The Oklahoman Real Estate

LISTING OF THE WEEK

HOUSE PLAN

Dallas-style home

The Hearthstone

The Listing of the Week is in the Fenwick neighborhood, north of NW 164 between Pennsylvania and Western avenues.

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Perky gables cap a country-style home with a wide front porch that rambles on around most of one side.

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REAL ESTATE

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THE OKLAHOMAN | NEWSOK.COM

SATURDAY, JULY 28, 2012

Mediterranean travel lends flavor to homebuilder’s design

BY DYRINDA TYSON

SEEKING OUT GREEN Is there extra green when you buy green? Do houses with lots of energysaving and sustainability features sell for more than houses without them? If so, by how much?

IN BRIEF

MOROCCAN STYLE

Homebuilder Perry Rice’s home features a low-pitch roof, columns and other Mediterranean accents usually absent from the houses Rice Homes builds for others. Rice and his wife, Quannah, developed a taste for Mediterranean style from their travels.

PHOTO BY DAVID MCDANIEL, THE OKLAHOMAN

The Rice Homes model at 19517 Fieldshire, in the Elms at Stonebriar addition near NW 192 and Western Avenue, is a mix of stone, brick and tradition.

PHOTO BY JIM BECKEL, THE OKLAHOMAN

he builds for others, he said.

“You’ll find an interior style and exterior style,” added his son and building superintendent, Chad Rice, “and they don’t necessarily need to go together.”

For the younger Rice, design

considerations fell closer to home in 2003 when he and his wife, Melissa, built a house.

“At the time I had a 3-year-old and newborn twins, and so what

Editor’s Note: This is one of an occasional series of features about homebuilders and their own homes.

SEE RICE, PAGE 2E

Read buyer’s signals when selling home When it comes to selling your home, information is power.

“Most buyers tip their hands.

Just listen carefully and you’ll pick up clues that could prove incredibly useful when you’re trying to reach a deal,” said Ashley Richardson, a real estate agent affiliated with the Council of Residential Specialists (www.crs.com).

Buyer feedback can assist sellers during the bargaining process.

The key is to gain insight into a buyer’s motivation.

Richardson tells the true story of a pair of her clients who recently sold their small contemporary house on a wooded lot to a single woman. After a brief period of negotiation, the property fetched nearly its full list price. The sellers knew they could hold firm because after visiting the house, the woman left a note telling of her strong interest.

“She wrote about her excitement at finding the house and just how lovely the wooded lot looked,” Richardson recalled.

Sophisticated homebuyers are often more cautious about ex-

THE NATION’S HOUSING

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For The Oklahoman dyrinda@gmail.com

Perry Rice has built a lot of homes in the Oklahoma City area over his 35-year homebuilding career.

The one he built for himself and his wife, Quannah, seven years ago shares much in common with his company’s model home at 19517 Fieldshire, which is tucked away in the Elms at Stonebriar near NW 192 and N Western: Both feature granite counter tops, high ceilings and an open floor plan.

But the Rices’ personal home in Edmond’s Sorghum Mill neighborhood, on Sorghum Mill Road between Bryant and Coltrane, is larger — Perry Rice around 5,000 square feet compared with 2,110 for the model — and it turns a different face to the world.

The model home’s exterior is a rich mix of stone Chad Rice and tradition.

The Rices’ home, on the other hand, sports columns and a Mediterranean air that summons to the imagination the sound of waves lapping up on a beach.

“My wife and I, through our travels, like the Mediterranean style,” Rice said.

So, much of their home reflects that style: a lower-pitch roof, an exterior combining rock, brick and stucco along with arbors and overhangs. The columns line the curved front entrance.

“You don’t see many Mediterraneans around Oklahoma,” he noted.

The Spanish cantera stone columns, made in Mexico, help “give our home the flavor, the Mediterranean flavor,” Rice said.

Other than that, the Rice home reflects the designs of the homes

Kenneth Harney

Ellen James Martin SMART MOVES

pressing their positive feelings about a property. But even they will give out subtle signals of interest, said Sid Davis, the author of “A Survival Guide to Selling a Home.”

“One of the biggest clues is how long the people stay in a property when they come for a visit. Anything over 20 minutes is a strong indicator they like your home. If they hate it, they’ll bolt out of there in less than five minutes,” Davis said.

Here are a few tips for homeowners seeking to learn about potential buyers: I Pick up the subtleties of what your visitors say.

“People don’t always say what they mean when they see your house. Often it’s quite the reverse.

For example, some people will gush on and on about the lovely furniture in a home they absolutely hate. They do that to be nice and not offend you,” Davis said. “It’s a generational thing, but some older homebuyers believe they can get a better deal if they point out minor flaws, like peeling paint. People in their 20s and 30s don’t usually take this approach. They’re much more direct.”

I Take note of likely signs of buyer “attachment.”

Buyers with a strong interest in a property often begin communicating this on their first visit. They start making what real estate agents call “possessive comments.”

“People who start placing their furniture in your property are definitely gaining an attachment to the house. This is a good sign they’re starting to identify with the place and to picture themselves living there,” Davis said.

I Listen for remarks made by all involved in the homebuying decision.

Multiple decades of experience

in real estate have taught Davis to avoid preconceptions about who within a family will prove most influential in choosing a home.

Indeed, Davis has noticed that the opinions of teenage children are increasingly important to parents who are selecting a property, especially when they’re comparing two homes. He cautions against taking too seriously any negative remarks that teenagers might make about your property.

I Make sure your listing agent collects indirect buyer feedback.

It’s not always possible, nor recommended, for owners to be present during showings. And your listing agent may also be absent when showings take place.

Still, your agent can gather feedback by calling the agent representing the buyers, Davis said.

“Within a couple of hours after buyers come through your property, your agent should be on the phone picking up intelligence,” he said.

To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com.

UNIVERSAL UCLICK

Marrakesh transplant and blogger Maryam Montague shares her love of Moroccan architecture and decorating in her first book, “Marrakesh By Design.” Montague is the creator of the blog My Marrakesh, which she created to chronicle the efforts of her and her husband to build a home there. In the book, she introduces readers to the architecture of Morocco and explains the historical, religious and practical forces that influenced its distinctive features.

She takes readers inside homes, gardens, courtyards and other spaces, each with its own style but all infused with Moroccan character.

The book is published by Artisan Books and sells for $29.95 in hardcover.

BULB REMOVES PET DANDER Purely Products’ Pet CFL light bulb promises to remove pet dander and other allergens from the air. The compact fluorescent bulb generates negative ions, which attract tiny, positively charged particles of airborne pollutants. Those particles bond with the negative ions and make them heavier, causing them to fall out of the air eventually.

The company said the bulbs remove a variety of irritants besides dander, such as smoke, mold spores and dust. The bulbs can be ordered at www.purelyproducts.com. Prices range from $9.79 for a single 7-watt bulb to $29.99 for a fourpack of 15-watt bulbs. Shipping is extra.

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INDEX Stone Permits

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THE OKLAHOMAN

SATURDAY, JULY 28, 2012

NEWSOK.COM

Left: Builder Chad Rice’s home at 2409 Saddleback in Edmond has mix of stone and brick in a traditional style.

PHOTO BY DAVID MCDANIEL, THE OKLAHOMAN

Rice: Changes since 1977 are many FROM PAGE 1E

we needed was space,” Chad Rice said.

So their home in Edmond’s Steeplechase neighborhood, on Coffee Creek Road between Bryant and Coltrane, offers bedrooms for each of the children as well as a retreat for the parents and a bonus room over the garage. With small children and dogs running around, they took things a step further, ripping up the carpet in several rooms and simply staining the concrete.

“We love it,” Chad Rice said. “Drop something on the floor, you don’t worry about chipping a tile.”

The carpet has been slowly disappearing since, replaced by wood flooring in the living room. Carpet remains in the children’s rooms, but the Rices more recently pulled the carpet out of their own room and stained the concrete in there “just because it’s cool,” Chad Rice said.

He said people have asked him if concrete floors are harder on the feet or back.

“We haven’t really noticed anything,” he said.

“It’s just more easily cared for.”

Perry Rice started building homes around 1977, drawn by a lifelong interest in construction.

“I guess it kind of stems back from when I was a kid, and we did a room addition — my folks did a room addition. I would come home from school every day and watch the carpenters do their thing.

It was just really interesting,” he said.

After a stint in the Na-

Dual vanities are features of the master bath in the Rice Homes custom at 19517 Fieldshire Drive.

PHOTO BY JIM BECKEL, THE OKLAHOMAN

tional Guard, Perry Rice tried his hand at retail but soon realized he didn’t like being indoors all the time.

So he moved into real estate and eventually into homebuilding and development.

The homes he was

building in 1977 are a world away from the ones Rice Homes builds now.

He and Chad Rice ticked off the differences: bigger doorways, taller ceilings, bigger garages, better security systems and ramped-up energy effi-

ciency through blown-in insulation and low-e windows. Decorative elements have changed too, Perry Rice said.

“The houses I was building back then, the only ceramic tile was in the showers,” he said.

The paint scheme on the tray ceiling seems to add extra volume to the master bedroom of the Rice Homes custom at 19517 Fieldshire Drive.

PHOTO BY JIM BECKEL, THE OKLAHOMAN

A day bed peeks from a room in the Rice Homes model. PHOTO BY JIM BECKEL, THE OKLAHOMAN

The paint scheme on the tray ceiling seems to add extra volume to the master bedroom of the Rice Homes custom at 19517 Fieldshire Drive.

PHOTO BY JIM BECKEL, THE OKLAHOMAN

THE OKLAHOMAN

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Kerr Team moves office in Edmond Kerr Team Real Estate has moved its office at 2120 S Broadway in Edmond to 15808 N Pennsylvania Ave. in the Main Street Business District business park.

“We felt this move would place us in the middle of aggressive growth in Edmond and convenient to all of our customers,” broker Wally Kerr said.

Kerr Team Real Estate also has an office at 2500 McGee Drive, No. 147, Norman.

Leah Brown

Prudential adds Brown EDMOND — Prudential Alliance Realty has added Leah Brown as a residential real estate sales associate at its Edmond office at 3434 S Boulevard.

She has five years of residential sales experience and is working toward earning her home staging certification. The Edmond native holds a bachelor’s degree in public relations and marketing from Oklahoma Christian University.

Mike Bumm

Bumm joins Metro First Mike Bumm has joined Metro First Realty, 5500 N Western, Suite 284, as an associate broker.

He has been in the real estate business here since 1998 as a sales associate, associate broker, branch broker and broker proprietor.

Kaye Lyon

Prudential adds Lyon Prudential Alliance Realty has added Kaye Lyon as a residential real estate sales associate at its office at 4101 NW 122.

She is returning to Prudential Alliance Realty.

She has more than 30 years of real estate experience.

She recently worked for a homebuilder and is certified in new home sales.

Schmidt joins Covington Ben Schmidt has joined The Covington Co., 1140 NW 63, Suite 420, as a broker associate in residential sales.

He spent the past eight years in the Oklahoma City commercial real estate market. He holds a bachelor of arts degree in political science from the University of Oklahoma and a masters in business administration, in marketing, from Oklahoma City University.

SATURDAY, JULY 28, 2012

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‘Net zero’ home eliminates energy bill

BY NEDRA RHONE Atlanta Journal-Constitution

ATLANTA — In 2010, in the nippy environs of northeastern Canada, a family of six submitted to an experiment. Their task: Spend one year living in one of the most energyefficient homes built in North America.

The house in New Brunswick looked like others except for the solar panels on the roof. But by year’s end, there was a more substantial difference: It was the only house on the block with a nonexistent energy bill.

“The house we built generated enough electricity for two families,” said Tom Black, vice president of Eco Plus Group USA, which partnered with Bosch to create the home.

Fast forward two years, and they have done it again, building the first Bosch Net Zero home in the United States at Serenbe in Chattahoochee Hills, Ga. The house, through the use of geothermal heat and solar voltaic panels, is designed to generate more electricity than it uses.

The excess energy is stored on the distribution grid of GreyStone Power Corp., where it is redistributed as needed. At the end of the year, the series of energy credits and debits tracked by GreyStone should be at or near zero.

Net zero or zero net energy homes are among the latest buzzwords in green building. According to the U.S. Department of Energy, the term applies to any ultra-efficient home that uses comprehensive building science measures and energy-efficient components so most or all of the energy consumed annually can be easily offset.

Homeowners are left with substantially reduced utility bills, as well as less noise, improved indoor air quality and durability.

Homes consume more than 20 percent of total energy used in the United States, according to the Department of Energy. As of May, more than 12,000 homes built by 250 builders around the country

Solar panels are visible on the Bosch net zero model home in Chattahoochee Hills, Ga.

carry the department’s Challenge Home label, which indicates a home has been built to a set of specifications making it zero-net energy ready.

After an invitation by Gov. Nathan Deal to visit Georgia, Black was introduced to Steve Nygren, cofounder of Serenbe. When Black arrived at the 1,000acre community and model for balanced development, he knew it would be the perfect place for the Bosch home.

At about 1,700 square feet, the bi-level 3-bedroom, 2 — bathroom home features a number of Earth-friendly elements, including Forest Stewardship Council-certified engineered hardwood floors, EPA WaterSense certified Toto plumbing and fixtures and Bosch appliances.

Bosch also created the suite of products that make the home a zero net energy house.

“It is hard to find a company that could make everything and would stay in business,” Black said.

Other companies, he said, could sell one aspect, but Bosch was able to provide a full system including 18 solar panels that react chemically with ultraviolet rays to generate electricity.

The company also makes the geothermal pump, which heats and cools the house from below ground where the temperature is more consistent than the air used by traditional air pumps.

A good amount of the

This Bosch net zero model home in Chattahoochee Hills, Ga., features a Bosch stove top and oven.

MCT PHOTOS

home’s $499,000 price can be attributed to the geothermal heat pump. The higher the tonnage of the pump, the deeper its well needs to be, Black said, and digging wells is expensive. But a net zero system should pay for itself in

five to six years, Black said, and federal and state tax credits help offset costs.

As the trend continues, consumers may see net zero homes as low as $210,000, he said.

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SATURDAY, JULY 28, 2012

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Land trust building finally affordable in Austin, Texas

BY JUAN CASTILLO Austin American-Statesman

The Andersen ArcA folding patio door is part of manufacturer Andersen’s line of architectural patio doors that come in custom sizes up to 48 feet wide and 10 feet tall.

MCT PHOTOS

Opening the door to new look in decorating

BY LORI JOHNSTON Atlanta Journal-Constitution

Homeowners shouldn’t be closed-minded when it comes to interior doors.

Doors are vital parts of homes under construction or undergoing makeovers, thanks to builders and interior designers who are paying close attention to how they separate spaces and add architectural appeal.

“Doors are becoming a feature in the home,” said Donna Mathis, owner of Suwanee, Ga.-based DMD Studios.

Soaring tall Door heights are expanding, and the use of 8foot doors in single-family homes and condos can add to the grandeur of residences.

“Over and over again, (buyers) want 8-foot doors within the main level,” said Jennifer Crosby, owner of Crosby Design Group in Atlanta.

Traditionally, homes and condos use doors that extend 6 feet 8 inches, but taller doors dramatically improve the look of the space, according to builders and designers. People notice the difference.

“Instead of having this expansive space between the top of your door frame and the ceiling height, it makes your home look bigger and more stately,” said Art Rountree, operations director for Kairos Development Corp., which installed 8-foot solid-wood-core doors (versus hollow-core doors) at the Astoria at the Aramore in Atlanta’s Buckhead area.

Designers said threepanel doors are in demand and fit the transitional style of homes. Door manufacturers are coming out with these options, which create cleaner lines, instead of the traditional sixpanel door, Mathis said.

Free-flowing spaces Traditional doors that swing out or in can take up valuable space. Some door decisions are focused on open space and creating a flow for entertaining and everyday living, causing people to consider pocket doors, folding doors.

“We like doors to disappear. So when they’re closed, they’re closed, and when they’re open, they don’t exist,” said architect Jose Tavel, co-owner of TaC Studios in Atlanta.

Pocket doors can separate public and private areas in a home. (Tavel and his wife, architect Cara Cummins, have nine pocket doors in their residence/studio.) The doors can be 8 feet tall, ranging from 36 inches to 60 inches wide. (Johnson Hardware and Hafele are two

companies they use.)

Pocket doors can work between bedrooms and living areas, living areas and offices, bathrooms, closets and other spots in modern and traditional homes. Tavel said another option is putting a pocket door in a bathroom; in their home, it allows east light into the bathroom in the morning and a view from the tub to the mature white oaks in the backyard.

“I have a lot of requests for pocket doors. Pocket doors have made a comeback,” said Maricita Hughes, director of interiors for Isakson Living, creator of retirement communities including Park Springs in Stone Mountain, Ga. “They’ve come a long way from where they used to be.”

People frustrated with pocket doors that went off their tracks may find that today’s pocket doors are sturdier and less likely to malfunction. Hughes estimates that pocket doors cost about 30 percent more than traditional doors, but homeowners often are willing to pay when space is at a premium.

TaC Studios recently installed a pocket door between the dining room and a kitchen in a traditional home.

“They would still have a very segregated and closed dining room when they wanted it, but when they wanted it to function as a free flow between their beautiful new kitchen and their dining room, it opens up,” Tavel said.

A row of pivot doors also can create an architectural element that can function as a wall when needed.

Pocket doors create an unusual entrance into a bathroom.

Heading outdoors For patio doors, homeowners can replace a double set of French doors to the outside with stackable, or folding doors, Mathis said.

“It is the whole concept of bringing the outdoors in,” she said.

Some manufacturers offer patio doors that retract or fold up, opening up interior rooms such as the family room, breakfast room or keeping room, to the backyard. Manufacturer Andersen’s outswing folding patio doors come in 21colors and seven types of wood, and can be customized up to 48 feet, and open from the right, left or center.

Retractable screen door makers include the Clear View Systems, which work vertically or horizontally and differ from the traditional doors that swing out and can hit furniture and people. Steve Kaplan, owner of Peachtree Blinds of Atlanta, based in Alpharetta, Ga., said more people are seeking retractable doors, with his sales of the

Condos in The Astoria at the Aramore, in the Buckhead section of Atlanta, have 8-foot-tall doors.

doors up 50 percent over last year. (Costs start at $395 for a single door and $775 for a set of French doors.) A speed reducer makes the retractable door safer for children and pets.

“The No. 1 installation area is kitchen/keeping room to deck/patio,” he said.

An option for condos is

the NanaWall, which can open up a wall spanning 8 or 10 feet wide, Crosby said. Homeowners also can take a cue from restaurants created out of old gas stations. Crosby said a garage door can be used in place of a wall in a basement, to open up the space to the outdoors.

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AUSTIN, Texas — Sandy, porous dirt surrounds the concrete slab and lumber skeleton of the small house under construction on Willow and Navasota streets in East Austin.

“Really, (the dirt) is gold,” Mark Rogers, director of the nonprofit affordable housing developer building the home, told a jubilant crowd of about 40 people.

They had gathered recently at the construction site to celebrate what Rogers said is the first home to be built in Austin, and possibly in Texas, under a new state law that lets cities designate community land trust status on nonprofits developing affordable housing and allows tax exemptions on the land.

Rogers was making a point about the rise in land values in East Austin that his Guadalupe Neighborhood Development Corp. has seen during its 31years.

In 1998, the nonprofit was buying lots for $12,000.

Today, lots easily command prices of $100,000 and more.

But Mary Ybarra, a lifelong East Austin resident who will buy the two-bedroom, two-bath home going up at 1313 Willow St., said it is worth more than gold to her. Ybarra, 50, who works for a loan document retrieval firm, said homeownership would be out of reach were it not for the tax exemption on the land.

“I am so privileged to be able to come back here,” Ybarra said.

A single mother, she grew up just a few houses down the street and had lived on the same lot under construction for 11 years, raising two children in the aging house she rented from the Guadalupe corporation. She became emotional describing life there — family barbecues, watching University of

Texas and Dallas Cowboys football on television.

“These grounds have so many precious memories,” she said.

In a community land trust, the nonprofit developer retains ownership of the land and sells the house to buyers with low to moderate incomes, Rogers said. The buyer typically leases the land from the nonprofit through a 99-year lease; Rogers said Ybarra’s lease would be about $10 a month.

Even if “the dirt goes up in value, we can lock up that dirt in a trust,” Rogers said. He said the nonprofit will probably sell the home to Ybarra at cost, about $122,000.

Because community land trust homeowners pay city taxes only on homes, and not the land, “We can make the homes a lot more affordable, so that people can stay here in East Austin,” said Johnny Limsn, a member of the Guadalupe development corporation’s board and a lifelong East Austin resident.

According to the development corporation, community land trust homeowners are able to pass the home and the land lease to their heirs. Should homeowners decide to sell, buyers must meet low- to moderate-income qualifications.

The Guadalupe organization said it hopes to build more land trust homes.

Ybarra said Willow Street and the surrounding neighborhoods have lost some sense of community in the half-century she has lived in East Austin. In the old days, neighbors looked after one another’s children and reported back when kids were up to mischief, she said.

“It was like a village,” Ybarra said. That’s gone, she said, but she wants to be nowhere else. “This is home,” she said.

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SATURDAY, JULY 28, 2012

5E

Neighbor ignores property line

Chandeliers add style and a decorative focal point to almost any room. They have traditionally been used in the dining room, but are now commonly used in living rooms, dens, foyers and bedrooms.

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This open kitchen and dining room use many types of lighting, including recessed ceiling fixtures. Stylish pendants hang over the kitchen island and dining table. In the spacious kitchen, under-cabinet lighting and in-cabinet lighting work together, or alone.

Some brighter ideas for home decorating

BY LINDA JERKINS

mers, which some designers consider a must-have update, especially in the kitchen. Dimmers allow you to adjust the intensity of the light or to strike the right mood.

Task lighting helps you perform specific tasks, such as preparing food or reading. Task lighting includes pendants, floor and desk lamps and undercabinet lights.

Atlanta Journal-Constitution

ATLANTA — Since relocating from California to Atlanta for her husband’s job, Marty Webb has made plenty of changes to her home — with lighting options never far from her mind.

Over the past two years, the six-bedroom house in Buckhead, Ga., has been painted and several bathrooms have been renovated. Along the way, Webb has shopped for decorative lighting fixtures for various rooms.

She bought a more ornate chandelier for her master bathroom but chose a “fun” one for another upstairs bathroom.

Recently, Webb found an antiqued mirrored sconce to light the stairway in her home. She bought three.

“Lighting is an easy and relatively inexpensive way to update a room,” Webb said.

Good lighting also is important, said Jim Howard, owner of James Michael Howard Interiors. The right lighting does more than illuminate. It allows you to perform a variety of activities in each room. A lighting fixture, such as a chandelier in the bedroom or bath, also adds drama or a pop of color to a room.

But before you shop for lighting fixtures, do some homework and consider these tips from the American Lighting Association, a Dallas-based trade group.

Determine your needs

I Identify the activities that occur in each room.

Consider food preparation, grooming, reading and homework.

I Identify which rooms will serve more than a single purpose. Those areas will need more than one type of lighting.

I Identify the mood or ambience that you want to create.

I Keep in mind that dark colors absorb more light. You may need to provide additional light in rooms with dark wall colors.

Where to shine light Hang multiples of this wrought-iron Verne Pendant cage light in a hallway or over a kitchen island. Or hang it alone in a mudroom. Metal and industrial-style products are popular and mix well with many interiors.

Lighting can go on the ceiling or on a wall or table.

I Ceiling. If you prefer light from above, your options include chandeliers, flush-mount fixtures, pendant lights, track and recessed lighting. A combination will give you the light you need for general lighting and tasks.

I Walls. Wall lighting provides indirect light and adds a decorative touch.

Wall-mounted fixtures, or sconces, light a wall area and can be used in most rooms. For a functional reading lamp near a bed or sofa, swing-arm lamps are popular.

Trends

The colorful Hedy Chandelier features polished glass beads that are applied by hand onto a classic Empire-shaped wrought-iron frame.

Lighting basics A good lighting plan involves three types of lighting: ambient or general lighting, task and accent.

Ambient lighting provides the room’s overall illumination. It allows you to see and walk around safely. It can include chandeliers, ceiling or wallmounted fixtures. Ambient lighting also can include recessed or track lighting. Have a central source of ambient lighting in all rooms.

Consider adding dim-

Joe Rey-Barreau, an architect and lighting designer in Lexington, Ky., also is an education consultant for the American Lighting Association. He reported lighting trends at the recent International Lighting Market in Dallas.

I Fixtures with fun and whimsical design characteristics.

I Modern-style fixtures using crystal with unexpected details.

I Increasing use of energy-efficient lighting, such as LED lighting.

I Chandelier designs based on strong geometric shapes, including circles, ellipses and squares.

I Retro lighting — with simple forms and chrome finishes — that evoke images of the 1950s and 1960s.

I Variations on traditional lantern-style fixtures, which are commonly used in foyers but now are being used throughout the house.

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DEAR BARRY: A recent property line survey revealed that my neighbors are encroaching onto my yard. Their garage is built on the property line, and their fence and walkways are 3 feet onto my side of the line. We wrote a letter asking that they do something about this. A few days later, we found the surveyor’s stake pulled out and hidden in the bushes.

Now the neighbors have listed their home for sale and have not responded to our letter. What can we do?

Susan DEAR SUSAN: Your neighbors need to be convinced of your seriousness and to understand that they cannot sell their property until the issue is resolved. If they are not impressed by a letter from you, perhaps one from a lawyer would be more persuasive. An attorney can explain that a lawsuit would include a lis pendens — lawsuit pending — filed against their property, and this would discourage buyers from offering to purchase their home.

The mere suggestion of legal action may lead to a favorable resolution. For a more comprehensive evaluation of this issue, find an

Barry Stone INSPECTOR’S IN THE HOUSE

attorney who specializes in real estate law.

DEAR BARRY: Our condominium in Florida is a second home and is vacant more than it is inhabited. About six months ago, we began to notice a pungent, mildewy odor. At the same time, we discovered a sticky grime inside the kitchen drawers and on some of the forced-air registers. We cleaned up the grime, but the odor remains. If this is mold, what should we do about it?

Nancy DEAR NANCY: Your home should be surveyed

by a qualified mold specialist, (listed in the yellow pages under “Mold Testing and Consulting”). Physical samples and filtered air samples should be evaluated by an accredited environmental lab to determine the types of mold present. If the lab report is positive, a mold remediation company should be hired to remove all remnants of mold infection.

The moisture problem that fostered the mold should be located and corrected. It could be a plumbing leak, a ground water problem, faulty site drainage, inadequate ventilation, or something else.

Eliminating the moisture will prevent a return of the mold.

To write to Barry Stone, visit him on the web at www.housedetective.com.

ACTION COAST PUBLISHING

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Ditching dorm room: off-campus decorating 101

BY KIM COOK For The Associated Press

For many college kids, the dorms are home for all four years, and they’re happy campers. But for many others, the opportunity to move off campus, into an apartment or house, is a welcome lifestyle change.

Along with more autonomy and privacy, living off campus means setting up and taking care of a kitchen, bathroom, common space and more. So once the keys are in hand, here are some tips on decorating the off-campus nest.

Planning your space Typically, kids choose a group of friends to live with to share costs. Once the home’s been secured, have a group discussion about what the common spaces will look like, advises Sabrina Soto, Target’s home style expert.

Come prepared with a list of things that matter to you, but “be willing to compromise,” she said.

There are sure to be taste differences among housemates, so it might be best to keep common spaces neutral. Janice Simonson, an IKEA design spokeswoman, points out an added bonus to doing so: “A monochromatic or limited color scheme can go a long way toward visually calming a small, crowded space.”

Paint is a good way to bring color and life to a room, if the landlord permits. If not, look for wall decals and posters. Instead

This Vannerna Dragkedja duvet cover and case ($19.99) from IKEA is a great way to personalize an off-campus apartment bedroom and works for girls or guys.

of tacking up art with pushpins or tape, use inexpensive frames for a more grown-up look.

Double check on existing window treatments before heading for the curtain aisle. If you’ve got to buy, get twin packaged drapes, interesting fabric shower curtains in pairs, or easy stick up blinds like Redi-Shades.

Collecting stuff First, see what you can scrounge from families and friends or get secondhand. Find out if your space’s current renters — often graduating students

A bold, graphic rug like the "Eivor Cirkel" from IKEA can be used to delineate living space in an off-campus house. The dense pile is soft underfoot and helps to soften noise.

AP PHOTOS

A stick-on orange Hylkje mirror ($4.99 each) from IKEA can affix to any wall to create instant art and expand smaller spaces, such as off-campus housing for students.

— are willing to leave large items. Fill in the holes with inexpensive pieces that can take some hard living.

Two students at the Fashion Institute of Technology, Aimee Ciancarelli and Rachel Michaud, got creative when they moved into a Brooklyn, N.Y., apartment together last January.

“At Goodwill, we found a vintage phone, a shelf and some cute bottles. We got a free couch and chair from Craigslist. And we decorated the walls with our own artwork,” Ciancarelli said.

Bob Koch, a senior at Ithaca College in Ithaca, N.Y., said his R2D2 trash can gave his place some character, but the best purchase was “this huge

ize, sharing it on social media sites with roomies, and then printing it out at in-store kiosks or sending it to your smartphone.

For an all-guy house, consider the Discos bed and bath collection from the online artwear collective Threadless; available at Bed, Bath and Beyond, it features an LP graphic.

IKEA’s got some bold, patterned bedding like Vannerna and Dvala.

Bath accessories with punch will make 8 a.m. classes easier to face. Kids’ departments have whimsical items such as woodland-creature soap dispensers and girlie textiles.

Urban Outfitters has city map and batik-printed shower curtains that would suit a unisex bath.

Homeowners, agents grumble at low appraisals

beanbag chair — it was everyone’s favorite thing in the apartment.”

Simonson advises “multi-tasking.”

“Invest in pieces like a sofa bed with slipcover that can convert to an extra bed and features storage underneath,” she said.

Side tables like IKEA’s Lack series can be grouped, and also used as seating. Shelving units do double duty as space dividers and clutter busters.

Inexpensive mirrors can work as art, space expanders and convenient primping stations in a houseful of kids when everyone’s getting ready at the same time.

Some retailers offer a shopping checklist: Target has one you can custom-

The kitchen A full-size kitchen will be new for most college renters. It can either be a super-size, cereal-sodaand-ramen depot or a place where fun, healthy meals come from. Buy items that are durable, microwaveable and dishwasher-safe.

Walmart offers a good selection of stoneware dinner sets for under $30; Target has inexpensive, practical, white dinnerware and the Room Essentials’ colorful utensils collection.

Is someone a budding chef or baker? Off-price stores such as Homegoods have several high-quality brands for more serious cooks.

LISTING OF THE WEEK

BY JIM BUCHTA Star Tribune

MINNEAPOLIS — Even as buyer confidence climbs, the local housing market still faces a tough reality: Appraisals are falling short of what many buyers are willing to pay.

It’s a problem that is weighing down home prices and stalling a more robust recovery, some real estate agents say. And they find that surprising in a market where inventory is scant and multiple bids on homes are becoming more common.

“People don’t realize that it’s getting better and don’t realize that what we have could be even better,” said Marti Estey, a sales agent with Eden Prairie, Minn.-based RE/MAX Results who has had several deals nearly fall through.

The National Association of Realtors reports that more than one-third of agents surveyed during April said that a low appraisal led either to a cancellation, lower price or delay in the sale of a home during the previous three months.

Eric Humphrey knows these frustrations well. A low appraisal nearly killed a sale on his house in St. Paul, Minn., this spring.

Because the home is in an area where the market has been particularly strong, he wasn’t surprised when he got a fullprice offer not long after his house went on the market. Then the appraisal came in $5,000 short.

“Who sets the price, the market or the appraiser?” he asked. “Isn’t something worth what someone is willing to pay for it?”

In the end, his agent appealed the low appraisal and was able to provide enough comparable closed sales to show that the house was worth more than the initial appraisal.

Many sellers aren’t so lucky.

But appraisers say their hands are tied. Rules issued in the wake of the housing crisis have put appraisal work under closer scrutiny from lenders. Not only do appraisals require more documentation,

The Listing of the Week is at 1304 NW 171.

PHOTO PROVIDED

Dallas-style home has 3 bedrooms Marti Estey, right, a sales agent with RE/MAX Results, shows client Christina Rego a two-bedroom townhouse in downtown Minneapolis.

MCT PHOTO

there are also fewer comparable sales to support higher prices. Foreclosures have made the process even tougher because appraisers must take into account that the comparable was a distressed sale.

“Appraisers are under great pressure,” said Alan Hummel, chief appraiser with Forsythe Appraisals in St. Paul. “If they can’t support an adjustment or a value, they’re certainly not stretching.”

And the appraisal process itself has changed. In late 2008, Fannie Mae and Freddie Mac rolled out its Home Valuation Code of Conduct, intended to make the appraisals more independent. Lenders and agents used to be directly involved in picking appraisers, but now they must request one through a third-party company.

Appraisers are typically required to find four to six comparable sales that have closed during the past several months. Based on those comps, if the final appraisal is below the agreed-upon price, the lender can reject the transaction. That forces the seller to lower the price, unless the parties come to an agreement on who will pay the difference.

Estey, for example, recently had a buyer who was willing to pay $385,000 for a house listed at $379,900. The sellers accepted that offer, but the appraisal came in at $10,000 below. The deal closed only because both sides agreed on a recorded price of about $374,950.

Estey and other agents say that when home prices were on the decline it was no surprise when an appraisal fell short, but they say the fundamentals have changed. Closed sales have increased by double digits for several months, mortgage rates are at record lows, and in some areas demand outstrips supply, which has spurred competing offers on some homes.

There’s also concern that appraisers chosen through third-party companies don’t have enough expertise with the local market to assign a fair value to the home. Agents also say appraisers are trying to retain a good relationship with the lenders they work with by providing appraisals that are conservative, thereby limiting the lender’s risk.

Hummel contends that appraisers are simply responding to changes in the underwriting process, which requires more documentation.

“We have a responsibility to really accurately measure the market, and appraisals should not be high or low, they should mimic the market,” he said.

And with several years of price declines, he said a turnaround in prices isn’t going to happen quickly.

“It’s always tough in a rebounding market for an appraiser who is using historical sales to help the lender know today what the value of that property is,” Hummel said.

MCT INFORMATION SERVICES

The Listing of the Week is a Dallas-style home in the Fenwick neighborhood, north of NW 164 between Pennsylvania and Western avenues.

The 3,334-square-foot home at 1304 NW 171 has three bedrooms, three baths, one living room, two dining areas and an attached three-car garage.

The living room has a vaulted ceiling and fireplace. The kitchen has a cathedral ceiling, work island, pantry, Italian granite counters, an 18-inch double-tiered eating bar, five-burner gas stove and two ovens.

The master bedroom has a morning bar, large closet with built-ins and a bath with his-and-her vanities and a whirlpool tub. Secondary bedrooms have ceiling fans. A home office with bath can be a fourth bedroom. The home has a covered patio with built-in gas grill, a security system and underground sprinkler system.

The home, built in 2005, is listed for $319,500 with

Karen Mosely of EXIT Bob Linn Real Estate. For more information, call 6503548 or 348-7900.

Nominations for Listing of the Week are welcome. Send a copy of the MLS information sheet on a single-family home to The Oklahoman, Richard Mize, P.O. Box 25125, Oklahoma City, OK 73125. Nominations may be faxed to 475-3996.

THE OKLAHOMAN

NEWSOK.COM

SATURDAY, JULY 28, 2012

7E

Green can indeed be green to seller WASHINGTON — It has been a controversial question in the home real estate market for years: Is there extra green when you buy green? Do houses with lots of energy-saving and sustainability features sell for more than houses without them? If so, by how much?

Some studies have shown that consumers’ willingness to pay more for Energy Star and other green-rated homes tends to diminish during tough economic times. Others have found that greencertified houses sell for at least a modest premium over similar but less-efficient homes.

But now a new econometric study involving an unusually large sample of 1.6 million homes sold in California between 2007

and early 2012 has documented that, holding all other variables constant, a green certification label on a house adds an average 9 percent to its selling value.

Researchers also found something they dubbed the “Prius effect”: Buyers in areas where consumer sentiment in support of environmental conservation is relatively high — as measured by the percentage of hybrid auto registrations in local ZIP codes — are more willing to pay premiums for green-certified houses than buyers in areas where hybrid registrations were lower.

The study found no significant correlations between local utility rates — the varying charges per kilowatt hour of electricity in different areas — and

Kenneth Harney THE NATION’S HOUSING

consumers’ willingness to pay premium prices for green-labeled homes. But it did find that in warmer parts of California, especially in the Central Valley compared with neighborhoods closer to the coast, buyers are willing to pay more for the capitalized cost savings on energy that come with a green-rated property.

The research was conducted by professors Matthew E. Kahn of UCLA and Nils Kok of Maastricht University in the Nether-

lands, currently a visiting scholar at the University of California at Berkeley. Out of the 1.6-million-home sample, Kahn and Kok identified 4,321 dwellings that sold with Energy Star, LEED or GreenPoint Rated labels. LEED stands for Leadership in Energy & Environmental Design.

They then ran statistical analyses to determine how much green labeling contributed to the selling price, eliminating all other factors contained in the real estate records, from locational effects, school districts, crime rates, time period of sale, to amenities such as swimming pools and views.

The 9 percent average price premium from green-rated homes is roughly in line with stud-

ies conducted in Europe, where energy-efficiency labeling on houses — new and resale — is far more commonplace.

Homes rated “A” under the European Union’s system commanded a 10 percent average premium in one study, while dwellings with poor ratings sold for substantial discounts.

Labeling in the United States is a politically sensitive real estate issue. The National Association of Realtors has lobbied Congress and federal agencies to thwart adoption of any form of mandatory labeling of existing houses, arguing that an abrupt move to adopt such a system could have severely negative effects. A loss of value at resale because of labeling would be disastrous,

the Realtors have argued, particularly coming out of a housing downturn in which owners across the country have lost trillions of dollars of equity since 2006.

The National Association of Home Builders, on the other hand, has enthusiastically embraced labeling as a selling advantage for newly constructed homes.

Kahn and Kok make no secret about where they stand on labeling: The more disclosure on the green characteristics of homes makes a lot of sense — and ultimately a lot of savings on energy consumption — for buyers and sellers.

Ken Harney’s email address is kenharney@earthlink.net.

WASHINGTON POST WRITERS GROUP

8E

THE OKLAHOMAN

SATURDAY, JULY 28, 2012

NEWSOK.COM

HOUSE PLAN

New Mexico town Living areas offered inside and out council tweaks dust ordinance

Perky gables cap the Hearthstone, a countrystyle home with a wide front porch that rambles on around most of one side.

This plan offers just over 2,700 square feet inside, along with an abundance of exterior living space on the porch and rear deck.

The entry has a lofty two-story ceiling. High windows brighten the stairway, and you can look over the entry from the second-floor landing.

Both of the bedrooms on this level have walk-in closets, and a wide bay window expands one of the rooms.

On the ground floor, the vaulted family room and kitchen flow together, separated only by a long eating bar. This spacious area is rich in windows and skylights, giving it a bright, open feeling. French doors near the fireplace open onto a deck that’s large enough to accommodate a spa.

The C-shaped kitchen has a garden window and provides abundant storage and counter space, including a large walk-in pantry.

Utilities are close by, in a pass-through that connects to a two-car garage deep enough for storage and a workbench.

In the owners’ suite, French doors offer direct deck access. A skylight brightens a sumptuous owners’ bathroom, outfitted with a soaking tub or spa, oversized shower, two basins and huge walk-in closet.

There are three more rooms on the Heart-

BY STEVE RAMIREZ Las Cruces Sun-News

hstone’s main floor. The dining room connects to the family room, but is well-separated.

The living room has a window seat in the large

bay window.

The study nearby offers flexibility as a guest room, library, or you-name-it.

A review plan of the Hearthstone

10-200, including floor plans, elevations, section and artist’s conception, can be purchased for $25 by phone, mail or online. Add $5 for shipping and handling.

Associated Designs, 1100 Jacobs Drive, Eugene, OR, 97402. www.associateddesigns.com. (800) 634-0123.

LAS CRUCES, N.M. — Changes will be made to a Las Cruces ordinance aimed at controlling the amount of dust coming from homes and businesses under construction, despite concerns raised by the homebuilding industry and Greater Las Cruces Chamber of Commerce.

The Las Cruces City Council voted 6-1 recently to amend a 12-year-old ordinance that city officials said has been ineffective and unenforceable. The revised ordinance will go into effect Oct. 1.

“It’s been ineffective for some time,” Assistant City Manager Brian Denmark said.

Senior City Planner Robert Kyle added, “The goal of this revised ordinance is to create an effective and enforceable ordinance.”

But Councilor Miguel Silva, the lone council member to vote against the ordinance, said the wording in the revised ordinance was unclear and could be unfair to builders, developers and property owners.

“We need to fine comb this one last time,” Silva said. “It’s that ambiguity that concerns the business community. The language needs to be a little more specific. We’re almost there.”

The ordinance will require builders, developers or property owners to erect

fencing at least 3 feet tall, above ground, to curb dust. Also, grading and other earthwork for projects of 39 acres or more will have to be phased. The city is pre-empted by state law from regulating air quality but is required to establish dust control.

Councilor Gill Sorg and Mayor Pro Tem Sharon Thomas, who have taken the brunt of complaints and concerns from residents in their East Mesa council districts about numerous problems with fugitive dust, said while the revised ordinance is not perfect, it should go into effect, and can be reviewed in the future.

“We cannot allow people to do things on their properties that destroy their neighbors’ properties,” Thomas said. “Let’s try it; let’s get it to work.”

Thomas added many people have been involved for at least the past four years to bring about changes to the ordinance.

Sorg is pleased to finally see something being done.

“At last,” Sorg said. “…

I’d also like to see some kind of rewards in recognition of those who do good in following this ordinance.”

However, Steve Chavira, managing director of the Building Industry Association of Las Cruces, said the timing of the revised ordinance would be detrimental to city home builders.

MCT INFORMATION SERVICES

THE OKLAHOMAN

NEWSOK.COM

SATURDAY, JULY 28, 2012

9E

Battery technology boosts trimmers, chain saws Battery technology has been steadily improving in recent years, and with the coming of lithium ion, tool manufacturers have been quick to incorporate them into tools of all types.

We’ve become accustomed to manufacturers replacing the electrical cord with a battery in just about every conceivable shop tool, from drills and saws to lights and test equipment.

But it’s only been fairly recently that batteries have become powerful enough to make a useful dent in another arena: tools powered by gas engines.

That’s led to a new generation of tools for the weekend warrior and even the professional that really helps with backyard cleanup chores. Battery-powered yard tools eliminate the starting and maintenance hassles associated with gas motors; they eliminate emissions; and they greatly reduce noise and vibration.

I recently tried out two new entries in this growing market.

Both tools could easily find a place in anyone’s tool shed.

Trimmer Black & Decker 36V Lithium Trimmer Edger (Model LST136

$170): This isn’t the first batterypowered string trimmer to hit the market, but it’s one of the best I’ve tried. The 36-volt lithium ion battery gives this trimmer quite a bit of power and torque, so you can cut through taller grass and weeds with ease.

You also get longer run time, which is nice for larger yards.

Black & Decker has incorporated a Power Command dial into the handle, with six settings that adjust the motor speed from 6,500 to 8,500 rpm. You may not use all the settings, but it’s nice to have the option of more power for thicker weeds, or less power to conserve the battery. I found that even the lowest setting handled normal grass with no problem.Despite its higher voltage, the battery isn’t all that large, and it’s mounted in the handle to balance the weight of the cutting head. The entire unit weighs only 7.8 pounds, with the battery.

The length of the handle adjusts and locks easily with a thumb latch, and there’s an auxiliary handle that adjusts with a single locking nut, making it easy for multiple users. A single push button rotates the head down for edging, and it did a great job

Paul Bianchina HANDY @ HOME

edging along walkways.

The battery has an onboard fuel gauge to let you monitor the charge status, and the charger recharges it in about an hour. It includes one battery, a charger and an auto-feed line spool.

Chain saw Oregon PowerNow 40V Max Chainsaw (Model CS250 $399 with Standard Battery Pack, $499 with Endurance Battery Pack): I’ve used gas-powered chain saws enough to know they’re not my favorite tool, between mixing the gas and oil, the pull cords, the chain sharpening, and the noise. But a batterypowered chain saw? I’ll admit I was skeptical. Not any more!

The Oregon 40V Max is powered by a fairly large 40-volt lithium ion battery pack that snaps into a slot on the top of the chain

saw, about where the fuel tank would otherwise be. It locks securely in place so there’s no danger of it coming out no matter what position the saw is in, and can’t be removed until you trigger the release lever. The battery has a button-activated onboard fuel gauge with four green lights to let you know the status of the remaining charge. The standard battery (1.2 amp hours) charges in about one hour with the included charger; the endurance battery (2.4 amp hours) takes about two hours.

With the battery in place, the saw is well balanced, and feels like any other chain saw I’ve ever held. The total weight is about 10.5 pounds. The saw has a 14inch bar, and it’s all made by Oregon, one of the industry leaders in professional quality tree-cutting equipment.

The real test came in the field, with some actual cutting. It was great not to have to bring along any gas or fiddle with a startup ritual. Just put bar oil in the reservoir, snap in a charged battery, and pull the trigger! I expected this to be something of a lightduty pruning saw, so I started with some basic small limbing

ARBUCKLE LAKE NEW HOME w/View 3bd 2ba custom cabs, wood flrs, cath. ceiling in great room. 1/2Acre. + addnl 1/2 avail. Reduced to $111,500 All reasonable offers considered.

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OPEN SUN 2-4 12513 Lorien Way - Rivendale Aprx 2700sf 3bd 2.5ba 2liv, frml din, breakfast nook, island in kitchen, SS appls, his/her closets in master suite.

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BUILDER SHOW HOME 15201 KESTRAL LAKE DR. THELAKES AT TRADITIONS. Gameroom,Study, GatedCommunity, Exotic Granite, CustomWoodwork 4bed, 3.5ba, 3700sqft $499,999 OPEN SAT 11-5, SUN 1-5 206-4742

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The Greens, 4400 Windsong Way, 2 liv, study (wood flrs), 3 bd, 2.5 ba, 2 din, 2car, FP, 2700 sf, No Pets, $1,550 mo » 405-755-6036 Perfect location for OCU students 1blk from the college. 2bed home w/office space $600mo ALL BILLS PAID » » 229-3085

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Near NW 39th & Penn 2bd 2ba Hemingway condo, poolside, gated, avail 8/1 $700+dep 751-2934

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7608 N Western. Retail/Office space, 1200sf available 370-1077

MULTI PROPERTY AUCTION

Over 4000 Adjoining Acres Rare find SW of Perkins, improved pastures, great fences, huge ponds, metal pens and cement feed bunks, nice home with barns. A cattleman's dream. Not adjoining but very near, 2 large ranch homes, one with covered pens, chutes and vet station both with additional land. For info. call Frontier Realty 405-547-2000.

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1st Mo Rent Selected units 2 & 3 bed Townhouses Washer/Dryers, Fireplaces, P.C. Schools

3928 E Reno $2000mo house & lg 1500sf whse 601-5905 235-5028

Rent to Own: Nice 2 & 3bed MWC $350 & up 390-9777 6100 Cox Ave completely remodeled 3bd starter home, fresh paint, new carpet, roof & vinyl siding, located on large corner lot, only $32,850 Fidelity RE 410-4300

INMAN NEWS

MAYFAIR Great loc! 1&2 bd W/D hdwd flr quiet secure ¡ 947-5665

Abandoned D/W Repo set up on 5 Acres!! Ready to move in. Free phone application 405-631-7600

OWNER FINANCING 1-10 Acres Many Locations Call for maps 405-273-5777 www.property4sale.com

Call for Maps! See why we sell more acreages than anyone in Okla. E of OKC. o/a 275-1695

PIEDMONT OPEN SUN 2-5 Model home. New hms on 1/2 ac lots. From NW Expwy & Sara Rd go 4.5 mi N Cleaton & Assoc 373-2494

Cash 4 Clunkers!

Guaranteed $5,000 for any trade towards down pymt of new home WAC 405-631-7600 405-834-8814

5 acres w/pond & 4 wells, Haskell County, 2 story, 4bd 2ba, basement, 3 car garage, barn, storage building, 501-282-1370

5 or 10 Wooded Acres near Noble Well, septic & electric.

Owner Finance 405-226-2015

Restaurant & Convenient Store LAKE TENKILLER 918-261-5932

Truitt Estate Open House Today 2-4 or by Appt.

8109 NW 33rd St., Super Home on .75 AC W/1500 F/Fshop 3000 plus s/f, close to Overholser, Lots of Amenities.

Auction Date Late August.

Bidder-Up Auctioneers 405-600-1016

2.5 ac, park like setting, blt '08, 3/3K brkfst nook, lrg util, 30x40 shop (918)285-6611 285-6629

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.

$99 Special

3 bedroom, 2 bath, 2 car garage, 1600sf, close to I40W & Mustang $141,900. Bill 405-628-5382 517 N Post, 1A, 3/1.5/2 Brk, Good Home. Owner Carry.

650-7667 www.homesofokcinc.com

on a downed tree. It buzzed through that task with no problem, so I graduated to cutting the downed tree into sections.

Again, no problem.

From there, it was on to actually felling a tree about 10 inches in diameter. It handled the task easily, with good power and a nice, sharp cutting action.

If you’re like me, you probably hate sharpening chains, so you’re sure to love the built-in PowerSharp feature. There’s a replaceable, curved grinding stone located behind the chain.

When your chain starts to get dull, you simply trigger the saw to get the chain spinning, then lift a handle to engage the grinding stone with the chain.

No emissions, greatly reduced noise, and a whole lot of convenience make this a great saw for yard work, construction projects, vacation homes, even camping and RV use. It includes the saw, bar and chain, bar cover, one battery, charger and a wellwritten set of instructions.

3413 Hillside Dr, 3bd, 2ba, 2car, ch&a, fence, nice, $687. 476-5011 Wilshire Valley Apts.

Newly Remod. 1, 2 & 3 bed S8 (upgrd. + 1 bd) Call 475-9984.

$200 off

1st Mo Rent Selected Units Large Townhomes & Apartments • Washer, Dryers, pools • PC Schools, fireplaces

WILLIAMSBURG

7301 NW 23rd 787-1620

2517 SW 42nd 2/1 681-7272

$495

4500 SE 78th 4/2/2, 1540sf $1200 Home & Ranch Realty 794-7777 1321 Beachwood 3/1.5/2 681-7272

$675

16417 Otter 3/2/2 $1095 524 NW 139 3/2/2 $995 417 Holly Hill 3/2/2 $975 1064 Skyline 5/3/3 $2395 22655 Stherly Farm 3/2.5/5 $2395 Express Realty 844-6101 www.expressrealtyok.com

Cute, Updated 2bd, 1ba, 1car gar. w/ opener, new carpet & paint, big fncd bkyrd. No pets,No smoking. Avail Aug 1st. $700 833-6291 2124 White Oak Circle 3 bed 2ba 2 car 1369sf $1200/mo $900/dep 405-409-7989 no sec 8

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

10E

THE OKLAHOMAN

SATURDAY, JULY 28, 2012

Permits Oklahoma City Gardner Construction, Liberty Point Apartments, 6600 SE 74, apartment, erect, $1,618,500.

Gardner Construction, Liberty Point Apartments, 6600 SE 74, apartment, erect, $1,618,500.

Gardner Construction, Liberty Point Apartments, 6600 SE 74, apartment, erect, $1,603,000.

Gardner Construction, Liberty Point Apartments, 6600 SE 74, apartment, erect, $1,411,100.

French Construction Co. Inc., 17305 Boreal Court, residence, erect, $550,000.

Sun Contracting LLC, 10001Piedmont Road, residence, erect, $520,000.

Sunset Fine Designer Homes LLC, 15500 Kestral Park Court, residence, erect, $400,000.

J&R Custom Homes LLC, 11709 Milano Road, residence, erect, $390,000.

McAlister Construction Inc., 6020 Colony Lane, residence, erect, $325,000.

4 Corners Construction LLC, 14608 Pepperwell Oaks Drive, residence, erect, $310,000.

Hall-Estill Attorneys, 100 N Broadway Ave., office, remodel, $300,000.

Willa Construction Co. Inc., 13508 Portofino Strada, residence, erect, $300,000.

Steve Grissom Inc., 10812 NW 34, residence, erect, $281,000.

Terry Covey Custom Homes, 929 NW 195 Place, residence, erect, $280,000.

Shawn Forth Custom Homes, 18213 Haslemere Lane, residence, erect, $259,000.

Brass Brick Platinum Series Homes, 19117 Meadows Crossing Drive, residence, erect, $258,000.

D.R. Horton, 6212 NW 162, residence, erect, $257,990.

Brass Brick Platinum Series Homes, 19025 Meadows Crossing Drive, residence, erect, $255,000.

Brass Brick Platinum Series Homes, 19113 Meadows Crossing Drive, residence, erect, $255,000.

Silver Stone Homes, 14825 Sharon Springs Drive, residence, erect, $250,000.

Brass Brick Platinum Series Homes, 19100 Pinehurst Trail Drive, residence, erect, $244,000.

Gardner Construction, 6600 SE 74, clubhouse, erect, $234,950.

Manchester Green Homes LLC, 1420 NW 188, residence, erect, $228,050.

Brass Brick Platinum Series Homes, 19001 Meadows Crossing Drive, residence, erect, $213,000.

Greystone Homes LLC, 1605 NW 196, residence, erect, $210,000.

David Goodson, 14105 Georgian Way, residence, erect, $207,000.

D.R. Horton, 9704 Squire Lane, residence, erect, $202,550.

Elite Construction, 11701 SW 15 Terrace, residence, erect, $202,000.

Structural Systems of OKC, 8100 SW 47, officewarehouse, erect, $200,000.

Structural Systems of OKC, 8100 SW 47, officewarehouse, erect, $200,000.

Timber Craft Homes LLC, 6804 NW 118, residence, erect, $200,000.

DTM Custom Homes LLC, 15508 Colonia Bella Drive, residence, erect, $198,000.

Prime Development, 19405 Vista Ave., residence, erect, $194,000.

Ron James Designer Homes LLC, 6601 Chelsey Lane, residence, erect, $190,000.

Sun Contracting LLC, 17400 Murcielago Court, residence, erect, $188,000.

D.R. Horton, 9708 Squire Lane, residence, erect, $186,990.

Prime Development, 9221 NW 77, residence, erect, $184,000.

Brass Brick Platinum Series Homes, 16301 Iron Tree Lane, residence, erect, $180,000.

Elite Construction, 11609 SW 15 Terrace, residence, erect, $175,000.

Mashburn Faires Homes LLC, 17108 Cadiz Court, residence, erect, $175,000.

D.R. Horton, 9820 Squire Lane, residence, erect, $173,850.

Brass Brick Platinum Series Homes, 3305 NW 164 Terrace, residence, erect, $163,200.

Tom Vorderlandwehr Inc., 9112 NW 92, residence, erect, $157,300.

Marathon Builders Inc., 8412 SW 27, residence, erect, $150,000.

Structural Systems, 2509 S Ann Arbor Ave., office-warehouse, erect, $150,000.

Cliff Marical Homes Inc., 10637 SW 36, residence, erect, $149,900.

Jeff Click Homes LLC, 17805 Black Hawk Circle, residence, erect, $140,000.

Jeff Click Homes LLC, 17705 Black Hawk Circle, residence, erect, $140,000.

M&D Homes LLC, 2113 Mark J Ave., residence, erect, $140,000.

Griffin Homes LLC, 9040 NW 84 Terrace, residence, erect, $135,000.

A&J Homes Inc., 12801 SE 71, residence, erect, $135,000.

Home Creations, 9808 SW 36, residence, erect, $133,400.

Ideal Homes of Norman LP, 18408 Las Meninas Drive, residence, erect, $127,000.

Foster Signature Homes LLC, 16313 Iron Tree Lane, residence, erect, $120,000.

Home Creations, 15825 Sonador Drive, residence, erect, $118,900.

Sooner Traditions LLC, 2317 NW 159 Terrace, residence, erect, $110,000.

Rausch Coleman Homes LLC, 11713 NW 131, residence, erect, $109,000.

Home Creations, 10008 Allie Hope Lane, residence, erect, $104,000.

Ideal Homes of Norman LP, 18608 Abierto Drive, residence, erect, $104,000.

D.R. Horton, 3800 Millers Creek Lane, residence, erect, $102,550.

Holy Trinity Lutheran Church, 308 NW 164, parking, install, $100,000.

Ideal Homes of Norman LP, 1101 SW 160 Court, residence, erect, $100,000.

Rausch Coleman Homes LLC, 8521 SW 48, residence, erect, $100,000.

Rausch Coleman Homes LLC, 8525 SW 48, residence, erect, $100,000.

Rausch Coleman Homes LLC, 3113 SE 95, residence, erect, $100,000.

Rausch Coleman Homes LLC, 9604 Kylie Drive, residence, erect, $100,000.

Sooner Traditions LLC, 15901 Northampton Court, residence, erect, $100,000.

Home Creations, 6901 NW 157, residence, erect, $96,700.

Gardner Construction, 6600 SE 74, parking, erect, $95,900.

Ideal Homes of Norman LP, 18540 Abierto Drive, residence, erect, $95,000.

Joseph Hoyer, 1012 N Walker Ave., restaurant, remodel, $95,000.

Home Creations, 3040 NW 182 Terrace, erect, erect, $93,100.

Home Creations, 3036 NW 182 Terrace, residence, erect, $92,200.

Home Creations, 19721 Vista Ave., residence, erect, $86,200.

Central Oklahoma Habitat For Humanity, 8520 N Phillips Ave., residence, erect, $85,000.

Central Oklahoma Habitat For Humanity, 748 NE 84, residence, erect, $85,000.

Central Oklahoma Habitat For Humanity, 8504 Durland Way, residence, erect, $85,000.

Central Oklahoma Habitat For Humanity, 8521 Durland Way, residence, erect, $85,000.

Central Oklahoma Habitat For Humanity, 641 NE 85, residence, erect, $85,000.

Matthew Lopez, 19836 SE 121, manufactured home, move-on, $80,000.

Gardner Construction/

Liberty Point Apartments, 6600 SE 74, nine permits, parking, erect, $75,700.

Ideal Homes of Norman LP, 18616 Andalucia Drive, residence, erect, $72,000.

Cornerstone Group LLC, residence, erect, $70,000.

Cornerstone Group LLC, 11729 SW 21, residence, erect, $70,000.

Cornerstone Group LLC, 2305 Makaila Way, residence, erect, $70,000.

Cornerstone Group LLC, 11741 SW 21, residence, erect, $70,000.

Corner Stone Group LLC, 10733 SW 35, erect, erect, $65,000.

Cornerstone Group LLC, 10729 SW 35, residence, erect, $65,000.

Gardner Construction/ Liberty Point Apartments, 6600 SE 74, accessory, erect, $56,400.

Gardner Construction/ Liberty Point Apartments, 6600 SE 74, cabana-gazebo, erect, $50,000.

Majestic Construction & Roofing Inc., 13032 Burnt Oak Road, residence, remodel, $50,000.

Allen Brown, 215 NW 32, residence-attached, remodel, $40,550.

Ali Daneshmand, 1201 NW 178, business, remodel, $40,000.

Gardner Construction/ Liberty Point Apartments, 6600 SE 74, storage, erect, $39,300.

Gibraltar Construction Co., 2313 SW 93, residence, add-on, $37,000.

Richard Gober, 11500 E Memorial Road, accessory, erect, $27,000.

Kahkesh Properties, 10911 N Western Ave., business, remodel, $25,500.

J&R Custom Homes LLC, 11709 Milano Road, accessory, erect, $22,000.

Diamond Foundation, 1801 Rolfe Ave., assembly hall, remodel, $21,000.

Aaron & Amber Stachmus, 10040 Brentwood Manor Drive, storage, erect, $20,000.

Gardner Construction, 6600 SE 74, accessory, erect, $20,000.

Award Winner Homes LLC, 13113 Cobblestone Parkway, cabana-gazebo, erect, $20,000.

Award Winner Homes LLC, 13113 Cobblestone Parkway, accessory, erect, $20,000.

Justin Corcoran, 7416 SW 112, accessory, erect, $18,000.

Joe Wilkie, 2200 NW 28, accessory, erect, $16,000.

Don Narcomey, 1920 NW 21, residence, remodel, $15,000.

E&L Drywall Inc., 1233 SE 23 Terrace, residence, add-on, $15,000.

Covenant Renovations Inc., 6812 S Drexel Ave., residence, fire restoration, $15,000.

Pamcorp, 2501E Memorial Road, tower-antenna, install, $15,000.

Pamcorp, 10516 S May Ave., tower-antenna, install, $15,000.

Pamela Pritchard, 9009 NW 10, manufactured home, move-on-mobile home park, $12,000.

Scott Felkerson, 12112 Wentworth Place, storm shelter, erect, $12,000.

Arnold Adams, 15324 Elizabeth Drive, accessory, erect, $10,500.

Gardner Construction, Liberty Point Apartments, 6600 SE 74, accessory, erect, $10,000.

Ron Anderson, 13009 Turtle Creek Court, storage, erect, $10,000.

Steve and Michelle Lasher, 6624 Whispering Grove Drive, accessory, erect, $10,000.

Quality Interior Design, 6221 N Meridian Ave., office, remodel, $8,000.

Martin Valles, 3401S Independence Ave., canopycarport, erect, $7,500.

Elmire Martinez, 428 SE 23, residence, remodel, $7,000.

Patrick Schmitz, 10801 Cliffe Hollow Drive, accessory, add-on, $5,100.

Allen Brown, 215 NW 32, accessory, remodel, $5,000.

Armando Sanroman, 1413 NW 8, accessory, erect, $5,000.

Sabino Torres, 1941 NW 9, residence, fire restoration, $5,000.

LWPB Architecture, 7516 N Western Ave., restaurant, remodel, $5,000.

Christina Hicks, 2201

NW 174, storm shelter, install-storm shelter, $4,895.

Smart Shelters, 1419 SW 137 Terrace, storm shelter, install-storm shelter, $4,895.

Ben Haizlip, 525 SW 158 Terrace, storm shelter, install-storm shelter, $4,595.

Feroz Maqbool and Benazir Drarn, 425 NW 148 Terrace, storm shelter, install-storm shelter, $4,595.

Vortech Storm Shelters Inc., 5433 Heidelberg Drive, storm shelter, erect, $4,300.

David Ray, 13045 SW 5, storm shelter, installstorm shelter, $4,000.

Ryan Samples, 3200 Via Esperanza, storm shelter, install-storm shelter, $4,000.

Steve Harry, 17413 White Hawk Drive, storm shelter, install-storm shelter, $4,000.

Flat Safe, 8009 NW 127 Place, storm shelter, install-storm shelter, $4,000.

Vortech Storm Shelters, 12116 Old Farm Place, storm shelter, installstorm shelter, $3,975.

Miguel Chavez, 1200 SE 22, accessory, erect, $3,800.

Miguel Chavez, 1200 SE 22, residence, add-on, $3,800.

Randy Thompson, 12724 Knight Hill Road, storm shelter, install-storm shelter, $3,800.

Joseph Destasio, 3400 NW 176, storm shelter, install-storm shelter, $3,700.

Anthony Crosby, 2344 NW 37, residence, remodel, $3,600.

Vortech Storm Shelters, 7101 Country Lane, storm shelter, install-storm shelter, $3,575.

Jeaneen Pointer, 15309 Himalaya Ridge, storm shelter, install, $3,500.

Taber Built Homes LLC, 19217 Blossom Court, storm shelter, installstorm shelter, $3,500.

Thong Vu, 10601 Chardonnay Drive, storm shelter, remodel, $3,500.

Wanda Sanders, 12508 Kingsridge Terrace, residence, remodel, $3,500.

Tommy Turner, 15112 Amber Run, storm shelter, install-storm shelter, $3,300.

Flat Safe, 17112 Bedford Drive, storm shelter, install-storm shelter, $3,300.

Flat Safe, 16500 Brewster Lane, storm shelter, install-storm shelter, $3,300.

Flat Safe, 16224 Morningside Drive, storm shelter, install-storm shelter, $3,300.

No name provided, 2104 Dogwood Creek Ave., storm shelter, installstorm shelter, $3,250.

Charles Boyles, 19800 Harness Court, storm shelter, install-storm shelter, $3,100.

Barbara Nettles, 6112 Westlane , storm shelter, install-storm shelter, $3,000.

Harold Percival, 8612

SW 76, residence, remodel, $3,000.

Jason Stewart, 10020 NW 139, storm shelter, install-storm shelter, $3,000.

Marie Townsend, 408 NW 142 Circle, storm shelter, erect, $3,000.

Simon Chio, 16604 Cordillera Way, storm shelter, install-storm shelter, $3,000.

Tricia Grindstaff, 16204 Old Olive Way, storm shelter, install-storm shelter, $3,000.

Flat Safe, 15920 Prairie Run Drive, storm shelter, install-storm shelter, $3,000.

Ground Zero, 11706 Sierra Road, storm shelter, install-storm shelter, $3,000.

J. Kay Love, 2716 NW 185, storm shelter, installstorm shelter, $2,999.

Ada Bishop, 17305 Clove Hill Place, storm shelter, install-storm shelter, $2,995.

Danny Hamilton, 2708 Renwick Ave., storm shelter, install-storm shelter, $2,995.

Jared Horton, 12925 Brandon Place, storm shelter, install-storm shelter, $2,995.

Jay and Barbara Farber, 5501 NW 115, storm shelter, install-storm shelter, $2,995.

Phillips Q. Pham, 11664 Marbella Drive, storm shelter, install-storm shelter, $2,995.

Susan Hawkins, 3209 SW 121 Terrace, storm shelter, install-storm shelter, $2,995.

Suzannah Gersten, 7400 Newberry Road, storm shelter, installstorm shelter, $2,995.

Ground Zero, 6212 SE 81 Circle, storm shelter, install-storm shelter, $2,995.

Richard Jenen, 2920 SW 139, storm shelter, installstorm shelter, $2,875.

Phong Hguyen, 2805 SW 85, residence, installstorm shelter, $2,850.

Josh Stewart, 3500 NW 44, storm shelter, installstorm shelter, $2,800.

Bernice Kostboth, 15712 Traditions Drive, storm shelter, install-storm shelter, $2,795.

Angela E. Bachman, 12700 Oakdale View Drive, storm shelter, installstorm shelter, $2,700.

David Shupe, 12721 SE 149, storm shelter, installstorm shelter, $2,700.

Matthew Bryan Bachman, 3017 NE 129, storm shelter, install-storm shelter, $2,700.

Ground Zero, 5632 Greenview Drive, storm shelter, install-storm shelter, $2,700.

Ruben Carcamo, 3020 S Douglas Ave., canopycarport, add-on, $2,650.

Candi Smithson, 11128 SW 41 Place, storm shelter, install-storm shelter, $2,570.

Lloyd Smithson, 13320 SW 44, storm shelter, install-storm shelter, $2,570.

Charla Brown, 1009 SW 112, storm shelter, installstorm shelter, $2,500.

Joseph Clytus, 5141 Burr

NEWSOK.COM

Oaks Road, storm shelter, install-storm shelter, $2,500.

Scott Sanders, 11004 NW 115, storm shelter, install-storm shelter, $2,500.

Helmerich & Payne International Drilling, 5401 S Hattie Ave., accessory, install, $2,500.

Ideal Homes of Norman LP, 18429 Las Meninas Drive, storm shelter, install-storm shelter, $2,300.

Ideal Homes of Norman LP, 18412 Las Meninas Drive, storm shelter, install-storm shelter, $2,300.

Ideal Homes of Norman LP, 2701 NW 186, storm shelter, install-storm shelter, $2,300.

Home Creations, 12104 NW 138, temporary building, erect, $2,000.

W.L. McNatt, 501 SE 25, school, move-on, $1,200.

Jose de Jesus Martinez, 2136 SW 61, canopy-carport, add-on, $1,000.

Demolitions K&M Wrecking LLC, 819 NW 7, residence.

Henry Chavez, 2123 SW 15, storage.

Joe Wilkie, 2200 NW 28, garage.

Midwest Wrecking, 7417 N Rockwell Ave., vacant.

Midwest Wrecking, 1935 NW 21, residence.

Midwest Wrecking, 8805 S Walker Ave., residence.

Teresa Harris

Harris joins Keller Williams Keller Williams Realty, 1624 SW 122, has added Teresa Harris as a residential real estate sales associate.

She has been in the real estate business for 20 years.

Clint Morrow

Keller Williams adds Morrow Keller Williams Realty, 1624 SW 122, has added Clint Morrow as a residential real estate sales associate.

He has previously worked in sales, including office supplies and online.