F REAL ESTATE SATURDAY, NOVEMBER 12, 2011 THE OKLAHOMAN | NEWSOK.COM INDEX Handy 4F Stone 5F Permits 7F HOUSE PLAN Great view Canyon walls, streams, seascapes, lakesides, rolling hills or soaring mountain peaks can be fully appreciated from inside the Sandpoint. PAGE 3F LISTING OF THE WEEK Something’s cooking The Listing of the Week is a traditional home with a remodeled kitchen in The Village. PAGE 3F Tax credit left mess The federal tax cred- its of $7,500 and later $8,000 for first-time home- buyers did deliver a jolt to the reeling housing industry, and they left a bu- reaucratic mess that the Internal Revenue Service is still slog- ging through. PAGE 4F Kenneth Harney THE NATION’S HOUSING IN BRIEF WEBSITE EXPANDS The National Associ- ation of Realtors and Move Inc., operator of Realtor.com, ex- tended the reach of Realtor.com with the launch of the Realtor.com Interna- tional website. The site, at www.Realtor. com/International, delivers some 4.4 million listings on Realtor.com to buyers around the globe, as well as residential proper- ties fed to the site by foreign content providers. At launch, Realtor.com Interna- tional featured homes for sale in the United States, Brazil, Bulgaria, Croatia, France, Italy, Portugal, Romania, Serbia, Slovakia and Spain. In the past three months, nearly 2.6 million interna- tional visitors searched for U.S. real estate on Real- tor.com. The top five countries where searches originated from were Canada, the United Kingdom, Germany, Australia and India. OPEN DOOR WITH BUTTON SimpliciKey lets you unlock your home with the touch of a button. SimpliciKey is a remote-control electronic dead bolt that can be operated by a key fob that works up to 50 feet away, as well as by a key pad or key. The wireless key pad can accommodate up to 16 user codes and can be repro- grammed easily. The lock works on four AA batteries and fits right- or left- hand doors. It is available in polished brass, satin nickel or aged bronze. It can be ordered at www. simplicikey.com for $249.99 or www. homedepot.com for $229. Both offer free shipping. FROM STAFF AND WIRE REPORTS Are you an older baby boomer who yearns to sell the house you’ve owned for many years to downsize to a retirement property? If so, those who know resi- dential real estate say it’s a smart idea to update your place to make it more ap- pealing to younger buyers, particularly those between their late 20s to early 40s, who now represent a major share of the homebuying market. They urge you to thor- oughly clean, clear and de- clutter your property be- fore it goes up for sale. “For this generation of young homebuyers, ac- quiring a place that feels light, bright and fresh conveys a sense of poten- tial,” said Jeffrey Levine, an architect and planner who’s affiliated with the American Institute of Ar- chitects (www.aia.org). Ashley Richardson, a longtime real estate agent, suggests you consider hir- ing a “stager,” an interior design specialist trained to give properties a more pol- ished look. If your listing agent isn’t a stager, you can look for one in your local area through such organiza- tions as the Real Estate Staging Association (www.realestatestaging association.com). Here are a few other pointers for homeowners trying to make their prop- erty more salable: I Focus on your win- dows. Levine recommends that sellers trying to appeal to young homebuyers — who like light rooms — should remove all their heavy draperies. Often, the only rooms that need window coverings are bedrooms and bathrooms and even there, simple shades should suffice for privacy. Another key step to brighten your rooms is to thoroughly clean your windows, said Sid Davis, a real estate broker and au- thor of “A Survival Guide to Selling a Home.” He said that many peo- ple who are reasonably fit and don’t have unusually high windows can do this cleaning project them- selves, without hiring a contractor. I Remove family pho- tos and other memorabi- lia. There’s nothing that will date your place faster in the eyes of young home- buyers than personal pho- tos taken decades ago. Da- vis said any personal pho- tos, including those with you posing with grand- children, can make it diffi- cult for young buyers to picture themselves living in your property. I Make your bathroom lighting more contempo- rary. In their bathrooms, many older homes still feature Hollywood-style lighting with globes set on a chrome bar. But Davis said such fixtures seem dated to many young homebuyers, who typical- ly want something more stylish and less cliched. I Freshen your home through repainting. But Richardson said you’re much more likely to appeal to young buyers if you avoid repainting your rooms in the sort of bold paint tones that some agents call “commitment colors.” Instead, she urges you to pick paint colors that are muted, near-neu- trals. I Do a complete over- haul of your front en- trance. Leo Berard, a real estate broker and charter presi- dent of the National Asso- ciation of Exclusive Buyer Agents (www.naeba.org), has worked solely with homebuyers for more than 20 years. So he knows which updates excite a positive response in pur- chasers. He said sellers who have some cash to update their property should consider using it to beautify their front entrance, which should enhance the home’s appeal to buyers of all ages. Owners who are serious about selling can better their prospects with a small investment in im- provements to their front walkway, to the landscap- ing around their front door and to the door itself. Email Ellen James Martin at ellenjames [email protected]. UNIVERSAL UCLICK Update your home’s look for younger buyers Ellen James Martin SMART MOVES MOORE — A pair of brothers, like so many other Iranians at the time, packed their bags in 1978 and came to the United States to study. For Mohammad and Jalal Farza- neh, this meant moving to Nor- man to study architecture at the University of Oklahoma. “It was a temporary situation,” said Mohammad Farzaneh, now 56. “We thought we’d come here, get an education and go back. We never said goodbye and said, ‘We’re going to go away for 30 years.’ ” But then they didn’t see revolu- tion coming — the one that en- gulfed Iran the following year, pushing its U.S.-backed leader Muhammad Reza Shah Pahlevi out of power and clearing the way for Ayatollah Ruhollah Khomeini to return from exile in France to establish an Islamic republic. Militants stormed the U.S. em- bassy in Tehran that November and took 66 Americans hostage. Fifty-three of them would remain captive until January 1981, finally going free the day Ronald Reagan was sworn into office for his first term. The Farzaneh brothers’ father, Jafar Farzaneh, lost his construc- tion business of almost 50 years during the revolution. “He said, ‘Boys just stay,’” re- called Jalal Farzaneh, now 54. And so began the adventure that would stretch out over the next 30 years. The pair established their homebuilding business in Nor- man in 1981, practically before the ink was dry on their diplomas. They started out as M&J Home Builders, but they folded it and other enterprises and partner- ships under the Home Creations umbrella in 1996. Night and day differences The houses they build now are like night and day compared with the houses they built back in the beginning — literally. Houses then required more lights to make up for smaller windows, Jalal Farza- neh said. “The windows weren’t energy efficient, so they had to be small- er,” he said. The brothers ticked off a myriad other differences: Ceilings are higher now and the living space more open. Engineering has im- proved the quality of materials. Granite, once reserved for luxury kitchens and often imported, has almost become standard. “I built my personal home about 12 years ago, and I had a hard IRANIAN BROTHERS FOUND HOME WHILE THEY BUILT FOR OTHERS BY DYRINDA TYSON For The Oklahoman [email protected]Home Creations built this model home at 704 Manhattan Drive in Moore. Builders Mohammad and Jalal Farzaneh say the quality of mate- rials, styles and energy efficiency of newly built houses have changed by leaps since they started building houses 30 years ago. PHOTO BY DAVID MCDANIEL, THE OKLAHOMAN Mohammad and Jalal Farzaneh, cofounders of Home Creations, are shown in a model home at 704 Manhattan Drive in Moore. Home Creations is observing its 30th year in business. PHOTO BY DAVID MCDANIEL, THE OKLAHOMAN SEE BROTHERS, PAGE 2F
Transcript
FREAL ESTATESATURDAY, NOVEMBER 12, 2011 THE OKLAHOMAN | NEWSOK.COM
INDEX
Handy 4FStone 5FPermits 7F
HOUSE PLAN
Great viewCanyon walls, streams,seascapes, lakesides, rollinghills or soaring mountainpeaks can be fully appreciatedfrom inside the Sandpoint.PAGE 3F
LISTING OF THE WEEK
Something’scookingThe Listing of the Week is atraditional home with aremodeled kitchen in TheVillage.
PAGE 3F
Tax creditleft messThe federal tax cred-its of $7,500 andlater $8,000 forfirst-time home-buyers did deliver ajolt to the reelinghousing industry,and they left a bu-reaucratic mess thatthe Internal RevenueService is still slog-ging through.
PAGE 4F
KennethHarney
THE NATION’S HOUSING
IN BRIEF
WEBSITEEXPANDSThe National Associ-ation of Realtors andMove Inc., operatorof Realtor.com, ex-tended the reach ofRealtor.com with thelaunch of theRealtor.com Interna-tional website. Thesite, at www.Realtor.com/International,delivers some 4.4million listings onRealtor.com tobuyers around theglobe, as well asresidential proper-ties fed to the siteby foreign contentproviders. At launch,Realtor.com Interna-tional featuredhomes for sale inthe United States,Brazil, Bulgaria,Croatia, France, Italy,Portugal, Romania,Serbia, Slovakia andSpain. In the pastthree months, nearly2.6 million interna-tional visitorssearched for U.S.real estate on Real-tor.com. The top fivecountries wheresearches originatedfrom were Canada,the United Kingdom,Germany, Australiaand India.
OPEN DOORWITH BUTTONSimpliciKey lets youunlock your homewith the touch of abutton. SimpliciKeyis a remote-controlelectronic dead boltthat can be operatedby a key fob thatworks up to 50 feetaway, as well as by akey pad or key. Thewireless key pad canaccommodate up to16 user codes andcan be repro-grammed easily. Thelock works on fourAA batteries andfits right- or left-hand doors. It isavailable in polishedbrass, satin nickel oraged bronze. It canbe ordered at www.simplicikey.com for$249.99 or www.homedepot.com for$229. Both offer freeshipping.
FROM STAFF ANDWIRE REPORTS
Are you an older babyboomer who yearns to sellthe house you’ve ownedfor many years to downsizeto a retirement property?If so, those who know resi-dential real estate say it’s asmart idea to update yourplace to make it more ap-pealing to younger buyers,particularly those betweentheir late 20s to early 40s,who now represent a majorshare of the homebuyingmarket.
They urge you to thor-oughly clean, clear and de-clutter your property be-fore it goes up for sale.
“For this generation ofyoung homebuyers, ac-quiring a place that feelslight, bright and freshconveys a sense of poten-tial,” said Jeffrey Levine,an architect and plannerwho’s affiliated with theAmerican Institute of Ar-chitects (www.aia.org).
Ashley Richardson, alongtime real estate agent,suggests you consider hir-
ing a “stager,” an interiordesign specialist trained togive properties a more pol-ished look.
If your listing agent isn’ta stager, you can look forone in your local areathrough such organiza-tions as the Real EstateStaging Association(www.realestatestagingassociation.com).
Here are a few otherpointers for homeownerstrying to make their prop-erty more salable:
I Focus on your win-dows.
Levine recommendsthat sellers trying to appealto young homebuyers —who like light rooms —
should remove all theirheavy draperies. Often,the only rooms that needwindow coverings arebedrooms and bathroomsand even there, simpleshades should suffice forprivacy.
Another key step tobrighten your rooms is tothoroughly clean yourwindows, said Sid Davis, areal estate broker and au-thor of “A Survival Guideto Selling a Home.”
He said that many peo-ple who are reasonably fitand don’t have unusuallyhigh windows can do thiscleaning project them-selves, without hiring acontractor.
I Remove family pho-tos and other memorabi-lia.
There’s nothing thatwill date your place fasterin the eyes of young home-buyers than personal pho-tos taken decades ago. Da-vis said any personal pho-tos, including those with
you posing with grand-children, can make it diffi-cult for young buyers topicture themselves livingin your property.
I Make your bathroomlighting more contempo-rary.
In their bathrooms,many older homes stillfeature Hollywood-stylelighting with globes set ona chrome bar. But Davissaid such fixtures seemdated to many younghomebuyers, who typical-ly want something morestylish and less cliched.
I Freshen your homethrough repainting.
But Richardson saidyou’re much more likely toappeal to young buyers ifyou avoid repainting yourrooms in the sort of boldpaint tones that someagents call “commitmentcolors.” Instead, she urgesyou to pick paint colorsthat are muted, near-neu-trals.
I Do a complete over-
haul of your front en-trance.
Leo Berard, a real estatebroker and charter presi-dent of the National Asso-ciation of Exclusive BuyerAgents (www.naeba.org),has worked solely withhomebuyers for more than20 years. So he knowswhich updates excite apositive response in pur-chasers.
He said sellers who havesome cash to update theirproperty should considerusing it to beautify theirfront entrance, whichshould enhance thehome’s appeal to buyers ofall ages. Owners who areserious about selling canbetter their prospects witha small investment in im-provements to their frontwalkway, to the landscap-ing around their front doorand to the door itself.
Update your home’s look for younger buyersEllenJamesMartin
SMARTMOVES
MOORE — A pair of brothers, likeso many other Iranians at thetime, packed their bags in 1978 andcame to the United States to study.For Mohammad and Jalal Farza-neh, this meant moving to Nor-man to study architecture at theUniversity of Oklahoma.
“It was a temporary situation,”said Mohammad Farzaneh, now56. “We thought we’d come here,get an education and go back. Wenever said goodbye and said,‘We’re going to go away for 30years.’ ”
But then they didn’t see revolu-tion coming — the one that en-gulfed Iran the following year,pushing its U.S.-backed leaderMuhammad Reza Shah Pahleviout of power and clearing the wayfor Ayatollah Ruhollah Khomeinito return from exile in France toestablish an Islamic republic.
Militants stormed the U.S. em-bassy in Tehran that Novemberand took 66 Americans hostage.Fifty-three of them would remaincaptive until January 1981, finallygoing free the day Ronald Reaganwas sworn into office for his firstterm.
The Farzaneh brothers’ father,Jafar Farzaneh, lost his construc-tion business of almost 50 years
during the revolution.“He said, ‘Boys just stay,’ ” re-
called Jalal Farzaneh, now 54.And so began the adventure
that would stretch out over thenext 30 years.
The pair established theirhomebuilding business in Nor-man in 1981, practically before theink was dry on their diplomas.They started out as M&J HomeBuilders, but they folded it andother enterprises and partner-ships under the Home Creationsumbrella in 1996.
Night and day differencesThe houses they build now are
like night and day compared withthe houses they built back in thebeginning — literally. Houses thenrequired more lights to make upfor smaller windows, Jalal Farza-neh said.
“The windows weren’t energyefficient, so they had to be small-er,” he said.
The brothers ticked off a myriadother differences: Ceilings arehigher now and the living spacemore open. Engineering has im-proved the quality of materials.Granite, once reserved for luxurykitchens and often imported, hasalmost become standard.
“I built my personal homeabout 12 years ago, and I had a hard
IRANIAN BROTHERS FOUND HOMEWHILE THEY BUILT FOR OTHERS
Home Creations built this model home at 704 Manhattan Drive in Moore. Builders Mohammad and Jalal Farzaneh say the quality of mate-rials, styles and energy efficiency of newly built houses have changed by leaps since they started building houses 30 years ago.
PHOTO BY DAVID MCDANIEL, THE OKLAHOMAN
Mohammad and Jalal Farzaneh, cofounders of Home Creations, areshown in a model home at 704 Manhattan Drive in Moore. HomeCreations is observing its 30th year in business.
PHOTO BY DAVID MCDANIEL, THE OKLAHOMANSEE BROTHERS, PAGE 2F
2F SATURDAY, NOVEMBER 12, 2011 THE OKLAHOMAN | NEWSOK.COMREAL ESTATE
time finding white gran-ite,” Mohammad Farzanehsaid. “Now it’s so avail-able.”
But the biggest changesare the ones not necessar-ily obvious to the nakedeye, he said, like energy ef-ficiency, which is “unbe-lievable compared to 30years ago, even five yearsago.”
Finding the turningpoint
The road along the way,though, hasn’t alwaysbeen a smooth one.
“I could see a number ofthings we could’ve done —wrong decisions — and ourbusiness could’ve gone to-tally under as it almost didback in the 1980s,” he re-called.
The oil bust of the 1980spunched Oklahoma andTexas in the stomach, put-ting their petroleum-in-dustry-dependent econo-mies into a free fall. TheFarzaneh brothers sawbusiness dry up, andthough they continuedbuilding a handful ofhouses, it didn’t generatemuch income. They tookon extra work during thoseyears to keep food on thetable — for one, overhaul-ing foreclosed houses soFannie Mae could sellthem off.
They wouldn’t breatheeasy again until 1987, “theturning point,” Jalal Farza-neh said.
But the housing crisisthat clamped down onbuilders in most parts ofthe country in 2008-2009passed them by. The com-pany closed on about 375houses a year up until2009 — and then thenumber jumped up to 475,Jalal Farzaneh said. Theyclosed on 475 in 2010 aswell.
“We were blessed be-cause we were at the rightplace at the right time withthe right product,” he said.
Anita Wagoner, HomeCreations’ director of salesand marketing, said thebrothers have changedtheir approach.
“Even in a downturn,people still have to buyhomes, so we seek outthose people,” she said, atvenues such as bridalshows. They also holdseminars for prospectivehomeowners to help themget their credit up to themore stringent lendingstandards that are now thenorm. Sales staff haslearned to generate traffic,as well.
And they are competingwith some good builders,she said. “You just have tobe better.”
Keeping peopleemployed
More important,though, are the people,Mohammad Farzanehsaid. The company em-ploys about 120 with some400 to 500 contractors inthe field.
“That’s 500 or 600 peo-ple depending on us,” hesaid. “So we have to bebetter than anyone else tokeep these people employ-ed and make sure thesepeople are working andmake sure their families
have bread on the table. Itpretty much comes tothat.”
The real key to theirsuccess working togetheris their wives, he said — hiswife, Shokoh, as well as Ja-lal Farzaneh’s wife, Azan.Both worked as account-ants in the business in theearly days.
“They did understandthat inside the business,they would act as anotherstaff in their position andtheir capacity,” Jalal Farza-neh said with a smile.“Outside the office, theyact as boss. So they knowwho the bosses are, and weknow who the bosses areoutside the office.”
“They make the ulti-mate decisions in our livesexcept for business deci-sions,” Mohammad Farza-neh added.
Their wives came to theUnited States with them in1978, and their childrenwere all born here. Otherrelatives, including theirfather and two brothers,have also immigrated here,but the family travels backto Iran once every year ortwo.
And both brothers havebecome citizens, Moham-mad Farzaneh in themid-1990s and Jalal Farza-neh in 2000. “In the backof your mind you’re kind ofthinking, ‘Well, things aregoing to improve, and one
day I’m going to go back,’ ”he said.
He recalled a conversa-tion someone had with hisson.
“They asked, ‘Where
are you from?’ And hesaid, ‘Norman’s my home.’So that’s when I knewNorman is my home, too. Idecided that’s it — Nor-man’s my home.”
FROM PAGE 1F
Brothers: Business survived trials
Left: Colleagues and friends of Mohammad and JalalFarzaneh, founders and owners of Moore-basedHome Creations, celebrate the brothers’ 30th anni-versary of business at the Petroleum Club in down-town Oklahoma City.
PHOTO PROVIDED BY HOME CREATIONS
The Home Creations model home includes a stagedcozy dining area. PHOTO BY DAVID MCDANIEL, THE OKLAHOMAN
The kitchen of the Home Creations model home at 704 Manhattan Drive inMoore. PHOTO BY DAVID MCDANIEL, THE OKLAHOMAN
Left: Brightcolor and starkcontrast set offthis bedroomstaged for a girlin the HomeCreations modelhome.
PHOTO BY DAVIDMCDANIEL,
THE OKLAHOMAN
Left: OklahomaCity Thunderitems anchor asports theme inthis bedroomstaged for a boy.
PHOTO BY DAVIDMCDANIEL,
THE OKLAHOMAN
THE OKLAHOMAN | NEWSOK.COM SATURDAY, NOVEMBER 12, 2011 3FREAL ESTATE
Because panoramic views are a majorplus in the Sandpoint, families will wantto choose their lot with care. Canyonwalls, streams, seascapes, lakesides, roll-ing hills or soaring mountain peaks can befully appreciated from inside this home.
The most expansive are views from thevaulted hexagonal great room and thewide deck that spans the entire rear andsegues into a large screened porch. But thevisual fields are also splendid from the of-fice-bedroom, the kitchen and both bath-tubs.
Built-in benches rim part of the entrydeck. To enter this shingle-style lodge,you walk between slender twin posts seton tapered stone veneer bases. The vault-ed porch opens into an even loftier vaultedentry inside double doors. The entry ispart and parcel of the hexagonal greatroom, where six ceiling segments soar to acentral apex.
At floor level, the entry is separatedfrom the great room by an 8-foot-high
section of wall or shelves. On the otherside, a freestanding wood stove backs upto that wall, which could be bricked, tiledor whatever suits. Bookshelves and ahome entertainment center line the wallto the right of the entry. Two rooms aredown the hallway on that side. A gener-ously sized vaulted kitchen is to the en-try’s left.
Skylights spill more light into theSandpoint’s already bright kitchen.Counters wrap around three sides, and anabundance of cabinets line two of them.Laundry appliances and a deluxe ownerssuite are just a few steps down the hall.
Owners suite amenities include a vault-ed ceiling and walk-in closet. The spa-cious bathroom has a dual vanity, roll-inshower, and a deep tub with what couldbe a wonderfully relaxing view.
A review plan of the Sandpoint, including floor plans,elevations, section and artist’s conception, can be purchasedfor $25 by phone, mail or online. Add $5 for shipping andhandling. Associated Designs, 1100 Jacobs Drive, Eugene, OR,97402. www.associateddesigns.com. (800) 634-0123.
HOUSE PLAN
Sandpoint offerspanoramic views
The Listing of the Weekis a traditional home with aremodeled kitchen in TheVillage.
The 1,645-square-foothome at 10005 Essex Ave.has three bedrooms, twobathrooms, one livingroom, a study, one diningroom and an attachedtwo-car garage. The living
room has a cathedral ceil-ing, built-in bookcase andceiling fan. The kitchenhas a breakfast bar, pantry,wood floors, a commercialgas double oven, newbacksplash and updatedlighting and cabinets. Themaster bedroom has awalk-in closet, ceiling fanand bath with tub and newlarge shower. The homehas a screened-in porch,
outbuildings and an openpatio.
The home, built in 1969,is listed for $109,000 withChristy Stanley of KellerWilliams Realty. For moreinformation, call 640-5543 or 354-4888.
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.
LISTING OF THE WEEK
Traditional home hasa remodeled kitchen
The Listing of the Week is at 10005 Essex Ave. in The Village. PHOTO PROVIDED
FROM STAFF REPORTS
NICHOLS HILLS — Rou-chelle Osborn has joinedChurchill-Brown & Asso-ciates Realtors’ NicholsHills office, 6447 Avon-dale Drive, as a residentialreal estate sales associate.
The Oklahoma native isa graduate of the Universi-ty of Oklahoma. She holdsa Master of Science degreein nursing and has beenemployed in the metro ar-ea for the past 23 years. Rouchelle Osborn
Churchill-Brown gets newNichols Hills associate
4F SATURDAY, NOVEMBER 12, 2011 THE OKLAHOMAN | NEWSOK.COMREAL ESTATE
WASHINGTON — Rememberthe federal tax credit programsoffering $7,500 and later$8,000 to first-time home-buyers? The credits were de-signed to deliver a jolt to thereeling housing industry andthey did: More than 4 millionpeople applied for and havereceived nearly $30 billionworth of credits.
Most of them, according tothe Internal Revenue Service —the sole federal agency thatadministers the credits — wentto people who legitimatelyqualified for the credits. But aseries of audits by the Trea-sury’s inspector general for taxadministration has documentedfoul-ups by the IRS, rangingfrom credits granted to prisoninmates and dead people, fraudschemes involving claimantswho never bought a house andeven credits for alleged homepurchases by teenagers and kidsas young as 3 years old.
Far more commonplace,however, auditors say, wereshortcomings by the IRS indistinguishing between tax-payers who were supposed torepay their credits over a 15-year period — as required underthe original $7,500 program in2008 — and people for whomthere was no such requirementunder later versions of the pro-gram allowing credits up to$8,000.
The agency also had troubledetermining whether recipientsof the nonrepayable creditsmight have violated rules byselling their homes before thethree years of required resi-dency and earning a profit onthe sale.
Now a new audit has turnedup still more homebuyer taxcredit problems. According tothe inspector general, the IRShas been sending “incorrect”notices to thousands of tax-payers that either inform themthat they owe no repaymentson their credits when they ac-tually do, or demand repay-ments from recipients wholegally owe nothing.
The latest audit found that61,427 homeowners were senterroneous notices including inpart:
I 27,728 who bought homesin 2009 under the nonrepayableprogram but were told to sendin payments.
I 12,495 who received the2008 version of the credit,which was essentially an in-
terest-free loan, but were toldno repayments are due.
I 832 dead people who wereasked for repayments on theircredits despite the fact that thelaw waives any repayment re-quirements for deceased tax-payers.
Another 18,220 owners whowere supposed to receive no-tices of repayments due ontheir credits never were sentthem. The audit also found thatan outside vendor hired by theIRS to help identify credit re-cipients who may have soldtheir homes early used faultydata that led to 53,558 taxpayersreceiving notices erroneouslydemanding repayments.
A key contributor to the earlysnafus was that the originalversion of the credit rules re-quired essentially no docu-mentation of home purchases.J. Russell George, Treasury’sinspector general for tax ad-ministration, told a congres-sional hearing earlier this year:“We estimate that at least $485million of the more than $513million of potentially erroneousclaims we identified were issuedwith no IRS scrutiny, such as anexamination or steps to validatethe claim. These erroneouscredits might have been deniedif documentation requirementswere in place.”
After audits turned up signsof taxpayer misunderstandings,
along with outright fraud, Con-gress required that documenta-tion be submitted with all creditclaims, including a HUD-1 set-tlement sheet showing the dateand other purchase details.
The repayment issue — bothfor people who sell their housestoo early or who are supposedto be making regular annualpayments because they pur-chased using the $7,500 creditin 2008 — appears to be anongoing problem for the IRS. Ofparticular concern to auditorsare the agency’s difficulties inkeeping track of taxpayers’current addresses and homesales. The unidentified vendorhired to help with the processprovided “incomplete and/orinaccurate” information in 41percent of cases in a statisticalsampling, triggering incorrectnotices to taxpayers, accordingto auditors.
For its part, the IRS says thetax credit program has “posedadministrative challenges.” Inresponse to the latest audit,Richard Byrd Jr., the IRS com-missioner for wage and in-vestment, cited the multiplelegislative versions of the pro-gram and its “unprecedented”scope. A subsequent IRS state-ment noted that the agency hassent out information to house-holds affected by repaymentrules and that “despite somedata and programming errors”
has achieved a “99 percentaccuracy rate” in providingcorrect information. Nonethe-less, IRS plans for the upcom-ing tax filing season include ashift to a “Web-based tool” thatwill help people determine ifthey have a repayment require-ment.
In the meantime, if you’reone of the estimated million-plus taxpayers in this category,watch for the revised IRS noti-fication approach. And if youget an official demand for acredit repayment that you knowis wrong, don’t sweat it. Youare probably not alone. Talk toyour tax adviser to get it allstraightened out.
Federal tax program comes with headachesKennethHarney
THE NATION’S HOUSING
If you’re considering remodeling yourkitchen, bathroom, laundry room or anyother area in your home that needs cabi-nets, modular cabinets can be a great timeand money saver.
Installation is well withinthe range of most moderatelyexperienced do-it-yoursel-fers, and all the tools you’llneed are probably already inyour arsenal.
Simple projects such as abathroom or a laundry areamay require only one or twocabinets, while a complete kitchen mayneed 20 or more cabinets along with a va-riety of accessories.
Either way, rely on the designer at thestore where you’re buying the cabinets toassist you with selecting exactly what youneed, as well as completing a scale layoutdrawing and complete material list.
PreppingWhen your cabinets arrive at the job
site, begin by sorting them. Check eachone against the layout and the packing listto make sure everything, including all ofthe accessories — fillers, toe kick covers,crown moldings and any other items youordered with the package — have been de-livered. Report any damaged or missingitems immediately.
Next, gather all your tools and supplies.For a typical installation, you’ll need adrill/screwdriver; bits; 2-foot and 6-footlevels; clamps; flathead wood screws invarious lengths; a stud finder; step ladder;shims; framing square; and some stan-dard carpentry tools.
Some installers begin with the lowercabinets, some with the uppers. My pref-erence has always been to start with theuppers, working out from the corner onwhatever is the longest wall.
Locate all of the cabinets that will go onthat wall, then check them again againstyour plan to verify width, height and doorswing. Unpack each of these cabinets, andremove the doors and shelves and setthem carefully aside so they don’t get lostor damaged.
Installing the uppersUsing your stud finder, locate and mark
the stud centers on the first wall. Measurefrom the floor to the bottom of where thecabinets will be — typically 54 inches offthe floor, but verify this on your plans —and mark this location on the wall. Mark alevel line at this point with your 6-footlevel, then attach a piece of scrap wood tothe wall as a temporary support.
Modular cabinets are made in widthsstarting at 9 inches and going up to 48inches or more in 3-inch increments — 9inches, 12 inches, 15 inches, and so on.
Odd inches are made up using fillerstrips of matching material. Let’s say yourwall is 109½ inches long. Based on 3-inchincrements, your cabinets will make up108 inches of that wall, so you’ll need a1½-inch filler for the rest of it.
For best appearance, the filler should beequal at each end of the run, so rip a¾-inch filler for each end. Predrill thefiller, then countersink your holes. Clampthe filler to the left side of the first cabinetin the run so that the face of the filler isflush with the face of the cabinet, andscrew the filler in place.
With a helper, lift the first cabinet intoplace, resting it on the temporary supportyou installed earlier. Measure your studlocations, and drill and countersink thecabinet to receive the installation screws.Most modular cabinets have a wood strip
at the inside top of the cabinet that’s in-tended to receive the hanging screws, sodrill through that.
Make sure the cabinet is in the correctposition, and screw itloosely to the wall. Yourinstallation screwsshould penetrate atleast 1½ inches into thestud. Don’t tighten thescrews completely atthis time, but make surethe cabinet is snug.
Set the second cabi-net in place on the wall, slide it against thefirst cabinet, and use clamps to secure theface frames together. Make sure the cabi-nets are exactly in line and the face framesare flush. Once again, measure and drillthe installation holes, and screw the cabi-net loosely to the wall.
Now, drill through the cabinet stileswhere you’ve clamped the face frames to-gether. Be sure you drill pilot holes andthen countersink your holes. Use flatheadwood screws to secure the face frames to-gether.
Now, snug the cabinets against thewall. Check the face frames with your lev-el, and use shims between the wall and thecabinet backs as needed to ensure thefaces of the cabinets remain vertical. Re-peat these steps for the remaining uppercabinets.
Installing the lowersThe lower cabinets are installed in
much the same manner. Begin with a cor-ner cabinet, especially if you have a LazySusan. Make sure the corner cabinet isshimmed so that it’s plumb and level inboth directions. Next, set the first cabi-nets in place that are immediately adja-cent to the left and right of the cornercabinet. Clamp and then screw the faceframes together. This will give you a longcorner assembly to work from in the cor-ner, which will help you align the corneraccurately.
From there, work out in each directionto complete the runs. As with the uppercabinets, calculate the overall length ofthe run, and make up any odd inches withfillers, dividing them up so that they givethe best overall appearance.
At the sink, you have two choices. Youcan carefully measure for each one of thepipes, and drill the necessary holes to ac-commodate the plumbing. Or you can cuta large, square hole in the back of the cabi-net that will accommodate all of theplumbing at once, which makes installa-tion easier; keep the hole symmetrical tothe overall size of the cabinet for best ap-pearance.
As you install the lower cabinets, con-stantly check and adjust them for plumbalong the faces and level along the tops byadding shims under and behind the cabi-nets. Screw the cabinets loosely to thewall studs, and use the screws and theshims to make final adjustments to therun before tightening everything down.
Complete the installationThe last step is to install any accessory
items, such as rollout drawers, wine racksand the like. Install crown moldings, toekick covers and other trim, and then re-mount the doors.
Most modular cabinets have hinge sys-tems that adjust in three planes — vertical-ly, diagonally, and in and out — so your laststep will be to carefully adjust all the doorsfor even alignment and smooth operation.Send email to [email protected].
INMAN NEWS
Installation tips helpwith modular cabinets
PaulBianchina
HANDY @ HOME
THE OKLAHOMAN | NEWSOK.COM SATURDAY, NOVEMBER 12, 2011 5FREAL ESTATE
Q. I am trying to complete a shortsale. My lender requested a hardshipletter, but I don’t know what to includein it. Can you help?
A. Whether you are trying to completea short sale or apply for a loan modifica-tion or deed in lieu of foreclosure, yourlender will request a letter explaining whyit should grant you the relief you are re-questing. This is known as a hardship let-ter.
The majority of hardship letters I re-view share common mistakes. For exam-ple, most people want to go to greatlengths to explain their situations in anapparent attempt to gain sympathy fromtheir lender. This is not a good methodbecause the lender’s representative litera-lly is spending all day reviewing hardshipletters. By the time the reviewer makes itto your letter, it may be the 400th hard-ship he or she has read that month. Thebank rep probably has heard it all.
But the bottom line is, you either have arecognized hardship — job loss, forced re-location, burdensome medical expenses
— or you don’t.The next most common mistake is that
homeowners make their hardship lettersall about themselves.While this is understan-dable, your lender alreadyknows why it is in yourbest interest to get a shortsale or a loan modifica-tion, so be sure to say whyit’s in the lender’s best in-terest as well.
Finally, most hardshipletters are too vague, con-taining general information about not be-ing able to afford the house. Be specific.Say in the letter that your employer stop-ped giving overtime, or whatever the casemay be.
Sample hardship letterMary Smith123 Main Street, Davie, FL 33324Loan Number: 1234567890Dear Sir or Madam:Thank you for taking the time to review
my short sale application. My hardship isdue to two causes:
1. My current employer, Bigco, is down-sizing, and my position isbeing eliminated locally,although I am able to relo-cate with my company toGainesville, Fla.
2. There is no current de-mand in the local area formy skills as a bond analyst.
Based on the above, Ihave no choice but to relo-cate to Gainesville, Fla.
Unfortunately, we owe more than ourhome is worth. We owe $210,000, and ourreal estate agent values the home at$145,000. On my salary of $55,000 a year,I can’t afford to maintain two houses, andI am moving too far away to make rentingthe home a realistic option.
Further, I have been advised that theproperty will not rent for nearly enoughmoney to cover the mortgage paymentand homeowner’s association dues. Mymonthly budget simply does not have the
extra money to cover the difference, asyou can see from the attached budgetworksheet.
I think your bank will be better off get-ting the market value for the propertynow while the property is maintained,rather than foreclosing on a vacant prop-erty and then selling it as a distressedhouse. I have attached to this letter all ofthe information that you have requested,including all of my contact information,as well as the contact information of myreal estate agent and attorney.
I am ready to cooperate fully and im-mediately with whatever additional re-quests that you may have. Thank you foryour kind consideration regarding ourpredicament.
Sincerely,Mary Smith
Gary M. Singer is a Florida attorney and board-certified as anexpert in real estate law by the Florida Bar. Send himquestions online at http://sunsent.nl/mR20t7 or follow him onTwitter @GarySingerLaw.
MCT INFORMATION SERVICES
Be direct, simple when explaining hardships
GaryM.Singer
REAL ESTATE LAW
DEAR BARRY: Before Ibought my home, I hired ahome inspector. At thetime, he seemed to do agood job.
Since moving in, I havefound two major prob-lems. First, an exterior gasline had such a major leakthat the gas company re-fused to turn on the ser-vice. Second, one of theceiling beams is crackedclear through. If you shinea flashlight on the crack,you can see light in the at-tic, and this worries meabout structural stability.
Shouldn’t these condi-tions have been reported?
RalphDEAR RALPH: The un-
reported defects may ormay not reflect against thecompetence of your homeinspector. It depends onwhether those conditionswere visible at the time ofthe inspection and wheth-er they were within thescope of the inspection.
The location of the gasleak would have much todo with discovery by theinspector and the gascompany. If the leak wasoccurring near the build-ing, at the gas meter forexample, a competenthome inspector wouldprobably have noticed it. Ifleakage occurred at a bur-ied gas line in the frontyard, that would probablybe missed by an inspector.The gas compan performsspecific tests that revealleakage within gas supplysystems. For this reason,homebuyers should alwaysrequest a safety inspectionby the gas company.
If the crack in the ceilingbeam is clearly visible, thehome inspector shouldhave reported it. However,not all beam cracks arestructurally significant. Ifthe crack runs parallel tothe wood grain, it probablydoes not weaken the beam.You should notify yourhome inspector and re-
quest a review of the prob-lem. A second opinion by alicensed structural engi-neer is also advisable.
DEAR BARRY: My cir-cuit breaker box doesn’thave a master breaker toshut off the electricity tothe house. Should I haveone installed, and is this ajob for a do-it-yourselfer?
MichaelDEAR MICHAEL: If
your main electric servicepanel has more than sixbreakers, the code requiresa main shut-off switch.The intent of this require-ment is to enable quickdisconnection of the pow-er in the event of an emer-gency. Older panels, con-taining six breakers or less,
typically do not have amain switch.
Many of these panels,however, have been mod-ified to include additionalbreakers, but still have nomain shut-off. Often theadditional circuits wereinstalled by people with-out sufficient electricalqualifications. In suchcases, review and upgradesby a licensed electricalcontractor are warranted.
Many older panels arenot designed to contain amain disconnect switch.Therefore, replacement ofthe old panel might benecessary.
At this point, it shouldbe clear that these are notprocedures to be under-taken by a “do-it-yoursel-fer.” Work of this kind re-quires considerable pro-fessional knowledge andexpertise. So hire a quali-fied electrical contractor.
To write to Barry Stone, visit him on theweb at www.housedetective.com.
ACTION COAST PUBLISHING
Whether you work fromhome, attend online classes orsort your family’s finances, youlikely use some kind of homework space. But not everyone isfortunate enough to have a roo-my office.
Some have to cram their workspace into a nursery, the diningroom or a seedy, poorly lit cornerof the basement.
If you’re drowning in yourcluttered home work space, hereis some advice experts to helpyou transform your paper pit in-to an orderly workstation.
Creating the spaceWhen you can’t devote an en-
tire room to a home office, youcan save space by saying goodbyeto those oversize desks. Opt in-stead for a small corner desk oran armoire that can house yourcomputer and other equipment.Some armoires have drop-downleaves that allow you to expandyour work space when needed,and fold it up when you’re done.
Explore the vertical wallspace. Use sturdy shelves tohouse your computer and key-board. Stack boxes of papers,
books and lesser-used supplieson higher shelves.
Another piece of furniturethat often hogs space is the deskchair. Many buyers spring for thebig leather office chairs becausethey offer a plush place to sit.Angela Wu — the home officeorganization expert who wrotethe book “So You Want to WorkFrom Home!” — said that’s notalways wise. Those big officechairs take up far more spacethan the standard models, andsometimes they’re too comfy.After all, you don’t want to dozeoff in the middle of a project.
Wu said the best option is abasic padded office chair withgreat lumbar support.
“Get comfortable, functionaland affordable furniture — justenough to get you by whileyou’re getting started.”
Tying it togetherMany work spaces — whether
they’re messy or not — invadeotherwise pleasant, nicely deco-rated rooms. Those hand-me-down desks and deluxe printersdon’t often fit the decor.
This problem can be partly re-medied by keeping to a consis-tent color scheme and pulling ittogether with a bold patterned
piece. The more colorful, thebetter.
“Choose vibrant colors thatwill make you feel energetic,happy and productive,” said JohnL. Brock, design consultant andowner of jBrock Design Co. in St.Joseph. “I recommend colorsthat appeal to the client otherthan white. Bright colors arebest.”
Give your work space shelvesthe same finish as your kitchentable. If your office is in a nurs-ery, pick a corner desk or armoirethat matches the crib. Severaloffice stores sell keyboard coversin a variety of colors, and you’dbe hard-pressed to find one thatcouldn’t fit a decor.
Some people, however, maywant to separate their workspace from the rest of the room.This is an easy fix. Simply pur-chase a folding screen, a peg-board, a traditional cork board, achalk board or a magnetic mess-age board. All of them give thespace a feeling of separation, aswell as a place to personalizeyour office design and keepyourself organized. Plus, theyprovide a great canvas for pa-pers, pictures, clocks and otherartwork.
“Decorate with photos of fam-
ily, pets and friends. If you enjoyart, hang it (there),” Brock said.“Most of us who work fromhome will spend a lot of time inthis space, so we need to feelcomfortable while we are there.”
Getting it organizedWu said she has a cure for
those endless stacks of paper.Consider using a system of “bas-kets” or trays. Designate one trayfor “to-do” items, another forfiling, another for bills, anotherfor work-related items and soon. Just make sure you stick tothe system.
“If there’s a piece of paper youdon’t need, don’t say, ‘I’ll juststick it in this file and throw itout later when I have more time.’Get rid of it if you don’t need it,”Wu said. “It’s far easier to dealwith one piece of paper at a timethan two weeks worth of accu-mulated paperwork.”
For more organizational ad-vice, use these tidbits from RealSimple magazine:
I Matching storage boxes inneutral tones bring a calm senseof order to a home work area.
I Old jam jars get new life aspractical (and inexpensive) deskorganizers.
I A great new use for both
empty cans and leftover wallpa-per: Pencil holders. Wash the canthoroughly, peel off the label, cutpaper to fit, and secure withdouble-sided tape along theseam.
I You don’t need to buy a deskdrawer tray to organize your of-fice supplies. Simply repurposeice-cube trays as desk-drawerorganizers for paper clips, pushpins and more.
I Use adhesive Velcro strips tosecure surge protectors and dan-gling cords to the underside of adesk. Conceal excess wires bycoiling them inside the colorfulrubberized Cable Turtle (avail-able at containerstore.com).
I Put “expiration dates” on la-bels for files that store creditcard and bank statements soyou’ll know when to shred them(after one year).
I If you tend to make piles ofpapers, use PileSmart binderclips (available at containerstore.com), which come equippedwith erasable labels to fasten pa-pers together by category andquickly find what you need.
I Rolodexes aren’t just forbusiness contacts. Use them forrecipes, website logons andpasswords.
MCCLATCHY-TRIBUNE INFORMATION SERVICES
Home office solutions can be easy and affordableBY SHEA CONNERSt. Joseph (Mo.) News-Press
Buyer disappointed with inspector
BarryStone
INSPECTOR’S IN THEHOUSE
6F SATURDAY, NOVEMBER 12, 2011 THE OKLAHOMAN | NEWSOK.COMREAL ESTATE
To anyone reading thereal estate ads in recentyears, it could seem thatgranite was the only mate-rial worth using for akitchen counter, as impor-tant as updated electricalsystems or a reliable roof.
Granite isn’t going any-where. But many design-ers and homeowners areturning to glass, manufac-tured stone, metal andother materials to createcounters that work forpeople who actually cookas well for those who seethe kitchen as a decorativeaccessory.
“What consumers nowhave seen is there is kind ofthis granite fatigue. Every-one has granite,” said EdRogers, director of busi-ness development atCaesarStone US, based inVan Nuys, Calif.
CaesarStone and otherbrands, including Sile-stone, sell engineeredquartz, a durable productmade from more than 90percent crushed quartzmixed with a resin.
Manufacturers are pro-ducing dozens of colors ofengineered quartz, someof them trying to replicatethe look of other stones orconcrete, at prices compa-rable to those of midlevelgranites. Both a virtue anda drawback is its consis-tency — no fossils or nat-ural quirks, though thatcould change as compa-nies work to mimic thenatural variations of mar-ble or add a leathery sur-face texture.
Glass counters also areshining. Lighted from be-low, they can add an ap-pealing glow to a kitchen.Buyers also like the hy-gienic qualities of glass inthese days of the handsanitizer.
Granite had been “re-served for the ultra highend,” but now it’s availablein big box home stores,Rogers said. “It was thehome center and the pro-duction builder thatmoved this market.”
And it moved somehomeowners to otherchoices that are new andappealing to green con-sumers, such as engi-neered quartz, as well as
some that have beenaround for centuries, in-cluding soapstone andmarble.
“I have not done a singlegranite countertop in 10years,” said Dan Campbell,a Los Angeles contractorwho specializes in kitchendesign and remodels.“Maybe because it’s sooverused. It all blends to-gether.”
Troy Adams also hasn’tused much granite in thehigh-end kitchens he de-signs, although he ac-knowledged there aremany beautiful graniteslabs available. Improve-
ments to other materials,such as stainless steel withfine patterns that resistfingerprints, have madealternatives more popular,Adams said.
One of the materials helikes to use is lava stone,which is quarried from avolcano in France, enam-eled and then fired at hightemperatures. It’s stain-,heat- and scratch-resist-ant, and it has a sort ofcrackly surface that can bemade in intense colors. It’salso three to four times ascostly as many granites,Adams said.
MCT INFORMATION SERVICES
Granite shares spotlight with glass, more
Lavastone is another alternative to consider for a countertop in a modern kitchen. MCCLATCHY-TRIBUNE PHOTO
A ¾-inch-thick clear glass countertop is one alterna-tive to the ever-present granite countertop in a mod-ern kitchen. MCCLATCHY-TRIBUNE PHOTO
BY MARY MACVEANLos Angeles Times
Stainless steel can complement granite countertops. MCCLATCHY-TRIBUNE PHOTO
LOS ANGELES — Whether the kitchencounter is just a spot to toss the keys andmail, the place for breakfast around an is-land, the lab for a chili cook-off entry orthe respite for sitting alone with a glass ofpinot grigio, the kitchen counter is inevi-tably a focal point of what’s become thecenter of many homes.
Kitchen designer Troy Adams builds hispalette around the aspect of the kitchenwith the most surface area, so a large, dra-matic island might be the starting place.
In sophisticated, high-end kitchens, anisland might be topped with one material,the sink and cooking area in another. In hisown kitchen, Adams combined lava stone,stainless steel and glass.
That doesn’t mean the old standbys, in-cluding solid surfaces such as Corian, aregone from the market — particularly inbudget-minded kitchen plans. Wood —often used for cutting blocks or other in-serts to countertops — also can work forcounters, whether in a farmhouse kitchenin the city or a sleek contemporary space.
Although it still represents a small shareof overall sales, engineered quartz hasbeen the fastest-growing category thepast five or six years, said Ed Rogers, di-rector of business development at Caesar-
Stone US in Van Nuys, Calif.CaesarStone was the first engineered
stone, made in 1987, said Arik Tendler,president of CaesarStone US. It was, andstill is, made in Israel, where he grew up tobecome a stone fabricator.
When he was first approached by asalesman with engineered quartz, hisreaction was: “Do me a favor. I’m a sec-ond-generation stone guy. Have somecoffee and get out of here.”
Obviously, he changed his opinion. InSouthern California, he went door to doorto introduce his company starting in 1999.
Los Angeles contractor Dan Campbellsaid he likes the seamless counter frontpossible with engineered quartz. “No onewants to see the manufacturing of any-thing if you can avoid it,” he said.
Many companies also are working tomake their products — natural and manu-factured — as eco-friendly as possible.Consumers who care might check a prod-uct for its percentage of recycled materi-als, which varies considerably, or the con-ditions of its mining.
Cosentino reports that its Eco line ismade of 75 percent post-consumer or post-industrial materials, including mirrors,glass, stone scraps and porcelain. Othercounters are being made from recycledglass or recycled paper sealed with wax.
MCCLATCHY-TRIBUNE INFORMATION SERVICES
Kitchen counter is a focal point BY MARY MACVEANLos Angeles Times
The toughest part of thekitchen counter decisionmight be figuring out whatyou care about most. Du-rability? A unique look?Color? Price? Here’s a lookat some of the most com-mon options, with an as-sessment of their qualityfrom designers, manufac-turers and the websitewww.kitchen.com.
ConcreteI Pros: Modern, indus-
trial look. Can be made inany shape and in a varietyof colors.
I Cons: Can stain andcrack, though that alsomay be an appeal. Rela-tively expensive. May needa sealer and wax appliedperiodically to protectagainst staining.
GraniteI Pros: Huge range of
colors and prices. Durable.Stain- and heat-resistant,though some sealers com-monly used to combat itsporous qualities can bedamaged by excessiveheat.
I Cons: Some designerssay it has become over-used.
TileI Pros: Budget-friendly.
Unlimited color and pat-tern choices. Durable,heat- and stain-resistant.
I Cons: Grout can stainand be tough to clean. Nota smooth surface for somecooking tasks.
GlassI Pros: Looks new and
modern. Can be made inmany colors, patterns andshapes. Translucent qual-ities enable natural light topass through. Nonporous,heat-resistant, easy to
clean. Can be made fromrecycled glass.
I Cons: Shows finger-prints. Can crack or break.
MarbleI Pros: Classic looks.
Sometimes has translu-cent quality. Great formaking and rolling pastrydough because it’s cool tothe touch.
I Cons: Can stain.
LaminatesI Pros: Huge range of
colors, patterns and fin-ishes. Budget-friendly.Easy to maintain.
I Cons: Chips can bedifficult to repair.
Engineered quartzI Pros: Extremely
tough. Dozens of colorsand patterns. Easy toclean. Consistent colorand detail. Many manu-
facturers, includingCaesarStone, Silestone,Cambria. Consideredmore sustainable, as rem-nants often can be recy-cled.
I Cons: Lacks uniquecolorations and detailsfound in marble or granite.
Stainless steelI Pros: Durable. Stain-
resistant. Looks like a pro-fessional kitchen. Othermetals, such as zinc andcopper, lend an unusualappearance that willchange over time.
I Cons: Can show fin-gerprints and scratch.
WoodI Pros: Can be used as a
chopping board.I Cons: Shows knife
marks. Susceptible to wa-ter damage. Requires peri-odic reoiling.
Choosing materials for kitchen countertopsBY THE LOS ANGELES TIMES
THE OKLAHOMAN | NEWSOK.COM SATURDAY, NOVEMBER 12, 2011 7FREAL ESTATE
Jerry Prokes of Lake-ville, Minn., didn’t holdback when he described anelectric fireplace as look-ing like “a piece of junk.”The plastic nodules meantto convey white landscaperocks or white-hot coalslooked kitschy at best.
But Prokes is no puristwho insists on a wood-burning fireplace. He re-cently bought a differentelectric model for $400 atSam’s Club with a cherrymantel that he’s satisfiedwith. “From a distance,the flames look real,” hesaid.
Fireplaces feed the needto take the chill off, butadding a gas or wood-burning chimney in ahome can easily cost$3,000 or more.
Electric models withbuilt-in space heaters sup-ply some of the ambienceand as much heat as thereal thing — for a fractionof the cost.
In these turbulent eco-nomic times, “plug andplay” fireplaces have be-come a hot commodity forpeople who want a looky,lower-cost option to thereal thing.
Electrics solve severalissues. Venting is never aproblem because a glori-fied space heater doesn’trequire venting. And call-ing an electrician isn’tnecessary. With the illu-sion of a flame created by asimple incandescent or
LED lightbulb and thewarmth coming from a1,500-watt heater, only athree-prong plug-in isneeded.
Plus, placement is flex-ible because all models areportable and fairly shallowin depth (about 12 to 15inches), whether it’s asmall stove heater or a 72-inch-long fireplace mediacenter.
While most people buythe electric models for thecoziness factor, some cus-tomers claim they’ve savedmoney by turning downthe house thermostat andwarming only the roomthey’re in.
However, ConsumerReports magazine said thatturning the thermostat tobelow 60 degrees andheating only one roomisn’t practical for mosthomeowners because theymove from room to roomfrequently.
In addition, electricitycosts twice as much asnatural gas, said TomHoen, an Xcel Energyspokesman.
To their credit, electricfireplaces are safer andgreener than most spaceheaters.
A large electric fireplaceis much less likely to beoverturned than a spaceheater. And wood-burningfireplaces can be environ-mentally and physicallyharmful.
The American Lung As-sociation cites wood stovesand fireplaces as majorcontributors to particu-
late-matter air pollution inmuch of the United States.Wood smoke can be as ir-ritating as cigarette smokefor people with asthma,pulmonary disease or re-curring lung infections,said Dr. Brenda Guyer, anasthma and allergic dis-eases physician at Park Ni-collet.
For Prokes, the decisionwas more economical thanenvironmental.
“I could spend $400 foran electric or $20,000 for areal fireplace that requireda major remodel,” Prokessaid.
“For several hundredbucks, I love it.”
Fireplace basicsI Where to buy: Home
Depot and Lowe’s have thelargest selection on dis-play. Discounters, ware-house clubs and fireplacespecialty stores usuallyhave one model on displaywith a larger selection on-line. Also try online spe-cialty stores such aswww.electricfireplacesdi-rect.com .
I Features: Remotecontrol, heater with ther-mostat, traditional woodcabinet or a sleek, con-temporary, wall-mountedstyle, and an ability tocontrol flame size.
I Prices: $80 to $800.I Authenticity: Some of
the flames look real from adistance, but the blood-red glowing log won’t foolanyone.
MCT INFORMATION SERVICES
Low-cost ambiencewithout a chimney is easy to achieveBY JOHN EWOLDTStar Tribune
THE OKLAHOMAN | NEWSOK.COM SATURDAY, NOVEMBER 12, 2011 9FREAL ESTATE
Betsy McCann and her hus-band, Jim Forbes, often worriedthat his mother was growing iso-lated in her Los Angeles-areahome. At 90, Lois Brokus hadstopped driving and was some-times afraid to be alone in herhouse.
Jane and William Merrill alsodecided that they didn’t want hismother living on her own anymore. Then 81, Jane Merrill, whoshares her daughter-in-law’sname, was still active but in needof companionship.
Both families considerednursing homes, assisted livingand retirement communities. Inthe end, they came to the sameconclusion: Their homes werethe best place for their mothers.But they needed more home.
So McCann and Forbes addeda 400-square-foot bedroom andbathroom to their Escondido,Calif., home; the Merrills con-verted a two-car garage at their8-acre spread in Carmel, a sub-urb of Indianapolis.
Now, both older women livewith their adult children, with alarge degree of independenceand privacy.
Although it isn’t for everyone,it is a choice many families aremaking. Homebuilders acrossthe country said they are gettingan increasing number of re-quests for such additions, knownas mother-in-law suites, grannyflats or accessory dwellings.
According to the National As-sociation of Home Builders, 62percent of builders surveyedwere working on a home modifi-cation related to aging in 2010.About one in five builders addedan entry-level bedroom.
About 3.5 million Americanhouseholds last year includedadult children and their parents— a number expected to rise as
the country ages and babyboomers move into retirement,said Nancy Thompson, an AARPspokesperson.
To accommodate the growingdemand, AARP teamed up with
the builders association to createa designation for Certified Agingin Place Specialists, who aretrained in designing and modify-ing buildings for the elderly.About 3,000 builders, contrac-
tors, remodelers and architectshave been certified.
One is Todd Jackson, CEO ofSan Diego’s Jackson Design andRemodeling, which handled theroom addition at McCann’shome.
“There’s both a physical com-ponent and a sensitivity side tothese projects. The family needsto take that into account,” said
Jackson, who noted that agingparents may be reluctant to moveinto their children’s homes, andmay worry about losing their in-dependence.
“The transition will go over a lotbetter if you bring the parent intothe conversation,” said Jackson.“Ask them: What do you need?’What color do you want?’ ”
That’s what McCann and herhusband did when they decidedto build an addition in 2008.Brokus, now 93, was part of theplanning.
“We didn’t want her to feellike a guest intruding on ourhouse,” said McCann. “She kepttelling all her friends about howshe was involved in the designprocess, and that the paint colorswere her choice.”
Brokus now proudly calls theaddition, which includes a bed-room, wet bar and wheelchair-accessible doorways and bath-room, “her apartment,” saidMcCann. Every month, shewrites a rent check covering thecost of utilities — an act thatadds to her sense of independ-ence.
The arrangement has giventhe family more time togetherand greater peace of mind, andmay have averted a tragedy in Ju-ly when Brokus suffered a heartattack. Had she been alone,McCann said, she might nothave called 911. As it was, she justhad to walk a few feet for help.
However, both Betsy McCannand Jane Merrill caution that thismay not work for every family.For one thing, their mothers-in-law are self-sufficient and do notneed daily medical care. In bothfamilies, they got along well be-fore moving in together.
“If you can’t stand one weekor one weekend together, thiswon’t work,” said McCann. “Youneed to have realistic expecta-tions about the impact on yourlife.”
Builders cite rise in mother-in-law suitesBY MONICA RHORFor The Associated Press
Above: Jane Merrill spendstime with her son, WilliamMerrill, in her apartment inWilliam’s home in Carmel, Ind.The Merrill family had theirtwo-car garage renovated tocreate a mother-in-law suitefor Jane. AP PHOTO
Left: Jane Merrill is shown inher apartment in the home ofher son, William Merrill, in Car-mel, Ind. AP PHOTO
PIER/FOUNDATIONDrilling Co.- OKC. Profitable.
Retiring. $220,000Please, serious inquries
only 4 0 5 - 6 7 0 - 2 6 7 6
Picnic in backyard! 3bd du-plex 1800sf $845 255-4300
3324 SE 57, 3 or 4 bd1.5 ba $700
5533 Huddleston, 3 bd2 ba 2 car $900
4201 SE 45, 3/1 $550732-3411
Houses All Areas-Free List4 bed from $595-12953 bed from $495-9952 bed from $395-795
Couple looking for room-mate to share house.$400 utilities included,smoking okay. 326-9251
Furnished room for rent inEdmond directly across fromUCO. $370 rent + $150 depinclds utilities. 405-509-6789
BOAT STORAGE4131 NW 23rd Street
Enclosed-Secure405-365-3889
PIEDMONTOPEN SAT 2-4 & SUN 2-5Model home. New hms
on 1/2 ac lots. From NWExpwy & Sara Rd go 4.5mi N Cleaton & Assoc
373-2494
HOMES WITH LAND2bd 4O A 1O bath cellar4bd 1N A 1O bath trees2bd M/H 3O A large trees2-3bd 2K A animal shed2bd unfin 5A privateMilburn o/a 275-1695
1N to 10A, E. of OKC,pay out dn. before 1st pmt.starts, many are M/H readyover 400 choices, lg trees,some with ponds, TERMS
Milburn o/a 275-1695paulmilburnacreages.com
By Owner: 5 acres, ruralwater, elec, TenkillerLake & Illinois River
area, great hunting &fishing. Small down pmt& $169/mo 918-774-3741
9481 Lakeridge DrGuthrie, OK
3bd/2bth Mobile Homeon 2.5 acres (m/l)
Woodlake Properties273-5777
OWNER FINANCING1-28 Acres
Many LocationsCall for maps405-273-5777
www.property4sale.com
Call for Maps! See whywe sell more acreagesthan anyone in Okla.
E of OKC. o/a 275-1695
40 Acres near Talihina,LeFlore Cty $500 per Ac(918) 650-5403 698-6263
80 Acres 4bd 3K bathPecan Trees Mclain Cty$275,000 405-833-3337
159 acres in Ellis county,within 2 miles of LakeVincent. 580-885-7639
Church Facility for Sale orLease by Owner: Avail Now.200 seating, prime location!2901 N Rockwell, Bethany
204-3813 or 514-7747
Condo NW 51 & Portland2bed, 1.5ba, 990sf, FP,
A/C, gas heat & hw,pool, prkg. Gas, water,trash paid. Quiet, no
pets. 625/m or $27k tobuy. 210-1724.
1891 Lime-stone
Home on184 Ac.
Chase Co, Elmdale,Kansas 647 Middle Creek
Rd. 3 story limestonehome with 4 bed, 3baths,2592 sq. ft. Fully refur-bished, Furnished in pe-riod style. Outbuildings.Middle Creek, wildlifehabitat, #1 cropland
acres. Selling at AUC-TION on DECEMBER 1,
2011 @7pm. Swope ParkCottonwood Falls, Ks.
Showing anytime-OpenHouse Sat. and Sun Nov
12-13 1-5pm.Griffin Real Estate &Auction Service LC
Catering & Party RentalBusiness For Sale/Lease50 years in business inArdmore. Approx 4,500sfbuilding, fully equipped.Contact D. Allen Wint at580-221-3777. Tradearea from Central OK toN Dallas...Priced To Sell!!
Hair salon, Memorial and NWestern area, partially fur-nished, call or text 414-7585
New I-35 frontage bldgfor rent: ofc/shop/whse,1900sf $800mo 412-7665
GREAT Office SpaceVarious NW locations300-6000sf 946-2516
6000sf Warehouse Ofcs13919 N. Harvey Ave
Oklahoma City,OK 73114
$99 Move In Special1 & 2bds, carports, coinlndry $345-445 470-3535
Quail Creek, 4/2K /2, + 2liv, 2 din, 3000 sq ft mol,$1695 mo, 642-0242.
1018 N. Lackey2bed, 1ba, $525 Call
903-523-9060--No Sec.8
3925 NW 18th,2bd,1ba, ch&a, clean,
$650 mo 405-476-3212
Nice 3 bd 1 ba 1 car,CH/A, 1037 Hoyt 732-3411
Commercial RE
Established Business For Sale
Commercial Property For Sale
Condominiums,TownhousesFor Sale 304
Churches -Sales/Lease 303.5
Acreage For Sale 302
Farms, RanchesFor Sale Out-of-State 309
Edmond 314
Del City 313
Choctaw 312
RE for sale
MWC 317
Moore 318
Norman 322
Yukon 330
Piedmont 327
OKCSouthwest 326
OKCNorthwest 324
OKCNortheast 323
OKCNortheast 323
Open Houses 334.2
Mobile Home Parks Community/Acreages 338
Mobile Homes, Manufactured Houses 339
Real EstateAuctions 342
Real EstateWanted 346
Real EstateNotices 345
Yukon 438
MWC 446
Edmond 422
MWC 424
Condominiums,TownhousesFor Rent 441
OKCSouthwest 433
OKCSouthwest 433
OKCNorthwest 431
OKCNortheast 430
Bethany/Warr Acres 420.5
Duplexes
Apartments
OKCNorthwest 453
Hotels/Motels 462
Yukon 460
RE for rent
MWC 468
Edmond 466
Edmond 466
Del City 465.5
Norman 473
OKCNorthwest 475
OKCNorthwest 475
OKCNortheast 474
Suburban 480
Yukon 482
Mobile HomeRentals 483
OKCSouthwest 477
OKCSouthwest 477
OKCSoutheast 476
Storage Units 489.7
Rooms For Rent 489
Roommates Wanted 488
IndustrialProperty 336
Offi ce SpaceFor Rent 363
Business Property For Rent 360
Warehouse SpaceFor Rent 363.5
Village/Nichols Hills 481.5
10F SATURDAY, NOVEMBER 12, 2011 THE OKLAHOMAN | NEWSOK.COMREAL ESTATE
KANSAS CITY, Mo. —Original art, in addition tofamily photographs andheirlooms, makes a homepersonal and individual.
But making the leap intocollecting art can be in-timidating, even for thebright and the bold. Per-haps that fear factor formsearly, after you’ve visitedart museums and spottedsecurity guards standingon alert. Or maybe itcomes from the notionthat you have to be an artinsider to even step insidea gallery. And, of course,there’s the price tag issue.
“You don’t have to havea lot of money to buy art,”said Cortney Novogratz,who along with her deco-rator husband, Robert, hasan HGTV show, “Home byNovogratz.” Original art isa major part of their designprojects, and they typicallyspotlight an artist in eachepisode.
“Original art reflectswho you are as a person, asa family, much more thanbuying something from achain store,” she said.
For those who haven’tpurchased art before, No-vogratz advises going to artfairs to get an overview ofwhat’s out there. She hasattended Art Basel MiamiBeach, where more than2,000 international artistsexhibit their work.
“You discover what yourtastes are,” she said. “Youquickly learn there’s moreout there than paintings,which is what people thinkof as art. There’s photog-raphy, ceramics, charcoaland pencil drawings, glassand furniture. Some de-signer chairs we purchasedhave really held their val-ue.”
The next step is visitinggalleries, intimidating atfirst for the uninitiated art
seeker.“They have the power,
not the gallery owner,” saidJohn O’Brien, owner ofDolphin, a gallery and cus-tom framer in the WestBottoms area of KansasCity, Mo. “I always tellpeople to take their time.Get a feel for what you likeand don’t like.”
Galleries are Novo-gratz’s preferred methodfor buying art.
“Yes, online is the worldwe live in, but I like to seewhere my money’s goingand to meet the artist,” shesaid. “It makes art a richerexperience.”
For 32-year-old EricaWren of Leawood, Kan.,though, the Web is a greatresearch tool. A gallery siteled last year to her firstmajor art purchase.
“I was hopping aroundwebsites, as usual, being adesign junkie,” said Wren,vice president of commu-nications at Barkley, aKansas City-based adver-tising and marketingagency. “I came acrosspieces by artist Eric Zener,and I was struck by them.”
So Wren made an ap-pointment with Blue Gal-lery in the Crossroads ArtsDistrict to see some of theCalifornia artist’s works.Gallery owner Kelly Kuhnlet Wren take home severalon approval, a commontry-before-you-buy prac-tice among gallery ownersand customers. Wrenloved the piece “BurstingThrough,” a photograph ofa woman submerged inwater that was paintedwith silver leaf on a lightbox. She discussed it withher family before buying.
Novogratz asks artistsquestions beyond what in-spired their work. She’llask how many prints weremade of a photograph. Shealso discusses decorativeelements with the artist,such as framing: Lucite
box or chipped woodenmolding?
Novogratz has found itworks best when couplesact as a unified front onpurchasing art.
“It shouldn’t be stress-ful,” she said. “It should befun. Remind each other wefound each other, so wecan definitely decide onpieces of art together.”
Decorate your home with original art
Erica Wren shows the first major piece of artwork she bought for her home in Leawood, Kan. Having originalart displayed in a home can set decor apart from others. MCCLATCHY-TRIBUNE PHOTO
"Vessel with Neck 0801" by Christ Gustin is displayed at Sherry Leedy Contemporary Art in Kansas City, Mo.Having original art displayed in a home can set decor apart from others. MCCLATCHY-TRIBUNE PHOTO
BY STACY DOWNSMcClatchy News Service
Brenda Conley, left, and Mary Pettit look at art itemsfor sale at the Leedy-Voulkos Art Center in KansasCity, Mo. Having original art displayed in a home canset decor apart from others. MCCLATCHY-TRIBUNE PHOTO
