With the recent weekend deluge, it seems appropriate to discuss basement water problems, the causes and their solutions.

I start with the basic premise that there are no waterproof basements, at least in New England, and that given the right conditions any house can have basement water issues.

Water problems can usually be attributed to one of three causes:

1.    leakage of water through the porous foundation walls, or the cracks, bricks, and stones

2.    seepage of water from the exterior walls to the interior, or from the basement floor due to rising groundwater

3.    condensation of moisture on interior walls due to temperature differences between the inside warm air and cooler surfaces.

Leakage Problem: Leakage is the most serious threat because this can involve a substantial amount of water. During or after a heavy rain, or from the melting snows, an excessive amount of water saturates the soil surrounding the foundation walls.  The water then forces its way through cracks in the walls, or through aging  seams in the concrete, mortar or fieldstone. Small holes for telephone and cable TV wires can be a culprit as well. The grading of soil surrounding the house can also be directing water towards the foundation rather than away from it.

Solution: Repair or replace downspouts and gutters. If these are not performing well, an enormous amount of water can build-up next to the foundation.  Install downspout extensions in order to redirect the water away from the basement. Install window wells to keep water from collecting near the windows.  Sump pumps and "French drains" are alternate remedies which direct water to a drain.  For severe problems, consider grading the soil around the foundation so that water is carried away from the house.

Seepage Problem: Seepage is similar to leakage but usually is not as serious. Rather than water leaking in from one specific area, seepage is characterized by dampness on the interior foundation walls, and/or water rising up through the floor as a result of rising groundwater from heavy rains. If water has no way to drain away from the house (improper grading), water will likely, in time, find its way (seep) into the basement walls. Of course, any holes or cracks in the foundation exacerbate the problem.

Solution: All the things that you do for leakage (see above) can also be applied to seepage problems. On concrete basement walls, special waterproof paint can be applied.  Results vary widely.  Make sure you address cracks or holes with the appropriate materials such as masonry cement or silicon caulking.

Condensation Problem: Condensation occurs when the moisture in the basement air, makes contact with the cool surface of the interior walls and "condenses."  The walls seem to "sweat."  Given the right conditions, warm air from a dryer may also cause the walls to "sweat."

Solution:  The key is to maintain proper ventilation. Crack a window or two during the cooler weather and close them during times of high humidity. A dehumidifier can correct this problem by sucking water out of the air and condensing it in a collector which can then be emptied periodically. 

Remember, it's your basement and home, keep it dry!

 As leaves fall, sales rise

Unlike the leaves, which have fallen, the Arlington real estate market has not.

In fact, compared to last year -- from Sept. 8 (day after Labor Day) to Nov. 17 -- there has been a strong increase in sales in all categories -- singles, condos, and multis. Check this out: for those 10 weeks, 39 single-family homes were sold, as well as 39 condos and 10 multis. These numbers represent increases of 25%, 39% and 100%, respectively. The sale price to listing price remains a robust 97% to 99%.

The figures once again send the message that all real estate is local, and in this town, the market is healthy. 

Inventory is good (100 properties), rates remain low (5%) and the tax credit has been extended to April 2010.  A new wrinkle is that sellers can now get a federal the tax credit of as much as $6,500.

Here is the latest and greatest comprehensive listing of properties and their sale prices:

Address                 Sale Price        Days on Market (DOM)

39 Single Family

61 Freemont             260,000           41
69 Sunnyside            252,000           74
39 Sunnyside            310,000          213
7 Michael                 310,000          225
30 James                  340,000           18
24 Clyde Terrace      354,000           29
110 Robbins             360,000           43
115 Spring               342,000            68
60 High Haith           370,000           35
21 Longmeadow       415,000           10
24 Thesda                399,000           13
47 Sutherland           390,000           33
22 Lanark                406,500           16
90 Richfield             400,000           47
175 Newport           421,533             5
14 Mead                 412,500           17
16 Aerial                 430,000             8
68 Grandview         430,000             9
319 Lake                439,900           39
34 Bates                 350,000         231
71 College              481,000             5
56 Crosby              460,000              4
439 Appleton          429,000            14
170 Pheasant          490,000            18
161 Mt. Vernon      462,500            16
36 Old Mystic        485,000            28
20 Oak Knoll         463,340           111
235 Ridge              488,000              5
30 Florence            530,000             8
111 College            525,000            81
20 Piedmont           550,000             5
38 Woodbury         550,000            25
57 Fisher                630,000             6
66 Park Ave Ext     577,500          102
16 Colonial            630,000            40
36 Eliot                  655,000          137
9 Mill                    685,000          120
44 Churchill           687,000             5
35 Wall                  835,000           25

39 Condominiums

9 Colonial Village #3 167,000           82
125 Pleasant            189,800           43
3 Colonial Village #3 195,000           51   
51 Appleton             211,000          129
114 Pleasant #102    209,000           38
125 Pleasant #301    216,000           12
995 Mass Ave.         243,000           18
1 Watermill Pl.         252,225           40
34 Hamilton #304     255,000           13
38 Beacon               280,000            36
35 Argyle                289,000            39
125 Paul Revere      290,000            54
157 Madison            300,000           18
975 Mass Ave          292,000          229
1 Watermill Pl.         305,000           50
106 Milton               300,000          104
44 Amsden              311,000            42
34 Hamilton #409    324,500           111
990 Mass Ave.        324,000             41
82 Webster             340,500             16   
79 Harlow              325,000             41
15 Field                 360,000              16
990 Mass Ave.       333,000            323
19 Silk                   339,000            102
46 Amsden            370,000              13
42 Russell              380,000             93
39 Henderson        380,000              35
1 School                382,500              24
15 Thorndike         390,000              32
110 Paul Revere     450,000             81
52 Wyman Terr.    487,500              11
15 Newport           482,000              11
88 Summer            490,000             50
91 Newland            514,500            111
89 Newland            510,000              94
4A Bacon               575,000              84
6-8 Brattle Lane      590,000              90
10-12 Brattle Lane   590,000            120
71 Crosby               641,000              25

10 Multifamily

18-A Reed               300,000              1
139 Thorndike         366,250             54
9 Fessenden             405,000           364
26-28 Trowbridge     555,000              5
63 Park Ave Ext.      488,000            86   
64-66 Newport         563,500              2
128-130 Palmer        580,000            13
179 Franklin             560,000            22
19-21 Exeter             555,000            28
37 Alton                   585,000            25

Got a question?  Ask me, the first name in real estate, Adam Rosenbaum at Century 21 Adams. www.adamrosenbaum.com  617-694-8553  (cell).

Market stays strong in summer

Although the weather was dreary in June, the Arlington real estate market remained sunny and hot. Check this out. From June 1 through 30, an amazing 71 properties went UAG (under agreement) with an average days on market (DOM) of 42 for single-family houses.

That, my friends, is hot. The figures again send the message that all real estate is local, and in this town, the market is robust. Inventory is good (116 properties) and rates remain low (5.25%).

Here are the latest and greatest!

Address          Asking Price    Days on Market (DOM)

32 Single Family

14 Marrigan            209k            3
8 Marrigan              209k            5
10 Marrigan            309k            5
116 Thesda            353k            41
11 Edmund            369.9            8
110 Robbins           379.9k        42   
185 Summer          385k            41
33 Laurel               399k            12
261 Hillside            419k            21
39 Virginia             419k            5
31 Inverness          419k            23
159 Park Ave. Ext  419.9k         28
27 Janet                 439k             8
7 Wigwam Cir.       460k            38
42 Hancock            479k            57
27 Brand                484.9k         38
32 Carl Rd.             485k           45
182 Highland          499k             4
39 Greeley Cir.       499.9k          4
21 Berkely             519.9k         32
175 Park Ave.        529.9k         43
27 Tower               529.9k         34
70 Fountain            559k             4
37 Hemlock            559k            23
3 Inverness             560k            24
62 Richfield            569k              4
410 Ridge               574.9k        291
338 Park Ave          575k          179
22 Elmore               639k            45
243 Lowell              679k            43
148 Charlton           699k            85
1 Farmers Cir.         719k          104
26 Tomahawk         749.9k           7
19 Frost                  789k            18
38 Russell            799.9k          117

22 Condominiums

15 Arizona Ter, #2  135k            330
60 Pleasant #109     173.9k           53
995 Mass Ave. #103  174.9k         58
49 Appleton              239k             95
1 Watermill Pl . #228 259k            44
24 Prescott               279k            26
130 Mass Ave. #3     279k            32
15 Mt. Vernon          314k          344   
130 Mass Ave. #6     319k            31
79 Crescent Hill        324.9k         19
20 Magnolia             327.5k         52   
18 Hamilton #501     339.9k         43
18 School                359k            28
12 Fairmont             359k              4
14 Wellington Cir.    359k            29
138 Lake                 389.9k         62
69 Windsor              389.9k         36
1 School #404          395k             4
110 Medford            395k            13
49 Decatur               399k          139
72 Mt. Vernon          399k            93
154 Brooks              399.9k         19
140 Highland            419k             9
33 Milton                 424.9k         45
98 Melrose               425k             6
15 Jason Ter.           429k            45
22 Grafton               439k            28
77 Grafton               439k            44
65 Newport              510k            72
73 Medford              589.9k          60
10-12 Brattle Ln        619.9l          69

4 Multifamily

9 Fessenden            459.9k            364
19 Foster                540k               125
37 Alton                 625k                 25
77-79 Everett          669k                26