The Oklahoman Real Estate by OPUBCO Communications Group

LISTING OF THE WEEK

HOUSE PLAN

Custom estate

The Roxbury

The Listing of the Week is a custom estate with outdoor kitchen-dining and a pool on 4.8 wooded acres just north of Oak Tree Golf & Country Club in Edmond.

Symmetry, columns and keystone-accented arched windows give the plan a distinctly colonial flavor.

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REAL ESTATE

Kenneth Harney

THE OKLAHOMAN | NEWSOK.COM

SATURDAY, NOVEMBER 17, 2012

THE NATION’S HOUSING

TAX ISSUES FOR HOME OWNERS Will the biggest housing-related tax benefits — for mortgage interest, property taxes and home-sale capital gains exclusions — be on the congressional chopping block in coming weeks? PAGE 3E

IN BRIEF

Ron Gooch and his family moved from Midwest City to this home at 13217 SE 94 in the Foxmor Estates addition four years ago. PHOTOS BY NATE BILLINGS, THE OKLAHOMAN

Wildlife is part of landscape at rolling Foxmor Estates BY DYRINDA TYSON For The Oklahoman dyrinda@gmail.com

Ron Gooch remembers well the four-legged surprise that turned up at his Foxmor Estates home years ago. “Within a month after I moved in, a bobcat came to my front door,” he said, recalling the brief encounter. “As soon as I stared at him, he was gone.” Another time, he said he rounded a corner into his backyard and found a young mountain lion resting under a tree there, about 40 yards from the back door. “It sees me — I’m not moving. I’m very, very still,” he recalled. “I told myself, ‘I’ve got to get a picture of this.’ I get my camera ready, and just as I was getting ready to take the picture, my daughter calls me on my cellphone. And he jumps up and runs right off into the woods.”

Cassidi, Ambre and Ron Gooch, and Pistol Pete, are shown at their home, 13217 SE 94 in the Foxmor Estates neighborhood.

But wildlife is as much a part of the landscape as the homes at Foxmor Estates, which is taking shape on some 200 rolling, wooded acres in southeast Oklahoma City near SE 89 and Hiwassee Road. Turkey and deer are frequent visitors, roaming through yards and sipping water

from the neighborhood’s 4-acre lake, and yes, the occasional wildcat wanders through. Developer and builder Tom Jordan estimates this year’s turkey tribe alone numbers at least 30. A display in Foxmor’s recent Parade of Homes entry at 13736 SE 95 shows the

wildlife in action in the home’s backyard. “Look at him,” Jordan said, pointing to one picture of a fawn nosing away a squirrel. “That squirrel is fighting the fawn for the corn.” The tranquility, though, belies just how close to civilization Foxmor really

is. Ron Gooch, who teaches in the Mid-Del School District, said he was concerned about adding to his commute when he and his family moved from Midwest City almost four years ago. “It just seemed like it was a ways out here,” he said. He made the 4-mile commute from his Midwest City home to school in about 10 minutes. Foxmor is 10 miles away, but he said he discovered taking stoplights out of the equation makes a difference. “Here takes 11 minutes,” he said. But the greatest discovery may have been right overhead. “I didn’t realize we had stars until I got out here,” he said. “I’d been living in town so long.” The great outdoors is ever present in the parade home as well, where large windows face out the backyard where the deer — SEE FOXMOR, PAGE 2E

Tips on selling house without delay As the economy heals, more people who’ve lost a job are finding new work, albeit often in a distant location. But moving for work often means selling a beloved home, and that transition can be painful, said Ronald Phipps, a veteran real estate broker. To delay the need to sell, some homeowners postpone, believing their property will gain value as time passes. This strategy usually depends on converting the property to a rental unit for an interim period. But Phipps said that overseeing a rental from a distance rarely works well — even for owners who hire a rental management company. “When you rent, there are always complications. Tenants never treat a house with the same care as the owners. In addition, there are always carrying costs involved with renting out a property,” he said. Instead of focusing on the possibility of renting, Phipps urges homeowners planning an out-ofstate move to be pragmatic and do all they can to seek a speedy sale. Phipps said home sellers, espe-

Ellen James Martin SMART MOVES

cially those who must move quickly, are best served by pricing accurately from the outset rather than trying to “test the market” on the assumption they could take price cuts later if necessary. “Your highest impact comes at the beginning of your listing. That’s when you’re most likely to get fair market value — not after people start to question why your house has been sitting unsold for so long,” Phipps said. Here are a few tips for homeowners seeking a quick turnaround sale in advance of a distant job move: I Don’t ignore cosmetic upgrades, even if you’re short on money. Are your savings depleted due to recent unemployment or other economic hardship? If so, Phipps

said you’re better off borrowing for basic cosmetic improvements than going on the market in “as is” shape. If at all possible, Phipps urges home sellers in a financial pinch to avoid borrowing on their credit cards for pre-sale upgrades — friends or family would be safer options, if possible. I Do the work needed to make your place clean and clear. “People are used to thinking that ‘sweat equity’ is for homebuyers. But it’s also for home sellers. The only costs necessary for cleaning and clearing are for basic supplies and your elbow grease,” said Ashley Richardson, a longtime real estate agent affiliated with the Council of Residential Specialists (www.crs.com). During the purging process, she strongly encourages sellers to remove family photos and other personal mementos. I Concentrate on your exterior image. “Nowadays, buyers’ first impressions are often virtual. That’s because they’re using Google Earth to preview homes. In addition, they also drive by a place to

check it out before committing to a showing,” Phipps said. He said that just as people judge books by their covers, so do they judge houses by their exterior appearance. Among the outside elements that could dissuade buyers from looking inside are peeling paint, unruly shrubs and clunker cars. I Schedule an event that gives you a concrete deadline. Phipps encourages you to give yourself a hard deadline by scheduling a “broker’s open house” on the day your home goes on the Multiple Listing Service. A “broker’s open,” as it’s known, is an event to which real estate agents throughout your area are invited. It’s an effective tool for marketing an attractive property to those most likely to be working with serious buyers. “Having a deadline is always a good motivator. You don’t want procrastination to cost you valuable time that your house could be on the market,” Phipps said. To contact Ellen James Martin, email her at ellenjamesmartin@gmail.com. UNIVERSAL UCLICK

PRESIDENTS’ HOMES Step into the homes of the leaders of the free world in “Houses of the Presidents.” The book takes readers on a virtual tour of 22 presidential homes, with quick looks at 15 more. The houses range from modest childhood homes to grand estates filled with the trappings of success. The tour begins with George Washington’s Mount Vernon, and ends with a less familiar home, the one-story Texas ranch house where George H.W. Bush raised another president, George W. Bush. Author Hugh Howard uses the houses as a device to relate the stories of the presidents and the forces that shaped them. “Houses of the Presidents,” by Little, Brown and Co., sells for $40 in hardcover.

SMARTSTICK FOR TV Favi Entertainment’s SmartStick makes any high-definition TV smart. The device lets you browse the Internet, use applications and access streaming media such as Netflix, Hulu and Pandora. The device is a dongle that plugs into a TV’s HDMI input. Power is supplied via a cable that connects the device to a USB port on the television. A mini wireless keyboard will also be available. Available soon at Walmart, Radio Shack, Best Buy and others, and online at Newegg.com, Amazon.com and Favientertainment.com. The 4-gigabyte version is $49.99 on the Favi site, and the 8-GB version is $79.99. Shipping is extra. MCT INFORMATION SERVICES

INDEX Permits Barry Stone

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SATURDAY, NOVEMBER 17, 2012

REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

Left: This model home is at 13736 SE 95 in the Foxmor Estates neighborhood in southeast Oklahoma City. PHOTOS BY NATE BILLINGS, THE OKLAHOMAN

Foxmor: Single-gate access offered FROM PAGE 1E

and sometimes the pushy squirrel — forage. Pale, curved walls and a soaring ceiling in the main room maximize natural light. Dark wood accents and smooth lines offer a hint of Art Deco without budging the design out of the 21st century. Jordan, who has been in business since 1970, said he designed the home to suit his own tastes, with space that could be used different ways to accommodate different-size families or even emptynesters. “See that room there?” Foxmor Estates, a neighborhood under development by Tom Jordan, is southeast he said, pointing toward a of SE 89 and Hiwassee Road in southeast Oklahoma City. room overlooking a founPHOTOS BY NATE BILLINGS, THE OKLAHOMAN tain out front. It could serve a multitude of functions, he said — another eating area, a sitting room, maybe an office. “You know what you do to turn it into an office?” he said, gesturing toward a light fixture overhead. “Take out that light and put in a fan.” Foxmor offers singlegate access, Jordan said, and residents can even monitor the gate and other cameras throughout the neighborhood on their smartphones. Gates can be opened via smartphone as well. That, along with home alarm systems, appeals to a lot of buyers, especially those in the military. “These guys, when they left town for a while — you know, these pilots — they felt good for their family,” Developer and builder Tom Jordan talks about the kitchen in a model home at Jordan said. 13736 SE 95 in his Foxmor Estates neighbohood. The addition is southeast of SE Mid-Del’s well-regard- 89 and Hiwassee Road. ed schools add to Foxmor’s appeal, often bringing back the hometown crowd, Jordan said. “People who grew up and went to high school in this school system, and they want their kids to have the same great experience in the same great school system,” he said. The neighborhood is benefiting from an influx of residents including new Boeing employees, oil lease workers, and Tinker employees, all in varying stages of life. Gary Gooch, builder and sales associate with Jordan — and Ron’s brother — called it a good mix. “We’ve been very blessed,” he said. The master bathroom shower at 13736 SE 95 in the Foxmor Estates addition.

Dark cabinetry complements the rich red coloring of the Gooch kitchen at 13217 SE 94.

REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

SATURDAY, NOVEMBER 17, 2012

Homeowners, buyers may hit ‘fiscal cliff’ WASHINGTON — With the House and Senate back on Capitol Hill for the lame-duck session, preliminary negotiations aimed at keeping the country from careening off the “fiscal cliff” have begun in earnest. The macro issues — how to reduce federal spending and how to raise federal revenues — are getting the bulk of the attention. But buried away in the discussions are bread-and-butter questions that could affect millions of homeowners and buyers: I Will the biggest housing-related tax benefits — for mortgage interest, property taxes and homesale capital gains exclusions — be on the chopping block in the coming six weeks? Or will these popular, multibillion-dollar annual supports for homeownership be deferred for the big game — the “grand bargain” negotiations involving a wholesale transformation of the tax code in 2013? I Could Congress fail to extend the Mortgage Forgiveness Debt Relief Act before its expiration Dec. 31, potentially exposing large numbers of owners who receive cancellation of unpaid principal balances on their loans to punitive income taxes on the amounts forgiven? I Will smaller-scale deductions for mortgage insurance premiums, energy-conserving home improvements and tax credits for builders who construct energy-efficient new houses be renewed? Or

Kenneth Harney THE NATION’S HOUSING

could they become poker chips that “pay” for other concessions to real estate interests? Though strategies and timing could change in the House or Senate, the betting among lobbyists and other analysts is that it’s unlikely that a still-fractious Congress will be able to pull off a major rewrite of the tax code during the lame-duck session. As a result, the big-ticket housing preferences such as the mortgage interest deduction — a nearly $100-billion-a-year revenue drain for the Treasury — would not be an action item in the coming several weeks, although agreements in principle could be forged to limit them in some way, with details to be worked out in 2013. But cutting back on housing preferences will be a bruising fight on Capitol Hill, where powerful groups such as the National Association of Realtors and the National Association of Home Builders view them in almost existential terms. Plus any changes to the write-offs — even in a grand reform where every special interest gets dinged — would need to be phased in over an extended period of years, given the important role that housing plays in

the economy. Renewal of the mortgage debt forgiveness legislation may well be the most time-sensitive issue affecting homeowners during the lame-duck session. If it expires at the end of the year, owners who receive principal reductions through loan modifications, short sales or foreclosures by lenders next year could face painful tax bills: The Internal Revenue Service would treat their debt cancellations as ordinary taxable income. Michelle J. Adams, an attorney in Rockville, Md., with a large practice assisting distressed borrowers, said that “for some homeowners the amount forgiven is a couple of hundred thousand dollars.” If Congress lets the provision lapse, “the amount (owed in taxes) will be so prohibitive that many owners will walk away” — or file for bankruptcy, she said. Under the tax code, most forms of forgiven debt are treated as ordinary income, with the temporary exception of mortgage debt on principal residences, unless the borrower is insolvent. Carrie Johnson, senior policy counsel for the nonprofit Center for Responsible Lending, said allowing an expiration “would be inconsistent” with other ongoing efforts, including Fannie Mae’s and Freddie Mac’s new short sale program, the $25 billion “robo-signing” settlement with major banks, and private loan modification programs run by lend-

Fort Worth, Texas-based D.R. Horton built this home at 5912 NW 162 in the Wynchase addition off MacArthur Boulevard in northwest Oklahoma City. PHOTO BY JIM BECKEL, THE OKLAHOMAN ARCHIVES

Homebuilder D.R. Horton posts biggest profit since ’06 MCCLATCHY-TRIBUNE INFORMATION SERVICES FORT WORTH, Texas —

Fort Worth-based national homebuilder D.R. Horton said that it had its best quarter since the housing market collapsed in the three months ended Sept. 30, helping the company to its most profitable year in six years. Horton reported a fiscal fourth-quarter profit of $100.1 million, or 30 cents a share. That’s nearly triple the profit of $35.7 million, or 11 cents a share, for the same quarter in fiscal 2011. Horton, which has built in Oklahoma City since 2005, ended the year with net income of $956.3 million, or $2.77 a share, largely as a result of a $713.4 million tax benefit, due to a reduction of the company’s valuation allowance for its deferred tax asset. In fiscal 2011, net income was $71.8 million, or 23 cents a share, which included a tax benefit of $59.7 million. “Our fiscal 2012 financial results reflect continued improvement in the housing market and in our company’s performance,” said Chairman Donald Horton in a statement. “Our fourth-quarter pretax income of $99.2 million was our highest in 22 quarters and contributed to our fiscal 2012 pretax income of $242.9 million, the highest since fiscal 2006.” The company said sales orders increased 24 per-

cent in the fiscal fourth quarter and homebuilding revenues increased 21 percent, to $1.3 billion from $1.1 billion in the same quarter of 2011. “We are well-positioned with our brand’s national footprint,” the company’s chief executive, Donald Tomnitz, told Wall Street investors during a conference call. “We feel confident we will have a much better 2013 than 2012. We’re going in with eyes open wide and great expectations.” Horton said it sold 5,575

homes in the quarter, an increase of 12 percent from a year ago. Homes closed in fiscal 2012 increased 13 percent, to 18,890 homes from 16,695 in fiscal 2011, the company said. In another key number, the company said its sales order backlog of homes under contract at Sept. 30 increased 49 percent to 7,240 from 4,854 homes at the same time last year. That’s the highest backlog since 2007. The value of the backlog increased 61 percent, to $1.7 billion from $1.0 billion a year ago.

Lobbyists say there is a slightly better-than-even chance Congress will extend the debt forgiveness provisions, unless the entire fiscal cliff negotiations implode. ers, all of which encourage principal cancellations. With several bills pending in the House and one in the Senate that would extend the program for another year or two, lobbyists say there is a slightly better-than-even chance Congress will extend the debt forgiveness provi-

sions, unless the entire fiscal cliff negotiations implode. Could some of the other housing issues — energyconservation and mortgage insurance premium deductions especially — get sidetracked during the lame-duck session? Absolutely. Though the Senate

Finance Committee approved a bipartisan bill to renew these and dozens of other tax code preferences in August, it never came to a vote in the full Senate and its fate is uncertain. Since neither of the housing extensions is weighty enough to pass on its own, they will need to be included in a much larger omnibus bill. If they don’t make it onto the bus in the final rush, they probably won’t survive the session. Ken Harney’s email address is kenharney@earthlink.net. WASHINGTON POST WRITERS GROUP

SATURDAY, NOVEMBER 17, 2012

REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

Screened porches let in a little fall BY REBECCA RIDEN The Kansas City Star

KANSAS CITY, Mo. — Fall is a great season for a screened porch. Spring is equally a wonderful time of year for a porch, and even summer can be enjoyable. Why are screened porches so appealing? A screened porch can provide a bug-free, fresh-airyet-dry space to enjoy anything from dinner with friends to a quiet place for coffee while reading the newspaper. After a busy day working inside, even a few moments spent on a porch can provide a welcome chance to reconnect with nature. To make a screened porch feel part of the home, try sliding doors. A four-panel sliding door unit with two doors that slide and two that stay fixed creates a doorway 5 to 6 feet wide that makes the porch feel connected to the adjacent room. It is perfect for entertaining when an extra table space might be needed — but everyone can still overhear what is happening inside. This additional space easily can make a cozy room feel just right when filled with guests. Sliding doors don’t need door swing space in either the porch or room, which helps furniture layouts on comfy porches. Being able to open a sliding door just a smidge to allow fresh air is a bonus because it is easier than opening a swing door and using a door stop. Doors between the house and porch don’t need screen doors because the porch provides screening. Location, location, location — a screened porch will block sunlight from interior rooms. Ideally the room with doors to the porch has windows on adjacent walls to allow natural light. Although a wrap-around porch may seem intriguing, it can create dark interior rooms by limiting sunlight. Southeast is the preferred side to allow light in throughout the day but not the harsh west light. The porch roof overhang needs to be studied to see what works well to block summer sun but allow late-fall and early-spring light. Having always lived in a four-season climate, I appreciate fall yet realize that winter is around the corner. As much work as it is to winterize a porch by hauling cushions and even furniture inside, it is equally exciting to bring it back when spring returns. Keep in mind while shopping what furniture, fabrics and even rugs will need protection and think about where they will be stored during those winter days. Sometimes a client is tempted to want the ability to use a screened porch year-round by installing windows. Honestly, this isn’t the same as it becomes a sunroom or another room with many windows and the semi-outdoor atmosphere can be greatly diminished. Feeling a breeze roll though on a screened porch on a quiet fall evening is definitely a treat, and for those warm, still days, a ceiling fan built for exterior use is a welcome addition. Adding a screened porch can make a house feel spacious with its sunlight, fresh air and nature sounds creating a completely different kind of space. Rebecca Riden is an architect in Prairie Village, Kan. To contact her, to www.RidenArch.com. MCT INFORMATION SERVICES

Architect Rebecca Riden designs screened porches for most of her clients’ homes, including this residence in Prairie Village, Kan. MCT PHOTO

Barons lend a hand The Oklahoma City Barons players, coaches and staff are helping construct a new Central Oklahoma Habitat for Humanity home. The professional hockey team is volunteering over six weeks to assist with the framing and painting. The new home is being built in Habitat’s Los Rosas area at SE 26 and Lindsay Avenue and will be dedicated in December. This is the third year for the Barons to volunteer with Central Oklahoma Habitat for Humanity. PHOTO PROVIDED BY CENTRAL OKLAHOMA HABITAT FOR HUMANITY

THE OKLAHOMAN | NEWSOK.COM

REAL ESTATE

SATURDAY, NOVEMBER 17, 2012

Why municipal inspections are not enough

Deric Isaac, left, stands on his front porch as he enters his home for the start of the ceremony. PHOTOS BY JIM BECKEL, THE OKLAHOMAN

Habitat program aids veterans CHARITY | CENTRAL OKLAHOMA GROUP RENOVATES NATIONAL GUARD MEMBER’S HOME FROM STAFF REPORTS

Central Oklahoma Habitat for Humanity’s Veterans Critical Home Repair program sponsored by The Home Depot Foundation concluded with the unveiling of the renovated home Nov. 10 just in time for Veterans Day. “This program is such an important cause as it allows us the chance to give back to deserving veterans and their families who have sacrificed so much for our country,” said Ann Felton Gilliland, chairman and CEO of Central Oklahoma Habitat for Humanity, one of 84 Habitat affiliates participating in the program this year. “By making critical home repairs and renovations, we hope to ease some of the burdens for our local military families.” Deric Isaac, a veteran of the Air National Guard, and his wife, Amanda, applied for the Critical Home Repair program so they could provide their four young children with a safe living environment. “Not only is Central Oklahoma Habitat for Humanity improving our house to ensure our family has a safe home, they are allowing our children to have a stable environment to grow up in,” Deric Isaac said. “We look forward to enjoying our new home and appreciate all that Ann and Habitat for Humanity are doing to give back to local service men and women.” The Critical Home Re-

Deric and Amanda Isaac with their children participate in a ceremony marking their welcome home after extensive repairs through Central Oklahoma Habitat for Humanity’s Veteran Critical Home Repair project. The Home Depot Foundation and Parker Brothers Roofing contributed.

Deric Isaac proudly jingles the door keys to his family’s home.

pair program is available to help low-income homeowners restore their homes through repairs including weatherization, painting, landscaping, grab bars, ramps and other minor structural repairs. Homes are selected for Critical Home Repair partnership based on need, willingness to partner and availability of volunteers and other resources.

Deric Isaac Jr. carries a football as he runs in the backyard of his family’s home after a ceremonial unveiling of their renovated home.

DEAR BARRY: Your articles often recommend that home inspectors be hired to inspect brand new homes. If a home has just been inspected and approved by the building department, what’s the point of hiring a private home inspector? John DEAR JOHN: The answer to your question is worth repeating. Here are the five essential differences between a building department inspection and a professional home inspection: I 1. A building inspection is strictly for building code compliance, but it is possible for a home to be poorly built and still comply with code. Home inspections deal with all kinds of substandard conditions, including those that do not involve code, such as poorly fitted doors, poorly mitered trim, missing tile grout, missing shelves in cabinets, sloped floors, loose toilets and faucets, etc. I 2. A building inspection usually lasts about 15 to 30 minutes, while a home inspection lasts from 2 1⁄2 to 4 hours. This is because many more things are inspected and tested in the course of a home inspection. I 3. Building inspectors simply look at the completed construction. They do not test the operational condition of fixtures and appliances. Faucets are not turned on, drains are not tested for leaks, appliances are not operated, smoke and carbon monoxide detectors are not tested, and so on. I 4. Gas and electrical services to a home are not turned on until the final inspection is completed and the home is signed off. The building inspector can approve the appearance of the wiring and gas piping, but nothing is tested as part of the final inspection because you cannot test fixtures without gas or electricity. Home inspectors arrive when utilities have been turned on. They plug testers into outlets to ensure grounding, correct polarity, and ground fault protection. They operate built-in fixtures and appliances such as dishwashers, garbage disposals, lights, ceiling fans, exhaust fans, electric ovens, garage door openers, and more. They also test the

Barry Stone INSPECTOR’S IN THE HOUSE

A home inspection gives homebuyers the best opportunity to take advantage of the builder’s warranty. gas-burning fixtures such as forced air furnaces, water heaters, gas-log fireplaces, and cooking appliances. I 5. Building inspectors perform a walk-through inspection only. They do not crawl through subareas or attics, and they do not walk on roofs. Home inspectors do all of these things, enabling them to identify construction defects that routinely go unnoticed during a municipal inspection. Veteran home inspectors know that all brand new homes have defects of various kinds, usually minor but sometimes major. Examples include broken roof tiles, missing roof flashing, attics without insulation, furnaces improperly installed in attics, congested drainpipes, drains that leak, nontempered glass next to bathtubs and showers, inoperative GFCI outlets, ungrounded outlets, drain vents that terminate in attics, chimneys in contact with combustible materials in attics, loose safety rails, disconnected air ducts under the house, PVC discharge pipes on water heater relief valves, and this list could go on and on. These are the reasons why people who buy brand new homes should hire an independent home inspector. A home inspection gives homebuyers the best opportunity to take advantage of the builder’s warranty. Bypassing an inspection leaves undisclosed defects to be discovered at a later date, after the builder’s warranty has expired. To write to Barry Stone, please visit him on the web at www.housedetective. com ACTION COAST PUBLISHING

REAL ESTATE

SATURDAY, NOVEMBER 17, 2012

THE OKLAHOMAN | NEWSOK.COM

Builders aim for super-energy-efficient homes BY ALEJANDRO LAZO Los Angeles Times

LOS ANGELES — Crowned with three gables and painted in hues of gray and white, the suburban home doesn’t look much like the domicile of the future. But as summer heat radiates off the fresh asphalt outside, the home runs comfortably at full tilt indoors. Recessed lights shine, radios blare and airconditioned splendor greets hot skin. Despite all systems going, the property, in Lake Forest, Calif., is producing more electricity than it can consume on a warm summer day — and that’s the goal. Unveiled late last year, the ZeroHouse model by Los Angeles builder KB Home embodies the industry’s bid to move beyond the one-of-a-kind vanity project and make subdivision building a green practice. Net-zero homes such as the one KB Home has built are highly efficient properties paired with renewable energy technology such as solar panel systems, resulting in homes so green they produce at least as much juice as they consume. California has had expansive policies mandating and incentivizing the development of greener new homes for years, but the implementation of those goals has been slowed by the weak housing market and the dearth of new construction. With the market healing, and with builders trying to distinguish their products from homes they built as recently as six years ago, companies such as KB Home, Lennar Corp. and others are rolling out more options for consumers and increasingly making energy efficiency part of the basic package. “For new homes, it is becoming more of a standard feature, and the reason is that builders need a compelling reason that somebody should buy a new home rather than a resale,” said Patrick Duffy, principal for research firm MetroIntelligence Real Estate Advisors.

New guidelines In coming years, California guidelines will call for ever more energy-efficient homes, with the goal of having all homes built in 2020 being net zero. For now, net zero remains more of an aspiration for the industry, though experts said builders are increasingly making standard some of the fundamental elements of green design, including more efficient appliances, lighting and solar panel systems. In Southern California, KB Home has made solar systems standard. Lennar, Pulte Homes and Pardee Homes offer solar home projects. ABC Green Home of Newport Beach, Calif., will be building a net-zero home to showcase green technology for consumers. Clarum Homes in Palo Alto, Calif., is a custom builder that has gained

KB Horne executive Steve Ruffner explains how a power inverter converts sunlight to electricity in a “Net Zero” home in Lake Forest, Calif. MCT PHOTO

praise for incorporating energy efficiency and passive solar features into homes with modernist flourishes. Moving to Southern California from Maryland, Ray and Linda Frilot wanted to buy a new home because the resales needed too much work, from $20,000 to $50,000 worth of remodeling. They were attracted to the solar offerings at KB Home’s Fox Hollow at the Crown Valley Village development in Murrieta, Calif., said Ray Frilot, a retired government worker and former military man. Aside from a 2.25-kilowatt solar system, the home has a tankless hot water heater, some LED lighting and Energy Star appliances. Although the home wasn’t advertised as a net-zero property when they bought it, he and his wife conserve so much en-

ergy from habits picked up while living in Germany that the electricity bill from Southern California Edison Co. is close to zero. “The energy that I don’t use Edison buys from me,” he said. “It looks like I may not have an electric bill next year, because the electricity, all of it is going to keep on adding to that credit. I still have to pay delivery and handling charges, but that is just a couple of bucks a month.”

Net metering Net-zero homes couldn’t exist without this type of subsidization, called net metering. Net-

zero homeowners rely on power from utilities at night but get credit for the energy they produce during the day that they don’t consume. There is evidence that consumers are growing increasingly interested in green features as an investment. A recent study by economists at the University of California-Los Angeles and the University of California-Berkeley found that a green label on a single-family California home provides a premium to a comparable home that isn’t identified as using energy efficiently. The researchers found that homes certified as energy efficient by Energy Star, LEED for Homes or GreenPoint Rated sold for about 9 percent more than other homes. Researchers estimate that premium at about $34,800, based on the average $400,000 price of a standard home in California. The premium was significantly more than the cost of making a home en-

ergy efficient, estimated at about $4,000 to $10,000 for a 2,000-square-foot house. The premium also was bigger than the aver-

age $700 in annual utilitybill savings for owners of green homes. MCT INFORMATION SERVICES

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REAL ESTATE

Old L.A. home yields rare stash of maps

SATURDAY, NOVEMBER 17, 2012

LISTING OF THE WEEK

HISTORY | COLLECTION TO BE DONATED TO L.A. PUBLIC LIBRARY BY BOB POOL Los Angeles Times

LOS ANGELES — The discovery that real estate agent Matthew Greenberg made when he stepped inside a Mount Washingtonarea cottage will put the Los Angeles Public Library on the map. Stashed everywhere in the 948-square-foot teardown were maps. Tens of thousands of maps. Foldout street maps were stuffed in file cabinets, crammed into cardboard boxes, lined up on closet shelves and jammed into old dairy crates. Wall-size roll-up maps once familiar to schoolchildren were stacked in corners. Old globes were lined in rows atop bookshelves also filled with maps and atlases. A giant plastic topographical map of the United States covered a bathroom wall and bookcases displaying Thomas Bros. map books and other street guides lined a small den. The occupant of the 90year-old cottage had died in February. Greenberg’s job was to empty the home so it could be demolished and its 18,000-squarefoot lot divided into two parcels. His clients had told him to rent a Dumpster and throw away whatever he found inside. But Greenberg couldn’t bring himself to do that, especially after he read a recent Los Angeles Times article about the Central Library’s map collection. Instead, he invited its map librarian, Glen Creason, to look at the trove. Creason called the find unbelievable. “I think there are at least a million maps here,” he said. “This dwarfs our collection — and we’ve been collecting for 100 years.” Creason returned to the home with 10 library employees and volunteers to box up the maps. The acquisition will give the city library one of the country’s top five library map archives, behind the Library of Congress and public libraries in New York, Philadelphia and Boston, he said. As the workers went through the tiny house, they tried to piece together the wanderlust life of John Feathers, the man who amassed the collection, apparently, beginning in childhood. But they had little evidence to go on, and it remained a mystery exactly how and why he obtained so many maps. Born in Massachusetts, and raised in a military family that is believed to have spent time in the Midwest, Feathers became a hospital dietitian who seems to have traveled widely. He was the companion of the home’s late owner, Walter Keller, who arranged for him to continue living there after his own death two decades ago. Feathers died in February at age 56, leaving no known survivors. Keller’s brother and sister, Marvin Keller and Esther Baum, retained Greenberg to sell the property, which is located next to the Self-Realization Fellowship meditation center. According to Greenberg, it was the “nagging voice of my mother in the back of my mind” that prompted him to hesitate before tossing out the maps. He has a soft spot in his heart for archives and collections; his mother, Marilyn Greenberg, is a retired university professor who specialized in library science. It took hours for the workers to pack up the maps. Everywhere they turned, they found more. As the morning wore on, neighbors came over to watch. “John was a quiet, shy

The Listing of the Week is at 2121 W Waterloo Road.

PHOTO PROVIDED

Large custom estate has 5 bedrooms on 4.8 acres

Glen Creason, map librarian for the Los Angeles Central Library, carries a box full of maps once belonging to John Feathers in Feathers’ former Los Angeles home. Feathers, who died last February, saved thousands of old and new maps. The maps are being donated to the Los Angeles Public Library. MCT PHOTOS

A 1944 L.A. street map is among the maps once belonging to John Feathers found in his former home.

guy. But looking at all of this, I’d say the job at the hospital was clearly not his passion,” said Michelle Litchfield, who has lived two houses away for 17 years. Volunteer Peter Hauge was startled when he moved an old stereo. “Look at this!” he shouted. “He gutted the insides of the stereo of its electronic components and used the box to store more street maps.” After that, Hauge said he made a point to inspect the home’s washer and dryer and its refrigerator and oven for more stored maps, but found none.

Feathers’ trove contained both run-of-themill gas station and Chamber of Commerce street maps as well as historic gems, Creason said. “He has every type of map imaginable. There’s a 1956 pictorial map of Lubbock, Texas. He’s got a 1942 Jack Renie Street Guide of Los Angeles,” Creason said. “He has four of the first Thomas Bros. guides from 1946. Those are very hard to find. The one copy we have is falling apart because it’s been so heavily used. We had to photocopy it.” MCT INFORMATION SERVICES

The Listing of the Week is a custom estate with outdoor kitchen-dining and a pool on 4.8 wooded acres just north of Oak Tree Golf & Country Club in Edmond. The 10,374-square-foot home at 2121 W Waterloo Road has five bedrooms, 6 ½ baths, five living rooms, two dining rooms, an attached two-car garage with workshop and detached two-car garage with safe room. The for-

mal living room has a fireplace and ceiling fan. The family room has a fireplace, built-in entertainment center and ceiling fan. The kitchen has a breakfast bar, commercial appliances and a pantry. The master suite has a bath with double vanities, shower and walk-in closet. Secondary bedrooms have full baths and walk-in closets. The home has a wet bar, hot tub, open deck, open patio, security

systems and other features. The home, built in 1999, is listed for $1.5 million with Ryan Hukill of Paradigm AdvantEdge Real Estate, For more information, call 259-6565 or 3484422. 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.

SATURDAY, NOVEMBER 17, 2012

Building permits Oklahoma City Dodson Custom Homes 1 LLC, 7300 NE 111, residence, erect, $800,000. Sovereign Homes LLC, 14225 Edmond Lake Drive, residence, erect, $615,000. Oak Leaf Custom Homes, 10400 Berrywood Drive, residence, erect, $550,000. Ted Whitnah Contracting LLC, 13512 S Blackwelder Ave., residence, erect, $525,000. Cary E. Jones Inc., 8400 Waverly Ave., residence, erect, $490,000. Bob Duncan & Sons Inc., 7913 Nichols Gate Circle, residence, erect, $487,500. Candelaria Foster LLC, 7901 Nichols Gate Circle, residence, erect, $455,000. Marcus Ude Jr., 4800 E Wilshire Blvd., residence, erect, $443,644. J.R. Bowers Jr. Construction Co. Inc., 13600 S Blackwelder Ave., residence, erect, $435,000. Johnston Builders LLC, 12900 Deep Wood Creek Drive, residence, erect, $400,000. Waldrop Construction, 5252 N Meridian Ave., medical clinic-office, remodel, $400,000. Trinity Group Architects, 8001 Northwest Expressway, restaurant, addon, $350,000. Presbyterian Health Foundation, 840 Research Parkway, office, remodel, $350,000. Aaron Tatum Custom Homes LLC, 12612 Quartz Place, residence, erect, $332,775. Precision Construction Group LLC, 14000 Quail Springs Parkway, office, remodel, $300,000. J.W. Mashburn Development Inc., 5633 NW 121 Circle, residence, erect, $299,000. J. Hill Homes Inc., 13300 NW 4, residence, erect, $290,000. Towne East Homes LLC, 15408 SE 71, residence, erect, $285,000. Timber Craft Homes LLC, 1416 NW 176, residence, erect, $281,400. Graham ConstructionDevelopment LLC, 415 NW 11, office, remodel, $280,000. R&R Homes LLC, 13124 NW 1, residence, erect, $280,000. Aaron Tatum Custom Homes LLC, 3600 SW 126 Terrace, residence, erect, $275,900. Timber Craft Homes LLC, 1405 NW 176, residence, erect, $271,680. Randy Murray, 9705 Russell Drive, residence, erect, $266,002. Chet Walters Homes Inc., 1408 NW 175 Court, residence, erect, $265,000. Jason Powers Homes, 724 Kearny Lane, residence, erect, $265,000. Timber Craft Homes LLC, 1400 NW 176, residence, erect, $252,960. Debbie Gregory Homes, 1525 NW 172, residence, erect, $250,000. TPC Construction Inc., 712 Kearny Lane, residence, erect, $245,000.

J.W. Mashburn Development Inc., 3212 SW 137 Court, residence, erect, $235,000. Twodsventure 2, 13500 S Tulsa Drive, medical clinic-office, remodel, $235,000. J.W. Mashburn Development Inc., 13624 S Land Ave., residence, erect, $230,000. Sun Properties LLC, 12016 SW 53, residence, erect, $225,000. Baer Hall Homes, 17021 Barcelona Drive, residence, erect, $200,000. Timber Craft Homes LLC, 8421 NW 143 Terrace, residence, erect, $196,998. Johnston Builders LLC, 5609 NW 126, residence, erect, $195,000. 4 Corners Construction LLC, 14608 Almond Valley Drive, residence, erect, $193,000. Larry Toombs, 19813 Oakshire Drive, residence, erect, $190,000. Larry Toombs, 19901 Oakshire Drive, residence, erect, $190,000. Larry Toombs, 19829 Oakshire Drive, residence, erect, $190,000. R&R Homes LLC, 3513 Tecumseh Drive, residence, erect, $190,000. J. Hill Homes Inc., 2132 Sycamore Creek Ave., residence, erect, $185,000. Taber Built Homes LLC, 4900 NW 151 Circle, residence, erect, $180,000. Taber Built Homes LLC, 2325 NW 155, residence, erect, $180,000. Taber Built Homes LLC, 2321 NW 155, residence, erect, $180,000. Vesta Homes Inc., 12101 Chesterfield Lane, residence, erect, $180,000. Brass Brick Platinum Series Homes, 3324 NW 164 Terrace, residence, erect, $178,000. Brass Brick Platinum Series Homes, 3313 NW 163, residence, erect, $178,000. Brass Brick Platinum Series Homes, 3317 NW 163, residence, erect, $178,000. Samples (Mark) Homes LLC, 8601 NW 74, residence, erect, $176,000. 4 Corners Construction LLC, 14809 Almond Valley Drive, residence, erect, $175,000. C-Jay Management/ BDC Construction Inc., 4817 SW 127, residence, erect, $168,000. J. Hill Homes Inc., 2112 Redbud Creek Ave., residence, erect, $165,000. Matin & Murphy Family Construction LLC, 4032 Catamaran Drive, duplex, erect, $165,000. Matin & Murphy Family Construction LLC, 4034 Catamaran, duplex, erect, $165,000. Authentic Custom Homes LLC, 8321 NW 142, residence, erect, $163,725. Two Structures LLC, 9113 NW 92 Terrace, residence, erect, $160,000. Vesta Homes Inc., 12105 Chesterfield Lane, residence, erect, $160,000. C-Jay Management/ BDC Construction Inc., 4804 SW 127, residence, erect, $158,560. Diamond R Construc-

REAL ESTATE tion Inc., 19400 Lutheran Road, residence, erect, $150,000. Dub Stone Construction Co., 15801 Sandstone Terrace, residence, erect, $150,000. Dub Stone Construction Co., 741 SW 157, residence, erect, $150,000. SWM & Sons Inc., 4800 S Henney Road, residence, erect, $149,275. Design Development Service doing business as Elite Quality Homes, 12605 Olivine Terrace, residence, erect, $142,878. W&W Homes & Construction LLC, 3712 St Augustine, residence, erect, $130,000. D.R. Horton, 2309 NW 156, residence, erect, $125,650. Griffin Homes LLC, 804 Tall Grass Drive, residence, erect, $125,000. Griffin Homes LLC, 2400 Wayne Cutt Ave., residence, erect, $125,000. Griffin Homes LLC, 11736 SW 24 Terrace, residence, erect, $125,000. D.R. Horton, 16116 Wind Crest Way, residence, erect, $124,266. D.R. Horton, 4204 NE 119, residence, erect, $123,800. D.R. Horton, 2320 NW 155, residence, erect, $120,950. Davinci Homes, 10225 Dove Crossing Road, residence, erect, $120,000. Ideal Homes of Norman LP, 300 Durkee Road, residence, erect, $116,000. Home Creations, 3604 Morgan Creek Road, residence, erect, $115,100. Davinci Homes, 21215 SE 103, residence, erect, $115,000. D.R. Horton, 16205 Crosswinds Trail, residence, erect, $112,400. Rausch Coleman Homes LLC, 11412 SW 25 Terrace, residence, erect, $109,000. Rausch Coleman Homes LLC, 11408 SW 25 Terrace, residence, erect, $109,000. Rausch Coleman Homes LLC, 11516 SW 24, residence, erect, $109,000. Home Creations, 2440 NW 196 Terrace, residence, erect, $104,500. Home Creations, 18200 Scarborough Drive, residence, erect, $103,600. Home Creations, 1216 Greenfield Ave., residence, erect, $103,600. Home Creations, 12508 Nittany Circle, residence, erect, $102,800. Ideal Homes of Norman LP, 14009 Wagon Boss Road, residence, erect, $102,000. Roberts (Corbyn) Homes Inc., 13917 Sterlington, residence, addon, $100,000. Gardner Construction, 500 W Main, office, remodel, $100,000. Krittenbrink Architecture, 6517 Northwest Expressway, bank, remodel, $100,000. Rausch Coleman Homes LLC, 9637 Lauren Drive, residence, erect, $100,000. Rausch Coleman Homes LLC, 6133 Cielo Terrace, residence, erect, $100,000. Foster Signature Homes LLC, 10732 SW 36, resi-

Deposit can ease path for short sale Q. When making an offer on a short sale that has already been approved by the bank, should I include an earnest money deposit, or should I wait until the lender approves my offer? A. Definitely include the deposit. I’m guessing that in your case, a short sale previously was approved for the property and the buyer did not close, so now the seller is looking for a new buyer. In any short sale, I recommend to the seller to accept only an offer that is accompanied by a deposit because it is important to know that the buyer is serious and will stick around until the deal is finally approved. If no deposit is given, there is nothing to stop a buyer from entering into multiple contracts and closing with whichev-

Gary M. Singer REAL ESTATE LAW

er gets approved first, leaving the other sellers high and dry. We seem to be entering into a seller’s market again, and if you do not show the seller that you are serious, you risk being passed over for a better offer. Q. My wife and I have a condo to rent. My wife wants to use a cousin as the real estate agent, but her cousin has been licensed for only a year or two. I want to use a more experienced agent we’ve hired before with good results. What should we do?

A. My first rule of marriage is “a happy wife means a happy life.” But it’s important to remember that renting property should be treated as a business transaction, and the agent you use should be the best person for the job. If the agent has 30 years of experience listing million-dollar homes, but has never rented a condo, he or she may not be the best person to use in this case. But it also may not be wise to hire a family member to handle a business deal. I recommend that you come up with an objective list of questions and interview both candidates. Gary M. Singer is a Florida attorney and board-certified as an expert in real estate law by the Florida Bar and is an adjunct professor for the Nova Southeastern University Paralegal Studies program. Send him questions online at http://sunsent.nl/mR20t7 or follow him on Twitter @GarySingerLaw.

dence, erect, $95,000. Ideal Homes of Norman LP, 18632 Ochoa Drive, residence, erect, $93,000. Bill Shdeed, 3500 S Council Road, officewarehouse, remodel, $90,000. Central Oklahoma Habitat For Humanity, 712 NE 84, residence, erect, $85,000. Central Oklahoma Habitat For Humanity, 8569 Durland Way, residence, erect, $85,000. Central Oklahoma Habitat For Humanity, 8536 N Lindsay Ave., residence, erect, $85,000. Central Oklahoma Habitat For Humanity, 8508 Durland Way, residence, erect, $85,000. Central Oklahoma Habitat For Humanity, 8517 N Phillips Ave., residence, erect, $85,000. Home Creations, 12020 NW 133 Terrace, residence, erect, $84,000. Home Creations, 2409 NW 197, residence, erect, $83,200. Central Oklahoma Habitat For Humanity, 524 SE 26, residence, erect, $80,000. Central Oklahoma Habitat For Humanity, 532 SE 26, residence, erect, $80,000. Salazar Roofing & Construction Inc., 1423 NW 98, residence, erect, $80,000. Salazar Roofing & Construction Inc., 1427 NW 98, residence, erect, $80,000. Home Creations, 2324 NW 197, residence, erect, $78,600. Ideal Homes of Norman LP, 18624 Ochoa Drive, residence, erect, $72,000. Westpoint Homes, 6225 NW 158 Terrace, residence, erect, $70,000. Michael Denton, 5100 Katelyn Lane, barn, erect, $67,000. Graham Construction & Development LLC, 235 N MacArthur Blvd., office, remodel, $62,600. Cheryl D. Hassell, 3308 SE 89, manufactured home, move-on-mobile home park, $54,000. JHBR Architects, 18101 N Western Ave., school, move-on, $50,000. Quail 2006 LLC, 4014 Westridge, residence, fire restoration, $45,000. Evans Building Concepts, 14000 Quail Springs Parkway, office, remodel, $41,000. Billy and Joyce Atchison, 7220 Apple Crest Drive, manufactured home, move-on, $40,000. James Miller, 10300 S Richland Road, accessory, erect, $30,000. OK Innovative Construction Inc., 15516 SE 89, accessory, erect, $30,000. Westwind Enterprises, 9009 NW 10, manufactured home, move-onmobile home park, $28,000. Steve Murry, 2239 SW 28, residence, fire restoration, $25,000. Steve Thomas Construction, 626 NW 26, residence, remodel,

THE OKLAHOMAN | NEWSOK.COM

$25,000. Panther Construction, 5921 SW 3, retail sales, remodel, $21,865. Goodman Networks Inc., 13930 N Portland Ave., equipment, moveon, $20,000. Elliott Architects, 331 S Cemetery Road, restaurant, remodel, $15,000. CH4 Quality Homes, 7921 N May Ave., business, remodel, $15,000. Fine Metal Structures, 2901 N Portland Ave., retail sales, remodel, $13,000. Alloy Building, 7601 N Westminster Road, canopy-carport, complete, $11,000. 4 Corners Construction LLC, 14809 Almond Valley Drive, accessory, erect, $10,000. Cheryl Jackson Reid, 2014 NE 12, residence, fire restoration, $10,000. Johnston Builders, 9212 N Kelley Ave., canopycarport, erect, $10,000. Keith Darrow, 11900 SW 119, manufactured home, move-on, $10,000. Keith Darrow, 12000 SW 119, manufactured home, move-on, $10,000. Keith Darrow, 12020 SW 119, manufactured home, move-on, $10,000. Two Structures LLC, 8413 NW 92, residence, add-on, $10,000. Problem Solved Plumbing & HVAC, 5004 S Eastern Ave., manufactured home, move-on-mobile home park, $8,500. Stacey Witter & Associates, 6500 NE 109, residence, add-on, $8,000. Rapid Remodel, 7540 Berkley Ave., medical clinic-office, remodel, $5,000. James Tyler, 16633 Parkhurst Road, storm shelter, install-storm shelter, $4,655. Patricia Burns, 4101 NW 150 Terrace, storm shelter, erect, $4,575. Ron James Designer Homes LLC, 7112 Chelsey Lane, storm shelter, remodel, $4,200. Christina and Hoang Nguyen, 7401 Green Meadow Lane, storm shelter, install-storm shelter, $3,695. Morrison Construction, 13300 Piedmont Road, accessory, erect, $3,500. Robert Lynch, 2724 Somerset Place, storm shelter, install-storm shelter, $3,200. William David Bourn, 10313 Walnut Hollow Drive, storm shelter, install-storm shelter, $3,055. David Spence, 9601 SW 18, storm shelter, installstorm shelter, $3,000. Linda Thomas, 2935 Village Circle, storm shelter, erect, $3,000. Michael Johnson, 304 SW 170, storm shelter, install-storm shelter, $3,000. Sarah Smith, 2600 NW 56, storm shelter, installstorm shelter, $3,000. Sydney Pyle, 1309 SW 107 Place, storm shelter, install-storm shelter, $3,000. Larry Spencer, 13001

Green Cedar Terrace, storm shelter, installstorm shelter, $2,900. Brandon Hawkins, 1701 NW 162 Circle, storm shelter, install-storm shelter, $2,800. Tricia Waugh, 8721 Cindy Road, storm shelter, install, $2,800. Chang and Susan Xu, 2313 NW 152, storm shelter, install-storm shelter, $2,700. Gia Chuong, 7408 Noah Parkway, storm shelter, install-storm shelter, $2,700. Helen Hoa Choang, 2432 NW 151, storm shelter, install-storm shelter, $2,700. Lam Chuong, 5309 NW 117, storm shelter, installstorm shelter, $2,700. Robert Frutchey, 18100 SE 70, storm shelter, install-storm shelter, $2,700. Albert Collingbourne, 12508 Jacinth Court, storm shelter, install-storm shelter, $2,600. Chris Geis, 3225 SW 94, storm shelter, installstorm shelter, $2,595. Richi Anthony, 8721 Rambling Road, storm shelter, install-storm shelter, $2,595. Kedrick Monson, 4816 Eric Drive, storm shelter, install-storm shelter, $2,570. Laresa Alexander, 16624 S Midwest Blvd., storm shelter, install-storm shelter, $2,570. Rene Lucena, 10921 SW 31, storm shelter, installstorm shelter, $2,495. J&J Building LLC, 1712 N Linn Ave., duplex, remodel, $2,000. Neok Oversight & Supervision, 14201 N May Ave., shell building, remodel, $2,000. Bernie Naff and Evelyn J. Cole, 921 Musgrave Blvd., canopy-carport, add-on, $1,570.

Demolitions K&M Wrecking LLC, 2617 Dorchester Drive, residence. Ray’s Trucking, 1737 S Missouri Ave., residence. K&M Wrecking LLC, 5101 SE 119, residence. M&M Concrete & Wrecking Inc., 1913 S Walnut Ave., residence. Midwest Wrecking, 728 NE 5, residence. Midwest Wrecking, 3921 Landmark Road, residence. Ray’s Trucking, 1737 S Missouri Ave., accessory. Bill’s Hauling, 3229 NW 26, storage. Total Demolition Services LLC, 1001 NW 44, residential accessory. Total Demolition Services LLC, 320 SE Grand Blvd., residence. Total Demolition Services LLC, 3300 S Kentucky Ave., residence. Total Demolition Services LLC, 2317 NE 24, residence. Total Demolition Services LLC, 2309 W Lindley Ave., residence. Total Demolition Services LLC, 2815 SW 30, residence.

THE OKLAHOMAN

NEWSOK.COM

SATURDAY, NOVEMBER 17, 2012

10E

SATURDAY, NOVEMBER 17, 2012

REAL ESTATE

HOUSE PLAN

Roxbury has colonial flavor Symmetry, columns and keystone-accented arched windows give the Roxbury a distinctly colonial flavor. But inside, this estate-size home is clearly contemporary. Entering through the barrel-vaulted porch, you step into an elegant and spacious tiled foyer with a graceful curved staircase. The ceiling here, and in the living room, is a lofty two stories high. To the left is a stately dining room, to the right, a large room with a fireplace. This room could be furnished as a den, home office, library or entertainment center. A railed balcony overlooks both the foyer and sunken living room. With windows filling most of the rear wall, and more light spilling down through twin skylights, this expansive space is also exceptionally bright. The gas fireplace provides warmth and color when the weather turns dark and cold. In the nook, French doors offer access to a large patio, and sliding doors allow separation or openness to the kitchen. Cupboard and counter space wrap around four sides of the comfortably large kitchen. Features here include a central work island, built-in appliances, skylight, walk-in pantry and a desk. Utilities and a half-bath are nearby, equally convenient to the three-car garage with built-in storage closets. The hallway bench is ideal for removing muddy footgear. Except for the guest suite, bedrooms are up-

THE OKLAHOMAN | NEWSOK.COM

Make bathroom light and bright BY LISA SCHMITZ Kansas City Star

stairs and every bedroom has its own bathroom. The Roxbury’s owners’ suite is large, private and luxurious. His-and-hers walk-in closets flank the passageway to a tiled bath-

room with two vanities, spa tub, and enclosed toilet and shower. Skylights brighten the owners’ suite, a bedroom, and a huge bonus room over the garage.

A review plan of the Roxbury 30-187, 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.associated designs.com. (800) 634-0123.

Folks, we spend a lot of time in the bathroom! A few simple steps help make this little bathroom seem light, large and clean. Can lights or overhead lights are good for general illumination, but primping requires the proper lighting. Vanity lighting should wash over your face evenly, providing a flatter- This small space contains big ing glow. Sconces on ideas for any bathroom. either side of the MCT PHOTO mirror at eye level are best at eliminating un- in the larger bathroom sightly shadows. Incan- width while opening the descent and halogen lamps shower area. The ledge on dimmers allow for low- leaves room for sitting, level mood lights or bright shower products, towels or levels for makeup or shav- propping up a leg for shaving. ing. A window in the showThe glass shower encloer? Looking out at treetops sure opens up the space, while showering is a great shares the window and exway to start the day. High- poses the accent tile. Coer windows help avoid balt blue penny tiles add a splashing, but steam and punch of color and texture. moisture are enemies to These tiny tiles are perfect wood. Many new ex- for walls where the large tremely waterproof paints amount of grout does not are available to protect get as dirty as it would on woodwork. For privacy, the floor. instead of fussy lightKids can be really messy, blocking shades or cur- especially little boys. tains, insert a textured Cleaning up splashes is glass panel or apply frosted easy with tiled walls privacy adhesive film (Gila around the toilet and brand). It will last quite a shower. The adjacent vanwhile and can be easily and ity surfaces are protected cheaply replaced after a too. By shrouding the cabfew years. inet with a solid surface The shower space (Corian), we created a shares a standard 5-foot seamless surface from tub, which is much less ex- sides to sink. Just wipe it pensive than a longer clean. bathtub. A tiled ledge fills MCT INFORMATION SERVICES

REAL ESTATE

THE OKLAHOMAN | NEWSOK.COM

SATURDAY, NOVEMBER 17, 2012

11E

Moisture meter can prevent much grief From framing and mold prevention to finish carpentry, woodworking and flooring, there are any number of times when it’s important that you know how wet or dry the building materials are that you’re working with. If your saw blade is tossing off water when you cut, you can pretty much assume that the wood is wet. But how do you check it with a bit more accuracy than that? The answer is to use a moisture meter.

How moisture meters work A moisture meter works on the principle of electrical conductance. The battery-powered meter has two small, sharp pins on one end that can be pushed into the material you want to test. If moisture is present in the material, it completes an electrical circuit between the pins. The amount of moisture that’s detected is then displayed; some meters use an indicator needle and a scale to show how much moisture is present, while others utilize a digital readout screen to show moisture levels. Some meters also use colored lights for quick reference, going from green (dry) through red (exces-

sive moisture detected), and may even include an audible alarm when moisture’s detected. The pins on most moisture meters are short and sharp, so they’re ideal for testing wood or drywall since the holes they leave are barely noticeable and are easily repaired. Some meters have interchangeable long probes to use for testing inside wall cavities. Another variation is the hammer-probe, which has larger, longer pins and a sliding weight that’s used to drive the pins deeper into the surface being tested. This allows you to test how deep the moisture has penetrated, which is especially helpful when checking subfloors, framing lumber, and other thick materials. There are also meters that don’t use pins at all. Called nonpenetrating, noninvasive, or pinless meters, they measure moisture levels without creating holes. Some types of non-penetrating meters have pads on the back that act similar to the pins on penetrating meters; when moisture is present, an electrical circuit is completed and the meter indicates the relative amount of moisture detected. Newer

Paul Bianchina HANDY @ HOME

nonpenetrating meters utilize radio frequencies to find the moisture.

When to use a moisture meter Moisture meters have a number of uses around the house and shop. For example, they can be used to check the moisture content of framing lumber. Typically, you’re shooting for a content of 19 percent or less in framing lumber, and, depending on where you live, that may also be a building code requirement. Moisture contents higher than that make the lumber prone to warping and twisting as it dries. Beyond warping, excessively wet framing lumber can lead to mold and mildew issues. So checking the lumber prior to installation is a quick way to help prevent some problems later on. The same holds true for wood

used for finish carpentry and woodworking. The higher the moisture content is in the wood, the more likely it is that your joints will open up as the wood dries and shrinks. For best results, you should bring your trim lumber into the actual job site where it’s going to be used and allow it to acclimate, then use your moisture meter to check the wood before cutting. With most trim lumber applications, you’d like a moisture content of around 6-8 percent. If you’re doing wood flooring, you want to be sure that the moisture content of your flooring materials and your subfloor aren’t too far apart. For wood strips less than 3 inches wide, the wood and the subfloor should have a content of no more than 4 percent different. For wide-plank flooring of 3 inches or more in width, that content difference should be no more that 2 percent. Another important use for moisture meters is to check for suspected leaks. You can check framing members and sheathing in the attic if you suspect a roof leak, or you can check drywall or flooring around windows, bathtubs, showers, toilets, and other

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I BUY HOUSES

2bd/1ba, ctrl heat, fncd yd 1051 Carter $450 + $400dep 741-0117

Stonewall, OK 4b Farmhouse 1ba ch&a on 57Ac. $900mo $900dep good refs reqd. 804-725-3011

Lg 1 & 2Bd close to SNU. Covered parking. $345-$445mo 470-3535

410-5700

Any condition. No cost to U

TOP LOCATION!

Pd. wtr/garb. Near malls. Try Plaza East 341-4813

Country Living at its Finest. Easy access to schools and freeways. Financing Available. $89,900

Cabin north end Lake Eufaula, $20,000 call 405-206-6582.

905 NW 21 Mesta Park 2 bed 1ba 1 car, 1200sf. Just beautiful wood floors! modern fixtures, all appls, no pets $1100mo $900dep 405-409-7989 no sec 8

Free Rent 'til January. 1 & 2 bed. Spring Tree Apts. 405-737-8172

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

WILLIAMSBURG $200 Off

Special Govt Program! Own Land/ Family Land ZERO down. Don't prejudge credit! E-Z qualify by phone! $2,000 furniture package w/purchase. Homes starting $26,500 & up. WAC 405-602-4526

Fitness Center on Main St. Lake Eufaula. 25K. Info: 918-617-0228

8100 N. MacArthur Blvd

Vending Business for Sale Retiring call for info 9186338181

PARKLANE

721-5455

$99 Special

2253 NW 41st 2bd 1ba 1car 800sf, wood floors, all appls, $785 mo, $500 dep 409-7989 no sec 8

2322 NW 20th 2 bed 1 ba 864sf new paint and fixtures $750 mo, $300 dep 405-409-7989 no sec 8

5321 N Miller 3/1/1 ch&a brick all appls $700mo $600dep section 8 ok 408-6361.

Very Nice Lux. 3 bd, 2K ba, 2 car, bkyrd. Sect 8 OK. 214-205-8390

7705 NW 116th, 3 bed, 2 bath, 2 car, ch&a, $1045 rent/$1045 deposit, no section 8, 405-370-1077.

1503 NW 17th, 2 bed, all appls, W/D, $600 mo + dep. 314-9511. 1721 NW 1st 1bed 1bath 681-7272

$365

2221 N. Meridian 946-6548

Abandoned D/W set up on 6 acres. Ready to move in. Many to choose from. Statewide 631-7600

1 Month Free

Large 2bd $595 Casady 751-8088

AWESOME! 32x80 Palm Harbor repo Starting @ $648mo 324-8000 7000' of residential/commercial space in Perry, OK, Virtual tour at www.warrenranch.com Warren Realty 580-336-4400

NEW 3bd/2bth $1500 down, $381 mo. wac 405-324-8010

Free Rent Till January. 1/2/3 bed, Putnam Green, 405-721-2210 Furnished/Unfurnished. Bills Paid » Wkly/Mnthly. Wes Chase Apts Elk Horn Apts, Hillcrest, 370-1077 Lg 1 & 2Bd close to SNU. Covered parking. $345-$445mo 470-3535

Building (Daycare/Prof'l Bus.) for Lease, Prime Location! SE 29th, Del City. Call for Details 677-5749 5000sf, zoned I, $650mo 3yr lease 7901 NW 10th/Council¡732-4351 7602 N Western Ave. Shopping Center space for rent. 370-1077

3/4bd, 2.5ba, 2car, Deer Crk Schl $1100 550-9179 6812 NW 130th

Furnished/Unfurnished Weekly/Monthly 370-1077

Welcome Home! 2 & 3 bd homes. Call now for appt 831-4183

3 bed, 1.5 bath, 2 car garage, $700/mo, Call Alex 990-0488 2621 N. Grant Ave 3/2/2 FP, All App. $950+Dep No Sec8 301-4695

3bd, 2a brick, $800mo, $700dep. 9809 Waverly Ave. 229-7437

Nice 2bd, 1.75ba, ch&a, fenced yard $850 + dep ¡¡ 405-390-2973 » Nice 3 bed 2 bath 2 car 1600sf ch&a fncd $695mo » 476-5011 Large 4 bd, 1 ba, 1400 sf, no pets, section 8 okay, 405-672-0877. 4237 Sunnyview Dr 3/1.5/1 $675 681-7272

•ABC• Affordable, Bug free, Clean » 787-7212» MAYFAIR Great loc! 1&2 bd W/D hdwd flr quiet secure ¡ 947-5665 800 N Meridian - 1bd All bills paid Brand New 2bd 2ba 946-9506 2, 3 & 4 spacious bdrm 2ba Apts, All elec. W/D Hook-up 235-4328

612 Reynolds Rd 3/1.5/1 681-7272

Office or Retail Space in Yukon Arvest Plaza - 915 Cornwell Dr. Call Jim at 405-942-9905 GREAT Office Space. Various NW locations, 300-6000sf 946-2516

Large 1 & 2 beds. Stove, refrig,

3 SW OKC Locations

608 SE 49th 3bd 1bath 1502 SE 64th 2bd 1ba 1car 1161 SE 21st 2bd 1ba 681-7272

$495 $525 $550

Immaculate 3/1.5/2 new hdwd flrs & granite kitchen 1yr lse $800 + $800dep. 2528 El Toro 627-3791

$750

4 bed, 2 bath, 3 car garage, $1300/mo, Call Alex 990-0488.

513 E. Boeing 2 bed 1 bath fenced backyard ch&a, w/d hook-up with appliances, 405-501-6570.

House For Rent 2116 Fox Ave., Moore, Okla. Nice house, wood floors, 3bed, 2ba, 2 car, 1 FP, central heat, central A/C, city sewer, 950.00 month first and last month rent. Rosie 405-550-2694 801 Wilkinson St. 3bd, 1K ba, 2liv, appx. 1400 sq.ft. plus garage, fenced yard. Location near schls. $850 PMO. 1 year lease.Call Michael Methvin M-Sat Broker/Owner 823-0843 3/2.5 mbl hm 2.5ac fp $975+dep 3/1/1, 850sf. Cute! $700+dep WAC Home&Ranch Rlty 794-7777 723 NW 25th 5bd/2ba CH&A $1,100 mo $600dep 831-0825

LAND AUCTION SAT NOV 17TH UNION CITY, OK COMMERCIAL PROPERTY FOR MORE INFO SEE kencarpenterauction.com 405-620-1524

For Lease - Piedmont Schools Extra nice home 3bed, 2ba, 2,072 sq. ft. $1,250 mo. 405-408-1288 1138 N Bradley, 2 brd 1K bath, nice & clean, $600 mo, 596-0165.

1 & 2 BD & Townhouses

•City bus route/Shopping •Washer/Dryer hookups

Valencia Apts

No Land? Just want a home! Have down pymt money. Don't prejudge your credit. We have program for you WAC 631-7600

3bd huge 2car gar, steel siding. A steal for $12,900 cash 301-6495

NICE & CLEAN 1900sf 4/2/2 new wood flrs & pnt 7328 Walnut Creek $1150mo+ dep » 476-5222

7301 NW 23rd 787-1620 1st Mo Rent Selected units 2 & 3 bed Townhouses Washer/Dryers, Fireplaces, P.C. Schools

3bd 2ba vinyl siding, Ready now! $22K financing avail. 324-8000

1020 Clover Ln-3 bed 2 bath, 1120sf $700/mo $500/dep 405-409-7989 no sec 8

Exceptional 3bd 2ba home in Fox Run, 1900sf, $1085 603-4775

Processing Plant Retail Store Excellent SW Okla. business. Owner to retire 580-365-4460

3bd 2ba Singlewide $9000 + Delivery 405-631-7600

2224 NW 16 - 2 bed 1 bath, 1281sf, new paint, wood floors. Beautiful! $950 mo $800 dep 405-409-7989 no Sec 8

Casita Blanca 2 bed 1 ba 1car modern comes with stainless steel appliances 1000sf $900 mo $900 dep 409-7989 no sec 8

Bills Paid

Titan Factory Direct www.titanfactorydirect.com 405-634-4812

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

2646 NW 34 2/1/1 $650 6717 NW 131 3/2/2 $1250 2903 Quail Creek 2/2/2 $1250 1622 Sheffield 3/1 $675 1744 Carlisle 2/1 $750 5911 N Ross 3/2/2 $1095 12305 Cedar Springs 2/2.5/2 $850 Express Realty 844-6101 www.expressrealtyok.com

Oldetowne, 1622 Ember, 2bd, 1car, 1 mi. to Tinker, 769-7177.

$200 off

PRICE SLASHED UNDER APPRAISED VALUE MUST SELL 5 Acres with 3 bed, 2 bath

Luxury 3 bed house Section 8 ok! $100move in! $800mo + deposit. 640 NE 30th »» 204-4308

KAT Properties-Apt & Homes for rent. Scan this w/your phone app

FRI NOV 30TH 10 AM

We Buy Houses Fast Cash or Payments. 405-708-4833.

Bank Owned 3/1, new cabinets, carpet, hvac, roof & more! Brick .21ac $74,900 Rlty Exp 414-8753

FIRST TIME HOMEBUYERS FREE Downpayment Assistance Available to Buy Your Home! NO Closing Costs - Save $1000's Call for FREE list of 2-4bd homes Patrick w/Allied 405-740-6616

NICE BRICK HOME * OKC

I BUY & SELL HOUSES 27 YRS EXP 650-7667 HOMESOFOKCINC.COM

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

Priced Reduced - $149,000

INMAN NEWS

Gated, secure Grand Point TH 2b 2b 2car. All appls. FP, Avail Now! $975mo Melva 728-8476

I will pay $10,000 for a small dilapidated house. Phone 405-5353589 or email cbur444@aol.com

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

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.

8013 NW 8th Ter Unit 204 large 1bd condo in beautiful Thousand Oaks, ch/a. All built ins including washer/dryer, 1car gar, fresh paint. Only $595 Fidelity 410-4200

AUCTION

PRICE REDUCED custom hm w/lots of xtras on 5 ac MOL 3/2/3+off approx 2320' storm shelt $219,900 Carmen 833-0106 Cleaton & Assoc 373-2494

For home use, General Tools makes an easy to use penetrating meter with a digital readout that’s pretty accurate for around $30. Ryobi has recently introduced a nonpenetrating (pinless) meter aimed at the do-it-yourself market for about $50. Both of these meters are available at home centers, tool retailers and online sources. For true professional-grade meters, one of the most trusted names in the industry is Delmhorst (www.delmhorst.com). You’ll pay about $145 and up for one of these meters, but you’ll step up in accuracy and reliability. Check their website for the different products they offer, and a list of where to find them.

$700rent/$600dep (405) 326-0516 1635 NE 50th St. 3bed, 1ba.

HOUSE AUCTION SAT NOV 17 UNION CITY, OK FOR MORE INFO SEE kencarpenterauction.com 405-620-1524

Beautiful 4bd 2ba executive home on corner lot, Westmoore Schls, 2liv, 2car, fp, new carpet, fresh paint, master bath has Jacuzzi & shower $179.9k Fidelity 410-4200

Where to buy moisture meters

Furnished Effi & 1bd » $320-360 + elec. 2820 S Robinson 232-1549

OPEN HOUSE Sun, Nov11 2800 NW 18th, OKC Historic home open 2-4pm 3bed, 2ba, 1981sf $199,900 405-412-2738

3337 Murray Dr. $80K 3bd 1ba 2 living, Western Heights HS Michele, Express South 323.5251

areas where you’re concerned that moisture might be an issue. These quick and easy checks with a moisture meter might detect a small problem before it becomes a major, costly headache.

3bd 1K ba 2car no pets, $800+dep ch&a, 1505 City Ave, 799-4916

3504 SW 38th 3bd 1ba $485 3200 S Dumas Lane 2bd 1ba $395 Free List ¡ 681-7272 10125 Southridge Dr 3bd 2ba 2car, Moore schls, 1700sf, $1000 mo, $900 dep 409-7989 no sec 8 » K Off 2nd Month Rent! » 1404 S Youngs Newly built 2/1 $550 ¡ Free List ¡ 681-7272 2736 SW 53 1030sf 3bed 1ba 1car $700 mo $500 dep 405-409-7989 no sec 8 Nice 2 bd fenced yard garage $525 mo $300dep. 631-8039 3bd 2K ba 3car 2300sf NO PETS SW 83rd. $1600mo 229-7295

911 Brookhurst 4/2/2 $1025 11908 Ashford 3/2/2 $1050 1730 Riviera Ln 2/2/2 $925 Express Realty 844-6101 www.expressrealtyok.com

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

$345 to 420 mo 632-9849

Furnished/Unfurnished. Bills Paid » Wkly/Mnthly. Wes Chase Apts Elk Horn Apts, Hillcrest, 370-1077

Very Nice 3/2/2 FP, wood flrs 421 W Chantilly Way $900 620-0583

Warm Inside. Downtown OKC. Fair rates. Townhouse Hotel 405-235-7292

12E

SATURDAY, NOVEMBER 17, 2012

THE OKLAHOMAN

NEWSOK.COM