F REAL ESTATE SATURDAY, APRIL 28, 2012 THE OKLAHOMAN | NEWSOK.COM HOUSE PLAN Classic look Custom masonry, corner quoins and multiple gables give a classic look to the single-level Ingraham. PAGE 10F LISTING OF THE WEEK Tri-level on a lake The Listing of the Week is a traditional tri-level home plus a cottage on a large lot on a lake with a greenbelt in northwest Oklahoma City. PAGE 12F NOT TIME TO LOW BALL It provides a rough sense of what’s happening in local real estate markets. Call it the lowball index. And it’s down. PAGE 3F IN BRIEF WAX-BACKED SCREEN PATCHES Lily Hooks was 9 when she was help- ing her parents clean out their screened porch two years ago. While her father, Brad Hooks, was complaining about the quality of the adhesive on a self- adhesive screen patch, Lily happened to be cleaning candle wax off a porch table. She noticed how tenaciously the wax was sticking and suggested jok- ingly that her dad put wax on the patch. It worked. Now, they’re market- ing their wax-backed patches as Screen- Mend screen repair kits. You just cut a patch to size and apply it with heat from a hair dryer to either a fiberglass or aluminum screen. Each kit contains two 5-by-7 screen patches and comes in black or silver. It sells for $5.95 plus shipping at Amazon .com and Screen Mend.com. ‘LIVING IN A NUTSHELL’ Janet Lee, a televi- sion-show producer, learned about deco- rating from the style experts she worked with on Oprah Win- frey’s show and put her ideas to the test in her own series of tiny apartments. She shares those ideas for small- space decorating on her blog and now in a book by the same name, “Living in a Nutshell.” It’s filled with ideas that ei- ther catch or fool the eye. Her designs are created with renters in mind, so they won’t damage surfaces and can be removed and taken to a new place. “Liv- ing in a Nutshell” is published by Harper Design and sells for $25 in hardcover. FROM WIRE REPORTS Since 1971, Fred Meyer has lived happily in an olive-green Victor- ian near the Harvard University campus. Though he’s 73, he rel- ishes scaling the stairs of the three-story property. Why? Be- cause he insists that doing so keeps him fit. “Climbing the stairs is part of my daily routine, so it doesn’t feel like exercise,” said Meyer, a veter- an real estate broker. “It’s a good habit and a way of staying fit without thinking about it — and one my doctor endorses.” Meyer said few of his older homebuying clients deliberately shop for a place with stairs to fol- low his example. But he said those open to purchasing a vertical property have more housing op- tions available to them in retire- ment. Of course, many retirement communities designed for those older than 55 offer buyers the choice of living in an apartment on one level, said James W. Hughes, a Rutgers University professor who tracks housing trends throughout the nation. In addition, Hughes said some senior communities offer pur- chasers the option of choosing a small, detached house on one level —such as a miniature “villa.” But he said seniors who don’t wish to live in an age-restricted commu- nity often have relatively few hori- zontal options open to them, es- pecially if they wish to live in a new or nearly new place. Here are a few pointers for those who are choosing between vertical and horizontal housing for their senior years: I Look at the big picture of your physical health. David Geier, an orthopedic sur- geon in South Carolina, said many of his patients older than age 55 have a significant level of osteoar- thritis in their knees. He said those experiencing a great deal of knee pain, limited range of motion and balance issues are not ideal candi- dates to live in a multistory house. Even after they’ve recovered from total knee replacement sur- gery, he said some patients are ill- suited to vertical living. However, older homebuyers who are in good condition can benefit from the exertion required to use stairs on a regular basis, said Lisa Morrone, a physical therapist and author in New York. “For people in shape, using stairs is a good weight-bearing ex- ercise,” Morrone said. I Lose weight before deciding whether to move to a vertical home. “At least two-thirds of people in the U.S. are overweight or obese. And excess weight — like a seden- tary lifestyle — puts a heavy bur- den on the knees,” Morrone said. Because extra weight is such a major physical problem, she urges heavy people to shed pounds be- fore committing to the purchase of a home that requires stair-climb- ing. Samuel Robinson, an orthope- dic surgeon in Virginia, said pa- tients with significant knee pain due to osteoarthritis often find considerable relief after dropping weight. “Even losing five or 10 pounds can make a tremendous difference,” he said. I Use regular exercise to in- crease your housing options. Robert Wayner, a physical ther- apist in Oregon, said it’s important for older people seeking to live in a vertical house to strengthen their leg muscles — especially their quadriceps, or “quads.” Besides strengthening their quads, he said seniors seeking to live in a home with stairs should be sure to incorporate into their rou- tine balance exercises, which can help them guard against falling. Robinson encourages those who include running in their aerobic exercise workouts also to mix in other activities that involve less stress to the knees. “Instead of running every day, cross-train on alternate days by substituting a swim or a bike ride,” he said. To contact Ellen James Martin, email her at ellen [email protected]. UNIVERSAL UCLICK Ellen James Martin SMART MOVES ‘Steps’ to help with retirement home CHOCTAW — Things got a little too hot one afternoon last year in the Castle Gate neighborhood as wildfires thrashed through the thick woods surrounding it. Though the flames didn’t actually destroy any homes, the aftermath was grim, said Josh Sim- mons, vice pres- ident of Gemini Homes. “Ev- erything was black and dead,” he said. “It looked like the Black Forest in ‘The Wizard of Oz,’” added Jim McWhir- ter, Gemini’s founder and owner. But the 20-acre neigh- borhood near Hiwassee Road and Reno Avenue, part of the East Area Fes- tival of Homes, didn’t get through unscathed, Sim- mons said. There was smoke damage, melted siding, scorched land- scaping, and heat from the blaze popped the brick off one house. “We had to redo all the gates because it burned all the wiring,” he said. Simmons spent about a year cleaning up and re- pairing the damage, McWhirter said. The charred remains of the trees that once shielded the neighborhood are gone now. And the process wasn’t exactly painless. “You bite the bullet to do the dozer work because there’s not insurance or anything,” McWhirter said. “It comes out of your pocket. But we’ve put three more houses in here since that, and there’s a fourth one about to start, and we’ve sold another lot that we will be building in the future.” Visitors have a chance to see the work there and in nearby neighborhoods Saturday and Sunday and again May 5-6 during the East Area Festival of Homes. The homes will be open free to the public from 1 to 7 p.m. Castle Gate’s model EAST AREA FESTIVAL OF HOMES | RESULTS OF WORK TO CLEAN UP, REBUILD AND GROW WILL BE SHOWN BY DYRINDA TYSON For The Oklahoman [email protected]Homebuilder Jim McWhirter, owner of Gemini Homes, shows the master bedroom at 13439 Glen Eagle Point in Choctaw, a house built by Gemini Vice President Josh Simmons. It’s one of 15 new homes in the annual East Area Festival of Homes this weekend and May 5-6 in eastern Oklahoma County. PHOTOS BY DAVID MCDANIEL, THE OKLAHOMAN Josh Simmons built this house at 13439 Glen Eagle Point in Choctaw’s Castle Gate addition for the East Area Festival of Homes. Josh Simmons Castle Gate withstands heat of wildfires, economy SEE FESTIVAL, PAGE 2F Kenneth Harney THE NATION’S HOUSING INDEX Stone 4F Permits 14F-15F
Transcript
FREAL ESTATESATURDAY, APRIL 28, 2012 THE OKLAHOMAN | NEWSOK.COM
HOUSE PLAN
Classic lookCustom masonry, cornerquoins and multiplegables give a classic lookto the single-levelIngraham.PAGE 10F
LISTING OF THE WEEK
Tri-levelon a lakeThe Listing of the Week is atraditional tri-level home plus acottage on a large lot on a lakewith a greenbelt in northwestOklahoma City.
PAGE 12F
NOT TIMETO LOWBALLIt provides a roughsense of what’shappening in localreal estate markets.Call it the lowballindex. And it’s down.
PAGE 3F
IN BRIEF
WAX-BACKEDSCREENPATCHESLily Hooks was 9when she was help-ing her parents cleanout their screenedporch two years ago.While her father,Brad Hooks, wascomplaining aboutthe quality of theadhesive on a self-adhesive screenpatch, Lily happenedto be cleaning candlewax off a porchtable. She noticedhow tenaciously thewax was stickingand suggested jok-ingly that her dadput wax on thepatch. It worked.Now, they’re market-ing their wax-backedpatches as Screen-Mend screen repairkits. You just cut apatch to size andapply it with heatfrom a hair dryer toeither a fiberglass oraluminum screen.Each kit containstwo 5-by-7 screenpatches and comesin black or silver. Itsells for $5.95 plusshipping at Amazon.com and ScreenMend.com.
‘LIVING IN ANUTSHELL’Janet Lee, a televi-sion-show producer,learned about deco-rating from the styleexperts she workedwith on Oprah Win-frey’s show and puther ideas to the testin her own series oftiny apartments.She shares thoseideas for small-space decorating onher blog and now ina book by the samename, “Living in aNutshell.” It’s filledwith ideas that ei-ther catch or foolthe eye. Her designsare created withrenters in mind, sothey won’t damagesurfaces and can beremoved and takento a new place. “Liv-ing in a Nutshell” ispublished by HarperDesign and sells for$25 in hardcover.
FROM WIRE REPORTS
Since 1971, Fred Meyer has livedhappily in an olive-green Victor-ian near the Harvard Universitycampus. Though he’s 73, he rel-ishes scaling the stairs of thethree-story property. Why? Be-cause he insists that doing sokeeps him fit.
“Climbing the stairs is part ofmy daily routine, so it doesn’t feellike exercise,” said Meyer, a veter-an real estate broker. “It’s a goodhabit and a way of staying fitwithout thinking about it — andone my doctor endorses.”
Meyer said few of his olderhomebuying clients deliberatelyshop for a place with stairs to fol-low his example. But he said thoseopen to purchasing a verticalproperty have more housing op-tions available to them in retire-ment.
Of course, many retirementcommunities designed for thoseolder than 55 offer buyers thechoice of living in an apartment onone level, said James W. Hughes, aRutgers University professor whotracks housing trends throughoutthe nation.
In addition, Hughes said some
senior communities offer pur-chasers the option of choosing asmall, detached house on one level— such as a miniature “villa.” Buthe said seniors who don’t wish tolive in an age-restricted commu-nity often have relatively few hori-zontal options open to them, es-pecially if they wish to live in a newor nearly new place.
Here are a few pointers for thosewho are choosing between verticaland horizontal housing for theirsenior years:
I Look at the big picture ofyour physical health.
David Geier, an orthopedic sur-geon in South Carolina, said manyof his patients older than age 55have a significant level of osteoar-thritis in their knees. He said thoseexperiencing a great deal of kneepain, limited range of motion and
balance issues are not ideal candi-dates to live in a multistory house.
Even after they’ve recoveredfrom total knee replacement sur-gery, he said some patients are ill-suited to vertical living.
However, older homebuyerswho are in good condition canbenefit from the exertion requiredto use stairs on a regular basis, saidLisa Morrone, a physical therapistand author in New York.
“For people in shape, usingstairs is a good weight-bearing ex-ercise,” Morrone said.
I Lose weight before decidingwhether to move to a verticalhome.
“At least two-thirds of people inthe U.S. are overweight or obese.And excess weight — like a seden-tary lifestyle — puts a heavy bur-den on the knees,” Morrone said.
Because extra weight is such amajor physical problem, she urgesheavy people to shed pounds be-fore committing to the purchase ofa home that requires stair-climb-ing.
Samuel Robinson, an orthope-dic surgeon in Virginia, said pa-tients with significant knee pain
due to osteoarthritis often findconsiderable relief after droppingweight. “Even losing five or 10pounds can make a tremendousdifference,” he said.
I Use regular exercise to in-crease your housing options.
Robert Wayner, a physical ther-apist in Oregon, said it’s importantfor older people seeking to live in avertical house to strengthen theirleg muscles — especially theirquadriceps, or “quads.”
Besides strengthening theirquads, he said seniors seeking tolive in a home with stairs should besure to incorporate into their rou-tine balance exercises, which canhelp them guard against falling.
Robinson encourages those whoinclude running in their aerobicexercise workouts also to mix inother activities that involve lessstress to the knees.
“Instead of running every day,cross-train on alternate days bysubstituting a swim or a bike ride,”he said.
CHOCTAW — Things got alittle too hot one afternoonlast year in the Castle Gateneighborhood as wildfiresthrashed through the thickwoods surrounding it.Though the flames didn’tactually destroy anyhomes, the aftermath was
“It looked like the BlackForest in ‘The Wizard ofOz,’ ” added Jim McWhir-ter, Gemini’s founder andowner.
But the 20-acre neigh-borhood near HiwasseeRoad and Reno Avenue,part of the East Area Fes-tival of Homes, didn’t getthrough unscathed, Sim-mons said. There wassmoke damage, meltedsiding, scorched land-scaping, and heat from theblaze popped the brick offone house.
“We had to redo all thegates because it burned allthe wiring,” he said.
Simmons spent about ayear cleaning up and re-pairing the damage,McWhirter said. Thecharred remains of thetrees that once shieldedthe neighborhood are gonenow. And the processwasn’t exactly painless.
“You bite the bullet todo the dozer work becausethere’s not insurance oranything,” McWhirtersaid. “It comes out of yourpocket. But we’ve putthree more houses in heresince that, and there’s a
fourth one about to start,and we’ve sold another lotthat we will be building inthe future.”
Visitors have a chance tosee the work there and innearby neighborhoodsSaturday and Sunday and
again May 5-6 during theEast Area Festival ofHomes. The homes will beopen free to the public
from 1 to 7 p.m.Castle Gate’s model
EAST AREA FESTIVAL OF HOMES | RESULTS OF WORK TO CLEAN UP, REBUILD AND GROW WILL BE SHOWN
Homebuilder Jim McWhirter, owner of Gemini Homes, shows the master bedroom at 13439 Glen Eagle Point inChoctaw, a house built by Gemini Vice President Josh Simmons. It’s one of 15 new homes in the annual EastArea Festival of Homes this weekend and May 5-6 in eastern Oklahoma County.
PHOTOS BY DAVID MCDANIEL, THE OKLAHOMAN
Josh Simmons built this house at 13439 Glen Eagle Point in Choctaw’s Castle Gate addition for the East AreaFestival of Homes.
JoshSimmons
Castle Gate withstandsheat of wildfires, economy
SEE FESTIVAL, PAGE 2F
KennethHarney
THE NATION’S HOUSING
INDEX
Stone 4FPermits 14F-15F
2F . SATURDAY, APRIL 28, 2012 THE OKLAHOMAN | NEWSOK.COMTHE OKLAHOMAN
The 2,300-square-footplace features three bed-rooms and 21⁄2 baths withextra-wide doorways andhallways, plus an openfloor plan to ensure acces-sibility no matter whoends up calling the househome.
An extra 400 square feetin the form of an unfin-ished bonus room istucked up a flight of stairsbeyond the utility room.To finish it or not finish it— that’s up to the buyer,Simmons said.
“If they wanted a bonusroom, they could,” he said.“If they didn’t, they coulduse it for storage. It’s justan option,” he said.
The festival features 14homes this year, fewerthan in recent years. Thefire may have been a factor,said McWhirter, whohelped start the festivalabout 20 years ago andserves as chairman.
But the lingering effectof the national housingcrash is the bigger culprit.
“Personally, this is thethird slump I’ve beenthrough in 30 years,”McWhirter said. “It hap-pens every 10, 12 years, andit’s a cleansing process.There were a lot of peoplewho were ‘builders’ whoprobably shouldn’t be.There were probably banksthat were getting a littletoo liberal with who theywere lending money to.Same thing with the realestate market.”
The crisis led to morestringent lending stan-dards for builders as wellas buyers, he said. Only thestrongest builders are ableto construct a house thathasn’t presold before theground is broken for con-struction.
“You’ve got the seriousbuilders that are in thisfestival,” he said.
Other homes in theshow are:
I 4325 Huntly Drive(Stonehaven).
I 12005 Tuscany RidgeRoad (Tuscany).
I 12604 Forest Oaks(Forest Glen).
I 12510 Forest Ridge(Forest Glen).
I 2700 Forest Glen Cir-cle (Forest Glen).
I 2708 Forest Glen Cir-cle (Forest Glen).
I 13600 SE 94 St. (Fox-
home at 13439 Glen EaglePoint is among those open.
mor Estates).I 628 Silver Tree Circle
(Silver Chase).I 854 Fox Drive (Silver
Chase).I 2512 Red Oak Drive
(Timber Ridge Point).I 15325 SE 41 St. (Hun-
tington).I 2992 Piper Lane
(Kingsgate).I 14384 Lanes Crossing
(Beacon Hill).A map to the additions is
printed elsewhere in thereal estate section.
LEFT: Michael Davidson built this house at 14384Lanes Crossing in Choctaw’s Beacon Hill addition forthe East Area Festival of Homes.
PHOTOS BY DAVID MCDANIEL, THE OKLAHOMAN
The living room at 13439 Glen Eagle Point in Choctaw, staged for the East Area Festival of Homes.
Festival: 14 eastside homes shown FROM PAGE 1F
Kitchen cabinetry goes to the ceiling in the kitchen at 13439 Glen Eagle Point inChoctaw, a home that Josh Simmons of Gemini Homes built for the East AreaFestival of Homes. PHOTOS BY DAVID MCDANIEL, THE OKLAHOMAN
This arched window with storage-seat is in the mas-ter bedroom closet at 13439 Glen Eagle Point inChoctaw.
Personally,this is thethird slumpI’ve beenthrough in 30years. Ithappens every10, 12 years,and it’s acleansingprocess.”
JIM MCWHIRTERGEMINI FOUNDER ANDOWNER
THE OKLAHOMAN | NEWSOK.COM SATURDAY, APRIL 28, 2012 . 3FREAL ESTATE
YUKON — Roy McKinneyhas joined Prudential Alli-ance Realty, 280 S YukonParkway, working with hiswife, Karen, as a residen-tial real estate sales associ-ate.
He worked as a supervi-sor for Yellow RoadwayCorp. for the past 24 years,and has lived in the Okla-homa City area for 12 years.He has many years of ex-perience with investmentand rental properties.
Roy McKinney
Karen McKinney
Prudential addsRoy McKinney
MIDWEST CITY — AmberGregg has joined KellerWilliams Realty, 1716-A SPost Road in Midwest City,as a residential real estatesales agent.
Previously, she workedwith another real estatebrokerage. She has a mas-ter’s degree in counselingand school psychologyfrom East Central Univer-sity and lives in Shawnee.
Amber Gregg
Gregg joinsKeller Williams
WASHINGTON — It’s notsomething that econo-mists routinely track, butit provides a rough sense ofwhat’s happening in localreal estate markets. Call itthe lowball index.
A year ago, according toresearchers at the NationalAssociation of Realtors,one out of 10 memberssurveyed in a monthly pollcomplained about lowballoffers on houses listed forsale. In the latest survey —conducted during Marchamong a sample of 4,500agents and brokers acrossthe country and not yet re-leased — there were hardlyany. Instead, the focus ofvolunteered commentshas shifted to declining in-ventory levels — fewerhouses available to sell —and multiple offers onwell-priced listings.
A lowball offer typicallyinvolves a contract sub-mitted to a seller where theprice proposed by the pur-chaser is 25 percent ormore below list. Lowballsincrease sharply whenthere’s a glut of propertiesavailable, asking prices areout of sync with local eco-nomic realities, and valuesare depressed or uncertain.Buyers figure: Hey, whynot? Maybe I’ll get lucky.
Based on the latest sur-vey results, that sort ofstrategy is not a winningmove in many communi-ties this spring. In fact, inlocal markets where in-ventories are tight andcompetition for homesrising, realty agents saythat buyers looking to stealhouses by lowballing theiroffers are ending up at theback of the line, their con-tracts either rejected out of
hand or countered close tothe original asking price.
In high-demand, high-cost markets that have re-bounded from recessionslumps, sellers are nowfirmly in control; they payscant attention to lowball-ers. Jayne Esposito, anagent with Coldwell Bank-er Residential Brokerage inLos Gatos, Calif., said thatmultiple offers are “therule, not the exception,” inher area, and many trans-actions end up with finalcontract prices higherthan the listing.
“Sure, I’ve had a fewbuyers try to lowball andthey wouldn’t listen,” shesaid in an interview, “butthat didn’t work out wellfor them.”
Similar trends are underway in more moderatelypriced markets. Wes Neal,an agent at PrudentialOlympia in Olympia,Wash., said “lowball offersare down a lot becausewe’re seeing more homescome on the market thatare more realisticallypriced” — sellers have ab-sorbed the hard lessons ofthe recession years aboutwhat the market can bear.
Even when buyers sub-mit shockingly low bids,sellers no longer are so in-sulted they send the con-tract back without a coun-ter-offer. Now they nego-tiate aggressively and thefinal number ends up close
to the original askingprice. For example, Nealsaid, a buyer recently camein with a bottom-fishingoffer of $150,000 on ahouse listed for $250,000.Though the seller was irri-tated, after a series of ne-gotiations the lowballbuyer settled for a finalprice of $230,000.
Outside Washington,D.C., in the Northern Vir-ginia suburbs, well-pricedhouses in good locationsmove fast, sometimespulling in multiple offerswithin 48 hours of listing,said Chris Ann Cleland, anagent with Long & FosterRealtors. Sellers who en-counter the occasionaloutrageous lowball offerreminiscent of the reces-sion years tell listingagents “don’t even both-er” with them. After all,there’s an excellent chancethere will be a realistic of-fer shortly, maybe morethan one.
In the suburbs south ofChicago, Judy Orr, anagent with Classic RealtyGroup in Orland Park, Ill.,said lowball frequency andefficacy depend on thespecific neighborhood ortown.
“We still see them, andwe try to work with them”in communities whereprices are soft and the im-pacts of tough economictimes persist, she said.Elsewhere, though lowballoffers are down, she urgessellers to stick with it andnegotiate. Recently a low-baller came in $40,000below the asking price.Through negotiations withthe buyer, Orr managed toclose the gap to just$2,000 below asking.
Marnie Matarese, anagent with J Wood Realtyin Sarasota, Fla., said thatwhile lowball offers are farfewer this spring, someout-of-town buyers stillappear to be under the im-pression that all Floridareal estate remains de-pressed. They insist onsubmitting offers thatmake no sense in today’senvironment. But Mata-rese has no problem withthis.
“You can’t blame abuyer for trying to get agood deal,” she said, butthe fact remains: Theyusually risk losing thehouse.
The takeaway here:Rolling lowballs at sellersmay have been an effectiveapproach between 2008and early 2011. But in 2012’senvironment — at least inrebounding markets — itcould be counterproduc-tive if you truly want tobuy.
In high-demand, high-cost markets that have re-bounded from recession slumps, sellers are now firm-ly in control; they pay scant attention to lowballers.
AP FILE PHOTO
4F . SATURDAY, APRIL 28, 2012 THE OKLAHOMAN | NEWSOK.COMREAL ESTATE
DEAR BARRY: Whenwe bought our home, theseller and agent said that itwas only 2 years old. Theydid not disclose that it wasbuilt on the slab of an oldhouse that had burned tothe ground. The septicsystem, which is also old,has had problems requir-ing repair, and we’re wor-ried about old pipes thatmay be installed under theslab. Is anyone responsiblefor this lack of disclosure?
VickieDEAR VICKIE: Prob-
lems of this kind could beavoided if homebuyerswould consult the localbuilding department for apermit history, beforeclosing escrow. Unfortu-nately, most buyers are notgiven this advice.
If the seller of yourhome knew the history ofthe house, that it was builton an old foundation andthat there was an old sep-tic system, that informa-tion should have been dis-closed. The same obliga-tion applies to the agent.
It is unlikely that thehouse fire had an adverseeffect on the slab or foun-dation. If the local buildingdepartment was doing itsjob, the old foundationshould have been inspect-ed and approved when thehouse was rebuilt. The ageof the underground sewerpipes could be an issue ifthe original home was veryold. These can be evaluat-ed by a plumber who doesvideo inspections of wastepiping.
The septic systemshould have been pumpedand inspected by a quali-fied septic contractor be-fore you bought the prop-erty. If this was not done,you were not properly ad-vised by your agent. If theage of the system was thereason for recent repairs,the sellers should take re-
sponsibility for costs be-cause they did not disclosethe true history of theproperty.
You should write a letter
to the sellers and theagent, making your re-quest for payment.
DEAR BARRY: Ourhome was built in the1960s. Recently, a winddamage report caused ourhomeowners insurancecompany to raise the pre-miums. Our insuranceagent says it’s because thehouse doesn’t meet code.When the house was built,standards for bracing a
home to resist wind forceswere not the same as to-day’s codes. Is there anyway for my home to begrandfathered, rather thanhaving to comply with newcodes?
CoraDEAR CORA: Your
home is already grandfa-thered as far as compliancewith the building depart-ment. No one can compelyou to make your home
comply with newer codes,not even your insurer.However, insurance com-panies provide a service fora fee, and the fee is basedupon their assessment ofthe risk for claims. Theycan’t compel you to mod-ify your home or to buytheir insurance. But theycan raise your premiums ifthey believe there is grea-ter risk of damage becauseof older construction
standards.Your options are to find
another insurance compa-ny that will not charge asmuch or to get a reportfrom a structural engineercertifying that your homeis stable and secure. Hope-fully, you can find a lessdemanding insurer.
To write to Barry Stone, visit him on theweb at www.housedetective.com.
ACTION COAST PUBLISHING
Age of the home was not fully disclosedBarryStone
INSPECTOR’S IN THEHOUSE
Q: We began our shortsale on our condo lastyear, and we’re still notfinished. We were initial-ly told that if we are cur-rent on our paymentsand our short sale is com-plete, we would be ableto purchase anotherhome without a problem.Is this true?
A: If you never missed apayment, your creditshould still be reasonablygood and there are banksthat likely will lend youmoney right away. Butmost people who completeshort sales fell behind onpayments, and it could bea couple of years beforethey can get another loan.Each lender has dozens ofprograms that you mayqualify for and there areliterally hundreds of lend-ers out there. Obviously, ifyou’re paying cash, there’snothing stopping you frombuying a home at any time.
Q: I bought a home afew years ago when Iwas single, and I recentlygot married. I put mywife’s name on the homeso that we own it togeth-er, and we recorded thedeed with the county. Ireceived a fairly large taxbill for the transfer. Ididn’t sell my wife halfthe property; I just puther name on it for estateplanning purposes. Do Iowe this tax?
A: Yes. Whenever youtransfer a property in Flor-ida, you must pay docu-mentary stamps tax on thesales price. If you are notselling the property formoney and there is a mort-gage on the home, the taxman will consider the un-paid balance of the mort-gage as the sale price whencomputing the taxes thatyou owe for the transfer.
Gary M. Singer is a Florida attorney andboard-certified as an expert in realestate law by the Florida Bar.
MCT INFORMATION SERVICES
GaryM.Singer
REAL ESTATE LAW
Short saleimplications
5FSATURDAY, APRIL 28, 2012THE OKLAHOMAN NEWSOK.COM
6F . SATURDAY, APRIL 28, 2012 THE OKLAHOMAN | NEWSOK.COMREAL ESTATE6F . SATURDAY, APRIL 28, 2012 THE OKLAHOMAN | NEWSOK.COM
Q: We have a wood-burning fireplace andelectric heat and a heatpump that work fine butare 20 years old. We arethinking that we wouldlike to replace them with anew electric furnace andheat pump when the timecomes, but would like towait until the electric fur-nace gives out. In themeantime, we would liketo install some kind ofheating device in the fire-place.
We don’t know if weshould go to the expense ofhaving gas installed so wecan have gas logs installedin the fireplace or do as aneighbor has done andhave a propane tank in-stalled in the yard to sup-ply logs to the fireplace.We know the gas companywill cover the cost of in-stalling the gas line only ifwe change three or moreappliances. Any suggesti-ons?
A: It depends a lot onexactly what you’re tryingto accomplish. Adding avented gas log set to yourexisting wood-burningfireplace will get you theconvenience of watching afire without the mess ofwood, but it won’t domuch for heat, since a largeamount of the heat gener-ated by the gas logs goesstraight up the chimney. Ifyou’re looking for the con-venience of being able tostart wood with a gaslighter, then a small pro-pane tank installationplumbed to a gas log light-er will do the trick.
If the goal is more heat,then you have a couple ofoptions. You could installan airtight wood-burninginsert in the existing fire-place, which still burnswood but does it more ef-ficiently and doesn’t re-
quire any gas connection.Or you could have a sealedgas insert installed in theexisting fireplace, which iseasier and cleaner to oper-ate than a wood-burningone and produces moreheat, but requires propaneor natural gas.
As to which gas sourceto use if you go that route,it depends on the cost. Youwould need to talk with thegas company about howmuch a meter would costto install with only a singlegas connection, as well as aplumber to determine thegas line costs. I suspectpropane might be less ex-pensive, but you would al-so need to talk to a propanecompany. If you don’t likethe looks of an exposedpropane tank, you canhave an underground tank
put in, but that adds thecost of excavating.
A lot of this also de-pends on the condition ofyour existing fireplace,and whether it’s in goodenough condition to ac-cept an insert.
So, all that being said, Iwould start with an expe-rienced, licensed fireplacecompany and have some-one come out, inspect ev-erything, and help you outwith some options andcost estimates.
Incidentally, if you aredoing this to save on yourelectric bill by not runningyour furnace as much, youneed to look at the costtrade-offs — electricitysavings versus installedcost and operating cost ofthe new gas unit. It’sdoubtful you would seeany kind of financial pay-back within any reasona-ble time frame.
Remodeling and repair questions? [email protected]. All productreviews are based on the author’sactual testing of free review samplesprovided by the manufacturers.
INMAN NEWS
Adding gas logsgains convenience
Gas logs at American Propane, 7401 Broadway Exten-sion. THE OKLAHOMAN ARCHIVE
PaulBianchina
HANDY @ HOME
JOPLIN, Mo. — Elevenmonths after the May 22tornado, the spirit of vol-unteers continues throughJoplin’s rebuilding efforts.
“I would say volunteerinterest is still incrediblyhigh,” said Scott Clayton,executive director of JoplinArea Habitat for Humani-ty. “There are a lot of timeswhere unskilled labor canassist, and that’s going tobe great. But if you’re aframer, if you have somekind of professional skillsand you’re looking to helpHabitat, give us a call.We’d like to put you towork.”
After the tornado, a lotof people were stunned atwhat happened to Joplin,Clayton said.
“Slowly but surely,through months of organi-zation and thousands ofgood people, we’re in thestage now where we needto build. Habitat for Hu-manity will be building alot more houses than weever have before, but that’swhat our role is, and we’reprepared to meet that withthe partnerships of somany people. We’re excit-ed, and God willing, we’regoing to have a tremen-dous amount of produc-tion,” he said.
Clayton was working at24th Street and Wall Ave-nue when Energizer andHabitat for Humanitylaunched a 13-city tour inwhich volunteers will do-nate more than $350,000
and 1,000 hours. Specialguests in Joplin were a 10-foot tall, pink EnergizerBunny and Hall of FamerCal Ripken Jr., who be-came known as baseball’sEnergizer Bunny whilebreaking major leaguebaseball’s consecutivegame streak in the 1990s.
Ripken and Energizer’s“bunny brigade” workedon a home, and thevolunteers later canvassedthe neighborhood and dis-tributed home power kitsthat included tips andproducts promoting ener-gy efficiency.
Elaine Sosnowski, gen-eral manager of Energizerlighting products, noticeda big difference in Joplinfrom last July, when shecame from St. Louis to as-sist with cleanup efforts.
“This feels like the re-birth,” she said. “You can
still see what had hap-pened, but the environ-ment and the whole atmo-sphere feels so much morepositive. You see that it’sflat, but it’s like OK, we’vebrushed away the old andthe bad, and we’re buildingon this fertile ground forthe future.”
MCT INFORMATION SERVICES
Baseball Hall of Famer Cal Ripken Jr. hammers a nail as he helps build a Habitatfor Humanity home in Joplin, Mo. AP PHOTOS
BY JIM HENRYThe Joplin Globe
Cal Ripken Jr. talks about the importance of givingback to community to Habitat for Humanity and En-ergizer Bunny Brigade volunteers in Joplin, Mo.
Spirit of volunteersapplauded in Joplin
7FSATURDAY, APRIL 28, 2012THE OKLAHOMAN NEWSOK.COM
8F SATURDAY, APRIL 28, 2012 NEWSOK.COMTHE OKLAHOMAN 9FSATURDAY, APRIL 28, 2012THE OKLAHOMAN NEWSOK.COM
10F . SATURDAY, APRIL 28, 2012 THE OKLAHOMAN | NEWSOK.COMREAL ESTATE
Custom masonry, cor-ner quoins and multiplegables give a classic look tothe single-level Ingraham.Keystone arches frame thelofty, gabled entry porchplus two windows. Grace-ful half-rounds crownthese windows and thedoor, which is flanked bysidelights as well.
Inside the naturally illu-minated foyer with highceilings, double doors of-fer entry to the right andleft. On the right is a win-dow-bright dining roomwith an open link to thekitchen. The doors on theleft open into what couldbe a den, home office,third bedroom, or whatev-er suits.
Continuing straightahead through the foyer,you step into a spaciousgreat room awash in sun-light that’s somewhatmuted by a wide, coveredporch. The rear wall, about80 percent glass, is ar-ranged in four sliding sec-tions that offer patio ac-cess and air circulation. Afireplace and home enter-tainment center fill the leftwall, while the room’sright end flows into thekitchen and nook.
A raised eating bar nextto the sink rims the penin-sular counter, which alsoexpands the available worksurface. An atrium door inthe bayed nook opens intoa roomy screened porch.This kitchen also has twopantries, one of them awalk-in. Right past thatdoor, a hallway leads to thegarage, utility room,powder room and base-ment stairs.
The Ingraham’s luxuryowners’ suite and a secondbedroom are on the oppo-site side of the house, well
away from the hustle andbustle of the kitchen andnook. Owners’ suiteamenities include a spatub, two lavatories, en-closed shower and toilet,
plus a huge walk-in closetand built-in dresser. Slid-ers in the sleeping-sittingarea provide direct patioaccess.
A review plan of the Ingraham 42-016,including floor plans, elevations, sectionand artist’s conception, can bepurchased for $25 by phone, mail oronline. Add $5 for shipping and handling.Associated Designs, 1100 Jacobs Drive,Eugene, OR, 97402. www.associateddesigns.com. (800) 634-0123.
HOUSE PLAN
Masonry, gables give classic look
ALBUQUQUERQUE, N.M. —When it comes to brokenchairs and home seatingfurniture, the emotionalinvestment in fixing it maybe greater than the value ofthe piece itself.
But there are other fac-tors to consider before de-ciding to fix or pitch.
“Ones that are worthfixing may have sentimen-tal value or may be piecesthat a person really likes,”said Paul Sisneros, of Pro-fessional Furniture Repairin Albuquerque. “It couldalso be that the repair maynot cost much and theperson wants to hold on tothe furniture for a bit longer.”
Another reason to fix apiece of furniture, even ifit’s clearly inexpensive andpoorly made, is “if it’s oneof many matching pieces,”like a single chair that’spart of a dining or livingroom seating set, said AlYoutzy, who operates Ac-tion Furniture Repair inAlbuquerque, along withhis wife, Nancy Youtzy.
If the entire set neededrepair, then pitching thewhole thing would makemore sense, consideringthat the combined repairsfor each chair likely wouldexceed the cost of buying anew set.
Depending on whichbusiness does the work,the labor cost for minorstructural repairs to chairsgenerally starts at $45 andcan go up to $75 or morefor a larger cushioned liv-ing room chair. Labor forreupholstery could cost$300 for a living roomchair and more than $500
for a sofa.Add to that the cost of
the materials, such as fab-ric and padding, versus thecost of the furniture whenit was new, and the ques-tion of fixing or pitchingbecomes more than justemotional.
Al Youtzy said much ofthe furniture now beingmade is constructed withinexpensive particle board.
“When I do fix piecesoriginally made with par-ticle board, I replace dam-aged wood with plywoodand hardwood braces,” hesaid.
Nancy Youtzy, whoworks the upholstery endof the business, said themost common thing shesees is padding that hascompacted and is no long-er supportive. If the seat-ing cushions have a zipper,the repair is as easy as re-moving old paddingthrough the opening andreplacing it with newhigh-density foam andother materials.
Where there is no zip-per, adding padding to acushion will require cut-ting into the material,which raises the cost of la-bor and material. That’swhy many people opt tosimply replace the cushionand upholstery, she says.
“Good padding andgood upholstery shouldlast 15 to 20 years, but I’veseen them last longer,”Nancy Youtzy said.
Other furniture thatmay be worth repairing in-clude modernistic, retroand collectible pieces, es-pecially those from the1960s and ’70s, and frommanufacturers such asKnoll or Eames, she said.
Keep your seat:Fix that chairBY RICK NATHANSONAlbuquerque Journal
THE OKLAHOMAN | NEWSOK.COM SATURDAY, APRIL 28, 2012 . 11FTHE OKLAHOMAN
LOS ANGELES — Nothingis perfect in Matthew andShelley Armistead’s kitch-en — which, in their case,is just perfect.
The glass-fronted cup-boards have a mishmash ofglasses and Champagneflutes, vintage egg cups, aSuperman mug, Africantea cups and Beatrix Potteroatmeal bowls from Shel-ley’s childhood. The coun-ters are covered in freshproduce and dishes in pro-gress, some of them trialsfor Soho House, the pri-vate club and celebrityhaven in West Hollywoodwhere Matthew is chef andShelley is general manager.
Friends and colleaguesdrop in. The couple’s twolittle boys wander in andout. The scene is the es-sence of casual and cool —perfect because it’s notentirely perfect.
In the three years theArmisteads have been inLos Angeles, they have hadthree homes, finally set-tling in Mar Vista, Calif., ina house with a light-filledkitchen with five windowsthat open onto the back-yard. The yard, kitchenand adjacent dining areaare the home’s heart.
“We have this big houseand we never use it. We’realways in here,” said Mat-thew, 40, a former furni-ture maker who startedcooking as a way to fund askiing habit. “Just messingaround in the kitchen,that’s what I love. You canliterally just do somethingyou’ve never done before.”
He is English, and Shel-ley is South African. They
fell in love while working atthe famed London restau-rant River Cafe. The vin-tage Murano glass vasesShelley collected for theirwedding decorate thekitchen.
While he’s makingchicken piri piri and cau-liflower with wild rice, ja-lapeno and ginger, Mat-thew dispatches a friendoutside to check on thecoals. His wife leaves thekitchen briefly, remindinghim to keep watch over thelentils she’s cooking.
The four-burner stove isgas — a requirement, Mat-thew said. Nearby are jarsof tea, Maldon sea salt, ablack granite mortar andpestle, and bottles of oilsand soy sauce.
“I go through gallons ofolive oil,” he said, standingat the stove in shorts and ashirt, a dish towel tossedover one shoulder.
The kitchen walls arepainted a pale pink, andthe glass-fronted cup-boards contribute to thefeeling of a sunny home-spun bakery. Cake standshold muffins and breadfrom the Soho House; agreen milk-glass pitcherstands ready. In the cup-
board, there’s a stack oflush Wonki Ware platesfrom Di Marshall Potteryin South Africa.
On a wooden counterthat separates the kitchenand dining area, a bluebowl holds Brusselssprouts. Other bowls andbaskets contain squash,kiwi and pomegranates.Potatoes and limes go in arustic wooden box.
Many decisions in thekitchen are kid-centric.Joseph, 7, and Isaac, 3, eatlimited amounts of wheatand dairy, but they alreadyknow their way around thespice drawer.
“Food brought us to-gether as a family, andthat’s why I got into cook-ing,” Matthew said.
MCT INFORMATION SERVICES
Imperfection is perfect for restaurateurs
Matthew Armistead, the head chef at Soho House in West Hollywood, Calif., fixes a platter of chicken piri piri,under the eyes of wife Shelley and 3-year-old son Isaac in his home kitchen. MCT PHOTOS
HOME KITCHENS | ROOM’S CASUAL FEELMAKES SPOT IDEAL FOR FAMILY, FRIENDS
A detailed view of kitchen and dining room at chef Matthew Armistead’s home.
BY MARY MACVEANLos Angeles Times
Food broughtus together asa family, andthat’s why Igot intocooking.”
MATTHEWARMISTEAD
12F . SATURDAY, APRIL 28, 2012 THE OKLAHOMAN | NEWSOK.COMREAL ESTATE
The Listing of the Weekis a traditional tri-levelhome plus a cottage on alarge lot on a lake with agreenbelt in northwestOklahoma City.
The 2,527-square-foothome at 9505 Silver LakeDrive has three bedrooms,2½ baths, two living areas,two dining rooms and ashed that could be con-verted to a garage. The liv-ing room has a bay win-dow. The den has a fire-
place. The kitchen has abreakfast bar and eatingspace. The home has decksin front and back and adock on the lake. The cot-tage can be guest quartersor an office.
The home has a stormcellar, hardwood floorsand a hot tub.
The home was built in1921 and moved from theHeritage Hills area in 1953.It will be open from 2 to 4p.m. Sunday. From the in-
tersection of Britton Roadand N MacArthur Boule-vard, take Silver Lake Drivenorthwest to the home,which is listed by DixieNewcomb of ParadigmAdvantEdge Real Estate.For more information, call476-2261 or 348-4422.
Nominations for Listing of the Weekare welcome. Send information onsingle-family homes to The Oklahoman,Richard Mize, P.O. Box 25125, OklahomaCity, OK 73125. Nominations may befaxed to 475-3996.
The Listing of the week is at 9505 Silver Lake Drive. PHOTO PROVIDED
LISTING OF THE WEEK
Tri-level home offersview of lake, greenbelt
MIAMI, Fla. — Court doc-uments refer to it as “thatcertain unnamed gray,two-story vessel approxi-mately 57 feet in length.”To Fane Lozman, it was afloating Florida home nev-er intended to sail the seas.Now, a long-running dis-pute over what the struc-ture was has landed beforethe U.S. Supreme Court.
Lozman, 50, a formerChicago financial trader,seemingly lost his nearlysix-year battle with theseaside city of RivieraBeach, Fla., when hishome was hauled away in2009 and destroyed bycourt order. But Lozmanrefused to give up, claim-ing officials vindictivelyand illegally targeted himfor eviction from the city’smarina because of his vo-cal opposition to a majorredevelopment plan.
“Whatever they had todo to get me out of there,they were going to do it,”he said. “I didn’t look forthis drama, it came to mebecause I wanted to stay atthe marina.”
The only-in-Floridabackstory matters less tothe Supreme Court than amore fundamental ques-tion: When is something avessel, and when is it not?The court agreed to takethe case earlier this yearand is expected to hear ar-guments in October.
The vessel definition iscrucially important to notonly people who live on thewater but also to majorcommercial businessessuch as floating casinos,hotels and restaurants,said Stanford Universitylaw professor Jeffrey Fish-er. The outcome will de-termine whether federal
maritime or state laws ap-ply to structures that aremoored, more or less per-manently, in one place.
“Federal maritime law isvery different often thanstate law because it’s craft-ed for the specific dangersand concerns of maritimecommerce and navigationat sea,” said Fisher, an ex-perienced Supreme Courtlitigator who is handlingLozman’s appeal. “Hereyou have a question of fed-eral law that has dividedcourts across the country.It’s very significant.”
For example, owners offloating homes usuallymust pay property taxes,while those owning vesselsunder maritime law donot. Coast Guard regula-tions require certain levelsof crew for vessels. Thestandards differ on whatkinds and amounts ofdamages can be awardedin personal injury lawsuits.There are different rulesaboard vessels for employ-ment disputes and com-pensation for workers in-jured on the job.
Owners of vessels andfloating structures acrossthe U.S. are closely watch-ing the case so they knowwhich set of laws to follow.
Two federal appealscourts have ruled the own-er’s intent is key to deter-mining whether a struc-ture is a vessel. But in Loz-man’s case, the 11th U.S.Circuit Court of Appealsheld that what matteredmost was if a structure was“practically capable oftransportation over water,”which closely tracks thelanguage in federal lawthat dates to the 1870s.
Riviera Beach officialsdeclined to comment be-cause of the pending legalcase. But in documentsurging the Supreme Court
not to take the case, theyinsisted the structure wasnot similar to a land-basedhome that would be af-forded state law protec-tions against seizure.
Yet Lozman’s home hadno engines, no bilgepumps, no steering mech-anism, no lights or naviga-tion aids. It had to betowed wherever it went. Ithad no Florida vessel reg-istration number.
“It was a very unsea-worthy craft,” Lozmansaid, adding the appeal ofliving there was immediateaccess to his speedboatsand pleasure watercraft.
But a Florida federaljudge and the 11th Circuitjudges determined thestructure was a vessel, inpart because it had beentowed several times to dif-ferent marinas across
hundreds of miles.Lozman’s story began
when he picked the marinain Riviera Beach, one ofSouth Florida’s poorestcoastal cities, for his float-ing home. It offered easyaccess to his speedboatsand pleasure craft and wasgoverned by the same statelaws as homes on land.
Then Lozman learnedRiviera Beach was plan-ning a $2.4 billion privateredevelopment project forthe marina. The plan in-cluded the use of its emi-nent domain powers totake many local businessesand homes for a projectgeared toward wealthyyacht owners. On May 10,2006, the city council helda private meeting to desig-nate the project’s masterdeveloper — a day beforethen-Gov. Jeb Bush signed
a law prohibiting use ofeminent domain authorityfor such projects.
Lozman challenged thatdecision in state court, ar-guing the meeting violatedopen-government laws.
That’s when the troublebegan. Lozman claims hewas followed and ha-rassed, his truck tamperedwith and damaged. Hestarted showing up at citycouncil meetings, wherehe got thrown out regular-ly and was even arrested.He became a fixture on lo-cal TV newscasts. The lo-cal politicians consideredhim a nuisance; other peo-ple saw him as a crusader.
Then the city served aneviction notice, sayingLozman’s 10-pound dach-shund was a dangerousdog and that he used unli-censed repair workers at
his home. The city arguedhe was on a month-to-month lease that could beterminated under statelandlord-tenant law.
Lozman fought theeviction in court and won,with a jury finding inMarch 2007 that the evic-tion amounted to retalia-tion. Meanwhile, the ma-rina redevelopment planwas shelved, replaced by ascaled-down version thatdidn’t include use of emi-nent domain powers.
The city then decided tochange the rules at themarina, telling Lozman in2009 his right to stay therewould be revoked unlesshe got the structure regis-tered as a vessel andproved it could be movedwhen a hurricane or trop-ical storm threatened. Thecity also demanded pay-ment of more than $3,000in dockage fees. WhenLozman refused to pay orleave, the city went to fed-eral court and for the firsttime sought to use U.S.maritime law to impose alien on the structure as avessel, not a house.
Fisher said this maneu-ver was a game-changerand set the dispute on itscourse to the SupremeCourt. The floating homewould have been protectedfrom seizure under statelaw. But a judge sided withthe city, so the structurewas seized then bought byRiviera Beach for $1,400and ultimately destroyed.
So, Lozman can neverget his floating home back.He now lives in MiamiBeach. But he won’t giveup the legal dispute.
“When someonepunches you in the face,you either fight back oryou run and hide,” he said.“I’m going to fight back.”
This photo provided by Fane Lozman shows his dismantled home in Riviera Beach,Fla. Court documents refer to it as “that certain unnamed gray, two-story vesselapproximately 57 feet in length.” To Lozman, it was a floating Florida home neverintended to sail the seas. Now a long-running dispute over exactly what the struc-ture was has landed before the U.S. Supreme Court. AP PHOTO
13FSATURDAY, APRIL 28, 2012THE OKLAHOMAN NEWSOK.COM
14F . SATURDAY, APRIL 28, 2012 THE OKLAHOMAN | NEWSOK.COMREAL ESTATE
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