19h brochprimarywroomdim 2015 fv05 jul10

Looking For An Extraordinary Home?

HUNTER, REED AND COMPANY

www.HunterReed.comREAL ESTATE SERVICES FOR PRIVATE CLIENTS

L O C A T I O N Philadelphia Main Line Saint Davids/Aronomink Golf Club Area

19 Harrison DriveNewtown TownshipDelaware County, PA 19073

A beautifully designed, extensively upgraded and well-appointed residence in the affluent Saint Davids & Aronomink Golf Club area of the Philadelphia Main Line. Within the Philadelphia region, this is an extremely valuable, picturesque, and sought-after location.

The property is within a 20-25 minute drive of the Philadelphia International Airport (PHL) and the sports stadium complex, and about a 30-35 minute drive to Center City.

For commuters, the SEPTA R5 Devon, Strafford, St. Davids and Wayne rail stations are all within a 5-minute drive of the property.

An extensive array of private schools, hospitals, restaurants, shops, galleries, grocery stores, movie theatres, shopping malls, public parks and private country clubs are all within, at most, a 5-20 minute drive of the property.



Within Delaware County, Newtown Township is an area which is sought after as a well-established bedroom community for corporate centers in areas such as Center City Philadelphia, Radnor, King of Prussia, Conshohocken, Great Valley, Malvern, Exton, Collegeville, Oaks, Plymouth Meeting, Blue Bell, Media, and Newtown Square. The township lies between Villanova (Lower Merion) to the east, Berwyn (Tredyffrin) to the west, and is immediately adjacent to both Devon (Easttown), and Wayne (Radnor).

It is in very close proximity to US Route 30 (Lancaster Avenue), US Route 202; PA Routes 3 (West Chester Pike), 320 (Sproul Road) and PA Route 252 (Newtown Road); the Pennsylvania Turnpike; I-76 (Schuykill Expressway); I-476 (Blue Route); and I-95.

Philadelphia International Airport (PHL) and the Stadium Complex are within an approximate 20-25 minute drive. The area is noteworthy for its beautiful scenery, back roads, and open lands. Many areas of the township are still relatively open and

under-developed; Newtown Township has, on a relative scale, been spared the more intense development pressure seen in neighboring townships such as Radnor and Lower Merion. There are several fine golf courses and country clubs very close by, including: Overbrook Country Club; Radnor Valley Country Club; Merion Golf Club; Merion Cricket Club; Philadelphia Country Club; Edgemont Country Club; Applebrook Country Club; Chester Valley Country Club; and Waynesborough Country Club. Aronomink Country Club is less than 1 mile from the Property. There are several fine private schools in very close proximity, including: Haverford School; Baldwin; Agnes Irwin; Shipley; Academy of Notre Dame de Namur; Malvern Prep; Devon Prep; Villa Maria Academy.

The new Episcopal Academy campus is less than 2 miles from the Property.

L O C A L A R E A



S U M M A R Y

The residence was designed by architect Ann Capron, who is highly regarded for her ability to create homes which are at once gracious, well-proportioned, and filled with natural light.

This home exhibits classic architectural lines, and is beautifully appointed. Interior rooms are luxurious, quiet and very comfortable. The setting is spectacular, with beautiful views and a fantastic back yard. The southern exposure fills the home with sunlight during the day. Views from the back terraces are superb, especially so on starry summer nights. The home has been beautifully designed, finished and appointed... and is in immaculate move-in condition. The residence includes a chefs-grade Viking Kitchen; a multi-room Master suite; 4 additional Bedrooms; 3 additional full Baths, 2 half Baths; Breakfast Room; Library & Billiards Suite; 2 Home Office Studios; Exercise Studio; 2 Laundry centres; Mudroom with Dog Shower; a multi-room Lower Level; 4-car Garage; beautifully manicured private grounds ... and much, much more.

Total square footage is approximately 9,700. Of this figure, approximately 7,700 SF represents the total square footage of finished living areas within the residence.

The balance of approximately 2,000 SF includes usable unfinished space, such as the large storage room and utility area in the Lower Level, and the 4-car Garage. The crawlspace is an additional 500 SF, and given its approximate 48” height and wide access point, it adds significant usable storage space to the Lower Level.




A N E X T R E M E H O M E M A K E O V E R :G U T , E X P A N D , R E D E S I G N A N D U P G R A D E

The residence was acquired by the current owners in late 2005, at which point the home was about 7 years old. An extensive and all-encompassing project to redesign and upgrade the entire home was then undertaken. Given the scope of this project, the work took more than a year to complete.

The current owners moved into the residence in February, 2007. During the redesign and upgrading of the residence, most of the original interior was completely gutted. At that point, the floorplan was substantially reconfigured and expanded.

Virtually all of the original builder-grade materials, including windows, doors, cabinetry, flooring, carpeting, millwork, lighting fixtures, plumbing fixtures, and finishes were removed. Original Hurd® windows and exterior doors were replaced with premium-quality Andersen®; the aluminum garage doors were replaced with premium 3-panel wood doors; all of the builder-grade hollow-core laminated doors within the home were replaced with solid wood; original plumbing fixtures were removed (tubs, showers, sinks, toilets, vanities, countertops, faucets, etc); all of the builder-grade lighting fixtures, with the exception of some of the recessed lights, were removed and replaced, and a significant amount of additional lighting was installed. All the builder-grade hardware (door knobs, handles, locks, towel bars, closet shelving, etc) was removed. Extensive additional American cherry hardwood flooring was installed throughout the first floor and throughout the Master suite.





During redesign and upgrading, the entire interior of the residence was re-painted. This includes not only walls and ceilings, but all of the doors, windows, trim, crown moulding, baseboard, and all other millwork.

All of the builders-grade carpet and padding in the home was removed and discarded. Premium Stark® and Ralph Lauren® wool carpeting (custom fitted and bound), and premium padding was installed throughout the home, on all 3 levels.

Almost all of the original builders-grade electrical fixtures in the residence were removed, and a great deal of additional lighting was installed. Many new light fixtures were added throughout the house, including additional recessed high hat fixtures in the ceilings of almost every room, and recessed halogen spot lighting for artwork in various rooms.

Premium designer light fixtures were selected and installed throughout the house, including the large rubbed brass lantern above the Entry Hall, both of the rubbed brass and glass smoke jar fixtures in the Dining Room, both of the rubbed brass lamps over the Billiards table, the brass lantern in the Library, the large bronze lantern in the Family media room, and the wrought iron chandelier in the Breakfast room.

S I G N I F I C A N T U P G R A D E S




The original builder-grade Lennox HVAC system (heating, ventilating, air conditioning) was, by today’s standards, undersized and inefficient for the home, something which became apparent to the current owners after living in the home for a period of time (certain rooms were never able to maintain a comfortable temperature – they were either not warm enough in the winter or not cool enough in the summer).

In February 2011, the HVAC system was reconfigured and all of the original HVAC equipment was replaced with premium high-efficiency Trane® units. Importantly, the new units are compliant with the EPA mandate for R-410A refrigerant. This eliminates uncertainty with regard to older systems which, when they malfunction, must then be repaired (or completely replaced) to meet the current EPA standards, a costly process.

The HVAC system now includes six separate zones, each of which can be independently controlled with a digital thermostat.

The list of new HVAC equipment includes the following components, all installed in February 2011 :

• (2) hi efficiency premium Trane® XR-95 gas heater units.

• (2) hi efficiency premium Trane® XB-13 410a AC condenser units.

• (1) new exterior electrical breaker box for larger AC condensers.

• (2) hi-efficiency Trane® cased indoor evaporating coils.

• (2) electronic premium EBD® static pressure bypass dampers.

• (4) hi-efficiency premium Aprilaire® air cleaners

• (6) Honeywell® digital thermostats

S Y S T E M S R E D E S I G N E D A N D U P G R A D E D

N E W H VA C S Y S T E M - F E B R U A R Y 2 0 1 1



After the new equipment was installed, new air filters were installed on the air handlers and air cleaner units. All HVAC ductwork in the home was then professionally cleaned.

The original single builder-grade hot water heater was insufficiently sized for the number of showers in the home.

Thus, two new 75-gallon high efficiency premium Bradford-White® gas hot water heaters were installed; importantly, these are plumbed to operate in tandem, virtually guaranteeing that hot water will never run out in the event of several near-simultaneous showers, as often happens with families, and especially when also having guests.

The home is now wired for at least 4 separate Verizon landline phone numbers. There is Comcast digital broadband internet service, in addition to Comcast high definition digital video TV. There are coaxial cable connections on all three levels of the home. Verizon cellular service is reliable at the property, including cellular reception inside the home.

There is a hardwired security alarm system in place which was re-wired and expanded when the home was redesigned and upgraded. The system is monitored 24/7 by Vector Security.

The system includes monitors for carbon monoxide, smoke, and burglary; there are sensors throughout the house. In addition, the phone line which serves the alarm system has been buried in steel conduit where it exits the foundation wall.





The Entry Hall



The Living Room

D I N I N G R O O M



The Dining Room

The original Kitchen was gutted and completely redesigned to chefs-grade standard. All of the original cabinetry, millwork, shelving and hardware were removed and replaced with Wood-Mode® (display cabinetry with interior halogen lighting); wraparound under-cabinet lighting was installed.

All original countertops, plumbing fixtures and lighting fixtures were removed. A prep sink, retractable undercounter mixer station, double convection oven, microwave oven and warming drawer were installed.

All of the original Kitchen appliances were removed and replaced with a full complement of stainless Viking® and Miele® appliances, and Grohe® plumbing fixtures.



The Kitchen



The Kitchen



The Butlers service bar was gutted and redesigned to now include Wood-Mode®

cabinetry with interior halogen lighting, a U-line® icemaker, granite countertops with an elegant copper bar sink, Viking® wine and beer refrigerator, and a Miele® dishwasher. The dry Pantry in the Kitchen was gutted as well. The original wire shelving was removed and replaced with custom wood shelving, and new lighting was added. The original hollow-core door and hardware were also replaced.

Each of the two Powder Rooms on the first floor was gutted and upgraded. Original vanities, plumbing and electrical fixtures were removed and replaced with premium-quality lighting, sinks, toilets, faucets, vanities, and hardware.

P O W D E R R O O M S



The Library Suite

A first-floor Billiards Room is relatively unique in a home of this size (ie, less than 12,000 SF). Often, the billiards table is placed in the Lower Level -- when entertaining, this can have the effect of dividing guests into two different groups on two different floors within the home. This first floor Billiards Room creates excellent flow from room to room for guests to comfortably converse and socialize, and keeps guests on the same level.

The Library and Billiards room are richly paneled in black walnut; All of the millwork in these rooms is custom-designed and built, and includes solid doors, numerous mouldings, bookcases and display shelves. In the Billiards Room, a custom window seat along the length of the billiards table is another well-designed and well-used feature. One of the more beautiful elements of the suite is the wide-cased arched opening between the rooms.



Once separate rooms, the original study and sunroom were completely gutted, redesigned and reconfigured to create an impressive and very comfortable Library and Billiards Room suite. This room layout is great for entertaining; the Library has French doors that open onto to the back terrace, while the Billiards Room opens into both the Living Room and the hallway to the formal Powder Room.

The Family Room was entirely redesigned and reconfigured. A floor-to-ceiling partition wall was built in order to create a more functional room with more comfortable proportions than the original. Wall-to-wall builder-grade carpet in this room was removed; new American cherry hardwood flooring was installed. The HVAC ductwork was reconfigured. A new window was added,the stone fireplace was cleaned and a new mantle was milled & installed; additional lighting was created and new light fixtures installed; the room is now fully wired for digital HD TV & Dolby surround sound.



The Family Room

As the Family Room was being reconfigured, a customized Mudroom with an outside entrance and cedar porch was created. This room features Wood-Mode® cabinetry with premium hardware; granite countertops; a porcelain farm sink; extensive custom tilework; stainless plumbing fixtures; and a complete second laundry centre, equipped with Asko® high-efficiency front load washer and dryer. New recessed and exterior lighting

was installed. In addition, the Mudroom includes a full size utility shower, and features custom tilework and a hand-held spray; another unique and valuable design element of the home, and an great feature to have for muddy kids and dogs. The Mudroom in this Residence was featured in a Wall Street Journal article on the high-end amenities which today’s luxury home buyers are demanding for their pets.



The Mudroom

The first-floor Service Hall closet was redesigned to include four solid wood doors which are pulled to open, rather than sliding open on a track as originally installed. Custom wood shelves with wooden coat rods were installed, and a boot rack was built. In addition, all of the wiring for the audio and video system throughout the home now originates in this closet, allowing the

electronic components to be racked, protected, and concealed within this closet. The original builder-grade audio system was replaced, redesigned, and expanded into more rooms. A premium quality, advanced audio system is now in place throughout the first floor and in the Master suite.



The Service Hall

On the second floor, the layout of the Master Bedroom suite was completely redesigned and reconfigured, including both Master closets, the hallway to the Master Bath, and the Master Bath itself. The new floorplan is much more functional, flows more naturally, and is much quieter and more comfortable than the original.

The Master suite now includes a well-proportioned Reading Room (also serves as a Morning Room), which accommodates a sofa and chairs, and is wired for HD video & surround audio.



The Master Bedroom

The Master closets were reconfigured and enlarged. The original wire shelving was removed and discarded. Pocket doors were created for the new closets. Recessed lighting was added. Custom designed wood shelves with shoe racks and wood clothes rods were built and installed in both closets.

The poorly designed builders-grade Master Bath was entirely gutted, entirely redesigned, and significantly upgraded. A custom-designed steam shower and a Grohe® infinity tub were added (versus the builders-grade jacuzzi, which was removed). The infinity tub is filled from a stainless spout in the ceiling above the tub, rather than



the traditional tub-mounted spout, creating an interesting interior design element. A heated slate floor was installed. A custom vanity was built; custom millwork was installed; custom tilework on floors and walls was completed, and a polished slate countertop was installed on the vanity. Custom plantation shutters were added. Stainless Grohe® plumbing fixtures were installed, and original electrical fixtures were replaced with

Waterworks® sconces. Within the new Master Suite, the original wall-to-wall carpeting was removed, and new American cherry hardwood flooring was installed throughout, including the Master closets. All hollow-core interior doors were replaced with solid wood; all of the original hardware was removed & replaced with oil rubbed bronze.



In each of the 4 additional Bedrooms on the second floor, all of the hollow-core doors and builders-grade hardware were replaced, and a great deal of additional recessed lighting was installed.

Each of the bedroom closets on the second floor was gutted, and some were reconfigured and enlarged. New lighting was added. Hollow-core doors were removed and replaced with wood, and hardware was replaced. The original builders-grade wire shelving was removed and replaced with custom wooden shelves and wood clothes rods.

Each full Bath on the second floor was gutted. The builders-grade tile, plumbing fixtures, light fixtures, cabinetry and hardware were removed and replaced with premium materials and finishes, including new tubs; showers; toilets, sinks; custom vanities and granite countertops; exhaust fans; new plumbing fixtures; and new custom floor and wall tile. New recessed lighting and accessory light fixtures were added. Hollow-core doors and hardware in the Baths were replaced.



Bedrooms and Bathrooms



Bedroom No.2 and Bath

A four-foot high partition wall was built at the top of the back stairs, to create a safer and more comfortable studio area for kids and guests.

The partition allows for placement of furniture along the wall if desired, creating a functional and quiet space for video games, homework, computer tasks, TV, reading, etc. For guests especially, this area now feels like “their own” sitting room, and thus creates a greater sense of space and privacy. Additional lighting was also installed, and the area was carpeted with wall-to-wall Ralph Lauren® wool carpet.



Sitting Area

A large walk-in Linen closet was created adjacent to the second-floor (ie., primary) Laundry room. Within the new Linen closet, custom wood shelving and new recessed lighting was installed.

The primary Laundry room was gutted and redesigned to include new washer and dryer placement, for high-capacity front-loading machines. The builders-grade vinyl flooring, plumbing fixtures, hardware, cabinetry and lighting were removed. The Laundry room now features Wood-Mode® cabinetry, a granite countertop, stainless sink and fixtures, and a custom tile floor.



Laundry and Linen

On the Lower Level, a multi-room suite was created to provide two home office studios; a reading area, a large conference or media room; an exercise room; two large finished storage closets with custom wood shelving; a utility storage closet; and a large storage room with a large usable crawlspace for bulky items such as outdoor furniture, moving boxes, etc.

Premium Ralph Lauren wool carpeting and premium padding has been installed throughout the Lower Level. Acoustic insulation was added to ensure a quiet environment inside the office studios. Custom plantation shutters were installed in all of the windows. The finished area on the Lower Level is now a quiet, private, and a very comfortable part of the home.



The Lower Level

The Garage will accommodate 4 full-size vehicles, including large SUVs such as a Chevy Suburban.

The original Hurd® windows in the garage were replaced with premium Andersen® insulated windows. The original builder-grade aluminum garage doors and door openers were removed. Two custom 3-panel solid wood doors (each with 2 rows of glass window lites) were installed; door tracks were reconfigured as necessary to accommodate the new doors, and two new Liftmaster® premium heavy duty electric door openers were installed; these are designed to handle the weight of the heavier wood doors.

A wooden floor-to ceiling storage unit was custom-built to provide heavy-duty shelf storage. Additional electrical outlets were installed, and the original ceiling fixtures were replaced with new exterior-grade fluorescent lighting units.

The interior of the Garage was completely painted, including walls, ceiling, doors, windows, trim, and millwork.

An interior hose bib was installed to provide both hot and cold running water for washing cars, porch furniture, the garage floor, etc.

A controller box for the underground lawn sprinkler system was installed inside the Garage, including an external rain sensor unit.



The Garage

With regard to the exterior of the residence, and as previously noted, all of the original builder-grade Hurd® windows and exterior doors in the home were professionally removed and replaced with new premium Andersen® energy-rated insulated double-pane windows and doors, including all sliders and French door units.

E X T E R I O R



2 0 1 5 : N E W R O O F I N S T A L L E D

New 55-year Cedar Roof InstalledMarch 2015

• 7/8” Tapersawn Premium Grade• Stainless Steel Fasteners• New Ridge Vents• 55-year Warranty

2 0 1 5 : S T U C C O R E M E D I A T E D

Full Stucco Remediation Completed April 2015

• All Stucco Removed & Damage Repaired• New Kickout Flashings• New Chimney Caps• New Flue Guards• New Exterior Light Fixtures



N E W 5 5 - Y E A R C E D A R R O O F I N S T A L L E D I N 2 0 1 5

In 2015, the original cedar roof was removed in its entirety, and a new cedar roof was installed. This work was undertaken proactively -- and at significant expense -- in order to offer the house for sale in “turn-key” condition. The original roof was evaluated by a cedar roofing specialist in mid-2014, and it was determined that there were no leaks anywhere in the roof, but that it would likely need to be replaced within the next 3-5 years or so, given the condition of the cedar shakes at that time.

The original roof was installed using builder-grade 5/8” hand-split cedar shakes, which by mid 2014 were beginning to curl and warp, and had become extremely brittle. In addition, the zinc nails used to fasten the original roof shakes were found to be badly eroded by rust; as a result, a few shakes were beginning to slide out of place.

Accordingly, a brand new roof was installed in 2015 using Premium-grade taper-sawn 7/8” cedar shakes – these were recommended versus simply replacing with the same 5/8” hand-split shakes which were used originally, because 7/8” shakes are a heavier premium-grade cedar – asa result, they are significantly more durable, and because they are heavier and thicker, they do not curl and warp like the shakes in the original roof.

And, since the durability of a cedar roof is also highly dependent on the type of fastener which is used to secure the cedar shakes to the underlying framework of lath, ONLY stainless steel fasteners were used in installing this new roof, to eliminate the potential for rust-through deterioration seen with the original zinc fasteners.

The new roof comes with a 55-year warranty on the materials, and, this warranty is transferable to the new owner.



S T U C C O R E M E D I A T I O N C O M P L E T E D i n 2 0 1 5

For buyers who may not be familiar with the problems which have resulted from the use of stucco or dryvit on the exteriors of literally hundreds of thousands of homes in the Philadelphia Region, a great resource is :

http://ezinearticles.com/?How-To-Identify-Stucco-Failure&id=657679

Southeastern Pennsylvania is now referred to by some as the “stucco failure capital of the US”, and the stucco remediation issue affects literally hundreds of thousands of homes, regardless of the home’s size or its value, and regardless of which builder originally built the home. Furthermore, adding to the distress for homeowners, stucco remediation is not typically covered by homeowners insurance … the extremely high cost for stucco remediation must be borne by the individual homeowner.

Stucco remediation is extremely intrusive, disturbing, noisy, dusty, and time-consuming work – which most homeowners find to be extremely stressful and difficult to live through while residing in the house – perhaps even worse, the work itself is extraordinarily expensive … because much of the damage caused by defective stucco is hidden, the actual cost of the remediation cannot be known until the hidden damage is actually exposed and can be evaluated.

Homes which have the need for stucco remediation, but which have not had the work done yet, are either essentially illiquid, or, must be sold at huge discounts to cover the cost of the work.



In the case of this Property, the original stucco exterior was completely removed and fully remediated in 2015 by a contractor specializing exclusively in stucco remediation – As an extra safeguard, the contractors’ work was overseen by an independent structural engineering firm hired by the owners to provide project oversight and reporting.

The entire stucco exterior was removed. Any affected OSB sheathing underlying the stucco was then removed and replaced with plywood , along with any other affected structural elements of the exterior walls (studs, sill plates, joists and joist bands, headers, wall insulation, kickout flashings, etc). A high-tech barrier wrap, designed specifically for stucco remediation work was then installed.

The windows and exterior doors were removed, checked for damage, and were then re-installed using customized sill plates and flashing. New windows were installed in the Family Room (the set of 6 windows facing the backyard) and the Main Stairwell, in place of the original Pella windows (All of the other original windows and exterior doors had already been replaced as part of the redesign and upgrade project which was described earlier). Rather than replacing the original stucco with new stucco, the decision was made to install James Hardie® ‘Hardi-Plank’® concrete board siding instead – in order to permanently eliminate any possibility of stucco-related problems in the future. The JH material is one of the highest-quality and most-often used exterior siding materials on homes after stucco has been removed.

The stucco removal and remediation project, and installation of the new Hardi Plank clapboard siding, was finally completed in April, 2015.

All of the original builder-grade landscape material was removed, including original shrubbery, foundation beds, trees, etc. The grounds were completely redesigned, renovated, and re-landscaped by Gale Nurseries.

Gale Nurseries is well-known and very highly regarded for the work they have done on large properties on the Main Line. The firm has a reputation for designing landscapes which have a traditional, even a classic, aesthetic quality, yet which are highly durable and uniformly attractive year-round.

Gale also installed numerous mature screen plantings (Norway Spruce and Crimson Maples) of approximately 12-14’ in height along both the right (west) and left (east) sides of the backyard, in order to create immediate privacy.

These large plantings are watered with additional underground sprinkler heads specifically installed to protect these large plantings from drought. These trees are regularly evaluated once per year by an arborist.

The lawn is limed, fertilized, and overseeded throughout each year. Organic material has been applied to the lawn once each year in the fall to supplement the topsoil.

G R O U N D S



All of the shrubbery in the original front foundation beds was removed, and the beds were reconfigured and redesigned to include a combination of white and pink azaleas, cherry laurel, oakleaf hydrangea, magnolia, American boxwood, and pachysandra. A boundary survey was done, and the backyard was fenced in 3-rail locust post and rail (locust rails do not tend to warp and twist between the fenceposts like softer woods often do). A box-mesh vinyl-coated steel wire screen was installed on the outside of the fenceline (provides easy access from the lawn if there is ever a need to replace a rail, move a post, etc).

The original underground lawn sprinkler system was replaced and significantly expanded by Gale Nurseries. The new system has been custom designed to irrigate the entire property, including all lawn areas (front, sides, and back), front foundation beds, and all of the mature screen plantings which were installed along the back yard fencelines.

A cedar porch was built and installed at the mudroom door. A cedar pentroof was added over this door. A wet-bed flagstone landing and path were added between the driveway and the mudroom porch.



The original flagstone terraces in the back of the house were powerwashed and re-pointed as necessary, and a perennial bed was created along the exterior kitchen wall. Two additional underground downspout drains were installed.

The left side of the driveway was cleared of brush, stumps, and overgrowth, and the area was then roto-tilled, graded with additional topsoil, and seeded. Additional underground lawn sprinklers were installed to irrigate this area of the property.

Two separate 10’ wide painted aluminum gates were installed in the fenceline to provide access for contractors and mowing equipment. One 3’ wide painted gate was installed next to the Garage, to provide access from the driveway to the Mudroom porch and door. The grounds are now quite private and nicely protected within a natural border of evergreen and deciduous screen plantings. From most rooms in the residence, there are beautiful views across and overlooking the back yard.



• Philadelphia International Airport

• Philadelphia Stadium Complex

• Center City Philadelphia

• I-476 (Blue Route)

• I-76 (Schuykill Expressway)

• PA Turnpike, Mid-County Interchange

• US Route 30 (Lancaster Avenue)

• US Route 3 (West Chester Pike)

• Wayne, Radnor, Saint Davids

• Villanova, Bryn Mawr, Haverford

• Devon, Berwyn , Paoli

• Radnor Corporate Center

• Great Valley Corporate Center

• King of Prussia Mall

• Valley Forge National Park

20-25 mins

20-25 mins

30-35 mins

5-10 mins

10-12 mins

12-15 mins

< 5 mins

5 mins

< 5 mins

10-15 mins

5-10 mins

5-10 mins

15-20 mins

15-20 mins

10-15 mins

P R O X I M I T Y T O M A J O R P O I N T S



TA X P A R C E L 30-00–01193-80

A C R E A G E 1.38± acres

F L O O R P L A N 9700+ interior square feet; 5BR 4BA 2PR 4-car Garage

A N N U A L TA X E S $ 27,722.00 (2015)

• PECO underground gas and electric service.• AquaPA public water service.• Standard in-ground septic system. • Comcast underground HD cable TV and broadband service.• Verizon underground landline phone and FIOS service.

• Gas fired Trane® XR hot air heat with central air conditioning.• Radiant heat installed under Master Bath tile floor. • Steam shower installed in Master Bath.• Upgraded R-38 ceiling insulation.• Electronic humidification and dehumidification systems.• 4 Electronic air cleaners on Trane® gas-fired heater units.• 2 Bradford-White® gas-fired 75-gal tandem hot water heaters.• Acoustic insulation installed in Lower Level office studios for sound-proofing.• Custom-designed security system.• Dusk and motion sensing exterior lighting.• Built-in gas grill connections installed at rear patio.• Custom-designed zoned underground lawn sprinkler system.

U T I L I T I E S

S Y S T E M S



R O O M D I M E N S I O N S

HUNTER, REED AND COMPANYREAL ESTATE SERVICES FOR PRIVATE CLIENTS

F I R S T F L O O R Living Room 16’-0” x 21’-0”Billiard Room 15’-4” x 16’-0”Library 13’-6” x 12’-6”Foyer 12’-0” x 17’-0”Stair Hall 12’-0” x 18’-6”Formal Powder Room 6’-6” x 6’-0”Dining Room 15’-0” x 21’-0”Butler’s Pantry 8’-0” x 5’-0”Kitchen 16’-0” x 21’-0”Breakfast 13’-0” x 15’-6”Informal Powder Room 5’-0” x 5’-4”Mud Room 8’-6” x 18’-6”Dog Room 14’-0” x 8’-6”Family Room 19’-0” x 19’-0” S E C O N D F L O O R Master Bedroom 16’-0” x 20’-0”Master Sitting Room 12’-6” x 9’-6”Master Bath 15’-0” x 15’-6”Bedroom No.2 15’-6” x 17’-0”Bath No.2 9’-0” x 5’-0”Laundry 7’-0” x 11’-6”Bedroom No.3 13’-0” x 15’-6”Bath No.3 9’-0” x 5’-0”Guest Sitting Room 16’-8” x 18’-8”Bedroom No.4 16’-8” x 13’-0”Bedroom No.5 16’-0” x 16’-0”Jack & Jill Bath 12’-0” x 8’-4”

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www.HunterReed.com

HUNTER, REED AND COMPANYREAL ESTATE SERVICES FOR PRIVATE CLIENTS

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L O W E R L E V E L Open Area at Base of Stairs 14’-4” x 12’-6”Large Open Area 22’-0” x 19’-6”Office No.1 15’-0” x 9’-0”Office No.2 13’-0” x 12’-8”Electrical Closet 23’-0” x 6’-0”Storage Closet 20’-0” x 5’-6”Unfinished Storage / Utility 29’-4” x 32’-0”

F I N I S H E D S P A C E First Floor 3134 SFSecond Floor 3198 SFBasement 1371 SF Total Finished: 7703 SF U N F I N I S H E D S P A C E Basement (incl. Elec. Rm.) 1092 SFGarage 884 SF Total Unfinished: 1976 SF

Pennsylvania Consumer Notice and Real Estate Agency DisclosurePennsylvania law requires that consumers be provided with a copy of this notice.

Hunter, Reed and Company Inc. is a licensed Real Estate Broker in multiple states including Pennsylvania, and a member of the National Association of Realtors (NAR). In Pennsylvania, Hunter, Reed and Company Inc is a member of the Pennsylvania Association of Realtors (PAR), the Suburban West Realtors Association (SWRA), and the TREND® MLS network. Hunter, Reed and Company Inc. represents the Owner (Seller) of this Property as an Exclusive Agent. Please see the ‘Seller Agency’ section below for more information.

Pennsylvania law requires real estate Brokers and Salespersons (licensees) to advise consumers who are seeking to sell or purchase residential real estate of the business relationships permitted by the Real Estate Licensing and Registration Act. This notice must be provided to the consumer at the first contact where substantive discussion about real estate occurs unless an oral disclosure has been previously provided. If the oral disclosure was provided, this notice must be provided at the first meeting or the first time a property is shown to the consumer by the Broker or Salesperson.

Before you disclose any information to a licensee, be advised that unless you select an agency relationship the licensee is not representing you. A business relationship of any kind will not be presumed, but must be established between consumer and licensee.

A licensee who provides you with real estate services owes you the following duties :

■ Exercise reasonable professional skill and care which meets the practice standards required by the Act.■ Deal honestly and in good faith. ■ Present, in a reasonably practicable period of time, all offers, counteroffers, notices and other types of communications to and from the principal parties in writing. The licensee’s duty to present written offers and counteroffers may be waived provided that the waiver is in writing. ■ Comply with the Pennsylvania Real Estate Seller Disclosure Act.■ Account for Escrow and Deposit funds■ Disclose all conflicts of interest in a reasonably practicable period of time.■ Provide assistance with document preparation and advise the consumer regarding compliance with laws pertaining to real estate transactions.■ Advise the consumer to seek expert advice on matters about the transaction that are beyond the scope of the licensee’s expertise.■ Keep the consumer informed about the transaction and tasks to be completed.■ Disclose financial interest in a service such as financial, title transfer & preparation services, insurance, construction, repair, or inspection, at the time service is recommended or the first time the licensee learnsthat the service will be used.



A Licensee may have the following business relationships with the consumer :

Seller Agency

Seller Agency is a relationship in which the Licensee, upon entering into a written agreement, works only for the Seller. Sellers’ Agents owe the additional duties of :

■ Loyalty to the Seller by acting in Seller’s best interests.■ Confidentiality, except that a Licensee has a duty to reveal known material defects about a property.■ Making a continuous and good faith effort to find a buyer for the property, except while the property is subject to an existing agreement.■ Disclosure to other parties in the transaction that the Licensee has been engaged as a Sellers’ Agent.

A Seller’s Agent may compensate other brokers as subagents if the Seller agrees in writing. Subagents have the same duties and obligations as the Sellers’ Agent. Sellers’ Agents may also compensate Buyers’ Agents and Transaction Licensees who do not have the same duties and obligations as Sellers’ Agents. If you enter into a written agreement, the Licensees in the real estate company owe you the additional duties described above under Seller Agency. The exception is designated agency. See the designated agency section in this notice for details.

Buyer Agency

Buyer Agency is a relationship in which the Licensee, upon entering into a written agreement, works only for the Buyer. Buyer’s Agents owe the additional duties of :

■ Loyalty to the Buyer or Tenant by acting in Buyer’s best interest.■ Confidentiality, except that a Licensee is required to disclose known material defects about the property.■ Making a continuous and good faith effort to find a property for the Buyer, except while the Buyer is subject to an existing contract.■ Disclosure to other parties in the transaction that licensee has been engaged as a Buyer’s Agent.

A Buyers’ Agent may be paid fees, which may include a percentage of the purchase price, and even if paid by the Seller, will represent the interests of the Buyer. If you enter into a written agreement, the Licensees in the real estate company owe you the duties described above under Buyer Agency. The only exception is designated agency. See the designated agency section of this notice for more information.



Dual Agency

Dual Agency is a relationship in which the Licensee acts as the agent for both the Seller and the Buyer in the same transaction with the written consent of all parties. Dual Agents owe these additional duties :

■ Taking no action that is adverse or detrimental to either party’s interest in the transaction.■ Unless otherwise agreed to in writing, making a continuous and good faith effort to find a Buyer for the property and a property for the Buyer, unless either is subject to an existing contract.■ Confidentiality, except that a Licensee is required to disclose known material defects about the property.

Designated Agency

In Designated Agency, the employing broker may, with your consent, designate one or more licensees from the real estate company to represent you. Other licensees in the same company may represent another party and shall not be provided with any confidential information. The Designated Agent shall have the duties as listed above under ‘Seller Agency’ and ‘Buyer Agency’. In Designated Agency, the employing broker will be a Dual Agent and have the additional duties of :

■ Taking reasonable care to protect any confidential information disclosed to the Licensee.■ Taking responsibility to direct and supervise the business activities of the Licensees who represent the Seller and the Buyer, while taking no action that is adverse or detrimental to either party’s interest in the transaction.

The designation may take place at the time the parties enter into a written agreement, but may occur at a later time. Regardless of when the designation takes place, the employing broker is responsible for ensuring that any confidential information is not disclosed.



Transaction Licensee

A Transaction Licensee is a broker or salesperson who provides communication or document preparation services or performs other acts for which a license is required, WITHOUT being the agent or advocate for either the Seller or the Buyer. Upon signing a written agreement or disclosure statement, a Transaction Licensee has the additional duty of limited confidentiality in that the following information may not be disclosed :

■ The Seller will accept a price less than the asking or listed price.■ The Buyer will pay a price greater than the price submitted in a written offer.■ The Seller, or the Buyer, will agree to financing terms other than those offered.

Other information deemed confidential by the consumer shall not be provided to the Transaction Licensee.

Other Information About Real Estate Transactions

The following are negotiable and shall be addressed in an agreement or disclosure statement with the licensee :

■ The duration of the employment, listing agreement, or contract.■ The fees or commissions.■ The scope of the activities or practices.■ The broker’s cooperation with other brokers, including the sharing of fees.

Any Agreement of Sale must contain the zoning classification of a property, except in cases where the property is zoned solely or primarily to permit single family dwellings.

A Real Estate Recovery Fund exists to reimburse any person who has obtained a final civil judgement against a Pennsylvania real estate licensee owing to misrepresentation, fraud or deceit in a real estate transaction and who has been unable to collect the judgement after exhausting all legal and equitable remedies. For complete details about the Real Estate Recovery Fund, call 717-783-3658.

For a printable electronic version of this Consumer Notice from our website, please go to : http://www.HunterReed.com/ConsumerNotice.html



N O T E F O R P R O S P E C T I V E B U Y E R S :

For a copy of the Pennsylvania Real Estate Consumer Notice, please visit our website, www.HunterReed.com.

Prospective buyers, please be aware that the Owners and Sellers of this Property are licensed PA Real Estate Brokers. Hunter Reed and Company, Inc. is a licensed PA Real Estate Broker and exclusively represents the Owner and Seller of this Property. Owner and Seller is a principal

officer and Broker of Record for Hunter Reed and Company, Inc.

The material contained herein is based upon information which is considered reliable, but neither Hunter Reed and Company Inc. nor Seller represents, warrants, or guarantees that it is entirely accurate and/or complete, and it should not be relied upon as such by prospective purchasers. Prospective purchasers should independently verify all information which is

considered to be of material importance in their evaluation of the property for purchase.

All information contained herein is subject to errors, omissions, defects, change of price, and prior sale or withdrawal from the market without notice. All figures -- including but not limited to -- annual taxes, acreage, age, distances, drive times, room dimensions, finished &

unfinished square footage, and dates are approximate.

© Copyright 2015 Hunter, Reed and Company Inc. Equal Housing Opportunity. All Rights Reserved.



Thank you for your interest in this offering.

If you would like to make an appointment to see this property, please contact:

Steve DiFrancesco office 610-347-1000 cellphone 610-506-6577 email [email protected]



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