SAFETY AT HOGBACK
DECK	The rear deck at Hogback is 15 years old, and is being replaced, due to the general weathering of the planking. At the same time , all support posts which were 4 X4, will be replaced by 6X6. The Deck is a complete wrap around deck, with a 6 ft section on one side and a 12 ft section on the other side. The new 12 ft section is supported by a 20 ft shipping container, as well as the post surrounding the deck. The ability of the deck to "pull away" from the house is prevented by the fact that it is not only fixed the rear of the house, but both sides. Other points to note. Refer to numbers on picture. 1. Extra support posts have been secured against the house, so that the deck is not soley supported by the sill plate. In the case of the sill plate connection eroding, the posts will support the deck. 2 Cross bracing prevents any deck swaying. 3 Of greater concern than a deck collapsing, is the possibility of the railing giving way, under a sudden extreme force. While it's not obvious, the railing posts have additional 4 X4 posts bolted onto them to re-enforce them. The older posts were rebated to accomodate the crossmembers, which reduced their width. The 4X4 will provide ample strength against sudden pressure. The new posts will be 6X6, and the railing will be a continuation of the support post, providing the full strength of a 6X6 post to hold the railing. This year during the Summer, it is planned to replace the support posts, and decking on the remainder of the deck, and to install lighting and power on the staircase, and down to the "plateau"
FIRE	Every bedroom will have a battery operated smoke detector. The living room will have a carbon Monoxide and smoke detector, which has a radio link to another smoke detector in the basement. In the case of either detector going off, the other unit will sound in sympathy. There are no gas appliances in the house, except for the gas logs.These can be used if needed, but they have automatic carbon monoxide and gas shut off. Hot water, clothes dryer, and stove are all electric.
OPEN FIRES	The advent of fire pots has added a new danger for decks and fires. After years of attempting to enforce a "no firepots on deck" policy, while that is all that is required by the insurance company, the fact that it is unenforceable makes it unnaceptable. The answer is to provide a safe area, well away from the house where such activities can take place, So a concrete pad was poured below the house, with provision for a fire pit, surrounded by 15 ft of non flammable concrete area. This area will be the target of additional development, as it provides an area where outside activities can take place, while still being connected to the house. this use to be known as the fire pit project, but in deference to my insurance rates, has been renames, the "entertainment patio".
INSURANCE	Many people who rent to students, have the property insured as a residential family , and pay insurance rates based accordingly approx $600/yr. If anything happens with this type policy..who knows?. My policy is a student rental policy, which treats every bedroom as a rental unit, and is specifically costed based on the fact that it is student rental. these policies are about 3 times the cost of a family policy, but assure you of solid coverage in the case of any unfortunate accident. All student should have a policy covering their individual belongings, this can be a renters policy, or sometimes it's covered by the parents homeowners policy.