package' you will be able to easily compare general contractor's proposals because you will be comparing 'apples and apples' as opposed to having to determine how each proposal is different and why each is priced so differently. We bring standards and consistency to your project, from concept to completion. We work with all major lenders throughout Massachusetts and New Hampshire!

There are two basic types of FHA 203k loans, the ‘streamline’ and the full 203K
The streamline loan is typically used for homes needing only limited scope repairs like roofing and heating systems with a maximum overall cost of $35,000. Like all 203K and construction loans, the funds are held in an escrow account and paid as work progresses. No funds are ever released until work is completed and inspected by the 203K Consultant.

The ‘full’ 203k is for homes that need repairs exceeding $35,000 with a $5,000 minimum of eligible repairs. In either case, a HUD-certified 203K consultant must evaluate your purchase prior to the engagement of a contractor in order to determined if your costs will be in excess of the ‘streamline’ amount. In either case, all work must include a complete compliance with HUD standards including smoke detectors in every room, handrails at all exits, a fully functional heating system, electrical upgrades and structural improvements where necessary. Be aware that a 203K consultant is not a home inspector so any defects noted in your home inspection should be made known to the 203K consultant prior to the development of the work scope.
The 203k loans can be used to purchase a 1 to 4 unit residence. To qualify the borrower must occupy the home as their primary residence. Maximum loan limits are based on property type and location. Fixtures not related to the main residence like pools, sheds, skate ramps and hot tubs are not permitted within 203K guidelines.

Essex On Site Services

2011-06-08T20:39:00.003-04:00

Please feel free to scroll through this blog but please visit our new website - thank you

Sustainable Energy Planning Begins with an ASHRAE Level II Energy Audit

2011-01-17T09:30:00.000-05:00

Multifamily, Municipal, Military, University and Schools

Somers CT Middle School - Lighting, Hot Water and Envelope Recommendations

Investment-Grade Energy Auditing and Utility Analysis

Poorly Performing 'high efficiency' equipment needed controls solutions

Sustainable T-12 Phase Out Lighting and Energy Transition Planning

Proven Experience - Electric to Gas and Oil-to-Gas

Building Envelope and HVAC Upgrade and Controls Project Management

Cliff Ageloff
M,A., Environment and Technology
Energy Services from Auditing to Implementation through Commissioning.

Certified Energy Manager
Certified Energy Auditor
Association of Energy Engineers
MA Licensed Construction Supervision
Energy Project Management
Owner's Representation

Construction Supervisor License Required in Massachusetts for Solar PV & DHW Installation

2010-04-26T09:32:00.001-04:00

Cliff Ageloff MA CSL
Certified Energy Auditor
Certified Energy Manager

Link to MA Licensing Requirements for Solar Installations

Certified Energy Auditor - Cliff Ageloff Energy Consultant

2010-01-19T15:01:00.000-05:00

Project Management for Sustainable, Renewable and Efficient HVAC, MEP and Building Envelope Upgrades

2009-12-17T15:33:00.013-05:00

Mark of an Energy Professional

Energy Efficiency Services - Professionally Delivered

2009-11-10T09:35:00.004-05:00

Energy Efficiency and Alternatives
Insulation, Weatherization
Serving the North Shore (Massachusetts) and all National Grid customers Save up to $2,000.00 in thermal efficiency upgrades through approved utility rebates.

Link to 2nd Generation Energy Website

Green Roof Thrives in Ipswich MA

2009-10-28T18:58:00.005-04:00

Ipswich Whipple Annex - More Information on this Project

Roofing Cost: $36/SF for Green Roof Installation

Cliff Ageloff, Owner's Representative

MA - Environment & Technology'

Certified Energy Manager

General Contractor: BWK Construction

Green Roof by Magco, Inc., Jessup, MD

Architecture: Kenneth Savoie, Ipswich, MA

Energy Conservation & Renewables for Multifamily and Condominiums

2009-10-22T14:10:00.005-04:00

Executive Summary

North Shore, MA Condominium Association

38 Unit Factory Loft Rehab 1978 Conversions

Mechanical, Electrical, Plumbing, HVAC

Building Envelope Energy Survey and Findings

1.Boiler Replacement with Individual Unit Heating Equipment (Heat and DHW)

Scope:

· Remove Electric Heat and Install Unit Heating Modules (Natural Gas)

· Provide Gas to Units

· Provide On Demand Water Heaters

· Install “Munchkin” or equal heating system and controls

Cost: $418,000.00

Savings, 1 year: $ 81,400.00 (w/incentive)

Simple Payback: 5 years

Simple ROI: 20%

Individual owners are responsible for obtaining GasNetworks Utility Rebates for heating and hot water equipment.

This work is concurrent with removal of master metered electrical system and upgrades of all unit electrical with individual metering. Common meter upgrade, wiring and fire protection work are under the direction of the Association. Rooftop HVAC to remain on common meter.

2.Window Replacement

Replace Unit Windows and Air Seal rough openings seal frames (complete unit install with interior trim / moldings)

Scope: Remove existing window units to reveal rough opening, install spray foam insulation at sections accessible through window removal into wall cavity. (See test unit mock up) and install new Windsor or equal high-efficiency R-5 window. New Windows are needed regardless of energy concerns. Operability and maintenance issues are driving this with equal weight.

Cost: $453,000.00

Savings,1 year $ 22,450.00 (not indicated)

Simple Payback: 20 years

3.Solar PV

Scope: Install PV on Roof

Three Proposals Per Essex On Site Svcs. Specifications

SunWrx: $313,440.00

2^nd Gen: $325,000.00

SolarOne: $295,500.00

Avg. Raw Payback: 22 years

Incentive P/B: 12.5 years

4. Building Envelope

A. Blower Door Analysis of Common Areas

Results showed significant air leakage at wall penetrations and common window frames, as agreed by the Assn. Essex On Site will proceed with the disassembly of window system. In the field a specification will be developed for methods and materials and cost evaluation of a potential retrofit solution. Architectural sub-consultant recommendations submitted to Assn. representative 8/10/08 in anticipation of CD development.

B.Green Roof vs. Roofing System Replacement and new foam insulation system

Bids from 2 green roof installers indicated that the premium for the assembly translates to an additional cost of $29.40 S/F for the green roof upgrades, including .090 membrane and ridged backer board requirements for satisfaction of the roofing manufacturer’s warrant program tailored for green roofs.

The existing roof, overdue for replacement, is proposed to be re-pitched to facilitate better drainage and a new polyiso insulation system be provided. The foam will average 4.2” and cost an additional 3.20 S/F with a simple payback of 2.3 years. The savings are attributed to individual savings in units at the top floor of the mill-type structure. Architectural sub-consultant recommendations submitted to Assn. representative 8/10/08 in anticipation of structural services and/or roof system CD for competitive bidding.

Cliff Ageloff, Sustainable Resource Development & Project Management

2009-09-29T09:30:00.001-04:00

Cliff Ageloff, Expert Witness, Wins Mold Case - Travelers Insurance Settles with Client

2009-09-08T08:40:00.009-04:00

The case was simple and the attorney representing the Plaintiff, Robert Strasnick of Andrews and Updraph of Salem, MA agreed: A contractor hired by an Amesbury, MA condominium association, apparently the low-bidder for a roofing and siding project, made several serious installation errors applying the roofing system. Upon review of the installation, Cliff Ageloff, Construction Consultant, Certified Energy Manager and MA Licensed Construction Supervisor, identified three key areas that likely resulted in the formation of mold throughout the plaintiff's environment:

The soffit (eave) vents had been covered with non-venting vinyl
The ridge vents had been covered over with new roofing shingle
Weep holes in the masonry gable end-wall had been caulked and sealed

After environmental testing by a MA certified lab, it was indeed determined that mold and mildew of various strains were proliferating in the condominium walls and roof framing.

Both the National Roofing Contractor's Association and the Massachusetts Building Code require attic venting specifically to eliminate moisture from condensing on interior building framing in a deliberate manner to eliminate or pro-actively prevent the spread of mold and mildew from degrading the interior living environment. In this case the mold was so severe, the plaintiffs had moved of their home to avoid health issues they associated with environmental contaminants, in this case mildew. Upon filing of the suit against the roofing contractor and the condo association, the roofing contractor filed for bankruptcy and the plaintiff's attorney proceeded on the assumption that the roofer was judgement proof.

Cliff Ageloff, for the plaintiff and their attorney, after a thorough site review,developed an acccurate cost estimate for the repair of the improper installation. Upon analysis of the field testing, a report was developed and after review by the attorneys - Traveler's Insurance - the case went to trial. After typical legal wrangling in front of the judge in Lawrence District Court in part where the condominium association's lawyers tried to dismiss the expert witness brief and bar any associated testimony based on Ageloff's "unqualified conclusions", the plaintiff prevailed and a trial was set. Cliff appeared in court, prepared diligently to explain to the jury that the contractor and the owner (the condominium association) were clearly negligent in eliminating venting from the from the roof system. In Massachusetts, the owner of a property is ulitmately responsible for the proper application of all MA Building Code requirements, making the association liable for any and all defects in the installation of building systems.

Just as the trial was about to begin, Travelers' attorneys called for a brief recess and met with the plaintiff's lawyers outside the courtroom and offered a cash settlement. After some negotiation, a check was cut and presented to the plaintiff to cover the cleanup and repair of the property and for their out-of-pocket expenses. The defendant's attorney, in a moment of candor indicated that they 'could not win this one. You had all the facts, a great expert witness and we knew a jury would side with the plight of your client'

The fact that they settled showed that to be true. As they say: In the Halls of Justice, the only Justice is in the Halls.

Cliff Ageloff - Certified Energy Manager - Association of Energy Engineers

2009-08-21T18:21:00.004-04:00

25 Years - A Veteran Green Industry Professional

Building Commissioning - HVAC, MEP, Controls
Commercial and Municipal Energy Auditing
Independent analysis of preliminary and investment-grade audits
Comprehensive, "technology-blind" energy planning
Management of Architectural and Engineering Contracts
Residential and Multifamily Retrofit Project Management with documented savings
Specifying Energy Star and High-Performance Equipment
Resident Engineering and Owner's Project Representation
Over $500,000 in utility rebates secured for a wide spectrum of clients
Field Oversight of Installation and Construction Management of Key Efficiency Systems
Solar and Wind Development Experience
Construction Specifications Institute Member
MA Licensed Construction Supervisor
CEM - Association of Energy Engineers
"Financing Energy Conservation in Multifamily Property" (1982)
Excellent Track Record and References from Owners and Engineers

25 Years in the Green Industry

2009-06-10T08:10:00.005-04:00

Telegram.com - A product of the Worcester Telegram & Gazette

Shared via AddThis

Green Veteran Cliff Ageloff Comments on Industry Opportunities

By Lisa D. Welsh T&G

WORCESTER — Once restricted to crunchy-granola types, green careers are becoming increasingly attractive to number crunchers.

That’s because green innovations, driven in the past by environmental activism, are now being fueled by tax incentives, rebates and high-paying salaries.

“Initially integrating green thinking into real life practices was thought of as a hippie thing, but times have changed,” said John Orr, Worcester Polytechnic Institute provost. “Now the thinking is ‘Save the planet to save a buck.’ ”

Two energy crises ago, Mr. Orr was an electrical engineer designing car engines that ran on electricity. Industry has been slow to take green solutions seriously, he says, because of past unreadiness in technology and political will.

But President Barack Obama’s New Energy for America plan, as outlined in the American Recovery Act, has changed political will with a jolt. The plan would invest $150 billion during the next 10 years to help create five million new green jobs; it calls for 10 percent of electricity to come from renewable energy sources by 2012 and 25 percent by 2025.

“People who are true believers in green technology have been sort of waiting for this era to begin,” said Energy Consultant Cliff Ageloff, a Certified Energy Manager and member of the Association Energy Engineers who received his bachelor’s degree in science and technology, and master’s degree in environment and technology from Clark University 25 years ago.

As a consultant with Second Generation Energy, Mr. Ageloff is working on installation of a 6.4 kilowatt solar photovoltaic array on the roof of O’Connor’s Restaurant in Worcester. Thirty-two solar modules will interconnect with the restaurant’s electrical system to produce power.

But according to Mr. Ageloff, green careers don’t have to be so specialized.

“There are the super green jobs like sustainable agriculture on one end of the spectrum, but there are also jobs on the ‘gray-green’ spectrum,” he said. “Those are the jobs of gray collar workers — the plumbers, electricians and pipe fitters who can transfer their skills from other industries to new green technologies.”

As the dean of interdisciplinary and global studies at WPI, Richard F. Vaz oversees 500 students in the school’s Global Perspective Program at 24 project centers worldwide with emphasis on understanding the impact of technology and science on real world problems.

“There are a lot of different entry points into the green economy,” Mr. Vaz said. “This generation of students has the opportunity to solve a lot of big, messy problems that earlier generations have made.”

Civil and environmental engineering majors such as Jake Cabrera develop sustainable designs in all aspects of engineering activities, including selection of material and energy resources, building design, construction methods and environmental control technologies.

“We didn’t have the resources to do studies about how much damage we were doing on Earth but now that we have that analysis, we hit ourselves in the head and say, ‘Those tree huggers had a point,’ ” he said.

Mr. Cabrera was one of the WPI students who focused on a sustainable design for a recently opened student residence hall and came up with a green roof solution.

“In this day and age, environmental sustainability is very important to offset global warming and the impacts humans have on the planet, which is not going to be suitable to inhabit if we don’t watch what we are doing,” he said.

Along with energy-saving features throughout the 232-bed, apartment-style East Hall, its green roof covered with 5,000 square feet of sedum, chives and other plants is a living-learning laboratory for storm water quality and flow rate monitoring.

East Hall was recently recognized a Green Building of America Award winner by Real Estate & Construction Review. East Hall was designed by Boston-based CannonDesign, and the general contractor was Gilbane Building Co. CannonDesign nominated East Hall for the award.

After 13 years as a regional planner, Suzanne LePage returned to WPI as an adjunct professor and master’s student studying the green roof’s storm water management and control. Such problems are another driving force for green careers as communities address more strict Environmental Protection Agency regulations.

“What was needed first was policy change, but once that happened, we needed good solutions to put that policy in place,” she said.

Ms. LePage says her green roof monitoring research is a sign that the environmental movement is no longer in protest mode or politically incorrect.

“If we want to keep our water sources clean and have water in the future, we have to protect it,” she said. “But we’re getting better at that as a civilization.”

Contact Lisa Welsh by e-mail at lwelsh@telegram.com.

$3M Oil-to-Gas Conversion Completed

2009-06-04T13:55:00.002-04:00

On Time and On Budget

Project: Boiler Replacement, Public Housing Development - 88 Units
Scope: Replace inefficient oil heat with high efficiency natural gas for heat and DHW. Include removal of asbestos components and oil tanks, installation of controls for condensing boilers.
Engineer: RDK Engineering
Funding: MA Department of Housing and Economic Development
Boilers: Munchkin Boilers

RDK Engineering On-Site Project Representative:

Cliff Ageloff, Association of Energy Engineers - Certified Energy Manager

General Contractor: R.W. Irvine + Sons
82 Alley Street. Lynn , MA

Cliff Ageloff - Energy Consultant - Certified Energy Manager

2009-03-20T19:35:00.005-04:00

Sustainable Energy Consulting and Implementation Services

2009-02-01T18:29:00.004-05:00

Project Progress: On Schedule; On Budget

2009-01-23T07:10:00.003-05:00

Project: Boiler Replacement, Public Housing Development
Scope: Replace inefficient oil heat with high efficiency natural gas for heat and DHW. Include removal of asbestos components and oil tank.
Engineer: RDK Engineering
Funding: MA Department of Housing and Economic Development
Boilers: Munchkin Boilers
Project Representative: Cliff Ageloff
General Contractor: R.W. Irvine + Sons
82 Alley Street. Lynn , MA

Season's Greetings

2008-12-23T15:35:00.005-05:00

JT Haskell & Associates
Town of Orleans, MA
SolarWorks Inc
RDK Engineers, Andover, MA
CBI Architects and Engineers, Dorchester, MA
Preservation of Affordable Housing - Rodger Brown and Dena Xifaras
Guzman Prufer Associates, Sherborn, MA
Henry Joseph & Associates
One United Bank
The City of Salem Community Development Department
The City of Berkeley, California
Wells Fargo Home Mortgage
M & T Bank
Massachusetts Department of Housing and Community Development
Revere Housing Authority
Saugus Housing Authority
MHFA
Association of Energy Engineers and Bernie Capehart
Second Generation Energy

Core Mechanical Upgrades

2008-11-10T18:23:00.001-05:00

Oil to Gas Conversion: On Site Insight

2008-10-22T16:56:00.002-04:00

Another Successful Project

2008-10-13T20:26:00.000-04:00

Project Substantially Complete in 90 days
On Time and On Budget

Scope of Work: Repair of water penetration through masonry wall and rooftop appurtenances
Architect/Engineer: CBI Consulting Inc.
Owner: Saugus Housing Authority
Funding: Massachusetts Department of Housing and Economic Development
State Approved Site Representative: Cliff Ageloff, sub consultant to CBI Inc..
Contractor: Reliable Roofing, Boston, MA
Sealants: Sika USA

Multifamily Energy Strategy: Increase Supply, Maximize Efficiency

2008-10-07T19:31:00.006-04:00

Wind Energy Feasibility Study
Salem, MA

Lead Consultant: Brightpower Energy NY, NY
Lead Funding Agency: Mass. Technology Collaborative
Essex On Site Services: Cliff Ageloff, Owner's Project Consultant - Zoning Appeals and Permitting
Owner/Developer: Preservation of Affordable Housing
Contractor: Lighthouse Electrical

High Efficiency Natural Gas Heating
Newburyport, MA

Gas Efficiency Rebates: Keyspan/National Grid
Owner: Newburyport Affordable Housing Corporation
Architect: Sava Associates
Occupancy: Summer - 2009
92% Efficient Triangle Tube Boilers

Energy & Construction: Projects and References

2008-08-27T18:27:00.019-04:00

Newburyport Affordable Housing Corporation: Owner's Representation and Energy Consulting - Energy Features: Triangle Tube Premium Efficiency Boilers, Tagaki On Demand Water Heaters, Energy Star Appliances from dishwashers to bath exhaust fans..... Contact: Mark Moquin, NAHC Executive Director mmoquin@verizon.net
Guzman-Prufer Architects - On Site Project Monitoring, Consulting Services, Marc Prufer AIA
JT Haskell Consulting: Energy and Housing Affordability, Owner's Field Representation, Energy Planning and Development Contact: jthaskell@consultant.com
Preservation of Affordable Housing, Resident Engineering and Energy Project Oversight, Wind Energy Siting and Development Contact: Rodger Brown, Dena Xifaras at POAH
Building Envelope Repairs and Masonry Restoration Contact: CBI Consultants, Bob Wilkin or Michael Teller
Green Business Development Consulting: Quality & Environmental Systems Consulting Group of Massachusetts, Bill Goss qualitysystems@comcast.net
Cliff Ageloff is a member in good standing of the Association of Energy Engineers

Existing Conditions Surveys

2008-08-04T07:22:00.001-04:00

Multifamily Specialist
Project Owner's Representation
Cost Estimating for Repairs and Upgrades
On Site Project Oversight
Capital Needs Planning
25 Years of Multifamily Experience
MA Licensed Construction Supervision
Member Construction Specifications Institute
Association of Energy Engineers
New England Sustainable Energy Association

Building Envelope Upgrades: Masonry and Waterproofing

2008-07-08T09:56:00.007-04:00

Residential Rehab and Construction Energy Checklist

2008-07-01T11:39:00.001-04:00

Residential Rehab and Construction Energy Checklist

Residential Rehab and Construction Energy Checklist

24/7 Programmable Energy Star Thermostats
High efficiency direct vent boiler with indirect hot water heater
Upgraded wall and attic insulation
Pipe insulation
Floor insulation
Integrated vapor barriers
Spray Foam all voids and gaps at window and door rough framing
Spray foam at band joist perimeter in basement
Spray foam seal all electrical box penetrations at outside and interior walls
Spray foam seal all ceiling penetrations at attic at all fixtures and devices
Energy Star windows and doors; properly installed with all components
Insulate attic hatchway where applicable
Insulated door to basement
Insulate under attic/basement stairs
Energy star lighting (compact fluorescent)
Energy star bath venting
Energy star appliances throughout
Gaskets under finish plates at all exterior wall electrical boxes
1.5 GPM shower heads in all bathrooms
Multifamily: Individually meter and bill all units for gas, electric, water

Build for The Future

2008-06-15T18:24:00.001-04:00

Professional Estimating and Construction Planning Services
Preliminary Design Estimating
Specification Development and Review
Energy Alternatives
Clean Tech Alternatives
On Site Generation
Radical Conservation Measures
Multifamily Specialist

Common Code Violations

2008-06-15T12:59:00.001-04:00

Overloading Circuits, use of extension cords and power-strips

Repair: Install additional receptacles to eliminate hazards; upgrade electrical panel as needed to accommodate installation of new outlets

Non-Gfi receptacle at light fixture
Repair: Replace fixture, install GFI

Bedroom in basement; no natural light or ventilation
no 2nd means of egress or emergency egress

Repair: Excavate and install egress window or abandon use. Adding a BR may require a variance based on existing assessments

Illegal handrail construction: Vertical rails prohibited
Repair: Install balustrade per code and remove existing rails

Violation: No support for 'DIY' Wiring

Repair: Install strapping and attach wires

203K and Conventional Construction Loans

2008-05-24T14:48:00.001-04:00

PROGRESS INSPECTIONS FOR LENDERS and OWNERS

Newburyport Affordable Housing Corp.

2008-05-24T13:47:00.010-04:00

5 New Housing Units - Gut Rehab of Historic Structure

John Sava Architects

McCabe Associates Engineering, Salem NH

Mark Moquin, President NAHC

AJ Wood, General Contractor

Cliff Ageloff, Project Representative, M.A. Environment and Technology, CS Lic. 69134

Opportunity Knocks: Housing & Construction Market: Low Acquisition Costs Make Cost Effective Investments

2008-05-14T09:55:00.003-04:00

SERVING REAL ESTATE & CONSTRUCTION, LENDERS, INSURERS and INDUSTRY PROFESSIONALS

Essex On Site Services provides services to lenders seeking pre-foreclosure inspections
Essex On Site is a HUD-Approved 203K Loan Consultant for Investors and Owner/Builders
Accurate estimating services for residential and multifamily - core and shell systems
We provide construction fund controls and field inspections for lenders and investor groups
Creative and Cost-Effective Solutions for New and Rehab Construction
Sustainable and Energy-Efficient Practices
Resident Engineering Services - Fully Insured for Errors and Omissions
Owner's Representation from Concept to Completion
25 Years Experience in Licensed Construction Supervision
email me at ageloff203k@yahoo.com

Blue Skies Ahead for Multifamily Affordable Housing

2008-04-20T20:36:00.000-04:00

Combined Heat and Power - Cogeneration

2008-03-21T17:26:00.001-04:00

Clockwise from left: Main hydronic boilers, plate and frame heat exchanger, core and shell heat exchanger, gas-fired generator

Aegis Energy Services

Exterior Finish System by Alpolic

2008-03-18T20:32:00.002-04:00

http://www.alpolic-usa.com/

Wind Energy Development

2008-02-29T20:07:00.005-05:00

Lead Consultant: Brightpower Energy NY, NY
Lead Funding Agency: Mass. Technology Collaborative
Zoning Appeal Packaging: Essex Energyworks - A Division of Essex On Site Services
Essex On Site Services: Cliff Ageloff, Senior Consultant
M.A. in Environment and Technology, Clark University, Worcester, MA
Location: Salem, MA
Owner/Developer: Preservation of Affordable Housing
Contractor: Lighthouse Electrical

Energy Futures for Facilities

2008-01-29T14:01:00.004-05:00

Some Energy Basics:

Minimize and flatten peak demands for grid-tied electric power
Maximize appropriate controls for HVAC, lighting, mechanical and electrical
Match end-use needs and tasks to the most appropriate power source
Reduce Demand through implementing:

Removal of master metering and creation of incentives
Load-shedding strategy through demand-response planning
Shell upgrades for thermal performance
Premium Mechanical and energy management upgrades for heating and cooling efficiency
Pro-active maintenance of equipment and distribution systems
Lighting upgrades and controls
Air-Sealing infiltration losses; attack thermal bypasses!
Site-appropriate landscaping to maximize daylighting, solar gain and wind-sheilding

Maximize on-site generation of power:

Combined Heat and Power or Co-generation
Solar PV (Electric) and Thermal
Geothermal-link heating
Wind

Quality Control and Closing Out

2008-01-11T13:25:00.000-05:00

We maintain constant communication with asset and project managers, architects and engineers. Quality control from envelope and mechanical to finishes requires experience and insight. Essex On Site Services helps you deliver excellence and projects of value for your portfolio.

Season's Best to All

2007-12-10T20:25:00.000-05:00

WISHING YOU A FINE HOLIDAY SEASON and PROSPEROUS NEW YEAR

On SIte Quality Control - Insuring Project Success

2007-12-02T17:56:00.000-05:00

Cutting Edge Energy Know-How

2007-11-12T17:30:00.000-05:00

Experienced Consultation for Residential, Multifamily & Commercial

Blower-Door and Air Sealing Strategies for older homes
Green-Tech SprayFoam solutions for hard-to solve problems
Insulation Quality Control / Contractor Oversight
Sealed Combustion solutions for Heat and Domestic Hot Water
Photovoltaic and Solar Hot Water Evaluations
Energy Detailing for Plans and Specifications
Advanced lighting and controls
Compact Florescent lighting strategies for fine homes
On Site Generation
Comprehensive Energy Planning

"We are doing what most people are just talking about"

Tip: High wattage flood lamps not only cost more to run but often provide a vacuum-effect of accelerated heat loss to attics and roof cavities.

Historic Preservation and Deleading: Perfect Exteriors

2007-11-07T18:25:00.000-05:00

Historic Restoration and Deleading
Marblehead Community Housing
Cliff Ageloff, Project Construction Consultant

Project Development through Project Completion

2007-10-18T18:15:00.000-04:00

North Shore Housing Trust
Project Development

Multifamily Pre-Acquisition Assessment
Construction Pro Forma
Code and Site Evaluation

North Shore Housing Trust

Pre-Financing Evaluation - Cost to Repair

2007-10-04T14:17:00.000-04:00

Building Envelope, Mechanical and Structural Evaluation
Pre-Development Cost Analysis

Health and Safety Code Review / MA Sanitary Code
Existing Conditions Surveys
Code Evaluation - Minumim Standards
CSI-formatted Opinion of Probable Cost
Work Scope Development
Construction Fund Controls
On Site Project Monitoring
Architect and Engineer Contract Management

Clients:

Salem Harbor Community Development Corporation
Massachusetts Housing Finance Agency
Neighborhood of Affordable Housing
North Shore Housing Trust
Beverly Affordable Housing Coalition
Amesbury Community Development
Salem Redevelopment Authority
One United Bank
Salem Five Savings and Loan
Rehab Funding Inc
Preservation of Affordable Housing LLC

Energy Efficiency and Historic Restoration

2007-08-31T20:04:00.000-04:00

Energy Efficiency and Historic Restoration
Shell Upgrades and Core Mechanical Systems for Maximum Sustainability
Consulting for Real World Solutions

Over 20,000 Housing Units Served!

2007-08-16T15:10:00.000-04:00

Massachusetts Licensed Construction Supervisor - Unrestricted

2007-07-26T09:41:00.000-04:00

Essex On Site Services

Cliff Ageloff - Currently Serving Affordable Housing

As On Site Representative for

Preservation of Affordable Housing (POAH)

MEP, Remodeling, Shell Upgrades

Fairweather Apartments, Essex County MA

Look up A MA License - Cliff Ageloff

Essesenergyworks:Onsite Energy Resource Development

2007-07-24T20:54:00.001-04:00

Cliff Ageloff and Essex On Site Services

Energy and Utility Consulting Services

Independent Representative for Solar Photovoltaic Electric Systems

Annual Inspections / Due Diligence

2007-07-23T16:52:00.000-04:00

Portfolio Loans

Construction Progress Inspections

2007-06-27T11:20:00.000-04:00

451 Blue Hill Avenue PROJECT COMPLETION

2007-06-17T21:00:00.000-04:00

Ready for Occupancy

MAY 2007

Salem Five Hires Essex On Site Services

2007-05-16T13:31:00.000-04:00

SALEM FIVE - RESIDENTIAL CONSTRUCTION LENDING

ESSEX ON SITE / CLIFF AGELOFF
PROVIDES
CONSTRUCTION INSPECTIONS FOR LOAN DRAW REQUESTS

Another Successful Project

2007-05-04T12:58:00.000-04:00

Amesbury, MA Mixed Residential and Commercial

Architect: Fulcrum Associates
Owner/Builder: Wojcicki/McPartland Development/108 Main LLC
On-Site Representative/Clerk of the Works: Cliff Ageloff

Mixed Use Commercial, Market Rate and Affordable Housing

Construction Defects, 4 yr. old housing development

2007-04-30T13:40:00.000-04:00

Cliff Ageloff & Essex On Site Services identified mechanical, roofing and exterior cladding prematurely failing and indicating poor installation and overall inadequate workmanship by the original installers. Additional workmanship issues include poorly installed flooring underlayment and fastening causing premature failure and untimely replacement.

It is critical not just to ask for references when investigating a potential contractor but to see work in the field. Poor workmanship is not always immediately apparent; competent, qualified and knowledgeable on-site owner's representation during the construction process can often eliminate material failures with proper job-site oversight. Proper installation practices could have easily prevented the failures shown here; the owner has no recourse other than to pay for untimely repairs as warranties for workmanship typically expire after 1 year. This work was performed by a well-known Boston-area contractor.

Project Completion: On Time, On Budget and Ready for Occupancy

2007-04-05T20:54:00.001-04:00

Cliff Ageloff - On Site & Owner's Project Representative

Occupancy 4/2007

*******************************************************

Demolition Completed 5/2006

Funding by:

Federal Home Loan Bank
North Shore Bank
North Shore HOME Consortium
Commonwealth of Massachusetts, Department of Housing and Community Development
Housing Stabilization Fund (HSF)
Affordable Housing Trust Fund (AHTF)
Town of Ipswich
Coburn Charitable Trust
MassDevelopment
Local Initiatives Support Corporation
Special Thanks to Jennifer Raitt and Laura Buxbaum
See the Whipple PDF

Architect: K.J. Savoie Architecture, Ipswich, MA
Engineer: Meridian Engineering
General Contractor: BWK Construction, Middleton, MA

Feasibility Studies, Cost Estimating, Project Planning

2007-04-04T20:50:00.000-04:00

Old Town Hall Salem - MA

Owner: City of Salem/SRA
Project: Existing Conditions Survey for Envelope, Mechanical, Electrical, Plumbing, Life-Safety, Chapter 34 Threshold Code-Triggers & Review of estimated costs for Capital Planning

On Site Inspections and Fund Controls

2007-03-21T23:00:00.000-04:00

Whipple Annex Housing - Finishing Up & Closing Out

2007-02-26T13:49:00.000-05:00

Good WInter Work - Tight and Dry in new facility

2007-02-23T19:21:00.000-05:00

Accurate, Quality Service for a Diverse Client Base

2006-12-19T17:14:00.000-05:00

Essex On Site Services was founded by Cliff Ageloff to provide technical services for construction and real estate development interests by helping them implement their real estate management, construction and development programs more efficiently.

From planning through development and construction, we provide owners with insight and tools for better decision making and ultimately, better projects. We are construction experts and have over 20 years of licensed construction supervision experience providing benefit to every job we do.

From determining capital needs for existing real estate, detailed professional cost estimating, managing the construction process affecting existing buildings or providing licensed construction oversight to projects in the field, Essex On Site Services provides a diverse array of construction and real property services for a variety of real estate and development needs.

Sample clients and projects include:

Capital Needs Analysis and Construction Pro-Forma

Somerville Community Corporation
Salem Properties – Capital Needs Assessment and Cost Estimating
North Shore Housing Trust – Construction Pro Forma, Pre-Development Strategies
One United Bank – Construction Estimating for Capital Upgrade Refinancing
Essex Historical Society and Shipbuilding Museum – Capital Needs Assessment

Construction Oversight and Owner’s Representative Services

Salem Harbor Community Development
North ShoreHousing Trust – Whipple Annex 55+ Development
Beverly Housing Authority – Oversight of HUD and DHCD Modernization Programs
City of Amesbury – Millyard Redevelopment Construction Oversight

Estimating & Real Property Inspectional Services

Liebstudios, Salem, MA
Luna Design Group, Lynnfield MA – Estimating Public Work & Affordable Housing
Tree House Design, Rockport, MA – Estimating, Field Consulting Services
One United Bank, Boston, MA – Property Due Diligence Inspections, Fund Controls
Rehab Funding Inc. – Construction Progress Inspections
North Shore Housing Trust – Project Estimating
Massachusetts Housing Finance Agency – 1^st time Homebuyer and “Get the Lead Out”
Nuestra Comunidad, Boston, MA
City of Salem, MA – Estimating for HUD rehabilitation projects and field
Underwriter's Insurance Services, Glastonbury, CT
US Services, Westford, MA

Field Inspections and Fund Controls for Construction Lenders

2006-12-16T11:34:00.000-05:00

Rehabilitation/Renovation

New Construction and Redevelopment

Field Inspections and Fund Controls for Construction Lenders

Multi-family Existing Conditions Inspections for Refinance, Conveyance and Capital Upgrades

FUND CONTROLS for LENDERS

Essex On-Site Services is an independent building consultant to construction lenders in need of professional field services for fund draw-downs. From project conception to final close-out, we provide periodic inspections of construction works in progress and provide accurate field verification of incurred costs for installed work and on-site materials. We scrutinize all draw requests and establish real-world values for work-in-place.

We provide a digital record of all work verified in the field and approved for payment.

Essex On Site Services has been providing field services for various construction and real estate lenders for over 15 years including HUD and MHFA projects, Wells Fargo Mortgage Company, Rehab Funding Inc, M&T Mortgage Company, One United Bank and many Community Development Corporations.

PROPERTY DUE DILIGENCE

Essex On-Site Services provides complete facility evaluations for conveyance and refinance. From critical core systems – electrical, mechanical, plumbing - and building envelope components to finishes, security and site conditions, we provide accurate condition assessments and repair/replacement cost information. We provide information for your underwriters.

Each multifamily property is carefully evaluated for HUD housing quality standards and other health and safety issues that may create financial risk for the owner and lender. All reports rank systems from ‘Good’ to ‘Fail’ and provide digital record or all critical conditions. Commercial properties receive similar evaluations.

Cliff Ageloff, principle, has been licensed for Construction Supervision since 1985, License # 069134, Unrestricted. HUD P1117

On Site Project Representation - Experienced, Licensed and Insured

2006-11-17T14:47:00.000-05:00

Cliff Ageloff has been a licenced MA construction supervisor for over 20 years and has a breadth of experience in estimating, project development and management, site supervision and oversignt. As an Owner's Representative on projects as diverse as housing, mixed-use commercial new construction and rehabilitation, comprehensive modernization and facility upgrades, Cliff maintains professional relationships and communicates effectively with owners, architects, contractors and funding sources. He has a unique ability to bring adversity to a halt and bring resolution to issues that impede project progress. On regularly monirotred projects or when called to "parachute in" to a difficult job site problem and working out details with A/E pros, subs, GC's and inspectional services Cliff knows how to keep the owner informed and engaged while carefully balancing cost, quality, schedule and code compliance issues and keep projects moving forward. He follows up with careful documentation including photo records of "discovered" conditions, change order review and completion of work.

Frame Up! Steel Structure Addition to Redevelopment of Landmark Building

2006-11-02T09:26:00.000-05:00

A Church Rises - 34,000 SF

2006-10-17T20:39:00.000-04:00

Construction Progress Inspections for Lenders

2006-09-29T18:24:00.000-04:00

Green Roof II Ipswich MA

2006-09-26T21:33:00.000-04:00

Green Roof, Whipple Annex Housing, Ipswich, MA

2006-09-26T21:19:00.000-04:00

On Site Problem Solving - Code Compliance and Moisture Control

2006-09-11T14:42:00.000-04:00

A unique opportunity to solve two problems: An interior stairway as designed did not meet the code requirements for 80" finished ceiling height; the finished height was +/- 56" at the top landing under a roof hatch. A planned "Green Roof" of plants in a growing media would need access for inspection, service and maintenance. After consulting with the local code officials, notifying the architect and owner of the issues, Essex On Site recommended a "head house" that would extend the stairway to the roof, thus providing the 80" requirement for ceilings and convenient access to the innovative roof system. Fire protection was maintained through the extension and cold water service was installed for plant maintenance. Essex On Site provided the owner with an accurate assessment of the code and maintenance issues and a projected cost estimate for the additional work that was within 5% of the negotiated change order.

The metal stud wall was framed over a granite block foundation; plans did not call for poly sheeting. Essex On Site recommended that the sheeting be considered to control potential weeping or condensation on the stone facing.

Day of Remembrance: I remember my high school classmate, Steven Weinberg, Bellmore, NY, Mepham HS Class of 1977, who died tragically, brutally murdered, on September 11, 2001 in the attacks on the World Trade Center, New York City.

Rough Plumbing and Electrical Progress

2006-08-03T17:16:00.000-04:00

PROJECT: Whipple Annex Housing, North Shore Housing Trust, Developer/Owner
ON-SITE REPRESENTATIVE: Cliff Ageloff
ELECTRICAL CONTRACTOR: TJ INDUSTRIAL
MECHANICAL and HVAC: CLIMATE ZONE

Amesbury Strand Theatre Facade Restoration

2006-07-26T19:04:00.000-04:00

"Before"

Architect: David Lieb, Lieb Studios, Salem, MA

On Site Project Representation/Project Manager: Cliff Ageloff

"After"

Project Scope: Exterior Insulation Finish System, Exterior Lighting, Roof, Flashing and Marquis Repairs, Storefront assemblies, accessibility

Financed in part by a Community Development Block Grant

Rough Framing - Whipple Annex Housing, Ipswich, MA

2006-07-19T21:44:00.000-04:00

North Shore Housing Trust
10 Unit Affordable Housing Development
Ken Savoie Architect
Cliff Ageloff, On Site Owner's Representative

Progress Inspections for Lenders

2006-07-06T11:17:00.000-04:00

Cliff Ageloff represents financial institutions lending in the robust construction markets of New England. This project "Nazing Court" is a $3.2 Million rehab of a long abandoned building in Roxbury, MA.

Architect: Stull and Lee
Structural Enegineer: Rene Mugnier Associates http://www.b-ase.org/Members.html
Financing: One United Bank
Bank's Project Rep: Cliff Ageloff, Construction Consultant

Carpentry & Masonry Progress at New Housing Project

2006-06-19T15:26:00.000-04:00

Cliff Ageloff
Owner's Representative for Pre-Development Planning and On-Site Project Representation

Beautiful Restoration: Classic Dorchester 3 Family

2006-06-15T17:51:00.000-04:00

Project Design, Estimating, Bid Packaging: Cliff Ageloff, Essex On Site Services

Scope of Work: Complete exterior renovation including siding, trim, porches, roofing, deleading, new mechanical, elecrtrical, heating, plumbing, kitchens, bathrooms, interior restoration of three housing units. Design of family-style 2nd floor kitchen reconfiguration.

Location: Devon St, Dorchester, MA

Project Sponsor: Nuestra Comunidad

...all in a days work....

2006-06-04T18:40:00.000-04:00

EVALUATE DAMAGE at FLASHING and SHINGLE FAILURE, EXTERIOR and INTERIOR REPAIR COST ESTIMATE FOR WARRANTY CLAIM

REVIEW FUND REQUEST and INSPECT COMPLETED DELEADING WORK FOR MHFA 'GET THE LEAD OUT' LOAN REVIEW MULTI-FAMILY HEATING SYSTEM for PRE- DEVELOPMENT EVALUATION
INSPECT INCOMING MATERIALS for ELEVATOR SHAFT CONSTRUCTION
IDENTIFY CODE VIOLATIONS that REVEAL ILLEGAL APARTMENT IN MULTI-FAMIY INSPECTION for DEVELOPMENT COST PROJECTION and IDENTIFICATION of POTENTIAL ZONING and CODE ISSUES - PROPERTY MISREPRESENTED BY SELLER - ONLY 4 LEGAL UNITS for a 5-family LISTING.

100-Unit Fuel Conversion - Electric Heat to Natural Gas

2006-05-23T10:28:00.001-04:00

Client: Beverly Housing Authority
Project: Fuel Conversion: Electric Heating to Natural Gas for Space Heating and Domestic Hot Water
Engineer: Bruce Norian & Associates
Boiler: Aerco Condensing 1M BTU
Project Development and Management: Cliff Ageloff, Essex On Site Services
Boiler Subsidy: Keyspan Energy Services

This 100-unit Federally-subsidized housing development was built 'turnkey' in the early 1970's when electricity was going to be 'too cheap to meter' and had electric resistance heat for both space and domestic water heating. Costs were over $1 million annually to provide heat. Although this was an occupied building with all the attendant costs and coordination hassles, the installation of new forced hot water lines and boiler venting proved to be cost-effective in comparison to the future cost of electric heat. Using the old incinerator shaft to run the venting to the roof proved to be a significant cost savings factor.

This was the first project of its kind on the North Shore. The overall installed cost of the conversion was approximately $600,000 after the Keyspan incentive payment. The annual cost savings was approximately $210,000.00 making for a very cost-effective upgrade yielding less than a four-year "payback". Heating plant maintenance is higher than before but overall savings are more than compensatory.

Although there was a HUD directive at the time to investigate 'shared savings' through "performance contracting", the savings proved to be so significant and the resulting amortization so rapid that the project stood on its own merits without the need to secure outside financing. In similar fuel-switching projects at other major housing authorities like Cambridge and Boston, long-term 'shared savings' contracts were developed with third-party 'energy service companies' ESCOs

Beverly's project benefited the owner directly by allowing the Authority to collect 'bonus' funds in the first three years of post-retrofit savings - savings that generated funds supporting additional facility upgrades and services. Even though costs for natural gas have risen sharply this past winter, it still delivers less expensive "BTU's per dollar" than electric resistance heat.

Cliff Ageloff's professional services include energy audits, fuel conversion feasibility studies and energy efficiency upgrade strategies for all residential and commercial buildings.

61 Units Scattered Site Housing - $3.5 Million Rehab

2006-05-11T11:22:00.000-04:00

Owner: Salem Harbor Community Development Corporation
Architect: Casali Group
General Contractor: Rene C. LeMarre
On Site Representative: Cliff Ageloff
Completed: February 2006

Scope of Work: Development of accessible units, parking and site reconfiguration, complete plumbing and electrical upgrades, slate and asphalt roof repairs, kitchen and bathroom replacement, fire protection systems, masonry and facade repairs, window replacement and security screens, interior finishes, egress replacement, resiliant and ceramic flooring, heating system replacement and upgrades, lead paint compliance, exterior siding and cladding.

Demo 100% - Factory Lofts Ready for Construction

2006-05-01T17:59:00.000-04:00

Funding by:

Federal Home Loan Bank
North Shore Bank
North Shore HOME Consortium
Commonwealth of Massachusetts, Department of Housing and Community Development
Housing Stabilization Fund (HSF)
Affordable Housing Trust Fund (AHTF)
Town of Ipswich
Coburn Charitable Trust
MassDevelopment
Local Initiatives Support Corporation

Architect: K.J. Savoie Architecture, Ipswich, MA
Engineer: Meridian Engineering
General Contractor: BWK Construction, Middleton, MA

Project Consultant: Salem Harbor Community Development Corporation

Owner: Whipple Annex Housing LLC

On-Site Representative/Project Clerk: Cliff Ageloff

Groundbreaking: May 2006

http://nshousingtrust.org/

Equal Opportunity: Thermal and Roofing Upgrade

2006-04-28T13:20:00.000-04:00

Many hard-to-reach and smaller attic spaces like sloped walls are overlooked when insulation retrofits are considered. Quite often the cost of accessing finished walls and concealed spaces means extensive cutting and patching even when blow-in insulation is considered. Here, a roofing opportunity allows the insulation crew to access the sloped walls and attic space from above after the shingles were stripped for re-roofing. This proved to be extremely cost effective and allowed the work to take place without disturbing the occupants. The cost of protecting, cutting access hatchways and blow holes, patching and painting were avoided. Full-coverage high density cellulose was installed at a substantial savings compared to conventional blown-in insulation installation methods. This is one of the few "better, faster, cheaper" approaches that truly is cost-effective.

Progress Inspections for Owners, Developers, Lenders and Insurers

2006-04-27T10:21:00.000-04:00

Construction Progress inspections for lenders, insurers, owners - thorough, careful evaluation of permit sign-offs by local inspectors, compliance plans, specifications with trade and code standards. We develop working 'solution oriented' relationships with project managers, designers and other project representatives.

We provide full digital image back-up for every requsition and funds-draw inspection provided- delivered to your desktop! We also evaluate change order proposals for upgrades to construction or change orders and facilitate construction loan amendments. From site utility installation to final close-out, every requisition is carefully evaluated in the field and cross-checked with architectural or engineering inspections as needed for funding approval of structural, mechanical or electrical systems.

Solving Overhousing in City Neighborhoods - 3 Family Reinvestment

2006-04-25T11:42:00.000-04:00

An innovative program funded through the City of Boston and implemented in part by Nuestra Comunidad, over-housed seniors living in 2/3rd's vacant 'triple deckers' were provided with financing, construction management and property management to bring long-vacated apartments back on-line.

Lead Paint Abatement - MA and Federal Standards

2006-04-24T14:32:00.000-04:00

Properties assisted by HUD or other federal resources for rehabilitation or rental assistance are required to be Certified and 'Compliant' for lead paint hazard abatement. Additionally, MA State requirements must be met. To simplify an often complex and convoluted policy imperative, the best approach is to require that both state and federal lead paint hazard abatement requirements be met, whichever is most stringent.

The key difference in reaching "full compliance" that meets both standards is how soil-borne lead is made inaccessible or immobilized. In order to meet the soil standards set by HUD, all accessible and bare soil areas are to be either mulched with 4" of material like bark or gravel or planted with grass seed. If an abatement project is funded only with MA funds i.e., Massachusetts Housing Finance Agency's "Get the Lead Out" soil hazards need not be identified or abated.

http://www.lawlib.state.ma.us/lead.html

One common myth about lead hazard abatement - something most people call "deleading" - is that all lead "hazards" must be abated by completely removing all lead components from a dwelling. Deleading is more accurately thought of as the removal of identified lead exposure risks and not the entirety of lead paint. How did this difference with a distinction come to be, deleading vs. lead hazard abatement?

It's the money. If lead hazards were not specifically identified and full removal of all lead were mandated without an objective assessment of risk, there would be little chance of creating lead-safe housing without incurring unreasonable costs. By limiting the lead paint removal work to identified and known hazards, lead hazard abatement costs are significantly lower than actual 'deleading' which unnecessarily would remove 100% of lead paint from a dwelling.

The statewide average for lead hazard reduction exceeds $13,000 per dwelling unit. If statutes were to require 100% lead removal for compliance, costs on a per-unit basis would likely be twice what they are today.

In no instance is complete removal of all lead components from a dwelling required to meet full compliance standards, either state or federal, unless each building element is specifically identified in a Risk Assessment as hazardous.

Those needing to make 'Full Compliance" for lead paint hazard abatement projects first engage the services of a licensed Lead Paint Inspector/Risk Assessor. The Risk Assessor evaluates the relative risk both scientifically through measuring actual lead concentrations in painted surfaces and a qualitative evaluation of the dwelling. In their assessment, an inspector will find that all accessible, mouthable and friction-prone surfaces under 5' will be deemed hazardous by statute if the lead concentration is found to exceed hazard threshold established levels. The other qualitative and visual assessment is the integrity of the painted surfaces: All flaking, chipping or otherwise deteriorated paint is considered to be hazardous.

So deleading is really a misnomer - it should be called lead paint hazard abatement.
Typically "Full Compliance" for lead hazard abatement means that windows and sills, casings and trim are replaced with the exception of the uppermost moldings that are neither accessible, mouthable or deteriorating. The same can be said for baseboard moldings, doors and jambs: Remove the hazard that poses the greatest risk and leave the paint that is of no or little risk to occupants.

Above, floors that were "hot" for lead and called for abatement were stripped, primed, stabilized and repainted. Notice the doors and trim; they are only treated at the edges and the rest of the lead painted surfaces are left intact to later be primed over and repainted. This is consistent with full-compliance standards.

Only MA Licensed Deleading Contractors may perform lead paint removal or abatement.

Cantilevers - Never say you can’t cant!

2006-04-20T10:22:00.000-04:00

This is a classic wood frame and masonry veneer apartment-style development with systems and components in the 30 – 35 year range. Cantilever repairs can be fairly straight-forward from a construction standpoint with two general options for addressing deteriorated components: Repair the existing cantilever structure or remove it and ‘post-up’ with a new exterior structure. In either event, MSBC provides clear direction for replacing existing components on an existing building: Meet the structural requirements for the new code. While this may seem cumbersome, in reality it means using doubled 2 x 8’s to well exceed the code’s 60lbs ‘dead load’ requirement. Unless the framing deterioration extends well beyond the exterior components and into the building frame, ‘sistering’ new framing to the existing is often all that is needed to provide an adequate repair. From a structural perspective, the addition of two framing members to both sides of the existing canted beam makes a repair often more stable than the original framing.

Structural Loads

It is important to note that ‘cantilevers’ are not addressed specifically by MSBC. In fact, under Chapter 34, which is unique to Massachusetts, one may repair an existing structure using new but equivalent dimensional framing stock on the presumption that the existing cantilevers met the code at the time of their original construction. It is only when deterioration of framing merits complete structural member replacement that the application of the existing structural code is mandated.

Repairs and Alterations to Existing Buildings

Under Chapter 34, new structural repairs must be formally certified by a licensed design professional prior to application for a building permit. Although many use the ‘rule of thumb’ which generally requires three feet of interior framing for each foot of overhang, an engineered solution usually only requires a 60/40 interior/exterior ratio for meeting the load requirements under the MSBC. The use of span tables for the ultimate determination of framing requirements should be employed for making a final decision on how far you ‘cant’ out.

Often, owners may elect to remove cantilevered balconies in their entirety and ‘post up’ for more conventional framing. Often, site limitations like parking or utilities prohibit this approach so alternatively, angle or truss-type framing can be engineered to permit the installation of new balconies without re-creating a true cantilever. The impact of opening up ceilings and/or floors to access the cantilever frame needs to be weighed against installing new external frames if the architectural feature is to be retained. In either event, the code permits cantilevers to be repaired, replaced in their entirety or re-designed with alternative structural support other than a true cantilever.

Out with the old boiler - Ipswich, MA

2006-04-18T15:20:00.000-04:00

Energy Efficiency - Experience and Practice

2006-04-18T09:31:00.000-04:00

Cliff Ageloff worked in the energy efficiency industry before gaining his Construction Supervisor’s license in 1985 and at times thereafter. As an Energy Auditor for Mass Save he performed over 250 Residential Energy Audits and was certified as an RCS Energy Auditor. During the summer of 1983, he worked for the Newton, MA company EnergyWorks as an installer of energy efficiency materials in residential applications. Cliff became involved in developing energy efficiency projects in the public sector, first as Energy Systems Specialist for the Boston Housing Authority in 1990 and as Energy Planner for the Cambridge Housing Authority in 1992. As a member of the energy efficiency community, Cliff became a member of the Massachusetts Energy Efficiency Council and worked pro bono as a committee member on the Commonwealth Electric Energy Advisory Committee which was tasked with developing conservation plans for its broad spectrum of end-users. Cliff then went on to work as a sub-consultant to Waltham-based Energy Research Group in 1993 through 1995 where he provided field survey services for utility-based energy efficiency programs including the Massachusetts Residential Conservation Service and Mass-Save. Additionally, he managed the implementation of several multi-site energy retrofit initiatives for New England Electric Systems during his time with ERG. Before moving his consultancy practice to construction and affordable housing, Cliff provided demand-reduction opportunities to commercial utility customers by way of sales and marketing services to Peak Energy Systems and Honeywell DMC of Easton MA. The aforementioned firms offered utility incentives to upgrade refrigeration components and lighting equipment respectively.

Cliff sees every project through the prism of energy efficiency. As a practical matter that translates into specifying high-efficiency heating systems, complete building shell upgrades that reduce both infiltration and conductive heat loss and the inclusion of Energy-Star rated building components such as windows, doors and appliances. As part of his services to housing rehabilitation clients, Cliff has overseen the implementation of ‘blower door’ analysis of building leakage and remediation of same resulting in substantial, long-term energy cost savings for owners. More importantly, Cliff has an intimate understanding of the proper field installation means, methods and technical requirements for building shell upgrade components and system installation. Cliff’s regular presence at critical times during construction will provide the needed assurance that energy efficiency predictions will yield performance and not unfulfilled promises.

Ageloff Negotiates Cost Savings for Town

2006-04-17T21:01:00.000-04:00

Architect recommended for feasibility study

Cliff Ageloff, construction consultant from Essex On-Site Services, submitted Requests for Proposals to Rutland selectmen from the top eight qualified architects and engineers interested in doing a feasibility study of three existing town facilities: Community Hall, the old Rutland Free Public Library and the old primary school building.

Ageloff recommended J. Stewart Roberts Architects and negotiated their original price proposal of $24,500 down to $15,700.

Select Board chairman Lou Cornacchioli greeted the information by saying, "This is good news. It’s extremely reasonable for addressing our space needs, since we had requested up to $40,000 to get this part done. Now the $15,700 can go on the May 19 town meeting warrant."

Once the town has a feasibility study and decides to move forward on design and construction, Ageloff will be available to provide owners’ representation or project management services. J.P.

Amesbury Depot - Mixed Use Rehab Commercial and Multifamily - $2.6M

2006-04-17T20:46:00.002-04:00

Cliff Ageloff - Owner's Representation for Efficiency and Sustainablity Programming

203K Consultant Serving Boston Metro Area and Seacoast NH

Essex On Site Services

Sustainable Energy Planning Begins with an ASHRAE Level II Energy Audit

Construction Supervisor License Required in Massachusetts for Solar PV & DHW Installation

Certified Energy Auditor - Cliff Ageloff Energy Consultant

Project Management for Sustainable, Renewable and Efficient HVAC, MEP and Building Envelope Upgrades

Energy Efficiency Services - Professionally Delivered

Green Roof Thrives in Ipswich MA

Energy Conservation & Renewables for Multifamily and Condominiums

Cliff Ageloff, Sustainable Resource Development & Project Management

Cliff Ageloff, Expert Witness, Wins Mold Case - Travelers Insurance Settles with Client

Cliff Ageloff - Certified Energy Manager - Association of Energy Engineers

25 Years in the Green Industry

$3M Oil-to-Gas Conversion Completed

Cliff Ageloff - Energy Consultant - Certified Energy Manager

Sustainable Energy Consulting and Implementation Services

Project Progress: On Schedule; On Budget

Season's Greetings

Core Mechanical Upgrades

Oil to Gas Conversion: On Site Insight

Another Successful Project

Multifamily Energy Strategy: Increase Supply, Maximize Efficiency

Energy & Construction: Projects and References

Existing Conditions Surveys

Top Energy Opportunities - On Site Solutions

Building Envelope Upgrades: Masonry and Waterproofing

Residential Rehab and Construction Energy Checklist

Residential Rehab and Construction Energy Checklist

Build for The Future

Common Code Violations

203K and Conventional Construction Loans

Newburyport Affordable Housing Corp.

Opportunity Knocks: Housing & Construction Market: Low Acquisition Costs Make Cost Effective Investments

Blue Skies Ahead for Multifamily Affordable Housing

Combined Heat and Power - Cogeneration

Exterior Finish System by Alpolic

Wind Energy Development

Energy Futures for Facilities

Quality Control and Closing Out

Season's Best to All

On SIte Quality Control - Insuring Project Success

Cutting Edge Energy Know-How

Historic Preservation and Deleading: Perfect Exteriors

Project Development through Project Completion

Pre-Financing Evaluation - Cost to Repair

Energy Efficiency and Historic Restoration

Over 20,000 Housing Units Served!

Massachusetts Licensed Construction Supervisor - Unrestricted

Essesenergyworks:Onsite Energy Resource Development

Annual Inspections / Due Diligence

Construction Progress Inspections

451 Blue Hill Avenue PROJECT COMPLETION

Salem Five Hires Essex On Site Services

Another Successful Project

Construction Defects, 4 yr. old housing development

Project Completion: On Time, On Budget and Ready for Occupancy

Feasibility Studies, Cost Estimating, Project Planning

On Site Inspections and Fund Controls

Whipple Annex Housing - Finishing Up & Closing Out

Good WInter Work - Tight and Dry in new facility

Accurate, Quality Service for a Diverse Client Base

Field Inspections and Fund Controls for Construction Lenders

On Site Project Representation - Experienced, Licensed and Insured

Frame Up! Steel Structure Addition to Redevelopment of Landmark Building

A Church Rises - 34,000 SF

Construction Progress Inspections for Lenders

Green Roof II Ipswich MA

Green Roof, Whipple Annex Housing, Ipswich, MA

On Site Problem Solving - Code Compliance and Moisture Control

Rough Plumbing and Electrical Progress

Amesbury Strand Theatre Facade Restoration

Rough Framing - Whipple Annex Housing, Ipswich, MA

Progress Inspections for Lenders

Carpentry & Masonry Progress at New Housing Project

Beautiful Restoration: Classic Dorchester 3 Family

...all in a days work....

100-Unit Fuel Conversion - Electric Heat to Natural Gas

61 Units Scattered Site Housing - $3.5 Million Rehab

Demo 100% - Factory Lofts Ready for Construction