TOM PLANT'S HOUSTON REAL ESTATE BLOG

• More than 57,000 hits for tomdplant.com in June, 2010 up from 11,000 in April, 2009
• More than 8,500 visitors to tomdplant.com in June, 2010 up from 297 in April 2009

Traffic on tomdplant.com has steadily increased since our launch. In April, 2009 I began keeping statistics of activity on the site. Since that time hits have increased 5 fold and the number of visitors has increased a whopping 2,890%! That is almost 30 times as many visitors in June 2010.

We are working on a relaunch of the site as http://tomplant.com in early August. Watch for the announcement.

Hits have increased 5 fold since April, 2009.

The number of visitors has soared more than 28 times the number in April 2009

Evaluate the cost of purchasing, installing, and maintaining an outdoor spa to decide if it’s a worthwhile addition to your deck.

The safest spot for a spa is on the lower level of a deck. It should be able to support 100 lbs. per square foot. Image: ThermoSpas

Hot tubs and spas come in an array of shapes and sizes, and can be equipped with scores of accessories. Accordingly, they have a wide range of prices. Choosing the right spa depends on its intended use, how big your deck is, and what structural alterations will be required for your deck. In addition, you’ll need to know the cost of installation, day-to-day expenses, and how much you can expect to recoup on your investment should you sell your home.

Different types of spas and their costs

It started with that icon of laid-back living, the redwood hot tub. Before long, fiberglass versions with circulating jets appeared called “spas.” Today the terms “hot tub” and “spa” are used interchangeably, but because most units are jetted, spa is the term more commonly used. Spas range in size from two-person models costing about $2,000, to 20-foot-long swim spas costing $18,000 or more. In between are those most popular for decks: 4- to 8-person models costing from $2,500 to $10,000.

Choosing a spa can be challenging. You’ll need to select from a dazzling number of accessories, including cup holders, colored LED lights, iPod docks, stereo systems, pop-up TV screens, and even waterproof keyboards.

“The gadgetry is there to catch your eye while shopping,” cautions Erich Johanson, an experienced spa installer in Olympia, Wash. He recommends choosing established manufacturers and narrowing your choice from there. “Look at the national brands and find one you like,” he says. “Then chose a model that has the features you want.”

His top recommendation is for “full-foam” insulation—a high-density, closed-cell polyurethane foam that fills the cavity between the fiberglass tub shell and the outer cabinet and helps reduce heat loss. In addition, full-foam insulation helps reduce noise and adds stability to the entire unit.

Check installation costs as well. They’ll be dependent on the size of the spa and the ease of getting it where it needs to be. In some cases, limited access may require the use of a crane to lower the spa into place. For an 8-person spa, expect about $300 for delivery and setup.

Adding structural components to carry the weight

The safest—and most cost-effective—location for a spa is the lower level of a deck. A deck only a few steps above ground, if built to code, should be able to support 100 lbs per sq. ft.—a filled 8 x 8 spa at 6,000 lbs. works out to about 94 lbs per sq. ft., just within limits. Check your local codes for any restrictions governing the installation of a spa on a deck.

Even better is a reinforced concrete pad, a great option if you’re planning a new deck or intend to add on to an existing deck. A 4-inch slab will safely bear 115 lbs per sq. ft.

If you want the tub on a deck more than a couple of feet above ground or on an upper level of a deck, things get more complicated. You’ll need to hire a structural engineer to provide specs for a site-specific framing structure to support the weight. Expect to pay an engineer $300 to $500 for these services. The necessary framing for a typical backyard deck may cost only a few hundred dollars, but expect to pay much more if your deck is a high-flying structure perched on a slope.

Accessing power and water

Spas require a nearby source of electricity. Because water is involved, any electrical hookup for a spa must include ground-fault circuit interrupter (GFCI) protection. This nifty device shuts down the system within milliseconds if it detects the tiniest change in current flow caused by a short circuit. Some spas come with an extension cord with a GFCI built in that can be plugged into a 110-volt, 20-amp circuit.

Larger units require at least one dedicated 220-volt, 50-amp circuit. In addition, there must be an emergency shutoff within sight of the spa, but not closer than 5 feet or farther than 50 feet. A new circuit and shutoff will cost about $800. 

Water access is simple; spas fill with an outdoor hose. The spa then heats and circulates the water. Insulated tub covers limit evaporation, but the tub will need occasional topping off. When it’s time to empty the unit, all spas have built-in hose bibs so you can drain the water.

Safety

Getting in and out of a spa provides opportunities for mishaps. A handrail is a good idea for older—and younger—users. A cover with a lock is must if you have children.

If you plan to build your spa into the deck, it may seem best to drop it into the deck so that the rim of the tub sits on the decking. Unfortunately, this makes it easy for people to fall in or step on the cover, and also complicates getting into the tub. The ideal arrangement is to set the spa partially into the deck so the rim is 17 to 24 inches above the decking. That way, bathers can sit on the rim, swing their feet over, and enter the water.

Hot water feels great, but needs to be indulged with caution. The Association of Pool & Spa Professionals recommends keeping the water temperature between 100°F and 102°F, with 104°F as a maximum. A safe soaking duration is 15 minutes. To keep the spa free of bacteria, you must be clean it regularly and add sanitizing chemicals.

Anticipating the cost and value of a spa

It costs as little 50¢ a day to run a spa. That amount can vary according to the amount of use, your local energy costs, the quality of insulation in your spa, and the quality of the cover. Covers typically come with spas, but consider upgrading to a higher efficiency type. The additional cost is modest and the better-insulated covers are often lighter, making them easier to remove.

If you live in a region with a climate moderate enough for year-round use, a deck equipped with a spa should give you a slight edge in selling a home. John Tripp, an appraiser with Foundation Trust in San Jose, Calif., says that spas “normally are assets as long as they have been properly maintained and there is no evidence of leakage or deferred maintenance.”

In other areas of the country, don’t expect much of a return. “They don’t have the payback to meet the cost,” says Richard Koestner, an appraiser with Koestner, McGiven & Associates in Davenport, Iowa. “If they do add any value it would be in the upper price range. It could be detriment if they aren’t in the right market.”

People react differently to the prospect of purchasing a house that has a spa. Some buyers may ask that it be removed as a condition of sale. Others will hardly be able to wait for that first soothing soak.

By Dave Toht: Dave Toht has written or edited more than 60 books on home repair and remodeling, including titles for The Home Depot, Lowe’s, Better Homes & Gardens, Sunset, and Reader’s Digest. A former contractor, Dave was editor of Remodeling Ideas magazine and continues to contribute to numerous how-to publications.

Reprinted from HouseLogic (www.houselogic.com ) with permission of the NATIONAL ASSOCIATION OF REALTORS®
Copyright 2010.  All rights reserved. 

The upfront investment is high, but solar pool heaters can lower energy costs by harnessing the renewable energy of the sun.

A solar heating system should be installed on the south-facing side of a roof so it can absorb the most sunlight. Image: Aquatherm Industries, Inc.

Homeowners in search of a greener and more economical method of keeping their swimming pools warm are harnessing the sun’s energy. Solar pool heaters can lower energy costs because they rely primarily on a free and renewable energy source, rather than electricity or natural gas.

Solar pool heaters cost more upfront than traditional alternatives, perhaps 50% more than electric heat pumps and several times more than gas heaters. However, the payback can come in as little as two years, depending on local utility rates and other factors.

How solar pool heaters works

A typical solar pool heating system centers around large plastic solar collectors installed on the south-facing roof of a house. A pump circulates pool water through the collectors, where it’s heated gradually. A return line takes the warm water back to the pool. Professional installation of a system takes about a day.

The setup is similar to a solar-thermal water heater that’s used to heat water for use inside a home. A key difference is the collectors used for solar pool heating are less sophisticated (and cheaper) because water for a pool only needs to rise a few degrees, vs. tens of degrees for indoor use. A typical pump will send all the water in a pool through the collectors twice in 24 hours.

A solar heater typically can raise a pool’s temperature by 15 degrees Farenheit. Optimal conditions are subjective, but 80 degrees should be comfortable for most swimmers. Teenagers might be willing to dive in when the temperature is in the 70s, while some people won’t dip a toe in the water until it reaches 90 degrees.

How quickly the temperature can rise depends on location. Texans can see a 5-degree increase in a day, while in Alaska it may be less than a degree every 24 hours. Cooler air temperatures, cloudy skies, and fewer daylight hours all affect the performance of solar pool heaters, which require little maintenance and usually last 10 to 20 years.

Cost of solar pool heaters

Solar pool heaters are more popular and cost-effective in sunny states like Florida, Arizona, and California, where the systems have penetrated as much as 60% of the residential market. In the East and Midwest, where sun isn’t as plentiful and utility rates are more reasonable, it can take longer to realize the economic benefits.

A typical solar heating system might run between $4,500 and $7,000 installed, depending on pool size, according to manufacturers. Electric heat pumps, the most popular alternative, cost $3,500 to $4,500; gas pool heaters, the least efficient option, run between $1,000 and $1,500.

Breaking even on a solar pool heater will depend on several factors, especially local utility rates. Manufacturers estimate a typical homeowner will see a return on investment in two to five years vs. a gas heater. The U.S. Department of Energy puts the payback period between 1.7 and seven years.

The federal energy tax credit doesn’t apply to solar heating for pools, but some states offer incentives. For example, Arizona gives tax credits and sales-tax rebates to homeowners who install solar pool heaters.

Roofs can make or break decision

Systems must be sized by a pro. Generally, the surface area of the rooftop collectors should be equal to 85% to 100% of the surface area of your pool. In areas that don’t get substantial sunlight, that percentage might climb as high as 150%.

The size and condition of your roof help determine whether a solar pool heater is right for you. Collectors require a lot of square footage on a south-facing roof. The installer will also need to make sure the roof is sound enough to support the collectors. Older roofs may need repairs or replacement, adding to the project cost.

There’s also the issue of sun exposure. A solar pool heater doesn’t work well on cloudy days or when collectors are blocked by shade. In general, heat pumps can raise water temperatures faster and more reliably than solar heaters, albeit at a higher cost. If budget isn’t a concern, you can install a heat pump as a backup.

Solar blankets are a must

To keep heat from escaping, homeowners should use solar pool covers, sometimes called solar blankets. Covering a pool with a floating solar blanket when it’s not in use not only keeps heat from escaping, but also adds another 5 degrees to the water temperature. As well, solar blankets reduce evaporation, which lowers the amount of replacement water and chemicals needed.

The cost of solar blankets varies depending on size and quality, but figure a good-quality blanket that’s 12 feet by 24 feet will run about $100. The blanket can be spread over the pool surface (and removed) by hand, or plan to spend at least a couple of hundred dollars more on a reel system.

A solar blanket pays for itself. Even in balmy Miami, it can cost $2,848 a year to heat an uncovered 1,000-square-foot outdoor pool to 80 degrees using an 80% efficient gas heater. The cost is $1,460 when an electric heat pump is used instead. But in conjunction with a solar blanket, those annual costs plummet to $584 and $300, respectively.

By Julie Sturgeon: Julie Sturgeon has written about residential pools for nearly a decade. She can’t take advantage of solar heating because her roof is shaded on all sides.

Reprinted from HouseLogic (www.houselogic.com ) with permission of the NATIONAL ASSOCIATION OF REALTORS®
Copyright 2010.  All rights reserved.