article first appeared in the Jamaica Plain Gazette written by John Ruch

Arthouse vacation rental in Jamaica Plain, MA

For the price of a downtown hotel room, travelers can rent entire gorgeous, furnished condos at nearly a dozen Jamaica Plain homes.

Short-term house rentals might be the best open secret in local travel, and appears to be a growing real estate trend. They essentially offer a bed-and-breakfast type of experience, minus the breakfast.

“We really like meeting the people,” said local real estate agent William Brokhof, who along with wife Christine Li runs a short-term rental property called the “Arthouse” near The Brewery in Brookside. “People come from Australia, Japan—almost every country I can think of.”

The popular travel website “HomeAway” (homeaway.com) shows that JP is a hotbed of Boston short-term rentals, where visitors can stay by the night, the week or the month. A map on the site shows short-term rentals on Carolina Avenue, Lee Street, Parley Vale, Lochstead Avenue, Pershing Road, Moraine Street and S. Huntington Avenue, among other sites.

But most appear to prefer a low profile. When the Gazette contacted several owners, some did not return calls. Others declined to comment, citing concerns about riling neighbors or the hotel industry.

The local Taylor House Bed and Breakfast in Pondside straddles both worlds, operating a B&B on Burroughs Street and a short-term rental house next door on Agassiz Park. Taylor House did not return a Gazette call.

Arthouse vacation rental in Jamaica Plain, MA

The City’s Inspectional Services Department did not respond to questions about short-term rentals. But it appears that no permits are required as long as the guests sign leases; no meals are served to them; and occupancy is kept to a maximum of four unrelated people per unit. Legally, it seems, guests are simply renters, not hotel guests or rooming house residents.

Travelers love the short-term rental option, judging by the many glowing reviews of JP properties on homeaway.com.

“The house is very well-maintained, excellently laid out and very comfortable,” wrote one traveler last August about the Moraine Street house. “Jamaica Plain is a cool part of town, and there is so much to do within walking distance.”

Details of the properties show amenities that range from comfy to stunning, such as the stainless-steel-and-marble gourmet kitchen for use in the Parley Vale property.

Brokhof said that part of the inspiration for the Arthouse came from using short-term rentals on his own travels elsewhere.

“We found it to be way more enjoyable—more space and more privacy,” he said. “People get, basically, a condo instead of a hotel room.”

There was an economic motive, too. Brokhof and Li used to live in the two-unit house, but were forced to move out into a rental house due to personal finances and the economic crisis. Short-term rentals at the Arthouse have been far more profitable than selling it or doing a regular residential rental, he said.

Rates range from $150-$225 a night, with weekly rates around $1,000 to $1,500, and monthly rates north of $3,000. Most renters are tourists, Brokhof said, but some have short-term jobs or are receiving treatment at area hospitals.

It is branded as the “Arthouse” because both units contain the couple’s personal art collection. The upstairs unit’s art is a “little racy”—backstage photos of drag queens at the famous Bay Village bar Jacque’s Cabaret.

“Some people freaked out. We had one couple who took down all the art,” said Brokhof, adding that they now warn renters and that most guests “love it.”

Other than that, renters are typically no problem, he said.

“This niche seems to select for a certain group of people. We just don’t get trouble-makers,” he said.

While short-term rentals have been good business for Brokhof and Li, “This wouldn’t work for everybody,” Brokhof said. He said some local friends and clients have tried and failed.

“It really is a full-time job. You need to respond to people lightning-fast,” he said. “I would say it’s a lot like running a hotel. [Renters] do expect a higher level of service than they would expect at a Day’s Inn.”

He said his experience in real estate promotion and deals—he works with the Boston Home Team, affiliated with Prudential Unlimited Realty—has given him an advantage as well. The Arthouse is currently being advertised in the window of the Centre Street Prudential office as an “affordable hotel alternative.”

For more information about the Arthouse, contact Brokhof and Li at arthouseboston@gmail.com.

This is a simulation done by the Mass. Department of Transportation for how traffic and people would flow in an “at-grade” solution to the design of Forest Hills after the Casey Overpass is torn down. Credit Chris Helms

Casey Overpass being built over the old elevated Orange line

Casey Overpass is falling down. Feel free to sing along if you know the words. After several delays and missed deadlines, it seems the “at-grade” solution will win. As usual, Jamaica Plain residents were torn in half over what the resolution should be. It seems we’re not happy unless we’re arguing over what’s best for our little community. I guess that’s just a sign of how much we all love this place.

Whether the “at-grade” solution is best in the long run we won’t know for a while – but as a Realtor who works with a lot of buyers and sellers, the one thing you can take to the bank is how much this will positively effect the cohesiveness of Forest Hills. There’s no doubt the the Casey Overpass has a psychological implication for the public. It might as well be a brick wall.

I am anxious to learn how the pedestrian and bike routes will evolve over time. This is my biggest concern overall. If you can’t easily and quickly traverse the huge intersection into Central Jamaica Plain – Forest Hills will remain the red-headed step child of JP.

Boston has been doing a fair job of jumping on the “green” bandwagon over the last few years and the Triple Decker Pilot Program is one of the most recent attempts to do just that. For once, this writer thinks they might be on to something down at city hall.

Clearly, the triple-decker is one of Boston’s most common architectural typologies not to mention the relative commonality of structure that could eventually allow for the streamlining and efficiencies of construction technique that would be required to create a cost-effective, sustainable program.

It just so happens that my good friend Jeremy McHugh (who also happens to be a damn good real estate attorney) and his upstairs and downstairs neighbors are participating in the program. As far as I know they are the only ones in Jamaica Plain. I am fascinated with retrofitting, repurposing, recycling and reusing as it pertains to housing in America and around the world so this project has really caught my attention. I will be following the project as they progress in a series of posts attempting to explain the benefits, introduce new technology and maybe even propose a few questions (I am a first class Devil’s Advocate and pessimist) to challenge the sustainability of the project. I welcome any and all comments and questions.

This is a pretty big story and I have had a real hard time getting started. As my father said, “you have to eat an elephant one bite at a time.” So lets start with some introductions, shall we? First, I’ll describe the program:

Get with the program

Originally the Boston Triple Decker Program was only to include two structures, but it was later expanded to five structures. It is a partnership between Nstar, National Grid, Energy Star, Historic Boston, Inc., the Boston Redevelopment Association and various builders and owners. The goal is to increase the energy efficiency of Boston’s triple-deckers and attain a HERS (Home energy rating) of 65. A home energy rating involves an analysis of a home’s construction plans and onsite testing. Based on the home’s plans, the Home Energy Rater uses an energy efficiency software package to perform an energy analysis of the home’s design. This analysis yields a projected, pre-construction HERS Index. This particular project is also utilizing infra-red optics to see cold spots and air leaks. Triple-decker owner applicants should be individuals/associations who have planned some renovation work, are willing to work with a team of building energy efficiency experts to develop their project, and are ready to proceed logistically and financially.

“Tackling energy inefficiency in Boston’s housing is one of Mayor Menino’s sustainability and economic development priorities,” said John F. Palmieri, BRA Director. “Leaky buildings cost residents more to heat and cool, and increase the City’s overall greenhouse gas emissions. In fact, the City’s climate change report found that residents and businesses could save over $2 billion in energy expenses over 10 years if we reduced our green house gas emissions by 25%.” – BRA website

Here’s the rub – building owners may be eligible for BRA and utility company rebates up to 27K per building. Keep in mind they owners will need to be prepared to put some of their own cash down on the barrel head (or finance) the balance of the work plan. Understanding the scope of work right out of the gate seems to be the real challenge here. Hopefully, as this series progresses I’ll be able to outline a bit more on how this is accomplished. The program is meant to compliment the city’s Renew Boston  program and inform future Recovery Act funded energy efficiency work in Boston’s triple-decker housing stock.

The Players

Okay, now you have the gist of the program, let’s meet the players. Introducing real estate attorney extraordinaire, Jeremy Earl McHugh. His practice as described on his website:

Jeremy Earl McHugh

We provide exceptional client service to homebuyers, homeowners, lenders and others seeking legal advice and representation relating to real estate & business law.

We strive to provide legal representation that fits within your budget, because everyone deserves access to sound legal advice during those exciting and sometimes difficult times that require the guidance of a legal advocate.

Our mission is to deliver the highest quality legal services to our clients in a cost efficient and transparent manner. We utilize the latest technology to reduce paper waste and simplify the process of client communication for those who prefer to store correspondence and documents electronically. We believe that these practices are important both in terms of ecological sustainability and providing cost efficient and responsive client services.

“Earl” is also an avid biker and despite my constant protest against riding a fixed gear bike he continues to hassle me relentlessly to do so. When he’s not riding around in ridiculously colorful outfits he is participating hands-on with this project. (Confidentially, downstairs neighbor Colin said they keep him well away from the power tools.)

"Earl" the cycling contractor

Jeremy is not the only owner involved in this project however. In an unusual turn of events, three different owners bought three different units in this building, all of which were in foreclosure with different banks. If you know anything about the current foreclosure debacle – you know this was no small feat. The fact that they are now turning this old building around and creating a state-of-the-art picture of efficiency is pretty cool. I’ve only met one of the other owners who happens to live downstairs. His name is Colin Booth and he’s an architect with a firm called Sasaki in Watertown.

I had the pleasure of visiting with Colin last weekend to ask him myriad questions about the project from concept to crazy details of the technology used. He graciously answered all of my questions. Before I get into a lot of specifics about the details of the technology however let’s talk a bit more about the overall project.

Colin Booth of Sasaki Associates

Colin seems to be the ring leader of this particular project, having knowledge of the trades and a penchant for grant writing coupled with some contacts he collected from working on the MIT solar decathlon. Colin explored a number of design-related fields before finally finding architecture, which bridged his academic and activist interests. Throughout his time at the BAC he has focused on furthering his understanding of sustainable design and its impacts on process, form, team dynamics, and firm culture. Colin has been an active member of the BAC community, serving on the BAC Board of Directors for the 2007-2008 year, as well as a wide variety of student and BAC board committees, including the BAC Sustainability Council.

Sealing the Building Envelope

These 100+ year old triple-deckers are really more like swiss cheese than closed systems. Beyond insulating the structure, the contractors need to find all the air leaks (they call it thermal bypass to sound smart) and seal them up.  They block off the windows and doors and install a temporary fan in the doorway.

Blowers used for detecting air leaks

An infrared device is used to scan the building repeatedly, locating the “cold” areas. Spray foam, cellulose and other materials are used to then remedy the faulty spots and equalize the leaks.

The improvements to the building envelope include air sealing in the basement and attic; addressing thermal bypass issues with pipe and wire penetrations where air was infiltrating.   The open ceiling framing will be covered with loose fill cellulose which is no small feat in this case because they don’t intend to open the ceiling from within the 3rd floor unit. They will have to access it from the exterior of the building near the soffits. They’ll have to insert a pipe into the bays and get the cellulose all the way to the middle. When I spoke to the contractor he seemed unphased by this but my inner skeptic was, well skeptical. There’s a lot of stuff in your ceilings like wires and pipes, not to mention many have wooden cross supports to keep the joists from rolling over time. I think this is going to be

Cold areas highlighted by infrared camera

about as easy as getting a baby back in, but he knows best, I’m sure. The exterior was actually good news for the owners. Outstanding actually. The original estimate involved a figure of about $10,000.00 for the removal of asbestos siding.

I actually learned a very important lesson here. In the past I would have seen these (easily recognized) grooved, rectangular shingles and said they were definitely asbestos. These owners, for reasons that have escaped me, ended up testing samples with the result of learning they are not asbestos at all. Apparently there are some asbestos shingle look-like’s out there. I did some research online and found a lot of chatter about it but no way to identify the different types for sure. In any case, I’ll think twice before I condemn a project to the costs involved with removal. I’m not going to provide a link to an asbestos testing company. The only advice I have is to consider either sending the sample to a company that only tests – but doesn’t do removal, or tell them up front you only want testing and have no intention of contracting with them to do the removal. My experience comes from working with mold remediation companies. I’ve seen several mold inspections now – always the same result. Low air quality – pay us 6K to remediate the issue. I feel like it’s a conflict.

new rigid foam insulation

Once the siding was removed, the old windows are replaced with state-of-the-art gel filled windows (much more on that later), a moisture barrier (black rubber strips around windows) is applied and rigid foam insulation and strapping is applied to seal the exterior before new siding is applied. In this case the owners have chosen to reside with Hardiplank (clapboards) and after consulting my real estate sensibilities they chose a dark bluish color.

Normally, they would be able to insulate the roof wit rigid foam and cellulose from the top before applying the flat, rubber membrane – but this property had to be rescued from rampant water penetration when it was well into the foreclosure process with a new rubber roof. This makes insulating the space between the third floor ceiling and the roof a bit trickier and this is why they have to blow in insulation from the sides near the soffit.

Once the house has been sealed tighter than a Ziploc bag the issue of circulation comes in to play. Previously, air would move to and fro through the unit through the multitude of cracks and gaps pretty much everywhere. When the contractor is done with the insulation, windows and sealing process – not so much. Therefore they will have to install an ERV. Whenever possible, I let the elves at Wikipedia explain things as they usually do it much better than I.

Energy recovery ventilation (ERV)

Energy Recovery Ventilation is the energy recovery process of exchanging the energy contained in normally exhausted building or space air and using it to treat (precondition) the incoming outdoor ventilation air in residential and commercial HVAC systems. During the warmer seasons, the system pre-cools and dehumidifies while humidifying and pre-heating in the cooler seasons.The benefit of using energy recovery is the ability to meet the ASHRAE ventilation & energy standards, while improving indoor air quality and reducing total HVAC equipment capacity.

This technology, as expected, has not only demonstrated an effective means of reducing energy cost and heating and cooling loads, but has allowed for the scaling down of equipment. Additionally, this system will allow for the indoor environment to maintain a relative humidity of an appealing 40% to 50% range. This range can be maintained under essentially all conditions. The only energy penalty is the power needed for the blower to overcome the pressure drop in the system.^[2]

An energy recovery ventilator (also abbreviated ERV) is a type of air-to-air heat exchanger that not only transfers sensible heat but also latent heat. Since both temperature and moisture is transferred, ERVs can be considered total enthalpic devices. On the other hand, a heat recovery ventilator (HRV) can only transfer sensible heat. HRVs can be considered sensible only devices because they only exchange sensible heat. In other words, whereas all ERVs are HRVs, not all HRVs are ERVs, but many people use the terms HRV, AAHX (air-to-air heat exchanger), and ERV interchangeably.^[3]

Throughout the cooling season, the system works to cool and dehumidify the incoming, outside air. This is accomplished by the system simply taking the rejected heat and sending it into the exhaust airstream. Sequentially, this air cools the condenser coil at a lower temperature than if the rejected heat had not entered the exhaust airstream. During the heating seasons, the system works in reverse. Instead of discharging the heat into the exhaust airstream, the system draws heat from the exhaust airstream in order to pre-heat the incoming air. At this stage, the air passes through a primary unit and then into a space. With this type of system, it is normal, during the cooling seasons, for the exhaust air to be cooler than the ventilation air and, during the heating seasons, warmer than the ventilation air. It is this reason the system works very efficiently and effectively. The Coefficient of Performance (COP) will increase as the conditions become more extreme (i.e., more hot and humid for cooling and colder for heating).^[4]

The efficiency of an ERV system is the ratio of energy transferred between the two air streams compared with the total energy transported through the heat exchanger.^[5][6]

With the variety of products on the market, efficiency is unquestionably going to vary from product to product. Some of these systems have been known to have heat exchange efficiencies as high as 70-80% while others have as low as 50%. Even though this lower figure is preferable to the basic HVAC system, it is not up to par with the rest of its class. Studies are being done to increase the heat transfer efficiency to 90%.^[7]

The use of modern low-cost gas-phase heat exchanger technology will allow for significant improvements in efficiency. The use of high conductivity porous material is believed to produce an exchange effectiveness in excess of 90%. By exceeding a 90% effective rate, an improvement of up to 5 factors in energy loss can be seen.^[8]

The Home Ventilation Institute (HVI) has developed a standard test for any and all units manufactured within the United States. Regardless, not all have been tested. It is imperative to investigate efficiency claims, comparing data produced by HVI as well as that produced by the manufacturer. (Note: all unites sold in Canada are placed through the R-2000 program, a standard test synonymous to the HVI test).^[9]

To be continued…

Next I’ll discuss the HVAC and tankless hot water systems that will be employed and it WILL BE SCINTILLATING!

My daughter Vitoria and I decided to have an adventure as we often do. We spent far too long looking at Google Maps, scouring Boston Central and The Globe for something interesting to do on a recent sunny day. Then I remembered my friend and fellow Realtor, David Hannon at Prudential recently reminded me about The Mapparium at the Christian Science Mother Church near the Boston Symphony Hall on Massachusetts Ave. In the 17 plus years I have lived in Jamaica Plain, I have for some unexplained reason, never been there.

Christian Science Mother Church

If you haven’t had the pleasure, I would strongly recommend it. To be frank, it’s a little intimidating. I know the church well as it is quite imposing and impossible to miss as you traverse Mass Ave. I think the lack of adornment, grass, fences or much of anything until you reach the front door helps accentuate the sheer mass of the building.

Our goal was a huge globe in which you are allowed passage through the center! We excitedly marched up to the front door and a man with a beautiful smile and outstretched arm greeted us. He told us there was a service going on but we could take an elevator up and catch the end of it. I was worried he would think I was some wacko because I was wearing a green army jacket, fur-lined Elmer Fudd hat and carrying a huge camera. Frankly I was expecting two men in black suits, wearing wires to grab my arms and usher me out.

I was curious about the interior architecture so I said, “what the heck.” The elevator doors opened to a mezzanine and the sun poured in, was funneled down to nearly nothing as it was pinched through a few portals to the interior. As soon as you pass the first few pews the space opens up again to a breath-taking room. This would be about where the railing is above the columns in the picture to the right. A woman kindly, but with intent thrust a hymn book into my hands and motioned to an empty seat. I have to be honest, that I have heard better singing but that wasn’t why I was there.

I’ve been to churches, cathedrals and basilicas all over the world and this is my favorite. Not unadorned by any means but intentional. I must admit I was drawn to the powerful architecture. A stark contrast to the interior of the Trinity Episcopal Church on Copley Plaza for example. This was brilliant but focused. Dare I say “American” if there is such a thing?

As soon as there was a pause in the music we took our leave and sought out to find the Mapparium. You’ll find the giant globe more directly by entering the wing to the left of the church (standing in front facing it) where you are greeted by a reception desk. Tours head out every 15 minutes or so. Buy your ticket and head around the corner the lobby to meet your guide. I’m not sure if all the guides are lacking enthusiasm, but ours certainly was. No matter, show us the map young lady. A solid looking door opens and you are lead into the middle of the Mapparium. A long gangway bisects the globe apparently suspended by nothing but it’s attachment points at either end. A light and sound

The interior of the Mapparium at the Christian Science Mother Church

show commence impressing upon the viewer just how big (or small) our planet is. The experience is pleasantly disorienting. When the show is over in a few minutes, you are allowed to discuss whatever nonsense you like with your comrades to test out the “surround sound” qualities of the globe when standing directly in the center. Your voice comes back you with more vigor than it left I attest! The glass panels seemingly reverberate it back at your chest and you feel as if speaking has become an out of body experience. The whole experience was over far sooner than I’d hoped – but I’ll be back. Probably with the next out-of-town-visitors that I must entertain.

Just another wonderful treasure we have in Boston. I feel very lucky to be able to roll out of my front door, walk a couple blocks to the Forest Hills T and within 15 minutes from Jamaica Plain, all of Boston is at my finger tips. I would have gotten better pictures (sorry) but it was absolutely freezing! I couldn’t stay outdoors for more than a few minutes. The wind through this corridor is very strong and will push you right over.

I’d really like to go back to the church at some point when it is not in use. I really didn’t explore it at all for obvious reasons but it deserves it’s own trip. I did my best to read and listen to all of the material they had but to be honest, I’m still not really sure what Christian Science is all about. No, I did not see Tom Cruise, but yes, I was watching for him.

The Mother Church with the Boston skyline in the background

Reuse, Recycle, Reclaim - Starbucks finds a new home.

I happened to notice an article while surfing inexpensive ways to build my dream home and came across this little diddy. Apparently Starbucks is getting wiser on all fronts. The idea of re-purposing shipping containers has been around a long time – my favorite website for this type of design is www.fabprefab.com. They have a whole section devoted to shipping containers here. Be prepared to lose 2 hours of your life if you visit that website.

Anyway, Starbucks, great idea. Now how am I going to find a client who needs a Buyer’s Agent to build one of these fantastical dwellings in Jamaica Plain?

I’m very excited about the “open house” I’ll be attending tomorrow on New York City’s Lower East Side. Im a bit bummed they don’t allow photography but regardless I’m very excited about the opportunity to see how people lived during this era. Supposedly the Tenement Museum is basically a time capsule of the early 20th century home.

I’ll append to this post after my visit.

Great idea I found on Apartment Therapy.

reblogged from somewhere, added my own pictures (except for the one of the old man himself).

Photos from my recent visit to the Walter Gropius House & The Architects Collaborative subdivision at Six Moons Hill:  

Walter Gropius, founder of the German design school known as the Bauhaus, was one of the most influential architects of the twentieth century. He designed the Gropius House as his family home when he came to Massachusetts to teach architecture at Harvard’s Graduate School of Design.

Walter Gropius

Modest in scale, the house was revolutionary in impact. It combined the traditional elements of New England architecture—wood, brick, and fieldstone—with innovative materials rarely used in domestic settings at that time, including glass block, acoustical plaster, chrome banisters, and the latest technology in fixtures.  In keeping with Bauhaus philosophy, every aspect of the house and its surrounding landscape was planned for maximum efficiency and simplicity of design. The house contains a significant collection of furniture designed by Marcel Breuer and fabricated in the Bauhaus workshops. With the family’s possessions still in place, the Gropius House has a sense of immediacy and intimacy.
***
Six Moon Hill is a residential community dwelling that was designed by The Architects’ Collaborative (TAC) and is located in Lexington, Massachusetts.

Originally conceived in 1947 to house the young architects of TAC, Six Moon Hill has now grown to 29 housing lots, the most recent of which was completed in 2004. To build the community, TAC established a nonprofit corporation and bought 20 acres (81,000 m2) on which to build. It took the name from the six antique Moon Motor Car automobiles the previous owner had stored on the property.

 

The first houses were designed and built in a modernistic way. The method of design was rectangular, flat-roofed, timber-sided homes, which was typical for residences designed by TAC. The houses are situated on a sloping hill lining a small road that forms a cul-de-sac.

 

The Big Dig House at Six Moon Hill

Six Moon Hill runs as a consensus-based, collective community in which each member family pays dues and is concerned with community issues. Among the original architects (and residents) were Benjamin C. Thompson, Norman C. Fletcher, Jean B. Fletcher, John C. Harkness, Sarah P. Harkness, Robert S. McMillan, Louis A. McMillen and Richard S. Morehouse. Other notable residents include Nobel chemist Konrad Bloch, Nobel physicist Samuel C.C. Ting, Dr. Thomas C. Chalmers (past president of the Mount Sinai Medical Center), Wallace E. Howell (New York City’s first official rainmaker), Robert Newman (co-founder of Bolt Beranek and Newman) and John C. Sheehan, the first chemist to synthesize penicillin.

 

The Ford House

Art historian Simon Schama lived on Moon Hill between 1981 and 1993 and described it as “a great place for kids and historians” in a 2010 interview with the Times of London.

I’ve been following the online conversations about Casey Overpass and speaking to a few locals. It seems the overpass is a crucial design problem for local authorities. In my opinion, it’s a make it or break it challenge for the future of Forest Hills. An outstanding design that is welcoming and solves the unbearable traffic issues in the area would transform the area and produce revenue and strengthen property values and the tax base for decades. On the flip side, get it wrong and Forest Hills could easily go down the drain.

There are so many design challenges in this city that go unmet. Instead of holding out for the long ball, impatience and short-sighted frugality tend to ruin the process. I’ve seen it many times right here in Jamaica Plain. I sincerely hope the Forest Hills residents are vocal and get some say in how they want their neighborhood to look and function. I’m reblogging an article from Patch here for your convenience: