The Oklahoman Real Estate by OPUBCO Communications Group

LISTING OF THE WEEK

HOUSE PLAN

With pool on 2 acres

Home offers many options

The Listing of the Week is a large, two-story home with an attached garage and pool house on 2 acres west of Yukon.

The Goldenheart is a midsize home with a wealth of options, starting with the front porch.

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REAL ESTATE

Kenneth Harney

THE NATION’S HOUSING

THE OKLAHOMAN | NEWSOK.COM

SATURDAY, JUNE 4, 2011

TORNADO FEAR FUELS INTEREST IN INSTALLING HOME SHELTERS

Is IRS ready for program? Can the Internal Revenue Service handle tax credit programs that pump out billions of dollars to homeowners and buyers? An investigation suggests: not quite yet. PAGE 6F

IN BRIEF HOME SALES EXPECTED TO INCREASE

Earl Biggs of Biggs Backhoe & Trucking in Piedmont examines a tornado shelter. Biggs has been installing storm shelters and safe rooms for almost 30 years, but he and his wife, Nita, say the business never hit as close to home as when a tornado leveled houses in Piedmont May 24. PHOTO BY SARAH PHIPPS, THE OKLAHOMAN BY DYRINDA TYSON Special Correspondent dyrinda@gmail.com

PIEDMONT — It wasn’t the tornadoes that caught Nita Biggs by surprise. It wasn’t even the overwhelming load of phone calls that followed, forcing employees to answer them steadily in shifts. Biggs Backhoe & Trucking, which has installed storm shelters and safe rooms for almost 30 years now, has weathered decades of storms large and small. But when a tornado practically plows through your backyard, it’s another matter. Biggs’ property at 8727 Piedmont Road N, 5 ½ miles north of town, wasn’t damaged when a deadly tornado churned through the area May 24, but crews have been helping pick up the pieces since. “It is all around us,” she said. “We’ve been here for many years

and have many, many friends that have lost homes and are hurting. It’s been very devastating, absolutely.” Piedmont is along a 75-mile path of destruction spanning from south of Chickasha to northeast of Guthrie, and the tornado here was one of at least seven tornadoes hitting the ground that evening, leaving 10 Oklahomans dead. Her husband and company president, Earl Biggs, summed it up with a heavy sigh as “a big mess.” Other storm shelter installers across the metro area found themselves overwhelmingly popular in the days afterward. Several companies were too busy to take questions or return calls from The Oklahoman. A man at OZ SafeRooms in Midwest City said the company is always busy, but gets even busier in the wake of a storm. A man at FamilySAFE Shelters bemoaned

the fact people don’t plan better. Biggs Backhoe & Trucking was fielding plenty of calls, too. Nita Biggs said that was normal. “(A tornado) gives you a fear you don’t have until you’ve actually seen and visualize what’s happened in your neck of the woods,” she said. The most immediate problem was simply cleaning up while dealing with tragedy in their midst. Fifteen-month-old Cole Hamil died after the tornado blew apart his family’s home and flung him 50 feet from where he was huddled with family under a mattress in a bathtub. His brother Ryan, 3, was pulled away in the storm as well; searchers found his body May 26 in nearby Falcon Lake. Meanwhile, Biggs sent forth equipment and employees, volunteering to help their neighbors retrieve what they could from the ruins of their homes.

“Folks are trying to get their valuables and stuff out,” Earl Biggs said. “And they’re going through the first layer, and we’re taking the backhoe and scratching it off and getting it down to where they can get to the next layer.” They were also burying scores of dead livestock and helping retrieve heavier items such as vehicles strung across surrounding fields and pastures. “You ask people what they need, but they’re kind of in a daze and don’t even know what they need,” Earl Biggs said. “Their stuff is strung from here to who knows where, and it’s a quite a challenge.” The Biggs family settled in Piedmont in 1928, and Earl and Nita Biggs established the backhoe business there in 1981. Two years later, they added storm shelter installation to their services, and they now cover most of the SEE SHELTER, PAGE 2F

Downsizing can mean making difficult choices It’s not only empty nesters who are selling large homes and buying smaller domains. Many younger people facing reduced income and higher expenses are trimming living space to reduce costs. “People are frightened economically so they’re cutting down, often voluntarily. There’s a major trend toward minimization,” said Beverly Coggins, author of “Three Steps to Downsizing to a Smaller Residence.” Even some who can afford to live big are downscaling their living space to simplify their lives and focus on other priorities, said Sid Davis, a real estate broker and author of “A Survival Guide to Selling a Home.” Davis tells how his son recently downsized from a detached house with 1,800 square feet of living space

Ellen James Martin SMART MOVES

and a large plot of land to a 1,300-square-foot condotownhouse with no yard. His motivation for moving wasn’t money. He simply wanted more time for friends and hobbies. Though he’d lived in the larger house for only three years before putting it on the market, Davis’ son had to cull through many accumulations, including tools and excess furniture, before moving. Indeed, those moving to a living space with much less square footage and storage capacity must make tough choices. In

many cases they must decide among items they truly want to keep but can’t accommodate in the new space, such as mementos from family vacations and overseas trips. “When you’re going to a smaller house, you must decide which things have the most meaning for you,” said Coggins, who runs her own professional organizing company. A professional organizer since 1995, she said she’s learned it’s best for those downsizing to break the work into chunks rather than to attempt marathon sessions. Here are a few tips for those planning to move to a smaller domain: I Free yourself of extra furniture early in your transition. Davis suggests one way to clear space and furniture quickly is to put the

items up for sale. He tells how, using classified ads in local newspapers, his son quickly dispensed with several oversize pieces that wouldn’t have worked in his town house. If you have valuable antiques to sell, however, you’ll probably want to find a reputable dealer. But more routine items of furniture as well as household belongings can be effectively sold through an informal sale. I Avoid storage unit costs by eliminating superfluous items. Many downsizers succumb to the temptation to place their belongings in a storage unit before they move. But Coggins strongly advises against this course if you can avoid it. “Storage units are expensive. And for most people, they’re just an excuse to postpone making

decisions on stuff they need to eliminate,” she said. When working with downsizers, Coggins encourages them to dispense with many items, including clothing that’s too small or large, especially if they haven’t used it for a year or longer. The same applies to many other household items. I Consider using pickup services offered by charitable groups. Many downsizers find it easier to let go of extra belongings if they know they’ll go to good use. That’s why Coggins and other professional organizers often advocate contacting charitable organizations interested in collecting serviceable items. To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com. UNIVERSAL UCLICK

Home sales are expected to stay on an uptrend through 2012, although the performance will be uneven with mortgage constraints weighing on the market, say experts at a residential real estate forum at the Realtors Midyear Legislative Meetings & Trade Expo. Lawrence Yun, chief economist for the National Association of Realtors, said existing-home sales have been underperforming by historical standards and will rise gradually but unevenly. Mortgage interest rates should rise gradually to 5.5 percent by the end of the year and average 6.0 percent in 2012.

PRODUCT MAY HELP REPAIR LAWN SPOTS NatraTurf’s product SpotGone! is designed to repair patches of grass that have been burned by dog urine. The organic pellets contain calcium sulfate. When the pellets are put on a burned patch, they bind excess nitrogen salts in the urine so those salts can be flushed away by watering or rain. The product also can be added to cat litter boxes and the cages of birds, ferrets and rabbits to eliminate odor, the company says. SpotGone! can be ordered at www. natraturf.com or (800) 255-8196. A bag with enough pellets to treat 200 urine spots costs $19.95, not including shipping. Buyers get discounts on buying more than one bag. FROM STAFF AND WIRE REPORTS

INDEX Handy Permits Stone

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SATURDAY, JUNE 4, 2011

REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

Left: Ann Smith stands in front of what is left of her house near Washington after a tornado-spawning storm swept through the state on May 24. She and her husband were in an outside storm shelter when the storm destroyed their rural McClain County home. PHOTO BY STEVE SISNEY, THE OKLAHOMAN

Shelter: May 3 storms brought change FROM PAGE 1F

state. There was some demand in the beginning, Nita Biggs said, but not too much. “The storms were not like they are today. It has changed,” she said. “There weren’t the amount of tornadoes 28 years ago that we have today.” Demand was steady for years. “The defining point for us, in the storm shelter business, though, was May 3, 1999,” she said. “That’s when everything changed.” That afternoon, the sky darkened and spawned dozens of tornadoes that wreaked havoc across 19 counties, leaving more than 40 people dead and hundreds more injured. Piedmont saw destruction that day, too, but no one died. “The game-changer was people began to call us,” she said. Word of mouth helped triple their business over the next year, she said. “People were panicked, frenzied, trying to get a storm shelter in,” she recalled. “It was a heartbreaking time, and I hope we never have to go through anything like that again.” May 24 saw destruction of a smaller scale, she admitted. “But when it’s hit my own community as hard as it has, it’s ...” she paused and sighed. “There are no words to describe it.” It landed close to home and heart for Earl Biggs as well. “You know, we’ve seen this stuff on the TV,” he said. “We saw it in Alabama, St. Louis and Joplin. We saw it and said, ‘Oh, that is terrible,’ and we turned around and went back to doing our regular everyday stuff, really didn’t feel that much effect.” He took a long breath. “But when it’s your friends and neighbors and people you go to church with, and people you’ve known most of your life, it’s a completely different deal. You’ve got a whole different outlook on it.” Business Writer Jay F. Marks contributed to this story.

Richard Rice, 75, rode out a tornado in his garage floor shelter in Guthrie when his house was hit by a tornado May 24. PHOTO BY DAVID MCDANIEL, THE OKLAHOMAN

Left: Paul Hausner of Hausner’s Inc. applies caulking adhesive along the bottom section while installing a storm shelter in Yukon. PHOTO BY PAUL B. SOUTHERLAND, THE OKLAHOMAN

Right: Storm shelters are in the garages of the homes in the Liberty Trails addition, developed by Gardner-Tanenbaum Group near Sooner Road and SE 70. PHOTO BY JACONNA AGUIRRE, THE OKLAHOMAN ARCHIVE

REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

SATURDAY, JUNE 4, 2011

LISTING OF THE WEEK

Yukon home has heated pool, spacious plan The Listing of the Week is a large, twostory home with an attached 1,245square-foot garage and an attached 1,575square-foot pool house on 2 acres west of Yukon. The 4,372-square-foot house at 9508 Clayton Park Road has five bedrooms, four baths, three living areas, two dining areas and two offices. The kitchen has recessed and track lighting, cork floors, solid-surface countertops, double convection ovens and a six-burner range. The eating area has a built-in desk and bay windows. The master bedroom, downstairs, has two walk-in closets, one a safe room with steel walls. The master bath has double sinks, solid-surface countertops, an extra-wide jetted tub and separate shower. The home has brown marble floors in

the entryway and solid hardwood floors in the formal living and dining rooms. The family room has a Heatilator fireplace, built-in entertainment center and doors leading to either a fenced yard or the year-round 36-by-16-foot indooroutdoor heated swimming pool. The home, built in 1995, is listed for $410,000 with Anne Wyckoff of Hallmark Realtors. The home will be open from 1 to 4 p.m. Sunday. From Yukon, go west on Interstate 40 to the Banner Road exit, then south 2.5 miles to Clayton Park Road and west to the house. For more information, call 226-8507. Nominations for Listing of the Week are welcome. Send information on single-family homes to The Oklahoman, Richard Mize, P.O. Box 25125, Oklahoma City, OK 73125. Nominations may be faxed to 475-3996.

Condensation between windows is a concern Q: We have a twostory house built in 1939 with original doublehung windows in good shape and aluminum storm windows. In winter the inside of the storm windows on the second story (bedrooms) get some condensation on them. The house windows have metal weatherstripping (some missing). Besides putting up foam tape around the house windows, do you have any suggestions without spending a lot of money to try to correct this? Also, is the condensation something to worry about? Could the condensation rot the window sill or something like that? I’d appreciate any advice. A: There is a dead air space between the house windows and the storm windows, which is why having storm windows helps from an insulating standpoint. When air is allowed to move into that space, it carries moisture vapor with it, which then condenses on the cold glass and turns to liquid water. To answer your second question first, yes, the condensation is something to be concerned about. Repeated wetting of the wood can lead to mold, mildew, dry rot, and windows that simply do not work very well. Whenever you see the condensation appear, you should remove the storm window and dry out the wood rather than allowing it to remain damp. There are two things that you need to address here. The first is the weatherstripping, because if you can eliminate the air movement, you’ll stop or greatly reduce the condensation. The metal weatherstripping you describe is difficult to repair, so you’ll want to find an alternative. I’m not a big fan of plain foam weatherstripping, because it’s too easily damaged. I would suggest taking a picture of the windows, and then go and discuss this with a local glass shop. With the picture for reference, they should be able to help you select the appropriate type of retrofit weatherstripping to solve the problem. I would also recommend that you weatherstrip both the house windows and the storm windows, rather than just one of them. Because you’ve mentioned that only the upstairs windows are doing this, the second issue to address is that there appears to be more moisture in the air in that area. This could be due to an adjacent bathroom without an exhaust fan; it could be poor circulation from your heating system; it could even have to do

Paul Bianchina HANDY @ HOME with the placement of the furniture and drapes in that room. I’d encourage you to do a little detective work and see if you can find reasons why the extra moisture is being created, and see if you can’t remedy that. When your finances allow, I would strongly suggest that you look into replacement windows. The improvement in energy efficiency, operation and noise reduction with new insulated windows as opposed to older singleglazed units with storms is considerable. The window dealer or your local utility company can even help you calculate what your utility savings will be, so you can see how long it will take to recoup your investment. The new windows will also definitely add resale value. Q: I have a metal door that has a strip of vinyl material at the bottom. Can this be replaced? A: If you know the

manufacturer of the door (you may be able to find it on a sticker on the edge or top of the door, or inside the frame) then you can check that company’s website on the Internet and see about getting replacement material. There may even be a local dealer who carries that brand of door, and will have a replacement door sweep. An easier option, and what I ended up doing with my own metal exterior doors, was just installing an aftermarket sweep. Because exterior doors are a standard thickness, any home center or hardware store should have a replacement sweep that will work. They’re also easily adjustable up and down, so you can get a good seal against the threshold on the floor. You’ll probably want to remove the hinge pins and take the door off its hinges, then set it on a couple of sawhorses. That will give you easy access to the bottom sweep, both for measuring and replacement. Remodeling and repair questions? Email Paul at paulbianchina@inman.com. All product reviews are based on the author’s actual testing of free review samples provided by the manufacturers. INMAN NEWS

The Listing of the Week is at 9508 Clayton Park Road between Yukon and El Reno. PHOTO PROVIDED

REAL ESTATE

SATURDAY, JUNE 4, 2011

Goldenheart features porch, room options

HOUSE PLAN

The Goldenheart is a midsize home with a wealth of options, starting with the front porch. Spanning the entire front facade, the porch can easily accommodate a porch swing or a suite of outdoor furniture. That’s not unusual, but two sets of front-facing doors are. The entry door leads into the foyer. The atrium doors to its left lead into what could be a study, home office, guest room or a combination of these. The two-story, narrowlot design works well in a town-home setting. Savings on infrastructure and land needs make this layout greener than the average home. Clean exterior lines and a simple roof profile also create efficiencies. Isolated and on the ground floor, the owners’ suite allows single-floor living for the primary owners. The bathroom there has both a tub and a separate shower, and the walkin closet is roomy. Children can take the upstairs rooms plus the large loft. Once the children move on, these rooms can be kept ready for grandchildren and other guests. And as for long-term guests, this plan may be built with (or without) a guest apart-

Luxury builder posts smaller loss for latest quarter

New townhome luxury properties are offered for sale at Vistas at Indian Oaks, a Toll Brothers real state development in Chatsworth, Calif. MCCLATCHY-TRIBUNE PHOTO

BY THE ASSOCIATED PRESS

LOS ANGELES — Luxury homebuilder Toll Brothers Inc. said that its mostly affluent customers are starting to shake off worries about the housing market and they’re buying homes again. The builder said its contracts for new homes rose 7 percent and home deliveries increased 9 percent in February through April, compared with a year earlier. It also posted a smaller quarterly loss and raised its forecast for the number of homes it expects to deliver this fiscal year. The results bucked recent trends among large homebuilders, most of which posted weaker sales numbers for the first three months of the year than a year earlier, when a federal tax credit helped stoke home sales. That government incentive, aimed primarily at first-time homebuyers, wasn’t much of a factor for Toll Brothers. The builder caters mostly to homeowners who are looking to trade up into a nicer home and have jobs, sterling credit and can afford a 30 percent down payment. Those buyers took a big hit when the financial crisis began in the fall of 2008, but their fortunes improved as the stock market recovered. Their main obstacle to buying now is, in many cases, concern about when the housing market will recover. But CEO Douglas Yearley said those concerns appear to be easing, or at least starting to take a back seat, for many of Toll’s buyers. “We believe that some

THE OKLAHOMAN | NEWSOK.COM

We believe that some of our clients, after waiting so long, are starting to move off the fence and into the market, motivated by attractive pricing, low interest rates and, most importantly, the desire to take the next step in their live.” DOUGLAS YEARLEY CEO OF TOLL BROTHERS INC.

of our clients, after waiting so long, are starting to move off the fence and into the market, motivated by attractive pricing, low interest rates and, most importantly, the desire to take the next step in their lives,” Yearley said. U.S. sales of new homes rose 7.3 percent in April to a seasonally adjusted annual rate of 323,000. It was the second consecutive monthly increase. A normal housing market would produce a pace of about 700,000 new home sales a month. Toll Brothers, which is based in Horsham, Pa., and has operations in 19 states, has seen its business get stronger over the last two years, but it’s still weaker than it was before the economic downturn.

ment that extends over the garage. The great room is designed with two possible layouts. In both, the kitchen is open to the great room, but one provides a little more separation, while the other has a truer great room feel. Utilities are near the kitchen, and a door

in the dining area opens out onto a large screened patio. In the large garage, space is available for two cars, storage and a shop. For a review plan, including scaled floor plans, elevations, section and artist’s conception, send $25 to Associated Designs, 1100 Jacobs Drive, Eugene, OR, 97402. Please specify the Goldenheart 10-580 and include a return address when ordering. For more information, call (800) 634-0123.

THE OKLAHOMAN | NEWSOK.COM

REAL ESTATE

SATURDAY, JUNE 4, 2011

Survey says the economy is looking up BY ASSOCIATED DESIGNS

We’ve all heard that the U.S. economy is looking up, but is it? If the results of Associated Designs’ 2011 Home from the Heart survey are any indication, this optimism might be justified. Last year nearly half of the participants expressed a preference for a home in the 1,400-1,800-squarefoot range. This year, a third wanted a home in the 1,800-2,200-square-foot range, and another 30 percent prefered an even larger home. Only about 25 percent were considering a smaller home. This upswing in size preference could well indicate an increase in economic optimism, both personal and national. This is just one of the trends that emerged when the Associated Designs staff tallied results from the survey. Newspaper readers from across the United States had a chance to participate, and many sent in their preferences and comments. Some preferences are holding firm. As in the past, 80 percent or more opted for a front porch, wanted the utility room adjacent to the kitchen, and said they preferred having a main floor owners’ suite well isolated from the other bedrooms. Not too surprisingly, the percentage of readers who wanted a computer center has been slowly edging up for many years. This reflects the undeniable fact that computers have become increasingly relevant, and even essential, to everyday life. This year, 70

Local home tour to collect donations for food bank FROM STAFF REPORTS

EDMOND — UBuildIt of Oklahoma City, 3209 S Broadway, Suite 227 in Edmond, will collect food for the Regional Food Bank of Oklahoma during a home tour from 3 to 6 p.m. today. The event will begin at 1 p.m. with a group presentation, followed by the tour

of homes. Seven homes built using the UBuildIt System will be open. There will be donation boxes at each of the homes, and at least one nonperishable food item is the entry fee. Some tour homes are finished and occupied. Others are in various stages of completion. The tour will provide a

Local Realtors offer open house event The Oklahoma Association of Realtors and its 8,500 members are taking part in National Open House Weekend on Saturday and Sunday across the United States. The event will allow potential homebuyers to view homes and obtain infor-

mation and answers to questions about specific homes, market conditions and the homebuying process. To find open houses, download the free app OpenHouseOK, or go online to Oklahoma Realtors.com.

sense of how the process works and what the finished product can look like. For more information, go to www.ubuildit.com/ offices/oklahoma/ oklahomacity-edmond.

percent asked for an area such as this, the same percentage as for a deck or patio. Nearly 60 percent also wanted either a fireplace or wood stove, plus room for a shop and storage in the garage. More people this year expressed willingness to pay extra for green building features. Forty percent said they’d be willing to spend an additional 5 per-

cent, which nearly doubled last year’s percentage. A quarter said they would spend 10 percent more. Participants expressed the strongest desire for advanced insulation and heat pumps. This boost in spending is an indication that more and more people are beginning to insist on green features as a standard in new home construction.

REAL ESTATE

SATURDAY, JUNE 4, 2011

THE OKLAHOMAN | NEWSOK.COM

Energy credits prove troubling for IRS WASHINGTON — Can the Internal Revenue Service handle tax credit programs that pump out billions of dollars to homeowners and buyers? A new federal investigation on home energy tax credits suggests the answer may be: not quite yet. The Treasury Department’s inspector general for tax administration audited the residential tax credit program created by Congress to encourage homeowners to install energy-saving equipment and materials in their houses, and found some disturbing oversights. One part of the program offers 30 percent credits — with no dollar limit — for solar energy systems, geothermal heat pumps, wind turbines and fuel cells installed before Dec. 31, 2016. A second part of the program — for energy-efficiency home improvements — offered credits up to $1,500 for qualifying exterior windows and doors, insulation and roofing materials. Both credits have been popular. More than 6.8 million taxpayers received credits during tax year 2009, totaling $5.8 billion through December 2010. But substantial numbers of the filings had problems that went undetected by the IRS, according to the inspector general’s investigation. In a review of 5 million returns, auditors found that more than 302,000 taxpayers, who received a total of $234 million in credits from the IRS, showed no evidence of actually owning a home — the minimum requirement for eligibility. A review of a smaller sample of returns, supplemented with local real estate property deed information, found that 30 percent “had no record of owning a home.” Investigators also discovered that the IRS was unable to verify other key requirements for eligibility when taxpayers filed returns. For example, the agency could not verify that a claimant actually “purchased a qualified energy-saving product and made energy-efficiency improvements.” Nor could it verify the cost of the energy-saving equipment or whether the improvements were made during the required time limits. Since IRS Form 5695, which is used by homeowners to claim energy credits, does not require documentation of purchases, property addresses or whether the property even qualifies as the taxpayer’s residence, the government primarily relies on the veracity of the taxpayer in processing the credits, and sometimes only discovers irregularities or fraud when it later audits an individual’s return. In a response to the inspector general following the audit, the IRS said it will revise

Kenneth Harney THE NATION’S HOUSING

Form 5695 to require documentation before processing credit requests. Treasury investigators also found that the IRS was issuing credits to people who were clearly ineligible and failed to use data that are readily available to the agency to determine eligibility. For instance, $404,578 in energy tax credits were approved for prison inmates and underage applicants. Prisoners “who were (incarcerated) for the entire year” — and thus not likely to have purchased and installed energy-saving equipment — received $343,487 in federal credits. Another 100 energy tax credit recipients in the audit turned out to be under 18 years of age — too young to execute legally binding contracts for renovations and unlikely to own a home. Nearly one-third of the underage credit recipients

The Treasury Department’s inspector general for tax administration audited the residential tax credit program created by Congress to encourage homeowners to install energy-saving equipment and materials in their houses, and found some disturbing oversights. were less than 14 years old, and the youngest was just 3. In a statement, J. Russell George, the Treasury’s inspector general for tax administration, said “I am troubled by the IRS’ continued failure to develop appropriate verification methods for distributing Recovery Act credits.” The energy tax credits were expanded under the 2009 economic stimulus law, and are a key policy initiative of the Obama administration. The IRS’ problems handling big housingrelated tax credit programs are not limited to energy conservation. In a report last fall, the Treasury inspector general’s office found that the IRS had been unable to distinguish between applications for first-time homebuyer tax credits for

properties purchased during 2008 and 2009. The distinction between the two years is significant because purchasers in 2008 were entitled only

to a $7,500 credit that had to be repaid over 15 years. Purchasers who sought credits during 2009, by contrast, could claim up to $8,000 and were not required to repay the money to the government. The same investigation found that the IRS had approved hundreds of home-purchase tax credits from applicants who were using the Social Security numbers of dead people. Under the 2008 program, auditors identified 1,326 individuals who claimed more than $10

million in credits for home purchases that occurred after the claimant’s recorded date of death. More than 900 of the claimants had been dead for at least half a year. The IRS denied 528 of the claims, auditors found, but it approved 798 others for credits. In its response to the earlier investigation, the IRS said it would audit the 798 questionable returns. Ken Harney’s email address is kenharney@earthlink.net. WASHINGTON POST WRITERS GROUP

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Permits Oklahoma City Crossland Construction, 8300 SW 15, manufacturing, erect, $6,826,000. John Beckham Architect, 6001 N Western Ave., retail sales, remodel, $4,000,000. Krittenbrink Architecture, 3115 SW 59, church, erect, $3,500,000. Crossland Construction, 8300 SW 15, office, erect, $2,774,000. Van Hoose, 4727 Gaillardia Parkway, medical clinicoffice, remodel, $900,000. TLC Contracting LLC, 17508 Prairie Sky Way, residence, erect, $800,000. Cavin Design Group, 8921 S Walker Ave., church, addon, $750,000. City of Oklahoma City/ Parks Departments, 3401 S May Ave., accessory, install, $630,000. Tim Hughes Custom Homes LLC, 2608 Elmhurst Ave., residence, erect, $500,000. M. Rose Homes II LLC, 408 NW 150 Court, residence, erect, $500,000. M. Rose Homes II LLC, 309 NW 148 Terrace, residence, erect, $500,000. Caston Construction, 1025 Straka Terrace, medical clinic-office, remodel, $480,000. The Roberts Group, 16328 Morningside Drive, residence, erect, $350,000. McAlister Construction Inc., 5400 Marstall Drive, residence, erect, $300,000. Home Creations, 9333 S Eastern Ave., shell building, erect, $300,000. Thornbrooke Homes LLC, 508 NW 154, residence, erect, $300,000. Southern Cross Custom Homes LLC, 5021 SE 150 Court, residence, erect, $300,000. Benchmark Premier Homes, 9920 Bartlett Drive, residence, erect, $290,000. 4 Corners Construction LLC, 14801 Sable, residence, erect, $280,000. Terry Covey Custom Homes, 19628 Crest Ridge Drive, residence, erect, $280,000.

Manchester Green Homes LLC, 1500 NW 186, residence, erect, $254,700. E-Z Living Homes Inc., 12624 Lexington Drive, residence, erect, $250,000. Jason Pitts, 6901 Forest Oaks Road, residence, erect, $240,000. Maccini Construction, 535 NW 9, office, remodel, $234,000. Stone Creek Homes Ltd., 12404 Horsepen Road, residence, erect, $210,000. Katleron Construction Inc., 19141 Green Springs Drive, residence, erect, $200,000. Katleron Construction Inc., 12601 Smithfield Lane, residence, erect, $200,000. Justice Homes Inc., 15408 Meadow Vista Drive, residence, erect, $200,000. Stephen and Melody Wedman, 14324 NW 10, residence, erect, $200,000. White and Associates, 701 Cedar Lake Blvd., office, remodel, $200,000. Vintage Custom Homes LLC, 12609 Heathfield Lane, residence, erect, $200,000. Vickie James Custom Builder Inc., 8900 NW 72, residence, erect, $200,000. Rice Custom Homes LLC, 19524 Green Meadow Lane, residence, erect, $187,000. Timber Craft Homes LLC, 8329 NW 142, residence, erect, $183,700. Jeff Click Homes LLC, 2428 NW 174, residence, erect, $180,000. No name provided, 1521 S Czech Hall Road, retail sales, add-on, $180,000. D.R. Horton, 5908 NW 160, residence, erect, $174,750. HBC Architects, 7634 W Reno Ave., retail sales, remodel, $170,200. Jester (Bill) Jr., 6304 Bent Wood Drive, residence, erect, $170,000. Timber Craft Homes LLC, 7621 Harold Drive, residence, erect, $167,000. Joe Henthorn, 7804 NW 18, residence, erect, $165,000. Mashburn Faires Homes LLC, 13216 NW 1 Terrace, residence, erect, $156,800.

REAL ESTATE Mashburn Faires Homes LLC, 13216 NW 1 Terrace, residence, erect, $156,800. Caston Construction, 1025 Straka Terrace, medical clinic-office, remodel, $150,000. Jester (Bill) Jr., 6308 Bent Wood Drive, residence, erect, $150,000. Elder-Jones, 7650 W Reno Ave., retail sales, remodel, $150,000. Two Structures LLC, 8401 NW 142, residence, erect, $145,000. Two Structures LLC, 8317 NW 141 Circle, residence, erect, $140,000. Maccini Construction Co., 535 NW 9, medical clinicoffice, remodel, $136,425. Marathon Builders Inc., 8409 SW 28, RV park, erect, $130,000. Leonhardt Enterprises Inc., 8224 Hillers Road, residence, erect, $127,500. Leonhardt Enterprises Inc., 8220 Hillers Road, residence, erect, $121,500. Manco Enterprises LLC, 8212 Hillers Road, residence, erect, $121,500. Caston Construction, 1025 Straka Terrace, medical clinic-office, remodel, $120,000. Apollo Building Systems, 807 SE 83, warehouse, addon, $120,000. D.R. Horton, 10817 NW 118 Place, residence, erect, $117,200. Manco Enterprises LLC, 8216 Hillers Road, residence, erect, $116,500. D.R. Horton, 2229 NW 193, residence, erect, $115,400. D.R. Horton, 2228 NW 193, residence, erect, $114,500. Precision Style Homes, 10701 NW 18, residence, erect, $112,350. Two Structures LLC, 9016 NW 93 Circle, residence, erect, $110,000. Home Creations, 6204 SE 79, residence, erect, $103,300. D.R. Horton, 8725 Sally Court, residence, erect, $102,400. Kelvin Jones, 12240 N May Ave., retail sales, remodel, $100,000. RNH Design & Development LLC, 14421 Fossil Creek Lane, cabana-gazebo, erect, $100,000. CTA Architects, 3501 SW 15, office, remodel, $100,000. Cobanks Construction

Inc., 17308 Hawks Tree Lane, residence, erect, $96,000. Dodson Custom Homes LLC, 2212 NW 195, residence, erect, $91,000. Ideal Homes of Norman LP, 18608 Andalucia Drive, residence, erect, $89,000. Dodson Custom Homes LLC, 2216 NW 195, residence, erect, $87,750. Precision Builders LLC, 7642 W Reno Ave., restaurant, remodel, $86,500. Central Oklahoma Habitat For Humanity, 8545 Durland Way, residence, erect, $80,000. Central Oklahoma Habitat For Humanity, 617 SE 26, residence, erect, $80,000. D.R. Horton, 7729 Marathon Lane, residence, erect, $80,000. Martin Castillo, 2221 SW 26, residence, erect, $75,000. Callahan Steel Buildings (Curt), 5325 Hidden Meadow Drive, storage, erect, $70,000. Ideal Homes of Norman LP, 2717 NW 186, residence, erect, $69,000. CTA Group, 3501 SW 15, office, remodel, $65,000. Bowers Construction, 17031 N May Ave., clubhouse, remodel, $60,000. Nationwide Permit Consultants, 7638 W Reno Ave., retail sales, remodel, $58,750. Wynn Construction, 3220 S High Ave., office, remodel, $58,000. John Losoncy, 7725 W Reno Ave., tower-antenna, install, $56,000. Brian Nichols, 13920 Agate Drive, residence, add-on, $50,000. No name provided, 1500 Exchange Ave., automotive repair-wash, remodel, $50,000. The Home Connection, 11905 SW 26, manufactured home, move-on, $45,000. 3 Level Design, 3838 NW 36, office, add-on, $45,000. Justin Rhodes Homes LLC, 4021 Doris Lane, residence, add-on, $44,552. K. Kelley Construction, doing business as K. Kelley, 13200 Three Oaks Drive, residence, add-on, $40,000. Randy C. Young Construction, 1213 NW 40, residence, fire restoration, $40,000. Randy C. Young Construction, 1215 NW 40, residence,

THE OKLAHOMAN | NEWSOK.COM fire restoration, $40,000. Kjones Construction, 401 E California Ave., office, remodel, $32,000. Metro Contractors & Supply Inc., 805 NW 42, residence, remodel, $30,000. No name provided, 12836 SW 44, accessory, erect, $30,000. Samir and Najaya Khali, 2112 NW 32, residence, remodel, $29,000. Phoenix Construction Disaster Services Inc., 216 NW 91, residence, fire restoration, $26,000. Steven and Angela Thurmond, 12516 SE 104, storage, erect, $25,000. Callahan Steel Buildings (Curt), 4415 Gemstone Circle, storage, erect, $20,000. Wynn Construction, 3401 S May Ave., cabana-gazebo, erect, $20,000. Wynn Construction, 3401 S May Ave., cabana-gazebo, erect, $20,000. Wynn Construction, 3401 S May Ave., cabana-gazebo, erect, $20,000. Wynn Construction, 3401 S May Ave., cabana-gazebo, erect, $20,000. Wynn Construction, 3401 S May Ave., cabana-gazebo, erect, $20,000. Randy Sudderth, 1613 Westchester Drive, residence, add-on, $20,000. Ricky L. Sluder, 15403 S Post Road, accessory, erect, $20,000. Yun Lee, 15312 Turtle Lake Place, storage, erect, $20,000. David Ledbetter, 7642 W Reno Ave., restaurant, remodel, $18,500. James Erickson, 2844 NE 23, manufactured home, move-on-mobile home park, $17,000. Mycon General Contractors, 7650 W Reno Ave., retail sales, remodel, $16,140. Marisela Martinez, 936 SW 26, residence, add-on, $15,000. Pedro Jasso, 3230 SW 19, residence, add-on, $15,000. David Ledbetter, 3636 NW 51, business, remodel, $12,000. Joe and Carol Temple, 11425 Condor Terrace, canopycarport, add-on, $11,340. William Lebens, 2833 Drakestone Ave., residence, add-on, $10,000.

No name provided, 8437 S Western Ave., concession, move-on, $10,000. Cesar de Leon, 1423 NW 7, residence, fire restoration, $8,000. Kit and Alexander Garrett, 5525 Lenox Ave., residence, modular, $7,200. Jose Garcia, 3264 SW 47, accessory, erect, $6,000. Pebbles Marks, 1001 N Rockwell Ave., residence, add-on, $4,800. Biggs Backhoe, 11736 Cherry Point Lane, storm shelter, install, $4,400. William and Laurel Platt, 3269 S Madole Blvd., storage, erect, $4,300. Chad Buell, 18033 Cerrado Circle, storm shelter, installstorm shelter, $4,295. Eugene Dickson, 2601 NW 24, storm shelter, installstorm shelter, $4,295. Irvin Rickey, 2705 SW 139, storm shelter, install, $3,995. No name provided, 10649 NW 34, storm shelter, install-storm shelter, $3,800. Stephen Ball, 19516 Crest Ridge Drive, storm shelter, install-storm shelter, $3,775. Helen Baumann, 3516 Gould Ave., accessory, erect, $3,500. David B. Waggoner, 12825 Knight Hill Road, storm shelter, install, $3,400. Althea R. Roberts, 8528 S Drexel Ave., storm shelter, install, $3,395. No name provided, 4801 NW 74, storm shelter, install-storm shelter, $3,295. Vicky Duong, 12004 Kimberlyn Road, storm shelter, install-storm shelter, $3,295. Flat Safe Tornado Shelters, 2713 SW 141, storm shelter, modular, $3,175. Juan Sanchez, 3612 Geraldine Ave., storage, erect, $3,000. Connie Cheek, 12004 Surrey Lane, storm shelter, install-storm shelter, $2,800. James Olden, 817 NE 50, storm shelter, install-storm shelter, $2,800. Maria L. Orrelas, 3917 Oak Valley Road, storm shelter, install, $2,800. Ground Zero, 505 SW 153, storm shelter, install-storm shelter, $2,800. Dennis Raath, 8401 Rambling Road, storm shelter, install-storm shelter, $2,700. SEE PERMITS, PAGE 9F

REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

Permits FROM PAGE 8F

Jessie Morris, 3224 Tenkiller Court, storm shelter, install-storm shelter, $2,630. No name provided, 1157 SE 19 Terrace, storm shelter, install-storm shelter, $2,600. Burntwood Mobile Home

Homes For Sale

Park, 3308 SE 89, manufactured home, move-onmobile home park, $2,500. Burntwood Mobile Home Park, 3308 SE 89, manufactured home, move-onmobile home park, $2,500. A Home 4 U, 2005 NW 33, residence, remodel, $2,500. Biggs Backhoe & Trucking, 14727 SE 77 Terrace, storm shelter, install-storm shelter, $2,500. Shannon Wiggins, 2113 NW

3416 SE 22nd 3bd brk $6K down. $595mo for 20 yrs. (580) 762-3860, 716-9884 3/2/2, fireplace, x lg lot, $74,000. 2613 Mickey Rd. 737-0919/323-1818

4/2.1/3, waterfront, pool plygrnd 2140sf,$229,500 4/2/2, Piedmont Schools 2370sf, $165,500 514-3800

By owner, Tenkiller Lake and Illinois River area. 5 acres, water, electric, black top road. Small down payment and $169 per mo. 918-744-3741. OWNER FINANCING 1-28 Acres Many Locations Call for maps 405-273-5777 www.property4sale.com Payout dn pmt before 1st pmt starts. Your opportunity to own land, 40 areas, E, NE, SE of OKC 1N A. Milburn o/a 275-1695 terms Primo Hunting & Fishing Land.250 acres or will split. 1 hr. South of OKC. $1600 per acre.Call Renee 405-659-7335. MRE

FORECLOSURES 64, 1-4 bdrm homes in Mid-Del start @ $19,900 Patrick @Allied 740-6616

400 Acres Hunting Land 15 mi E of Wilburton, Ok $495/ac. 573-896-8667 2K A or more $16,950 $450dn. $155mo. @7O % 18mi SW of OKC 745-5889

FORECLOSURES

OWNER FINANCING $2000 down No Credit Ck 3020 SW 39 2/1 $56,000 ¡ 596-4599 410-8840 ¡

3bd, 2ba, 2.5ac, fncd, new carpet, storm shelter, thermal windws 390-9460

Farms, Ranches For Sale, Okla. 308 Northern Okmulgee County 1500 acres less than 10 minutes from Bixby. Consider the long term value. Rolling topography, native/improved grasses, timber, recreation fishing lake with cabin, many ponds, caretaker home, barn, owners minerals pass. $2500/acre. John Williams Co. 918-341-5757

2740 SW 46th Pl, 2/3 bd, 1 ba, 1 car, ch&a, $79,900, 405-371-8807. 5824 S. Shartel Avenue, 2 bed, 1 bath, 1 car, $47,500 550-2145. Motivated, 2007 blt 3/2/2+ stdy, Aussie closet, Moore schls, $167K CB 414-8753

Rent to Own 212 NE 15th 3bd 1 ba Price Reduced!. Call for maps. Easy Approval 405-273-5777 www.property4sale.com 2119 Hardin Dr. 3bd, 2ba, 2liv, 1426sf $55,000 4500 N Terry 3bd, 2ba, 2car, 1347sf $72,500 Emery Realty 405-921-6606

Spacious extra sharp 3bd completely remodeled brick home, large studio with exterior entrance, ch/a, very unique floor plan with lots of charm. Just reduced $5,000! Great area, only $89,900. Fidelity692-1661, 410-4300

Beautiful 3/2/1 brick PC Schools 2524 N Donald $88,500. 405-833-4811 9918 MANTLE DR, Eagle Lake Est., updated 4bd, 3ba, true MIL $188K Churchill Brown 642-8031

Huge 3bd/2bth 2 large living Stainless steel appliances New carpet, lots of upgrades $499mo. wac 405-470-1330

Abandoned D/W set up on 5 acres. Brick foundation, driveway, ready to move in. Free phone application 405-631-7600

Small Business/Storage 1250sqft, 28Wx50L, 14x14 O/H door, $500 month. 89th St. & I-35 S. OKC, 631-4447

Ready NOW! $325mo. 3bd/2bth, fireplace, ceramic tile 2x6 walls, vinyl siding/shingle roof 405-787-5004

3000', 900 SW 29th, $1485; 12,000' whse, 1009 SW 5th; 722-6169.

Repos Available on Land 1-10 acres. Ready to move in. Free application 405-631-7600 Disaster Relief Program All homes at cost and special Interest rates 405-787-5004 **NEW** 1216 sq ft $25,995 - 1 only Maxeys Homes 631-3600 Over 100 Repos on Land or 0 down w/your Land! WAC 866-764-3200,405-631-3200 1996 Champion, 16x80, good cond, skirting incl $16K/obo 405-388-6945

Investment Properties Below market value. Hot properties. Won't last long. Need investors. Cash flowing properties. Call 1-817-677-8105

Rent to Own: Nice 2&3bd MWC $350&up 390-9777

Rent to Own El Reno - 615 N. Evans 2bd 1 ba - Call for maps Easy Approval 405-273-5777 www.property4sale.com

Real Estate Auction Sat. June 4th, 2011, 10AM. Sale location is Sayre, OK. Prime hunting and ranching property on Little Turkey Creek near Erick, OK. Good farm land south of Erick, OK. Home and acreage south of Sayre, OK. 3 homes in Erick, OK. For auction brochure call Gene Cobb Auction and Realty at 580-225-6743, or see at: www.genecobbauction.com

Huge Summer Sale. Save $1000s w/instant rebates. Own land/family land. ZERO down. Financing avail. Bad credit ok. 1000 dollar furniture allowance w/purchase. Free phone app. WAC 405-631-7600 Oakwood Homes OKC & Furniture Gallery USA offering ZERO down new homes!! Disaster Relief Furniture Packages 405-631-3200 wac

TOTALLY FURNISHED AND UNFURNISHED ALL BILLS PAID

Wholesale properties, 104 unit $13K per door, 4 plex $169K, duplex $69K, 405-409-7779 Seabrooke Realty

Business Property For Rent

14X52 Detroiter, 2 bed, 1 bath, good condition, $5500, 405-878-6169.

1621 NW 42nd Street $109,900. Open Sunday from 2 to 4. What a charmer! All the work has been done on this vintage OKC cottage.

Investment Property For Sale

NEED MOBILE HOME FINANCING? 550-599 credit scores no problem! WAC. Over 25 homes in stock 405-631-3200

Owner Financing Mustang Area 3-5k down/ $350mo, 787-4035

Open Sun 2-4, Beautiful 5 Ac 3105sq ft built 2006 3bd/2ba. Shop 40x50 Insul. Elec. $358,190 Must See. First Place Realty Call Tonya 405-503-1702

10 wooded acres on Waterloo in Luther, owner finance avail, 370-6188. 2K A waterwell & Septic, 25mi. S. of OKC, $18,950, $950Dn $180mo745-5889

Just Reduced $7000 For Quick Sale 4bed Executive home, Westmoore schls, corner lot, 2.5ba 2car garage, 2 dining areas, excellent condition. Great area! Fidelity410-4300, 692-1661

Lease-Buy 11bd/7ba/4cr 10400 SE 12th St. $15k + $3,400/mo 281-739-9455

40 acres, hunting land only, Hughes County, must sell, $35,000 obo, 405-889-9272. Call for Maps! See why we sell more acreages than anyone in Okla. E of OKC. o/a 275-1695

527 SE 71 St Remodeled, wood floors, 3/1/1, 860 sf $68,900neg. Don, 923-8848

OWNER FINANCE 3117 SW 27th $21,000 3904 S Young $12,000 FLESHMANS INC 235-5473 or 314-3551

29, 1-4 bdrm homes in Moore start @ $37,900 Patrick @Allied 740-6616

SWM & Sons Inc., 10115 SE 54, accessory, erect, $2,002. No name provided, 1615 NW 164 Circle, storage, erect, $2,000. Charles and Angela Jackson, 10420 Country Junction Lane, storage, erect, $2,000. Jose and Maria Martinez, 2506 Norman Ave., residence, add-on, $2,000. Bryan Goodman, 5008 S Anderson Road, manufactured home, move-on-

mobile home park, $1,500. Audley J. Hennessee, 2629 SW 49, residence, remodel, $1,200. Carmel Sanchez, 921 SW 48, residence, add-on, $1,000.

Demolitions Crosby Construction, 2422 NW 19, residence. Kendall Concrete, 1553 SW 25, residence. Crosby Construction, 5504 S Byers Ave., residence.

Ray’s Trucking, 5100 S Land Ave., house. Ray’s Trucking, 5100 S Land Ave., storage. Ray’s Trucking, 5100 S Land Ave., storage. Midwest Wrecking, 816 NW 62, house. Midwest Wrecking, 812 NW 62, house. Midwest Wrecking, 1143 NW 56, house. Midwest Wrecking, 2840 NW 58, house.

Commercial RE

309.9 BANK OWNED Historic 4/1.5 2 liv/din, 2342sf, hw floors $114.9k CB 414-8753

1N to 10A, E. of OKC, pay out dn. before 1st pmt. starts, many are M/H ready over 400 choices, lg trees, some with ponds, TERMS Milburn o/a 275-1695 paulmilburnacreages.com

161, storm shelter, install, $2,500. Sharla Helfenbein, 13413 Hedy Ave., storm shelter, install-storm shelter, $2,470. Bryan King, 3904 NW 33, canopy-carport, add-on, $2,300. Alloy Building Co., 5112 S Harvey Ave., canopy-carport, add-on, $2,300. Alloy Building Co., 641 Timber Lane, canopy-carport, add-on, $2,300.

SATURDAY, JUNE 4, 2011

Industrial Property For Rent 5000sf, Offc/WH with fncd yd, $1200/mo, 2115 SW 42nd St. 659-0378

Office Space For Rent

Rates starting at $800.00 month. First month FREE. Citadel Suites, 5113 N. Brookline 405-942-0016 www.citadel suites.com Including are the following: » » » » » » » » » » » » »

All Utilities Cable High speed internet Telephone Fully Equipped Kitchen Linens Free Laundry Business Center 2 Pools Free Movie Rental Breakfast Mon.-Fri. Social Hour Free Gym Passes

$200 off

300-6000sf

946-2516

1, 2 & 3-Room Offices $175 & up ‘ 50th & N Lincoln area 235-8080

CAVE CREEK

$100 off

First Month’s Rent LARGE TOWNHOMES & APARTMENTS • Washer, Dryers, pools • PC Schools, fireplaces

Williamsburg 7301 NW 23rd

787-1620 $200 OFF

Washer/Dryers, Fireplaces PC Schools-Townhouses

PARKLANE

I BUY HOUSES Any condition. No cost to U 495-5100

Would like to buy: 200-300 acres on N. Canadian River for Deer Hunting. 405-409-3923 I BUY & SELL HOUSES 27 YRS EXP 650-7667 HOMESOFOKCINC.COM

8100 N. MacArthur Blvd. »»» 721-5455 »»» $89 FIRST MONTH Be sure to show this ad for special. Affordable Luxury Spacious, too 416-5259 TUSCANY VILLAGE »» ALL BILLS PAID »» 1 Beds-Move in Today! $99 First Month 2 Beds & Townhomes, too DREXEL ON THE PARK Pool & Park 293-3693

$99 Move In Special 1 & 2bds, carports, coin lndry $345-445 470-3535

MOVE IN NOW! Pd. water/garbage Quiet. Try Plaza East•341-4813

1 & 2 BEDROOMS, QUIET! Covered Parking Great Schools! 732-1122

MAYFAIR Great location! 1/2 bd W/D hdwd flr quiet secure ngbrhood ¡947-5665 » MOVE IN SPECIAL » LARGE 1, 2 & 3 BEDS Rockwell Arms, 787-1423

Walford Apts-Midtown518 NW 12 Corner Studio 650sf $625 mo, $525dep; Basement Studio $425 mo, $325dep 409-7989 ALL BILLS PAID Pool & Park 293-3693 $189 First Month Drexel on the Park

1 Bdrm effi. utilities + cable paid, 4915 Nimitz, nice, $480. 201-4793

Quiet Casady!

Low Rents $550 751-8088

•ABC• Affordable, Bug free, Clean » 787-7212»

$99 SPECIAL Lg 1bdr, stove, refrig., clean, walk to shops. $335 mo. 632-9849 Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 943-1818 The Gardens SW 74. 1 bed $400 & $420 2 bed/2 bath $580 No Pets. 681-9722 $99 Move In Special!!! Lg 1 and 2 Bdr, $345 to $420 mo. 632-9849 $295 Furnished Efficiency 2820 S Robinson 232-1549

Yukon

438

»»»»»»»»»»»»» » Yukon All Bills Paid » » 1 bd From $495 Move» » 2 bd From $595 In» » 3 bd From $695 Today» » Open7days/wk354-5855 » »»»»»»»»»»»»

Duplexes, 3 bed, 2 bath, 2 car, some new, some gated, call Rick, 405-830-3789.

Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 943-1818

3917 SE 12 2bd Sec8 $475 FLESHMANS INC 235-5473 or 314-3551

22655SthrlyFrm3/2.5/3 $2395 413 W 7th 3/2/2 $1025 14013 Fairhill 2/2/2 $795 2412Northwood3/2/2 $1250 Express Realty 844-6101 www.expressrealtyok.com Newly Remodeled 4 bed, 2 bath, 2 car garage, 825 NW 138th, $950 month, dep negotiable, 370-1621

1108 Stansell 3 Bdrm, near Traub Elem & Osc, Rose off of se 15th $600 mo plus dep. phn 918-810-6858 3605 Woodside 3/1/1 $495 3712 Woodside 3/1/1 $565 1300 McDonald 3/1/1 $495 681-7272 504 E. Indian, 4bd 2ba fresh paint, clean, $725 Fidelity410-4300, 692-1661 220 W Ercoupe, $585 mo $300 dep; & 3 others to choose from; 598-7846.

Luxury Duplexes, 1900 sq ft, 2 bedroom, 2 bath, 2 car gar, $1,000/mo, $500dep. 405-227-5467

2 bed, $500 month, $300 dep, section 8 welcome, 708 NE 25th, 204-4308.

Rent to Own: Nice 2&3bd MWC $350&up 390-9777

3bd 4912 Creekwood $750; dwtwn apt, 1bd $400 effic $350 749-0603 1112 SE 40th 1/1 224 SE 58th 1/1 681-7272

$325 $425

3bd, 1 ba, appl furnished, $500 moves you in, no sec 8, Dee 476-1540 1708 N Elpon 2/1/1 $450 2108 NE 18th 2/1 $425 681-7272 2 bed ch&a $550mo + dep. Sec 8 OK. 2100 Mirmar 204-4308

Houses for rent

6725 SE 15 Nice 3/1.5/1 Clean. Hardwood floors. $600 • 732-3411 4706 Love Dr, 2/2, newly remodeled, close to Tinker, $600, Ross 370-6188

3bd 1ba, ch&a 1109 N Gale $750mo +$500dep. No smoking or pets. 405-787-0078 201-7994

Historic area, 1bed $400 2607 N Dewey 232-9101

800 N. Meridian 1bd All bills paid 946-9506

Oakwood Apts 1bd 1ba 5824 NW 34-K off special $325mo $175dp 409-7989 no sec 8 2528 NW 12th 1bd 1bath 900sf $475mo $300dp no sec 8, garage extra 409-7989

3/2/2, 1700sf, near Lake Hefner, new tile/paint, nice area. $950. 858-729-3117

$99 Move In Special 1 & 2 Bd, $345 - $446 mo 5944 NW 40 470-3535

1 & 2 BEDROOMS Furnished & Unfurnished NEWLY REMODELED GATED COMMUNITY

GREAT Space ON ROCKWELL 3037 North Rockwell OFFICE Various NW locations 495-2000 MOVE IN SPECIALS OFFICE SPACE available. » Limited Time Only » $6 per ft. utilities paid. 3801 NW 63rd. 640-8206

Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 943-1818

2 HOUSES IN PC: 3/1/1 $875 & 2/1/0 $715 both w/all appls, 414-6552 Rent, Rent to Own605-5477 2bd from $395-595 3bd from $450-895 4bd from $595-995 housesforrentofokc.com K Off Special 428 NW 116th 3bd 2ba 2car $875/mo $800/dep 1300sf 409-7989 No Sec8 2616 NW 50 2bd 2ba 2car 1200sf Contemporary Condo, all appls $1175 mo $1000dep 409-7989 6021 NW 58th Terr 3bed 2bath 1car, PC Schools, $975mo, $975dep 1600sf 409-7989 no section 8 404 NW 82 3bd Sec8 $550 209 NW 92 3bd Sec8 $600 FLESHMANS INC 235-5473 or 314-3551 PASEO: 4bd/2.5ba Charming bungalow, cntrl air. Roomy! $695mo Flex terms 940-564-0258 PASEO 3bd/1.5ba lrg rooms, din rm, FP, nice porch, near dwntwn $595 6mo lease 940-564-0258 1 bed house in rear $425 + dep 1819K NW 38th wtr/gas paid 943-8999 1161 NW 81st St, 3 bed, 1 bath, $675 month, $500 deposit, 229-7437. Cute 'n Cozy, small 1bd brkfast nook, $385/mo, $250 dep. 706-3972 2 Bed 1152 NW 92nd. $595 + deposit. Shown by appt only. 340-1277. 2/1/1 + cpt. CH&A, appls. w/d hkups, fenced, big trees. $575mo 550-5128

Lease w/Option to Buy Westmoore schls, extra sharp 3bd contemporary home, 2-car garage, ch/a, cul-de-sac lot, completely remodeled, fresh paint, new carpet & light fixtures. $895/mo with option to purchase for $94,500. Fidelity692-1661, 410-4300

14323H N Penn 2/2.5 $775 681-7272

Rent, Rent to Own605-5477 2bd from $395-595 3bd from $450-895 4bd from $595-995 housesforrentofokc.com

Rent to own. 3bd, 1.5ba 2c garage, $850 month with low down payment! contact@enlargedhorizon .com or 405-602-3530 Rent, Rent to Own605-5477 2bd from $395-595 3bd from $450-895 4bd from $595-995 housesforrentofokc.com 9810 Larkspur Ln, 2/2/2, SxS ref, huge rms $750; No pets/smoke. By appt. Suzy Q's Prop. 642-4116 1424 SW 24th 1/1 3407 S Lee 2/1 TH 681-7272

$350 $395

2717 SW 34th 2bd $400 FLESHMANS INC 235-5473 or 314-3551 Large 2 bed, carport, corner lot, No pets, $600 mo + dep. Call 232-9704 2804 SW 46th Terr $695 + dep 3/1/1 fncd 293-6320 637-1777, 685-6817 Lg Lux 3/2/2 New Carpet, FP, Good Area, Very Clean! PC Schools $825. » 878-8747 3bd 1ba $500 + $400dep. ¡ 3bd 1ba 2car $600 + $400dep 631-8220

2305 Rivercross Ct 3/2/2 + study, 1880sf $1275 Home&RanchRlty 794-7777

Lease/Purch 3/2/2 $1090 per mo. 712 Willowood Dr $114,900 205-2343 11115 SW 5 3/2/2 $995 Express Realty 844-6101 www.expressrealtyok.com 3/2/2 409 Conestoga Dr no pets, $925/mo plus $925dep. 203-9121

2 bed, 2 bath, $400 mo, $250 dep; 2 bed, 1 bath, $375 mo, $200 dep; both in Spencer; 361-1820.

PROFESSIONAL REAL ESTATE SERVICES SINCE 1982 Mgmt » Leasing » Sales Spectrum Management 848-9400 usespectrum.com

10F

REAL ESTATE

SATURDAY, JUNE 4, 2011

THE OKLAHOMAN | NEWSOK.COM

Agent may be liable for inspector’s errors DEAR BARRY: As a new Realtor, I’m concerned about liability for undisclosed property defects. This was discussed often in my real estate classes, and we were advised to make sure that every deal has a home inspection. But what if the home inspector doesn’t do a good job? If major defects are missed by the inspector, am I liable for nondisclosure? Amy DEAR AMY: There are two ways that an agent can

Barry Stone INSPECTOR’S IN THE HOUSE

be liable for defects that were missed by a home inspector: I If the agent selects the home inspector, either by calling the inspector to set the appointment or by

specifying which inspector the buyer should call, the buyer can blame the agent for “negligent referral.” Whom you recommend and how you recommend are therefore vitally important. The best policy for agents who wish to avoid this kind of liability is to prepare a list of the most thorough and experienced home inspectors available. This list should be given to buyers, and they, not the agent, should select the

inspector and call for the appointment. Furthermore, the list should be an all-star roster of the best home inspectors in the area, the ones who provide the most comprehensive disclosure. I Agents can be threatened with liability for undisclosed defects even when they’ve done nothing wrong. In a lawsuit, attorneys tend to name everyone in sight as defendants because the more defendants named, the more

potential for monetary settlements. In a typical disclosure case, defendants might include the sellers, the sellers’ agent, the buyers’ agent, both brokers, the home inspector, and the termite inspector. An honest agent who does everything possible to provide full disclosure can still be threatened with disclosure liability. The best policy to avoid frivolous lawsuits is to be as proactive as possible in matters of disclosure.

When questions arise regarding whether to disclose a particular fact or concern, the best policy is to err on the side of disclosure. In the final analysis, disclosure liability can never be completely eliminated, but care should be taken to limit it as much as possible. Telling the whole truth is the best strategy for avoiding liability. To write to Barry Stone, go to www.housedetective.com. ACTION COAST PUBLISHING