LISTING OF THE WEEK
HOUSE PLAN
Brick home Home offers lots of room and pool The Listing of the Week is a large, traditional brick home with a pool on 1 acre in Edmond’s wooded Hunters Ridge Estates addition.
Families will find plenty of room for everyone and everything in this grand contemporary chateau.
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Paul Bianchina
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THE OKLAHOMAN | NEWSOK.COM
SATURDAY, DECEMBER 11, 2010
DEAD TREES ARE WORKS OF ART IN HIDDEN LAKE NEIGHBORHOOD BY TIM FALL Special Correspondent trfall@gmail.com
EDMOND — When you’ve done everything you can do to save a tree but end up losing it, developer David Yost has found that there’s still a way to keep the spirit of an old giant alive. In his Hidden Lake addition — east of Air Depot on the north side of Danforth Road — Yost, known as a conservationist as well as a developer, invited wood sculptor Clayton Coss to shape the trunks of dead trees into images of animals that populate the wooded 120-acre neighborhood. Yost, who acquired the land that became Hidden Lake in the early 1970s, said the first step he took in readying the land for homes was to plan the preservation of trees, walking the rights of way on foot, “to identify all the trees I could save.” Streets were poured, curving and meandering, to accommodate the old-growth trees Yost wanted to feature. In addition to the roads’ serpentine skirting of selected oaks and hackberry trees, “visually it’s so pleasing” to experience winding roads “instead of straightaways everywhere.” “Eventually the treetops will grow together into a canopy,” Yost said. Yost worked with city planners and service companies to keep gas lines and electrical and telephone cables to a single trench per street, knowing that digging trenches can leave root damage that kills trees. But even after all those precautions, there still were a few casualties — and that’s where Coss came in. “The really nice trees that died, we turned into sculptures,” Yost said. Eagles soar, owls perch and a raccoon pops its head out of a hollow tree — creatures released from deceased trees as wood sculptures. Coss, who is from Inola, carved twin bear cubs climbing a trunk near the entrance to Hidden Lake’s 4-acre park. Down a path, a mother bear stands at her full height, admonishing the cubs to keep up. Hidden Lake resident Stacey Grandstaff can identify with the bear, raising four children — 6year-old triplet girls and a 12year-old boy — in the wooded neighborhood.
Protect home now The time to deal withice damming is before it occurs, not after. Soconsider taking some steps to prevent itsoccurrence before winter really tightens its grip on your home. PAGE 10F
IN BRIEF ARTIFICIAL TREES STILL MADE IN U.S.
A dead tree is adorned with artwork of a bear cub in the nature park in the Hidden Lake addition developed by David Yost. PHOTO BY JIM BECKEL, THE OKLAHOMAN
Q: Are there any U.S. retailers that sell artificial Christmas trees that are made in the U.S.? A: General Foam Plastics Corp. in Lebanon, Ind., makes some of its unlighted Christmas trees in the United States, which are sold under various names. A company representative said they are at Lowe’s, Kmart or Walmart stores. A couple of online retailers say they sell trees made in the United States. One is www.US ChristmasTree.com, which sells General Foam Plastics’ Mountain King brand trees. Some Mountain King trees have been assembled in Mexico, but a representative said the ones made specifically for US ChristmasTree.com are manufactured and assembled in the United States. Christmas in America, makes trees in Newburgh, N.Y., and sells them directly to consumers. Order at www.christmasin america.com, or call (800) 962-1010 for a catalog.
David Yost
Grandstaff moved here from Fort Smith, Ark., in 2006. She said her family “looked at a lot of homes” but “just kept coming back to Hidden Lake.” SEE HIDDEN, PAGE 2F
Homes are built on wooded lots in the Hidden Lake addition near Air Depot and Danforth Road in Edmond. Developer David Yost took extra pains to save trees in the neighborhood. PHOTO BY JIM BECKEL, THE OKLAHOMAN
After death of spouse, avoid quick decisions A woman in her late 50s was shocked by the death of her husband, a doctor doing cutting-edge medical research. Not only were they long married, but for decades they labored side-by-side in a research lab. His death shook her world and raised major questions about her next steps. Key among these was whether she should sell the Tudor house where the couple raised their two daughters. Under pressure from her grown children, the widow hastily sold their home for a sacrificial price. Then she bought a three-story townhouse that proved poorly suited to her health status, especially the arthritis that makes it hard for her to climb stairs. Her story illustrates how mistakes can occur when someone who is widowed makes a sudden real estate
HANDY @ HOME
Ellen James Martin SMART MOVES
decision. This is more often an issue for women than men, given that many wives outlive their husbands, said Arlen Olberding, a financial planner with the Garrett Planning Network (www.garrettplanningnetwork.com). Olberding has never met the medical researcher. But he’s advised a number of clients who’ve also made mistaken real estate decisions shortly after losing a spouse or getting divorced. “Downsizing from a big family house might be the right financial choice for
someone who’s lost their life partner because it can cut energy costs and upkeep demands. But people in this position should avoid making any step too hurriedly if they can afford to wait,” Olberding said. Not infrequently those suffering in the aftermath of a spouse’s death sell a large family home in favor of a smaller unit in a condo development, he said. Yet after taking the monthly condo fees into account, they’ve saved little. “Making a lateral transition doesn’t necessarily reduce your housing costs. Instead of buying a condo with all those fees, you might be better off downsizing to a smaller, onelevel house that could serve you well in retirement,” he said. Here are some pointers for newly widowed or divorced homeowners trying to formulate their real es-
tate plans: Come to terms with your financial realities first. The medical researcher owned her property and could easily have afforded its taxes, insurance costs and maintenance fees. But for many, keeping a large family home indefinitely means serious financial trade-offs, said Mark Nash, a real estate broker and author of “1001 Tips for Buying and Selling a Home.” He suggests you consult a trusted financial planner or accountant before making any major real estate decisions. In advance of a visit to see your financial adviser, Nash suggests you spend some time with your checkbook and credit card statements to determine how much your house is costing you in mortgage payments, taxes and maintenance outlays.
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Make any housing decision an element in your overall life planning. All too often, people see their real estate choices in isolation from the broader issues of their lives, Nash said. “Any major financial decision — including whether to buy or sell a house — should be made with the large picture in mind,” he said. To whom should you turn to help chart your plans? Sometimes a real estate agent who’s willing to listen to your story (and won’t push you to sell) is a better bet than a close friend or family member, who may not be as objective, according to Nash. “Besides an agent, you might want to talk to a therapist, counselor or life coach,” he said. E-mail Ellen James Martin at ellenjamesmartin@gmail.com. UNIVERSAL UCLICK
TAKING THE PLUNGE PlungeMax is a plunger that never touches the water, which means you won’t, either. The device is a highvolume bellows that rests on the toilet rim. When it’s compressed by the toilet seat, it generates a blast of air to clear the clog. The volume of air is 25 times what a standard plunger produces, the company says. When not in use, it folds for storage behind the toilet tank. PlungeMax is available at shop. pfwaterworks.net, Amazon.com. The suggested retail price is $19.99. MCCLATCHY-TRIBUNE INFORMATION SERVICES
INDEX Stone Permits
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REAL ESTATE
THE OKLAHOMAN | NEWSOK.COM
Left: An eagle is carved from a dead tree in Edmond’s Hidden Lake addition. PHOTO BY JIM BECKEL, THE OKLAHOMAN
Hidden: Addition’s trees become art FROM PAGE 1F
Grandstaff and her husband, T. Ray, chief executive of the National Network of Youth Ministries and MentorYouth.com, were attracted to the addition because of its quiet, “outdoorsy” backdrop coupled with the proximity of great schools and convenient shopping. Stacey, a runner who has competed in the Kansas City and Boston marathons, said she used to run Hidden Lake with toddlers Landry, Molly and Maggy in a triple stroller. Now that the three are enrolled in nearby Russell Dougherty Elementary School, the neighborhood offers plenty of room for Stacey to keep up with her training — still 50 to 70 miles per week. The remaining Grandstaff family member, Tanner, is a seventhgrader at Cheyenne Middle School. Yost used to bring his family to the timbered acreage for weekend hikes and picnics. He said he finds it gratifying to know that families like the Grandstaffs have found a home at Hidden Lake. From the pavilion he built overlooking the lake, he recalled his grandchildren helping as he stocked it. “It’s been a 30-year labor of love,” he said. “It was hard to share, to open it up as a development. But now I’m sure glad I did.”
A statue of a mama bear watching her cubs has been carved from a dead tree in the nature park in the Hidden Lakes addition in Edmond. PHOTO BY JIM BECKEL, THE OKLAHOMAN
Above: Developer David Yost loves trees and saved as many as he could while developing his Hidden Lake addition. The rest he had turned into scultures. PHOTO BY JIM BECKEL, THE OKLAHOMAN
Left: Developer David Yost and Joyce Brown, a Realtor, in the nature Park in the Hidden Lake addition. PHOTO BY JIM BECKEL, THE OKLAHOMAN
REAL ESTATE
THE OKLAHOMAN | NEWSOK.COM
SATURDAY, DECEMBER 11, 2010
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Traveling bloggers help others set down roots FROM STAFF REPORTS
Two cross-country bloggers on the road since September stopped in Oklahoma City last weekend as part of their commitment to volunteer with Habitat for Humanity affiliates across the United States. They are chronicling their journey on their blog, “A Highway Habitat” — http://highway habitat.wordpress.com/. Amanda Salazar Clonts, of Pensacola, Fla., and Sarah Elizabeth Everhart, of Jupiter, Fla., are recent graduates of the University of West Florida who decided to take the road trip before beginning their professional careers. “Sarah wanted to go on a road trip, so we decided not only do we want to go cross-country, but we wanted to make it meaningful,” Clonts said. The women got a summer job on the beach in Pensacola and started saving up $5,000 for their trip. They chose Habitat for Humanity as the beneficiary of their voluntarism because of the nonprofit’s presence all over the country. They have volunteered with 12 Habitat affiliates so far. The women spent three days volunteering with Central Oklahoma Habitat for Humanity’s “A Brush With Kindness” program, where they performed minor home repair services, as well as weatherization upgrades to a home. Ann Felton Gilliland, chairman and CEO of Central Okla-
Oklahoma City having that program is a great thing. We can really turn a house around and make their home livable. It’s just amazing. It feels good to be a part of that.” AMANDA SALAZAR CLONTS OF PENSACOLA, FLA.
Sarah Elizabeth Everhart and Amanda Salazar Clonts work on a Habitat for Humanity house in northeast Oklahoma City. The pair, from Florida, are traveling the country, volunteering with Habitat projects, and blogging about it. PHOTO BY DAVID MCDANIEL, THE OKLAHOMAN
homa Habitat, said the initiative serves as a reminder of the cooperative spirit of the organization. “The efforts of these two women demonstrate the strength of the Habitat community as a nationwide organization, and we are happy to welcome them as volunteers here in Oklahoma City,” she said.
Local home builders group celebrates new headquarters FROM STAFF REPORTS
The Central Oklahoma Home Builders Association installed 2011 officers Friday night in the first event held at its new headquarters complex at 420 E Britton Road. Jim Schuff, co-owner of Vesta Homes, will lead the board as president its first year in the new, 14,000-square-foot office center. “We are all very excited about starting 2011 off with a bang in a beautiful permanent location. This is our first new location since 1960. The best part about the new facility is it is debt free,” Schuff said. The association headquarters, on the south side of Britton Road east of Broadway Extension, has two buildings connected by a Jim Schuff covered walkway, with a courtyard overlooking a pond. The offices and an education center are housed in one building and the other is a stateof-the-art 9,000-square-foot banquet facility. Schuff said a new website is also in the works. The Central Oklahoma Home Builders Association began in 1943 as a group of homebuilders, developers and associates. It now has more than 900 members — up almost 1 percent since this time last year despite the state of the economy. “COHBA is once again blessed to have a group of very enthusiastic and energetic officers and Mark Dale committee chairs that look forward to the opportunity to continue to grow our association while at the same time bring back ‘home’ many of our longtime members,” Schuff said. Also on the executive board for 2011 are Kurt Dinnes, vice president; Steve Allen, vice president and treasurer; Robert Crout, vice president and secretary; Mark Dale, immediate past president; and Mike Gilles, chairman of past presidents. Dale and Gilles each received 2010 Builder of the Year awards. Gina Cox of Stewart Title was named 2010 Associate of the Year. “Mark Dale just completed his second term as president. We have been so fortunate to have such talented people, like Mark, that are completely dedicated and make tremendous sacrifices for Mike Gilles the benefit of our association,” Schuff said. Dale said the association had a great year in times that could have proved difficult given the slow housing market. “Through the efforts of our members to keep membership numbers strong, coupled with diligent financial controls from our board of directors, we have operated in the black all year long, while continuing great successes in events such as our Parade of Homes,” Dale said. “Our shining star, however, is the completion of our new campus. It will not only help us reconnect for social events and networking, but provides a wonderful home for our staff and our move toward professionalism through the use of the high-tech educational facilities.”
Clonts said this was her first experience with “A Brush with Kindness,” which helps low-income people restore their homes. “Oklahoma City having that program is a great thing,” she said. “We can really turn a house around and make their home livable. It’s just amazing. It feels
Peggy Oberfield
Oberfield joins Keller Williams Peggy Oberfield has joined Keller Williams Realty, 1624 SW 122, as a residential real estate sales associate. She previously was an associate with another real estate company for six years.
good to be a part of that.” The two have been staying with friends or sleeping in their car for most of the journey, but the Fairfield Inn & Suites donated a room for them to stay in during their visit in Oklahoma City. That let them stay longer and do more volunteer work. By Christmas, the two hope to
make it to San Diego to visit Clonts’ family. They are optimistic that despite roadblocks on the way, they will be able to do a lot of good. “Everything happens for a reason, and if that means we have to eat more Ramen (noodles) in order to get back home that’s what we’re willing to do,” Clonts said. “Our goal is to see as many states and work with as many Habitats as possible.”
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THE OKLAHOMAN | NEWSOK.COM
Is inspector’s liability limited to fee refund? We bought our home two months ago, and our home inspector said the roof was in good condition. But we just had a big rain, and now the living room is all wet. The roof repairs will cost $680, and we just paid $250 for some outlets that didn’t work. According to the home inspection contract, the inspector is only liable for a refund of the inspection fee, which is less than $300. Is this all we are entitled to after a negligent home inspection? Robert DEAR ROBERT: Some states recognize the refund limit that many home inspectors place on their liability, but some
Barry Stone INSPECTOR’S IN THE HOUSE
states do not. That is a matter to discuss with an attorney. However, your home inspector may or may not have been negligent, depending on whether the defective conditions were visible and accessible on the day of the inspection. In some cases, roof inspections are limited by steepness, weather conditions or fragile types of roofing materials. If your roof was accessible on
Buyer’s market, tougher lending make Catch-22 BY VIC KOLENC El Paso Times
EL PASO, Texas — People in the real estate industry say this is one of the best times ever to buy a home. Home-loan interest rates are still hovering near historic lows, and home prices remain stable in much of the country. But there’s a Catch-22 for many would-be homebuyers: Qualifying for home loans is more difficult now than three years ago — before the nation’s housing bubble burst and the national foreclosure crisis exploded. Daisy Duran-Asher and Eric Asher started looking to buy their first home in September, in large part because of interest rates hovering below 5 percent. “We heard it was a buyer’s market and interest rates were low. We wanted to have a house by the end of the year,” Duran-Asher said. The Ashers also had heard that the nation’s foreclosure crisis had tightened the loan market. But they had thousands of dollars for a down payment that Duran-Asher’s father had given them, and they have good incomes, she said. Duran-Asher, 32, is a property manager for two apartment complexes, and Asher, 27, is a selfemployed painter. “We thought we would be good to go,” DuranAsher said. However, their first home-loan application was rejected because Asher’s credit was damaged due to struggles to pay medical bills from injuries he suffered in a car accident last year, DuranAsher said. “When we were turned down, I was extremely upset. I was ready to give up,” Duran-Asher said. The Ashers figured it would take two to three years to pay off the medical bills. They were looking at financing options when they decided to switch to a different homebuilder, Desert View Homes. Desert View referred them to Pioneer Bank. There the couple were told to have Duran-Asher apply for the loan in her name only and to pay off two car loans in her name. That was done, and the loan was approved in October. The Ashers’ $166,000 Upper Valley home is expected to be completed by the end of this month. “Once you get told ‘no,’ it doesn’t mean ‘no’ ” has to be the final answer, Duran-Asher said she learned. Pam Sparks, at Pioneer, found a solution, she said.
Shop your options Sparks, vice president of mortgage lending at Pioneer Bank in El Paso, said “people need to shop their options, and also go to lenders that have been in the business long enough to advise them to take the
right path.” Many loans are a struggle these days because of applicants’ credit problems, or lack of money for required down payments, and other reasons, Sparks said. For example, on Federal Housing Administrationbacked loans, “you cannot have any past-due accounts in the last 12 months,” Sparks said. “This is the most difficult financing market I have seen since I have been in the mortgage lending business (34 years).” Alex Aguirre, Desert View Homes sales director, said 30 percent to 40 percent of people coming to Desert View to buy a home have problems that need to be fixed before they can get a loan. Desert View, which focuses on first-time homebuyers, is El Paso’s largest homebuilder. “Sometimes, they need to repair their credit, or they have too much debt,” or they don’t have the money for a down payment, he said. MCCLATCHY-TRIBUNE INFORMATION SERVICES
the day of the inspection, visible defects should have been reported by your inspector. There also are variables that affect disclosure of faulty electrical outlets. If the outlets were behind furniture, the home inspector may not have been able to test them. In that case, nondisclosure would not have involved negligence. These conditions should all be considered when assessing the liability of your home inspector. DEAR BARRY: I’m planning to have my bathroom remodeled and have gotten three quotes from contractors. One thing I keep hearing from them is, “The building
inspector’s going to want to see this or it won’t pass.” How do I know what a city inspector wants to see? Would you recommend hiring a home inspector before or during this remodel? Cathy DEAR CATHY: The main things the municipal building inspector will want to see are
plumbing lines, plumbing fixtures, electrical wiring, and electrical fixtures. Other considerations are room ventilation, safety glass at the tub and shower, and proper room dimensions. The primary concern for the city inspector will be compliance with building codes. Unfortunately, municipal in-
spections pay little or no attention to quality of workmanship. It is actually possible to do substandard work without violating the codes. This is where a professional inspection by a qualified home inspector could be beneficial. To write to Barry Stone, visit him at www.housedetective.com ACCESS MEDIA GROUP
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THE OKLAHOMAN | NEWSOK.COM
SATURDAY, DECEMBER 11, 2010
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Signed contracts to buy homes up again MARKET | ALL REGIONS IN COUNTRY SHOWED GAINS EXCEPT FOR THE WEST BY THE ASSOCIATED PRESS
WASHINGTON — The number of people who signed contracts to buy homes jumped in October, marking the third gain since contract signings hit a decade low. The National Association of Realtors said its index of sales agreements for previously occupied homes rose 10.4 percent in October. Contract signings were up in every region of the country except the West. Economists had expected contract signings would decline, given the numerous problems facing the housing industry. With the October gain, contract signings are 18.3 percent above June’s index — the lowest level since the private group began tracking signed contracts in 2001. Still, they remain 20.5 per-
cent below the October 2009 level — the highest point since May 2006, before the housing market collapsed. A year ago, potential buyers were rushing to close deals to take advantage of a federal homebuying tax credit that initially was set to expire in November. The tax credit was later extended to April 30. After it expired, housing activity slumped, raising concerns about how long it will take the industry to recover from a severe downturn. Lawrence Yun, the Realtors’ chief economist, said that even with the rebound in contract signings in October, housing was being held back by a number of factors, ranging from high unemployment to tighter standards on home mortgages. “A return to more normal loan
underwriting standards and removal of unnecessary underwriting fees for very low-risk borrowers is needed and could quickly help,” Yun said. In a separate report, a foreclosure listing firm said the worst summer for home sales in decades had dampened foreclosure sales. RealtyTrac Inc. said foreclosure sales had plunged 25 percent in the July-September quarter versus activity in the April-June period, even as the average discount on distressed properties had increased. The report on contract signings from the Realtors showed that signings were up 19.6 percent in the Northeast, 27.3 percent in the Midwest and 7.1 percent in the South. However, the West region saw a 0.4 percent drop in signings in October.
A home that was sold is shown in Palo Alto, Calif. The number of people who signed contracts to buy homes jumped in October, marking the third gain since contract signings hit a decade low.
Associate joins Paradigm AdvantEdge Real Estate
From left, Julian Hernandez, 3, Meylin Solis, Efrain Hernandez and Jason Hernandez, age 1, are shown in front of their new home in Homestead, Fla. The firsttime home buyers were approved for a mortgage after they received a $7,500 loan from the MiamiDade County Bond Program for a down payment and had their closing costs and home upgrades covered by Lennar, their home builder. MCCLATCHY PHOTO
Buyers finance homes through creative options MCCLATCHY-TRIBUNE INFORMATION SERVICES MIAMI. Fla. — When
Efrain Hernandez couldn’t seal a deal before the firsttime homebuyer tax credit expired earlier this year, he lost faith that he would ever own a house in a market where investors and allcash buyers are snapping up bargains and mortgages seem hard to come by. But waiting — even though it wasn’t by choice — got him more than the $8,000 federal tax credit. In a single day, Hernandez negotiated a contract on a five-bedroom, threebath home in a development near Homestead, Fla. By the end of October, he closed, talking homebuilder Lennar into a $40,000 discount off the list price, getting him to pay $18,000 in closing costs and scoring a $7,500 no-interest loan from Miami-Dade County to lighten his down payment. “I was finally able to buy the house of my dreams,” Hernandez said. “Even though the tax credit was over, it ended up being a better deal.” While cash is king when it comes to buying properties in a battered housing market, new homeowners are finding ways to finance their homes using hardnosed negotiation tactics and unusual financing options they never needed during the boom. And they are scoring deals on homes — not bedraggled or cut-rate foreclosure properties and time-consuming short sales, but well-kept homes with current mortgages. After a long drought, more money is becoming available to buy homes. Take Wells Fargo Home Mortgage, for instance. Andre Brooks, vice president and regional sales manager for the bank’s Florida operation, said his company has made more than $3 billion in mortgages so far this year in Florida, nearly 20 percent more than last year. But lending guidelines remain restrictive, said Terry H. Francisco, spokesman with Bank of
America. Unlike the loosemoney days of the real estate boom, people must painstakingly document their creditworthiness. Making purchases happen now often requires creativity and calculation. “Creative financing is about to become the primary means of financing.” said Joe Manausa, a broker and owner of a Century 21 First Realty in Tallahassee, Fla., who has blogged about the topic. One fruitful financing option is a loan backed by the Federal Housing Administration. FHA loans can require a down payment of just 3.5 percent compared with the much larger upfront investments many banks require. FHA loans do have their limitations. For one, like other loans with a down payment below 20 percent, these require the buyer to get mortgage insurance. Another limiting factor: FHA loans have a maximum limit. They are available to people who don’t already have an FHA loan and plan to make the property their primary residence. A private loan — made by a noninstitutional investor who does not advertise as a mortgage lender — is another alternative, but requires some networking and using personal relationships to make a connection. Another way to cover closing costs is a fast, short-term loan that doesn’t show up on credit reports. Todd Hills noticed that some of the recent users of his company, Boomerang Lending, wanted fast cash to pay closing costs. His Colorado-based business works like a pawnshop for those with pricier assets, including paintings and fine jewelry. A recent borrower offered a 1955 Picasso sketch. “It’s not something we’ve experienced before the last six months,” said Hills, the company CEO, but “it makes absolutely perfect sense. This is a way this consumer can get the cash that they need.”
Tracy Irvin has joined Paradigm AdvantEdge Real Estate, 16301 N May, as a residential real estate sales associate. She has a bachelor of science degree in business management with a minor in human resource from the University of Phoenix. She is working on a master’s degree in business administration at Oklahoma Christian University. Previously, she worked for 18 years as a staff accountant and human resource manager for Okla-
Tracy Irvin
homa City companies. She is a member of the Society of Human Resource Management.
Churchill Brown brokerage manager earns designation Chanda D. Davis, a brokerage manager with Churchill Brown & Associates Realtors, has earned the Certified Real Estate Brokerage Manager designation of the Council of Real Estate Brokerage Managers, an affiliate of the National Association of Realtors. The council is the professional organization for brokerage management and has more than 7,000 members. The designation is recognized throughout the industry as the highest
Chanda D. Davis
level of professional achievement for brokerage managers.
AP PHOTO
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Florida foreclosure fiasco MARKET | ERRORS MOUNT AS COURTS STUGGLE TO HANDLE GROWING NUMBER OF CASES BY HARRIET JOHNSON BRACKEY Sun Sentinel
FORT LAUDERDALE, Fla. —
When Jason Grodensky bought his modest Fort Lauderdale home in December, he paid cash. But seven months later, he was surprised to learn that Bank of America had foreclosed on the house, even though Grodensky did not have a mortgage. Grodensky knew nothing about the foreclosure until July, when he learned that the title to his home had been transferred to a government-backed lender. “I feel like I’m hanging in the wind, and I’m scared to death,” Grodensky said. “How did some attorney put through a foreclosure illegally?” Bank of America has acknowledged the error and will correct it at its own expense, spokeswoman Jumana Bauwens said. In Florida courts, which have been swamped with foreclosure cases, mistakes “happen all the time,” said foreclosure defense attorney Matt Weidner in St. Petersburg, Fla. “It’s just not getting reported.” Legal efforts required to resolve a foreclosure mistake are complicated. “Unwrapping it is like unwrapping Fort Knox,” said Carol Asbury, a Fort Lauderdale foreclosure attorney. “It’s very difficult.” The process is under increasing scrutiny as courts struggle with the mountain of cases. Grodensky said he spent
Jason Grodensky bought this Fort Lauderdale, Fla., home with cash in December 2009, then says his home was sold out from under him. MCCLATCHY PHOTO
months trying to figure out what happened but said his questions to Bank of America and to the law firm Florida Default Law Group that handled the foreclosure have not been answered. Florida Default Law Group could not be reached for comment, despite several attempts. Grodensky said he has filed a claim with his title insurance company, but that, too, has not resulted in any action. It wasn’t until September, when Grodensky brought his problem to the attention of the Sun Sentinel, that it began to be resolved. “It looks like it was a mistake in communication between us and the attorneys handling the foreclosure,” Bauwens said.
Court records show that in 2008, Countrywide Home Loans filed a foreclosure case in Broward County civil court against the home’s former owner. Bank of America took over Countrywide at the end of that year. The following year, Grodensky and his father, Steven Grodensky, bought the house for cash as an investment property. Jason Grodensky’s brother, Kenny Sloan, lives in the house now. They negotiated a short sale, which means the lender agreed to accept less than the mortgage amount. Documents show the sale proceeds were wired to Bank of America. The sale was recorded in December 2009 at the Broward County Property Appraiser’s office.
Set limits before plugging TV into children’s rooms BY MELISSA KOSSLER DUTTON For The Associated Press
Hand-me-downs are a rite of passage for many children, but parents should think twice before passing along an old television set. The best idea is not to put any TV in your child’s bedroom, experts say. But if you do, a newer, smaller one is recommended. Studies have linked children’s TV viewing to problems with obesity, poor grades and misbehavior. Yet about 25 percent of preschoolers, half of school-age children and two-thirds of teenagers have sets in their room, according to the American Academy of Pediatrics. There are steps parents can take to make children’s TV viewing safer. For one, avoid the temptation to upgrade the family room set and move the old one into junior’s room. One reason is that older TVs lack the latest features for allowing a parent to control screen time. A newer television will have a V-Chip, a now-standard feature that lets parents block programs with certain ratings. Parents create a PIN code, then select the movie and television show ratings they’re willing to let the children watch, said Nick Mokey, an associate editor with Portlandbased Digital Trends, a website that focuses on high-tech lifestyles. Children find a blank screen if they try to watch a program their parents have deemed inappropriate. If cable or satellite access is added to a television, parents will need to activate the blocking system associated with those products. “The V-Chip is going to work on overthe-air broadcasts,” Mokey said. “Cable or satellite is going to have its own built-in controls.” Some televisions also include a feature that lets parents set a timer to control the amount of time spent playing video games, said Julie Govan, an editor at Crutchfield.com, an online electronics retailer. And there are accessories that limit children’s access to television and games. Timers are available to control what hours the television will be operable, and how many hours a day or hours in a row it can be on. Parents can even buy locks for the plugs on TVs and gaming consoles to prevent children from plugging them into outlets. “If you want to take it away to punish that
According to the FamilySafe.com site, TV Timer BOB helps parents monitor and manage the time their children spend using in-home media. The power cord from a TV, video-game system or computer plugs into the back of BOB and is locked in place. After setup, the machine monitors the amount of time a child spends using a media device. AP / FAMILYSAFE.COM PHOTO
kid, turn the key and there’s no way they can play,” Mokey said. Since gaming systems and DVD players also are popular in children’s rooms, parents might want to choose a set with enough connections to accommodate those accessories. Think twice about putting the Nintendo Wii into a bedroom, however, because players often need space to get up and move while playing, Mokey said. Control over television viewing and screen time is critically important, said Dr. Vic Strasburger, a member of the American Academy of Pediatrics Council on Communications and Media. “Most parents are clueless about how much time their children are spending in front of a variety of screens and what they’re watching,” said Strasburger, a professor of pediatrics at the University of New Mexico in Albuquerque. He recommends that parents watch television with their children and follow the academy’s guidelines, which advise limiting viewing to one to two hours a day. Parents who grew up watching lots of TV need to understand that programs today show more violence, sex and adult situations than in the past, Strasburger said. “This is not your childhood media any more.”
Maroney joins Paradigm AdvantEdge office Robbie Maroney has joined Paradigm AdvantEdge Real Estate, 16301 N May, as a residential real estate sales associate. She is a lifetime resident of the metro area and studied accounting and
business management at Oklahoma State University-Oklahoma City. She has been a Realtor for 15 years and has the Graduate Residential Institute professional designation.
Robbie Maroney
But in court, the foreclosure case continued, the records show. There was a motion to dismiss the case in July, followed the next day by a motion to reopen it. A court-ordered foreclosure sale took place July 15. The property appraiser’s office recorded the transfer of the title to Fannie Mae the same day. Bauwens said the lender would go back to court to rescind the foreclosure sale. Some say there’s too much effort aimed at simply disposing of the cases. “The evidence doesn’t matter. The proof doesn’t matter. Due process doesn’t matter,” said Asbury, the attorney. “The only thing that matters is that they get rid of these cases.” MCCLATCHY-TRIBUNE INFORMATION SERVICES
THE OKLAHOMAN | NEWSOK.COM
THE OKLAHOMAN
NEWSOK.COM
SATURDAY, DECEMBER 11, 2010
7F
8F
SATURDAY, DECEMBER 11, 2010
REAL ESTATE
THE OKLAHOMAN | NEWSOK.COM
Tax benefit boosts luxury home builder BY ALEX VEIGA AP Real Estate Writer
LOS ANGELES — Homebuilder Toll Brothers Inc. caters to high-income earners who tend to enjoy a smaller rate of joblessness than most — but even they are not buying. The nation’s largest builder of luxury homes reported its new home contracts fell 27 percent in the August-October quarter from a year earlier. The results, which echo those of other large homebuilders in recent weeks, reflect a housing market that remains hampered by high unemployment, uncertainty over home prices
A Toll Brothers home, under construction, is seen in Brier Creek Country Club in Raleigh, N.C. The luxury builder posted a surprise fiscal fourth-quarter profit, helped by a large tax benefit. AP PHOTO
and weak consumer confidence in the economy. “Even though the un-
employment rate among our buyers is about half that of the national aver-
age, many of our clients remain on the sidelines waiting for clearer signs that the economy is on the road to recovery,” said Douglas Yearley Jr., Toll Brothers’ chief executive. The builder, which turned a profit with the aid of a tax benefit, said homebuyer demand remains choppy, but noted that customer traffic and deposits on new contracts ticked up last month. “November is typically not a strong month for sales, but certain well-located communities have sold well,” Yearley said, citing developments near Philadelphia, Charlotte, N.C., and a high-rise in
Manhattan, among others. Like other builders, Toll Brothers, based in Horsham, Pa., is already looking ahead to the spring selling season, traditionally the busiest time for builders. Unlike this year, the industry isn’t counting on another round of homebuyer tax credits courtesy of the federal government. That incentive helped boost home sales earlier this year, but the market cratered this summer after the credits expired. Yearley said the builder doesn’t believe increasing the incentives it offers will lead to more sales, but the company isn’t planning on
doing away with them, either. “The market is not strong enough for us to be reducing incentives in most locations,” he said. Toll reported net income of $50.5 million, or 30 cents per share, for the three months ended Oct. 31. That compares with a loss of $111.4 million, or 68 cents a share, in the prioryear period. Analysts expected a loss of 8 cents per share. The builder had a $59.9 million tax benefit in the quarter versus a tax expense of $4.7 million a year ago. Revenue dropped 17 percent to $402.6 million.
Organization is the key to living large in a small space BY JACLYN BANASH McClatchy News Service
It’s a constant battle: Small versus big. Less or more? Having just downsized to the smallest apartment I have ever lived in — 656 square feet — I was intrigued by the idea of small being the new big. The challenge of storage and saving space is usually the No. 1 problem for most small-home dwellers. Organization is key, as is making the space work for your lifestyle. I have found some great new ideas to integrate with some of my old tricks of the trade. Creative use of furniture is essential in small spaces or even in larger spaces that might need to be multifunctional. Take, for instance, a guest bedroom that doubles as an office. Instead of crowding the
room on a daily basis with a bed that only gets used a few times a year, why not use a sleeper sofa or a chair and a half with a twin sleeper sofa? This will free space for day-to-day activities in the office. A daybed is a great way to divide a large space. But in a small space, if positioned against the wall, it doubles as a sofa with pillows across the back and an extra sleeping. Lots of furniture pieces are known for their great multipurpose and spacesaving qualities. The everpopular pouf can double as an ottoman, become a small table for books, computers and drinks or even turn into extra seating. Nesting tables also provide options for tiny spaces because they are small and easily moved. Storage ottomans are an obvious choice for doubling as a bench or coffee table that
can house toys, blankets and extra bedding. In dining rooms and eating areas, a custom-built bench or banquette with storage underneath is a great option for tight spaces. Good-looking storage boxes fit nicely under most pre-made banquettes. If you are not looking for more storage but are just short on space, a breakfast nook can be created with a small table and stools that can tuck underneathe. Simply pushing a dining table against a wall or window you can save at least three feet. All you have to do is pull the table out for dinner parties. An old or unattractive table can always be put to use and instantly jazzed up with a custom table skirt in a fabulous fabric. Voila, another spot for hidden storage! As for the actual layout and decoration of a small
space, conflicting theories abound. Some say not to fill a small room with overscaled furniture, as it eats up the space and feels cramped. Others say big furniture makes a small room seem grander. I gravitate toward the middle. In general, I stay away from large, overstuffed furniture and do find that too many small pieces can feel cluttered. I find it almost impossible to not surround myself with lovely items that I find. The key is rigorous editing. I have seen many small, successful spaces that have a plethora of mementos or objets d’art. But once you get to a certain point, it becomes necessary to do the practice of one thing in, one thing out. After all, no matter what size your space is, you need the room to enjoy it. MCCLATCHY-TRIBUNE INFORMATION SERVICES
A closet was converted into a media and book case with custom shelves. Clear acrylic nesting tables and small, movable storage ottomans are some of the small space solutions used in this room. MCCLATCHY PHOTO
REAL ESTATE
THE OKLAHOMAN | NEWSOK.COM
Smith & Pickel, 6225 N Classen Blvd., business, erect, $10,000,000. Eric Cheatham Construction Co., 7324 SW 118, residence, erect, $321,000. Jeff Moore Homes LLC, 12501 SE 29, residence, erect, $300,000. Thornbrooke Homes LLC, 500 NW 151, residence, erect, $300,000. Clark Construction, 220 NW 94, warehouse, erect, $278,000. E-Z Living Homes Inc., 4824 SW 123, residence, erect, $175,000. Alisa Weatherman, 2405 SW 13, shell building, erect, $175,000. HPA Architects, 13410 N Pennsylvania Ave., retail sales, remodel, $150,000. Two Structures LLC, 7709 Twin Oaks Drive, residence, erect, $150,000. D.R. Horton, 11304 NW 97, residence, erect, $115,000. Napco, 14500 S Pennsylvania Ave., residence, fire restoration, $100,000. Richey/Zink Associates, 3817 Northwest Expressway, office, remodel, $100,000. Ideal Homes of Norman LP, 324 Partridge Run Road, residence, erect, $99,000. Hardy (W.R.) Construction Co., 8136 W
Edmond
Reno Ave., retail sales, remodel, $70,000. Ideal Homes of Norman LP, 2621 NW 184, residence, erect, $64,000. Witt Construction Inc., 1812 NW 177, residence, fire restoration, $60,000. Sam Gresham, 13900 N Portland Ave., medical clinic-office, remodel, $60,000. Deck Works Construction LLC, 2600 NW 27, residence, remodel, $50,000. Oklahoma Diamond Group LLC, 6807 SW 3, office, remodel, $49,950. Vanguard Development Co., 9500 Pole Road, office-warehouse, remodel, $48,000. Clayburn Construction, 3330 W Memorial Road, supplement, remodel, $30,000. Jason Barnhill, 5101 NW 161, residence, add-on, $25,000. Oxford Homes LLC, 17125 Royal Troon Drive, residence, remodel, $20,000. Michael Wensel, 2725 NE 100, storage, erect, $12,500. Petty Construction, 4501 Trail Ridge Lane, barn, erect, $12,000. Zi Construction, 6120 SW 3, retail sales, remodel, $10,000. Jerome Loughridge, 6127 NE 105, residence, remodel, $8,500.
314
OPEN HOUSE 2-4pm 1304 Mary Lee Ln 4bed, 2.5ba, $159,900 Metro First Realty 348-9700
MWC
317
Lovely custom built home, extra large living area w/skylight, 3bd 2ba 2car, beautiful area, mint cond, only $128,500 Fidelity RE 410-4200, 692-1661
Moore Acreage For Sale
302
FSBO: 4008 acres in western Oklahoma in both Beckham & Greer Counties. Approx. 10 mi SW of Sayre, OK. Hay stack Creek and other creeks run through the property. Big trees, good hunting, good cow operation, corrals, ponds. Price Reduced. 806-2487224 or 806-676-6503 or night 806-354-0253 PIEDMONT OPEN SAT 2-4 & SUN 2-5. Model home. New hms on 1/2 ac lots. Info also available for new hms in other additions. From NW Expwy & Sara Rd go 4.5 mi N Cleaton & Assoc 373-2494 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 1.25A Indian Hills Rd 6K 4A Nicoma Park 15K 1900 NE Grand 12K .7A Comm Penn/Hefner 417-2176 www.homesofokcinc.com OWNER FINANCING 1-28 Acres Many Locations Call for maps 405-273-5777 www.property4sale.com
165 acres with 3600 sq ft brick home, Noble, $3800 /acre must sell 872-5457 160 & 240 Acres excellent hunting land 15mi E. of Wilburton, OK. $480 /per acre. Will consider offer. 573-896-8667 Payout dn pmt before 1st pmt starts. Your opportunity to own land, 40 areas, E, NE, SE of OKC 1N A. Milburn o/a 275-1695 terms PRIME BUILDING SITES -PIEDMONT Eastwind Estates II, 3/4 and 1 Acre lots, Leon 373-4820 OVERLAND EX REALTY Nice 5 or 10 acre tracts east of Noble, mobile homes welcome, by owner, 360-6586 or 590-4367 Call for Maps! See why we sell more acreages than anyone in Okla. E of OKC. o/a 275-1695 80 ac, Cleveland County, big trees, deer,turkey, by owner, call 360-6586 or 590-4367 5 acres, corner lot w/small pond, Moore schools, SE 164th & Air Depot $59,900 Fidelity 410-4200 692-1661 30 acres near Seminole, pecan trees, good pasture. Call 405-380-7547 40 ac in Cleveland Co, pond, insul. barn, well & house. 405-229-8108 1.36 acres at Harrah Newalla & Franklin Rd. $8500. 301-6495 30 Acres MOL, Jones area, $317K, Call 405-771-5716.
RE for sale Del City
313
4005 Corbett 3,2,2 • 417-2176 www.homesofokcinc.com
318
Available Immediately newly remodeled 3 bed, 2 bath, 2 car w/4th bedrm or office & large kitchen & dining 405-406-2876 Sharp 3BD 2car fireplace, completely remodeled, ch/a. $94,500, Fidelity RE 410-4200, 692-1661 Luxury Home, Furnished. Owner finance 10% down ‘‘ 405-641-0124 ‘‘
Norman
322
BANK OWNED 3/2/2 brick ch/a, near .25 acre, 1335sf $74.5K Arlene CB 414-8753
OKC Northeast
323
4 bed, brick, 1 car garage steal for $24,900. 301-6495
OKC Northwest
324
3420 NW 25th Street, 1450 sq ft w/garage conversion, 3 bed, 1.5 bath, 2 story, 1 car carport. Appraised for $95,000 ("as is"). Asking $69,900 or make offer. Call Nate 715-5105 1316 NW 88th Street 1,743 sq ft, 3 bed, 2 baths Asking $89,500 Call Nate 715-5105 OWNER FINANCING $1000 down No Credit Ck 2133 Cashion 2/1 $53,000 ¡ 596-4599, 410-8840 ¡ Nice 3 bed, 2 bath with many updates, in Rambling Acres $105,000 Call Deanie at 405-834-0833. Bank Owned Cute 3/1.5/1 brick, 1233sf, .25 ac MOL, $84.9K Arlene CB 414-8753 Owner carry 2721 N Lyon Blvd. 3 bd• 417-2176 www.homesofokcinc.com Nice 4 bd, 2 ba, motherin-law suite, hrdwood flr, ch&a, $49,900. 301-6495
OKC Southeast
325
SMALL RANCH nearly new, 3 bed 2 bath 3 gar. Seller to help finance or lease to own. 405-395-7315 $15,900 3 bed, new roof, stone exterior front. 301-6495
OKC Southwest
327
NEW HOME 3bd 2.5ba 2168' mol on approx 1/2 ac. $216,800 Richard 313-1726 Cleaton & Assoc 373-2494
Open Houses 334.2 PIEDMONT OPEN SAT 2-4 & SUN 2-5. Model home. New hms on 1/2 ac lots. Info also available for new hms in other additions. From NW Expwy & Sara Rd go 4.5 mi N Cleaton & Assoc 373-2494
Mobile Home Parks Community /Acreages 338 WHY RENT WHEN YOU CAN OWN? Easy financing. No credit needed. Yukon Schools
405-815-7245
Mobile Homes, Manufactured Houses 339 Huge year end clearance sale! Own land/family land use land to purchase home. New, repo, modulars w/ no cost construction package. Save thousands. 1000 furniture package w/purchase 405-631-7600 or 405-204-4163 Merry Christmas!! Enter to win world's largest Xmas stocking. Own land/ family land use land to purchase home. Houses start 35 sf 405-631-7600 REPO REPO REPO 3bd. Vinyl Sided/ Shingle/2x6 walls Free del/set, Financing available @$335mo. 405-787-4035 Land/Home For Christmas We have homes on land ready NOW! Call today 405-787-5004
326
Remod. 2-3 bd/1 ba/1 car gar, Must See to Appreciate! $59.5K 308-1829
327
PLENTY OF SPACE 3/2/2 on approx 1.65 ac 1721' mol newly painted new carpet new doors 30 x 40 shop $169,900. Richard 313-1726 Cleaton & Assoc 373-2494 5 BEDS ON 5 ACRES 5215 HART DR N.E. Home has 5 Bd, 3K Ba. 2 Lg Liv areas. 3900 Sqft +. Many updates. Pipe & Cable Fen. $375K. Leon 373-4820 Overland Ex Realty, Inc
Joe Baker, 1121 SW 91, storage, erect, $7,000. R.P. McDoulett Jr., 15317 SE 71, storage, erect, $6,000. Clayburn Construction, 3330 W Memorial Road, equipment, install, $5,000. Placido Castrejon, 5824 NW 33, residence, remodel, $4,000. Smartsafe Enterprises, 2541 Cummings Drive, storm shelter, installstorm shelter, $3,000. Placido Castrejon, 5824 NW 33, residence, addon, $3,000. Regina Stafford, 736 NE 34 Terrace, accessory, erect, $3,000. D.R. Horton, 11208 NW 97, residence, installstorm shelter, $2,700. D.R. Horton, 9800 Squire Lane, storm shelter, install-storm shelter, $2,700. Jose Garcia, 3912 S Barnes Place, canopycarport, add-on, $2,000. Paula Hayes, 9217 S Youngs Ave., storage, erect, $2,000. Ethan R. Cains, 4209 NW 16 Terrace, storage, erect, $2,000. Clayburn Construction, 3330 W Memorial Road, supplement, remodel, $1,500.
Real Estate Notices
345
I BUY HOUSES Any condition. No cost to U 495-5100 HOUSE SITTING for disabled 52 yr old OU Guy graduate. 620-0795
Real Estate Wanted
346
Heard of a SHORT SALE? SELL YOUR HOUSE TODAY! Foreclosure/behind Pymts 340-9879/HouseKings.com I BUY & SELL HOUSES 27 YRS EXP 650-7667 HOMESOFOKCINC.COM
Commercial RE Commercial Property For Sale
AUCTION - Foreclosed 14+ Commercial Acres I-35 OKC Online Bidding Ends Dec 17th www. BidLast.net Coleman & Patterson 888-300-0005
Investment Property For Sale 355 Bank owned 18 units $350K, 4 plex $169K, 16 units $550K, Short sale $69K, Income Property $200K 12% CAP, Seabrooke Realty 405-409-7779 .75A Prime commer. Penn/Hefner 417-2176 www.homesofokcinc.com
Office Space For Rent
363
GREAT Space OFFICE Various NW locations MOVE IN SPECIALS 300-6000sf 946-2516
Rent to Own 2009 3bd/2ba Clayton $760 month Edmond 3 4 1 - 9 2 0 9
Norman, 808 NW 24th Ave, up to 2200 sq ft avail, $10 per sq ft, call Jason at 314-6122.
YEAR END CLEARANCE Free 60” HDTV w/ stock purchase 405-470-1330 THCOK.COM
bannerhomesok.com land/homes deals • 820-8330 •
Brand New
Real Estate Notices
345
DO NOT Call Unless… Foreclosure/Behind Paymt Overleveraged/Repairs Call/Web 800-Sell-Now.com
417-2176 Cash for any property!
$99 move in special Lg 1bd quiet, clean, coin lndry on site, pool $365mo 794-5595
OKC Northwest
431
$200 off
FIRST MONTH EXCELLENT LOCATION LARGE 1-2-3 bedrooms 1 block to schools Washers/dryers, pools Near shopping 15 min to downtown OKC Exit 137 I-40 Czech Hall/Cornwell 1000 Cornwell Dr.
Hunters Ridge Estates home has lots of room to grow into The Listing of the Week is a large, traditional brick house with a pool on 1 acre in Edmond’s wooded Hunters Ridge Estates addition. The 3,513-square-foot house at 23280 Hunters Trail has four bedrooms, 3½ baths, three living rooms, two dining rooms and an attached three-car garage. The family room has a built-in bookcase
and fireplace. The updated kitchen has a breakfast bar and pantry, granite counters, stainless appliances, double ovens and a center island with sink. The master bedroom has a ceiling fan and full bath with whirlpool tub. Secondary bedrooms have ceiling fans, walk-in closets and baths. The house has wood floors throughout the entry, dining and hallway.
OKC Northwest
447
Apartments Edmond
422
ROSEWOOD MANOR
Colonial Hills 354-3485
NOW LEASING
1 & 2 BEDROOMS Furnished & Unfurnished NEWLY REMODELED GATED COMMUNITY
800 N. Meridian: 1bd, all bills paid & weekly rates available. 946-9506 NICE Quiet Xtra-Lg 1-2bd Walk-in closet, bus line PC schls $400/500 787-5885
MAYFAIR 1 & 2 bds, shops secure nghbrhd livg. wash dryr hrdwd flrs 947-5665 Seniors welcome, Furn bills paid. Weekly/ monthly 370-0278
Quiet Casady!
2 BD$525
751-8088
•ABC• Affordable, Bug free, Clean » 787-7212» $350mo 1bd 1ba very clean stove, fridge 625-7600
OKC CAVE CREEK ON ROCKWELL Southeast 3037 North Rockwell
495-2000
MOVE IN SPECIAL $199
1-2-3 Bed available. 1 Bed deposit $150. 2 & 3 Bed deposit $200. 1st month rent $199. Call Village On The Lake at 721-5744 for rates.
$99 Special
1 & 2 BD & Townhouses •City bus route/Shopping •Washer/Dryer hookups
Valencia Apts 2221 N. Meridian
946-6548
Townhouse, 6000 N.W. 16th, 2bd, 2ba, fire place w/d hookup, dbl garage, pay Jan rent and dep. get the rest of Dec. free, $675 plus all utilities & depoit $350, call 410-2045
CANTERBURY GARDEN MOVE IN SPECIAL Big 2 Bedroom w/ample storage, ch&a, sec. 8 ok, $495. Broker 677-9116 www.hoppishomes.com Mesta Park 804 NW 21 K Off Special 2bd 1ba 1000sf wood flrs, ch/a Free Laundry $600mo $350dp 409-7989 no sec8
MOVE IN NOW! Pd. water/garbage Quiet. Try Plaza East•341-4813
Cute 1bd & efficiencies. Laundry on site. Clean & quiet $300-$350 399-9200
1716 NW 17th 1bd ch/a only $325 Fidelity RE 410-4200, 692-1661
$100 off
1st Month-Selected Units EXCELLENT LOCATION LARGE 1-2-3 bedrooms 1 block to schools Washers/dryers, pools Near shopping 15 min to downtown OKC Exit 137 I-40 Czech Hall/Cornwell 1000 Cornwell Dr.
Oakwood 5824 NW 34 $325/mo $175/dp 800sf K off special 409-7989 no sec 8
423
NW 50th and Portland, Remodel, from $525/mo. »» 405-692-5584 »»
1bed, clean, not fancy, $300/mo, Ready now, 3rd & Virginia 722-0787
354-3485
$1 FIRST MONTH Your choice of 1 Beds ALL BILLS PAID 2 Beds also 293-3693 DREXEL ON THE PARK
Jones
No Deposit, No App Fee. Huge 2, 3, 4bd, W/D hk, ch/a, PC Schls 722-0787
Putnam Heights Plaza 1 bed, ch/a, Dishwasher 1830 NW 39th 524-5907
Affordable Senior Housing 55 and Older 1 Bedroom Apts.
405-348-4065
431
Colonial Hills
Move in Special No Deposit 2810 Dorchester Dr Apt 5 spacious 2bd 1.5ba, large living area, ch/a, completely remod, $575 mo. Fidelity RE 410-4200, 692-1661
16x80 3bd 2ba 631-3609
Investment Property Multifamily 3 Duplexes $40k, $120k, $175k, 16 units in Norman $645k , 16 units in OKC $550k, 10 units in OKC $550k, Larger Properties Available, call First Commercial Real Estate 918-495-1551
425
Florence Apts-Midtown1bd 1 ba Studio 600sf, Granite Counter tops, wood floors, CH/A, All Elect, Free laundry $600 mo, $400dp 409-7989
DW on Acreage, 4 Bed/ 2 Bath, 2350 sq ft, 2 car garage ¡ 405-412-6236
Oklahoma Property For Sale 340
Moore
Plaza Apts-1740 NW 17 Art Deco, K Off Move in Special! 800ft 1bd 1ba, cha, all elec, wood or tile floor, $450mo $200dp. No sec 8 409-7989
Build on your land. No cost construction package!! Homes starting $35 sq ft 405-631-7600 405-413-7257
01 Repo 3bd 2ba 16x80 Nice 301-2454/517-5000
PHOTO PROVIDED
There is a covered patio, security system and underground sprinkler system. Built in 1994, it is listed for $425,000 with Ryan Litz of Keller Williams Realty. For more information, call 330-2626. Nominations for Listing of the Week are welcome. Send information on single-family homes to The Oklahoman, Richard Mize, P.O. Box 25125, Oklahoma City, OK 73125. Nominations may be faxed to 475-3996.
Central Oklahoma Habitat For Humanity, 4021 SE 45, storage.
Edmond Office Spaces 1400 S. Fretz Ave. 625sf, $835; 275sf, $400; or both $1200. All inclusive. 359-7100, 641-0468
Repo 18x80 $24,900 301-2454/517-5000
The Listing of the Week is at 23280 Hunters Trail in Edmond.
Demolition
Abandoned D/W set up w/ 4.5 acres. Brick foundation, driveway & all improvements. Read to move in. 405-631-7600, 602-4526
14x72 3x1N needs TLC $6900 301-2454/517-5000
OWNER FINANCING $2000 down No Credit Ck 3104 SW 51 3/1 $49,000 5109 S Shartel Pl $59,000 ¡ 596-4599, 410-8840 ¡
Piedmont
Piedmont
9F
LISTING OF THE WEEK
City permits Oklahoma City
SATURDAY, DECEMBER 11, 2010
8840 NW 80th St PC Schools 3bed 2bath 2car 1650 sf $1250/mo $1250/dep 409-7989 no sec 8
432
A December to Remember Move-In Special 1, 2 & 3 bedroom apts & townhomes for rent in our gated community. We are in the process of completing our Community Activity Center, which will include an exercise room, children's playroom & computer stations. We are offering SUPER MOVE-IN SPECIALS. Call 619-0541 for information
OKC Southwest
433
$99 SPECIAL Lg 1bdr, stove, refrig., clean, walk to shops. $325 mo. 632-9849 Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 943-1818 $99 Move In Special!!! Lg 1 and 2 Bdr, $325 to $395 mo. 632-9849 $285&up Furnished Efficiency 2820 S Robinson 232-1549
Yukon
438
»»»»»»»»»»»»» » Yukon All Bills Paid » » 1 bd From $495 Move» » 2 bd From $595 In» » 3 bd From $695 Today» » Open7days/wk354-5855 » »»»»»»»»»»»»
Condominiums, Townhouses For Rent 441
3 bed, 1 bath, W/D hkup, fenced yard, D/W, 1401 MacAlpine, storage building, $550/month, $500/deposit, 745-9474, 205-9614 or 634-9244.
OKC Northeast
452
2 bed, ch&a, $500 mo sec 8 ok, $25 Move in Special 1526 NE 42nd, 204-4308 2 bed, sec 8 ok, $500 mo $25 Move In Special. 704 NE 25th, 204-4308
OKC Northwest
453
East Heritage Hills 1806 N Robinson-1200sf 2bd 1bth 1 car $700/mo $400/dep wood fl, cha, 409-7989 no sec 8 » 2 Extra Nice Duplexes » 2 bed, 2 ba, 2 car, appls 7125 NW 115th. $745 mo 8027 NW 80th, $735 mo No sec. 8 or pets. 721-1831 Model Open 10-4 New Luxury Duplex 13516 Brandon Place 3/2/2, fp, Deer Creek Schls, near Mercy842-7300 Nice lrg 2bd upstairs, liv, 2din, hw flrs, appls NW 18/Penn $545 301-5979 No pets, No Sec. 8
Nantucket Condo, upstairs, 2 bed, 1.5 bath, gated community, no pets, $850 + deposit, 386-6815 or 815-7481. NW OKC condo, all appliances, fp, gated, lease $850, 751-4310. Great 2bd Condo gated area, 3200 W. Britton No pets, $695. 823-8398 Nice upstairs 2bd 2ba w/balcony, W/D, Hemingway. $650 413-8148 2ndBedIsLoft1baFPW&D 11500NMay,Ref,CrCK713 443-5125 $699 mo
Duplexes
424
MWC
1 & 2 BEDROOMS, QUIET! Covered Parking Great Schools! 732-1122
Bills pd clean quiet furn eff/1bd $100/wk&up 10& Penn 751-7238/640-9413
OLDETOWNE 2 bed, 2 bath, 2 miles to Tinker, 769-7177.
446
Edmond
466
17205 Cedar Dr 2/2/2 $1050 712 Scott 3/1.5/1 $895 1709 Timbervw 3/2/2 $1195 523 Nimrod 2/1/1 $700 Express Realty 844-6101 www.expressrealtyok.com Great Location! 3 bed, 2 bath + office, community pool/club house, $1295. 245-3166 DEER CREEK 21951 Horseshoe 4/3/2 ch/a, fp, 2.5 acres $1295 Others Free List 605-5477 3 bed, 1.5 bath, approx. 2200sf. $900/mo Call Alex, 405-990-0488
MWC
468
OKC Schls, 3 BR, 1 BA, 1 car, air/heat, fenced yd, Sec 8 ok, $550+ $300 dep. 1520 McDonald Dr. 405-733-0470 1002 Bell Dr. Immac 2/1/1, no pets/smoker $650 + dep. 705 Holoway Dr. updated sale. 3/1.5/1 787-8099 410 Babb, 1 bed, 1ba, central heat/air, ceiling fans, fenced back yard, $475/mo., 405-413-1830. 1005 Holly Drive, 3/1/1, ch&a, no pets $550 Giles Ent, 670-4833, O/B. 9100 Jennifer Pl 3/1/1$475 3605WoodsideDr3/1/1 $475 681-7272
4049 NW 34th, 3/1.75/1, w/fp, $875 mo, $200 off 1st mo. $500 dep 408-3074
3 bed, 2 bath 1 car, ch&a, W/D hkups, Mid-Del Schls, Sec 8 Ok 417-3333
1812 N Drexel very nice 2bd all appls, no pets, $500mo + dep. 314-9511.
318 E Fairchild, Nice 2bd, $525 • 732-3411
Large 2 bed, all appls, 1812 N Drexel, no pets, $550+deposit. 314-9511. 3613 NW 51-2bed 2bth 2car 1300sf $900/mo $900/dp 409-7989
OKC Southwest
455
Moore
469
Nice 3 & 4 Bed Homes ranging from $750-$1200 month. » 320 SW 40th, $1150 » 324 SW 40th, $1200 » 735 Butler, $745 Call Hoppis Homes at 677-9116 Broker
4313 Olie Ave 2bd, 2ba, gar, all appls. prvt street $750 990-5400
Awesome, remodeled. New paint in & out. 3/1.5/2, ch&a, $750 mo $600 dep. No pets. 410-9751 Move-in ready!
Village/ Nichols Hills 459.5
13125 Moccassin 3bd 2ba 2car excellent condition $995 mo. Fidelity RE 410-4200, 692-1661
6527 Avondale 3bd 3.5ba 2car 2300sf $1200/mo $1000/dep or 6527K Avondale 2bd 1ba 1car $950/mo $800/dep 409-7989 no sec 8
Yukon
460
Duplexes, 3 bed, 2 bath, 2 car, some new, some gated, call Rick, 405-830-3789.
Hotels/Motels 462 Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 943-1818 Furnished, bills paid Seniors welcome, weekly/monthly 370-0278
RE for rent
Furnished/Unfurnished Bills Paid » Wkly/Monthly Wes Chase Apts, Elk Horn Apts, Hillcrest 943-1818
MWC
Moore
Choctaw
465
1 bd, fncd, water paid, appls, 18238K SE 15th Choctaw, $350 333-2382
Del City
465.5
3 & 4 Bed, 1 Bath, Multiple locations. Close to schools. Call 677-9116 broker for more info. 3609 Frostwood, 3/1.5/1, $600 No pets Giles Ent, 670-4833, O/B 3bd 2ba, remodeled, 2 mi. from Tinker Air Force Base $750 405-210-3686 delcityrealtor.com 3-4 beds, $550-$725 Home Team, 670-1600 1321 Beachwood Drive 3/1.5/2 $675 681-7272
Luxury Home, Furnished Lease To Buy ‘‘ 405-641-0124 ‘‘
OKC Northwest
475
9701 Devore 3/2/2 $950 3213 Orlando 3/1.5/2 $975 8300 NW 10 3/1.5/2 $700 12305CedarSpr2/2.5/2 $925 Express Realty 844-6101 www.expressrealtyok.com 2100 NW 114th Amazing 3bd 2ba 2 car plus study $1095mo $1095dp 1600sf Call for Special free rent Month of December 409-7989 no sec 8 3525/29 NW 21st Completely remodeled, fenced yard, 2bd $595, 3bed $650. Fidelity RE 410-4200, 692-1661 3bd 2bath 2car gar w/det. 500sf apartment. newly remodeled. $900/ mo., $800/dep. NO PETS 3313 NW 46th 340-3058 1514 NW 17th Colonial Home 4bd 2ba 2car 2000sf wood floors large kitch, mature trees $1200/mo $1200dp 409-7989 no sec8 11404 Glade Ave, extra 3bd 2ba 2-car, fireplace, ch/a, nice area $950 Fidelity410-4200, 692-1661 5801 NW 24th, 2b/1b, $525 dep. $525r. No pets, smokers, or sect. 8 202-4297 Owner/Agent 2139 NW 14- 1400sf 3bd 2bath $750/mo $500/dep Wood floors, ch/a, big kitchen 409-7989 no Sec8 4035 NW 32, 3bd, 1.5ba, 2 car gar w/openrs, new ch&a, appls, alarm sys $800+$650dep 820-8124 Elegant 3BR Executive Home. Marble, granite. Rare, never rented, 2300sf $1645 255-4300 923 NW 48th, Crown Heights, beautiful, spacious 2 bedroom, ch&a, $725/month, 408-6347. For 3bd or 4bd homes & apartments, go to katpropertiesllc.com 4 bed, 1bath, brick, ch&a, $800 + $500 dep, No pets Sec. 8 Only ‘ 440-2858 1005 NW 100 2 bd, 1ba new appls, $650 Move In Special. 235-4663
OKC Southwest
477
1001 SW 65 3bd ch/a $695 6412 S Indiana 5bd $650 5116 S Agnew 3bd $650 1001 SW 81st 3bd $650 2912 St Claire 3bd $495 3216 SW 44th 3bd $495 3241 SW 46th 2bd $450 3120 Parkview 2/1/1 $450 Others Free List 605-5477 1616 SW 68th 3/1/1$695 600 SW 49th 2/1/1 $575 1217 SW 50 2/1/1 $550 3009 SW 20th 2/1 $450 2401 SW 43rd #7 1bd apt, total elect, water paid $325 681-7272 New Rivendell Exec Home 408-4168 Luxury indoor pool & spa Fully equip'd media & wrkout rooms $5100/mo Openhouseok.com 3 bd, 1 ba, ch&a, 1500 sf $675 mo, $675 dep. 5021 S Villa. 405-205-3328 4 bd, 1K ba, section 8 ok 2317 S Brock, $750 mo. + $500 dep., 685-8240. 3072 SW 37 St. $425 + dep, 3 bed, ch&a, fncd yd Hestand RE 685-6817 2 Bed, W/D hookup, fenced yard $525/mo $250/dep. ‘ 631-8039 Huge 3 bdr w/ xtra lg garage, fenced, stove/ fridge. $525mo 596-8410 4bd/1.5ba ch&a, w/d hkup fenced yard, ceramic tile, Sec 8 preferred. 919-2645 2853 Meadowcliff Dr. 3bd, 1ba, newly remodeled $750 990-5400 3 bed, 2 bath, major appliances, 1332 SW 35th St, $595 + dep, 604-3550. Nice 3/2/2, Moore Schls fp ch&a, fencd, $795, no pets, 1yr lease 503-5742 3 bd, 1 ba, $400 + $300 dep; sm 3 bed, 1 bath, $350 + $300; 631-8220.
Village/ Nichols Hills 481.5 Nichols Hills-custom built, 2700 sf, 4 bed 3 bath, fenced yard, security, liv rm, dining rm, breakfast rm, family rm, utility rm, $1500 mo + dep. No sec 8. 471-7744
470
Beutiful House near OCU 3 bd/2Bth 1500SF C/H/A $675. Call 618-7055
Norman
535 Hillcrest Lane, 3 bed, 2 bath, 2 car, ch&a, Mustang Schools, $1050 month, $900 deposit, 405-262-0179.
12200 Dahoon Dr. 3 bed, 2 ba, 2 car NEW CARPET fireplace $1100 755-8025
1607 Wind Hill Rd Spacious 3bd 2car fenced yard $750 mo Fidelity RE 410-4200, 692-1661
1313 NW 104th Terrace 3/1/2 $650 mo, $500 dep TMS Prop 348-0720
Elegant 3BR Exec Home Park-like yard on creek, cul-de-sac, never rented, 1900sf, $1375 255-4300
8709 NW 105 Ter., 4/2/3 1 liv, fp, util, Piedmont Schls $1100mo 603-4201
Yukon
1540 NW 48th 3 bed, 1 bath, ch&a, w/d hu, $675 mo, $400 dep, 850-9795
4/3/3/1 Piedmont Sch StoneRidge Ad $1450 Memorial and Morgan Jason 281-865-5972
Nice! 4138 NW 19TH all appls 2/1/1 No pets $675 J Watson Rlty 755-2510
Mobile Home Rentals 483
Mustang
OKC Northeast
474
3516 S. Phillips clean 2bd 1ba spacious liv $425mo Fidelity 410-4200 692-1661 1236 NE 48th 3bed 1bath 2 living 2car $725 681-7272
OKC Northwest
475
3 Bd, 2 Ba 6212 NW 24th near Bethany. New hardwood floors, granite counter tops and new kitchen. Immaculate. $900 month, $1200 deposit. No Sec. 8. Available now! 1 year lease. 627-3791 21951Horseshoe4/3/2 $1295 12409 Covey Crk 3/2/2 $895 4014 Westridge 4bd $795 2501 Kathy Ct 3/2/2 $750 4227 NW 28th 4bd $695 229 NW 91 4bd ch/a $595 913 N Tabor 3bd ch/a $495 Others Free List 605-5477
7616 Kathryn Way, 3/2/2 ch/a, fp, fncd, utility, 1yr $895+$800dep. 722-8878 4220 NW 14th. 2 bed, brick, detached garage, $500 mo, $300 dep. 942-6021 1033 Hoyt 3/1/1 681-7272
OKC Southeast
$575
476
5013 N Independence, 3 bd, 2 ba, 2 liv, ch&a, fenced, $799+$500 dep; 3009 NW 68th, 2 bd, 1 ba 1 liv, 1 car, ch&a, fenced, $750+$500 dep; 413-4252
1624 SE 52 4bd ch/a $795 628 SE 13 4bd ch/a $695 1724 SE 51st 4bd $595 6216 S Kelley 3bd $595 649 SE 21st 4bd $495 6420 S Kelley 3bed $495 Others Free List 605-5477
1 bed with detached garage, nice neighborhood, 3601 NW 27th. $450 month, $450 deposit, please call if interested, 948-6388.
3016 Parker Dr 3bd 1ba$475 6617 S. Phillips 2bd 1ba fireplace $495 2525 SE 45th 3bd 1ba gar converted to liv $550 681-7272
473
482
For sale or lease, 3 bed, 2 bath, ch&a, 5907 S. Bill, $550 rent, $350 deposit, please call if interested, 948-6388. 3 bedroom, 2 bath in a Spencer park, good condition, move special. 740-2383 $ FREE RENT 1ST MO $ 2BR $350+, 3BR $450+, MWC NO PETS 427-0627 2 bed 2 bath MH w/appls in Cashion. $450 month, $200 deposit. 409-0284
Rental Services
487
PROFESSIONAL REAL ESTATE SERVICES Mgmt » Leasing » Sales Spectrum Management 848-9400 usespectrum.com
10F
SATURDAY, DECEMBER 11, 2010
REAL ESTATE
HOUSE PLAN
Right insulation, vents help prevent ice dams As winter’s cold weather approaches again, you may be remembering back to those frightening buildups of ice on your roof that you’ve had to contend with in years past. Known as ice dams, they can present a lot of potential problems for your roofing, attic, insulation and other parts of your home. The time to deal with an ice dam is before it occurs, not after. So you might want to consider taking some steps to prevent their occurrence before winter really tightens its grip on your home.
How ice dams occur
Grand contemporary chateau features intriguing exterior Families will find plenty of room for everyone and everything in this grand contemporary chateau. With nearly 4,000 square feet of living space, not counting patios, how could this not be true? And having all of it on one level makes the Hillcrest ideal for aging in place as well. Exterior textures are intriguing. Most of the walls are an unusual split-face concrete block, except for the cultured stone veneer that covers the chimneys and the entry porch front gable. Inside, classic hardwood floors are the norm, with a few practical exceptions. A large library-den is to the right of the high-ceiling entry, and a vaulted living room is to the left, where it is brightened and expanded by a rectangular window bay. Near the window, a freestanding woodstove offers warmth when the weather turns chilly. Arched openings at the rear of the living room open onto a transverse hallway. Matching arches on the opposite side feed into an expansive vaulted dining room. Its
THE OKLAHOMAN | NEWSOK.COM
window bay makes an excellent location for a wide window seat. A kitchen with a generous walk-in pantry is around the corner. All appliances are built in. A raised and angled eating bar bounds the kitchen and the comfortably large family room. The family room and eating nook are vaulted and loaded with glass. Nestled into the back corner is a fireplace with a TV niche above the mantel, but owners might prefer to locate their main TV in the large media room on the right. A third fireplace graces the owners’ suite. The bathroom in this adult retreat has a spa tub and an oversized shower, plus a deep walk-in closet. Double doors offer direct access to the Hillcrest’s wide rambling patio. For a review plan, including scaled floor plans, elevations, section and artist’s conception, send $25 to Associated Designs, 1100 Jacobs Drive, Eugene, OR, 97402. Please specify the Hillcrest 10-557 and include a return address when ordering. For more information, call (800) 634-0123.
As snow falls, it builds up on the roof. If the daytime temperatures are low, the snow won’t melt, and the layer continues to grow. In the meantime, you’ve got the heat on inside your home to keep things warm. Some of that heat is inevitably lost into the attic, and once it gets there, it rises until it contacts the underside of the roof. With an insulating snow layer above and heat below, the snow on the roof begins to melt from the bottom. A film of water is created between the underside of the snow layer and the top of the roofing, and the water runs down the top of the roof, beneath the snow, until it reaches the eaves. Once there, the water is past the end of the attic. Now there’s no more heat being lost from the house to keep the water warm, so it freezes, and a solid dam of ice begins to form. The longer the cycle continues, the larger the ice dam grows. Eventually, water coming down the roof and hitting the dam has nowhere else to go, so it begins to work its way back up the roof. When it gets back to the point where the roof and wall meet — where the heat loss area is — it no longer freezes. It continues to work back up the roof as a liquid instead of as ice.
Paul Bianchina HANDY @ HOME Since shingles are overlapped from top to bottom, there’s no protection against water coming in from below, so eventually the water gets under the shingles and enters the house.
Prevent heat loss You can’t stop the snow from falling, and for the most part, you usually can’t do all that much about keeping it from piling up on your roof. So the next best option is to keep the heat from getting to it from below, and melting the underside of the snow layer. If you can do that, you can stop the water layer from forming, which will stop the ice buildup. There are two things you’ll want to take into consideration. The first line of defense is good attic insulation. By increasing your attic insulation to a minimum level of R-38 or even higher, you’re going to minimize the amount of heat that’s being lost from the house into the attic. That’s going to lessen the chance of the snow layer melting, and will have the added benefit of keeping your house warmer. After all, you’re paying a lot of money to heat the house, so it only makes sense to keep the heat inside where you can use it, not let it go up into the attic where it’s wasted.
Increase ventilation Even with good insulation, a certain amount of heat is still going to be lost into the attic. That’s pretty much inevitable. So with that in mind, you want to prevent as much of that heat as possible from reaching the underside of the roof, where it’s
going to warm up the snow layer. To do that, you want to be sure that you have good levels of ventilation, which will allow the wasted heat to be flushed out of the attic. This is known as a “cold roof.” A good rule of thumb for attic ventilation is a ratio of 1:300. That means 1 square foot of attic ventilation area for every 300 square feet of attic space. So if your home has 1,800 square feet of attic space, you should have approximately 6 square feet of attic vents. Furthermore, that 6 square feet of vent area should be roughly split between high and low vents, meaning you should have about 3 square feet of vents down low in the soffits, and another 3 square feet of vents high in the gables or along the ridge. This high/low placement allows natural convection currents to move air through the attic and flush warm air out through the high vents. As with the higher levels of attic insulation, increasing your attic ventilation pays other dividends besides helping reduce ice damming. During the hot summer months, it flushes hot air out of the attic, which keeps your house cooler, reduces your air conditioning load, and makes your roofing last longer as well. Finally, you want to make sure that all of your inside fans are vented all the way out of the attic. That includes the kitchen range hood, as well as the bath fans and any other ventilation fans you might have. That prevents warm moist air from being vented directly into the attic, which not only helps prevent ice damming, it also helps prevent mold in the attic, as well as potential moisture problems to insulation and wood framing. Remodeling and repair questions? E-mail Paul Bianchina at paulbianchina@inman.com. INMAN NEWS