Concerning the House at 18 Maple Street, the Sexton’s House

In the Fall of 2019, the Rector inquired into the condition of the property of 18 Maple St., known as the Sexton’s house.  The property had been purchased in 1967 using the funds from the sale of the earlier Sexton’s house on Center Street.

The deed for the house names 1900 as the date of the building, although it may have been built prior. A review of the maintenance on the property showed that the windows had been updated, and the roof was redone in 1990.  The oil burner had been serviced annually. However, there was no memory or record of when the interior of the house had been inspected in any way.

The Junior Warden, Steve Parker, and a parishioner, Dave Desmairis, who had served as the Property Manager for the Diocese, went through the house, took pictures, and wrote up a report which was presented to the Vestry. Their analysis was that the house needed significant work in virtually every respect, including plumbing, electrical, and general upkeep. No real modernization had ever been invested in the interior of the house. They concluded that the work needed to adequately repair and update the house would require a significant financial investment by the church. Their report also warned that any significant repair, such as the breakdown of the heating system, storm damage to the exterior, or even large tree branches falling on the roof would mean expenditure and investment that the church would not want to make given the overall condition of the house. Their recommendation was to either remove the house (demolition) or see if it could be sold, largely ‘as is,’ to prevent the house from becoming a financial liability to the church. 

As the Vestry continued to discuss the house, questions arose about the actual property lines. Did the current property lines for 18 Maple include areas currently accessed by the Church, such as sections of the parking lot? An investigation of the actual plot plans revealed that the 18 Maple property did include part of the parking lot and the green along Maple St. often used by the church. So, in order to move ahead, the Vestry contracted with Barton and Loguice for the survey work in January 2020.

COVID put the process on hold, and when regular work resumed, the surveyor was backed up with two years of work. Nevertheless, other work continued with the investigation into the value of the property. An area realtor who handles houses built in the era of 18 Maple St. inspected both 18 Maple St. and 11 Maple St., the Rectory. Her report was completed and shared with the Vestry in October of 2021.   The report acknowledged that while there was work to be done, the 18 Maple St. property had potential sale value, even in ‘as is’ condition, though it might require a cash sale.

A demolition company gave an approximate cost of $40,000 to take the building down and remove the debris. However, if asbestos or other toxic or hazardous substances were detected, the price would be raised.

The surveyors came to the property in April 2022, but did not submit a report for months. When it did arrive, the plot plan did not take into consideration the specific directions they had been given. More delays followed. During that time, significant work was done by the Junior Warden, Kathy Oakes, to develop several possible plot plans that would maximize Church options and also meet Town requirements. Work with the town was also slowed during the post COVID return to regular working hours and due to a change in Town personnel. In late March of 2024, our preferred option was presented and approved by the Town Planning and Zoning Officer. That plan was given to the Surveyors for a final draft which was completed on June 25, 2024. It was taken to the Land Use Attorney to be entered with the Town. The attorney has continued to work out the details with the surveying engineers.

In April of 2024, three realtors were consulted about the approximate value of the house. All three did a walk through, took pictures, and submitted estimates. Those amounts ranged from $170k to $250k.  

Kevin Pelletier, the Sexton, who has lived in the house for almost 29 years initially stated his interest in buying the house and had inspections done. Those inspections concluded that in order to meet some mortgage requirements, the house would have to be rewired, need new plumbing, and a new roof.

The garage would be included in the sale of the house. It is part of the access to the house from Elm Street. Currently, the church uses a part of the garage to house a snowblower, some gardening and lawn equipment, and materials that had been used for activities such as the Pumpkin Patch. 

With these supplies in mind, a new shed, better suited to our actual usage and needs, complementary to the church and property would need to be purchased. There are several viable locations for this new shed.

In the event of the demolition or sale of 18 Maple St., a new contract with the Sexton would be required. Currently, part of his salary includes the rental value of the house. The church pays the utilities for the house separately and are not reimbursed by the Sexton. The rental amount of his salary is $775 per month. If the house was sold, the proceeds could be used to make up this difference. Kevin has expressed his desire to continue in this position.

The process for determining the use of the house is as follows.

The Vestry votes for one of two options: Sell or Demolish.

After the Vestry decision, an All-Parish Meeting is called.

At the All-Parish Meeting, the details are discussed, and the parish votes to approve the Vestry decision or to have the Vestry reconsider the options.

When the Parish decides to either sell or demolish the house, the decision is taken to the Diocesan Standing Committee.

Once the Diocesan Standing Committee receives it, they will review a narrative about the process to date, the details of the situation including alternative options, and statements on the due diligence performed concerning the house (realtors, real estate attorney, surveys, Town Zoning decisions, etc.)

The Standing Committee undertakes a financial review done by the Diocesan Treasurer, including the finances of the Parish and the financial impact of the sale of the house. A review of the house conditions is done by the Diocesan Property Manager.

That information goes back to the Standing Committee for discussion and any further questions.

Once a decision is reached, the Standing Committee contacts the church by email. The Diocese seeks to support the decision of the Parish and make sure the details are in place.

That process takes 10- 12 weeks.

If the decision is to sell, then the Vestry begins the process of obtaining a realtor, determining the parameters of a sale if any, setting a price, and marketing of the property.

The Parish will continue to be notified as we move through these steps. If you have further questions, please reach out to Fr. Taylor directly.