Real Estate Journal - February 18, 2019

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FEBRUARY 18, 2019 ISSUE | REJGUAM.COM 

PAGE 6

Properties to love

Balcony beauty The right stuff Bathroom upgrades

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PAGE 8

Oops!

Opening doors to success

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PAGE 16

Need to know Spice of life

t INDEX PROPERTIES TO LOVE....................................................4 THE RIGHT STUFF...........................................................6 OOPS!.................................................................................8 THE DOCTOR IS IN.........................................................12 VILLAGES........................................................................14 NEED TO KNOW.............................................................16

A large, beautiful yard gives this second floor condo a garden oasis feel.

Photo courtesy of Horizon Properties Inc.

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PROPERTIES TO LOVE

THE REAL ESTATE JOURNAL

Partial views of the ocean from an open balcony also boasts fresh breezes daily.

Photo courtesy of Horizon Properties Inc.

THE SKINNY UNIT B 124 ZOILO ST., TAMUNING $2,450 PER MONTH

Inside • 3 bedroom, 2 full bathroom • 1,600 square feet of living space • Marble floors make for easy cleanup and a pleasant look • 5 split air conditioning units help to keep utility prices low Outside • Beautiful yard • Second floor unit with large, uncovered balcony • Partial ocean view • Laundry and parking available in covered car port What’s cool • In the heart of Tamuning • Close proximity to Oka Payless, Guam Memorial Hospital, Onward Waterpark Resort and more • Perfect for get together’s, watching the sunset or star gazing How to make this your own (quickly) Horizon Properties Inc. Contact: Maria Miller Call: 646-7616 or 777-7792 Email: maria.horizonproperties@gmail.com Contact: EllenJean Cruz Call: 646-7616 or 487-7792 Email: jean@horizonproperties.com

PROPERTIES TO LOVE

THE REAL ESTATE JOURNAL

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A roomy carport allows for covered parking and laundry access.

Settled in the heart of Tamuning, this condo is nearby to Oka Payless, Guam Memorial Hospital, Onward Waterpark Resort and more.

Marble floors make for easy cleanup and a pleasant look.

1,600 square feet of living space includes 3 bedrooms, 2 bathrooms and a spacious kitchen.

Photos courtesy of Horizon Properties Inc.

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THE RIGHT STUFF | BATHROOM UPGRADES

THE REAL ESTATE JOURNAL

Tapping into upgrades Sometimes renovating the whole home isn’t in the cards. For big impact, starting small might be the answer. Freshening up a bathroom shower is an investment for years to come and adds an instant boost in value to your property. A good rule of thumb is

to assess your bathroom every ten years for updates and upgrades.

Recently, the sky has been the limit for design. Despite occasional out-of-the-box looks, a few trends have stayed clearly consistent, starting with tile. Floor to ceiling with light edging colors, tile is king

for the shower. “People usually choose pale and neutral tile that will blend easily with other elements in the bathroom,” said Joyce Santos, sales representative at Builders Choice LLC. For flooring, woodlike porcelains are here to stay, and Santos recommended again

sticking with lighter colors to make the room look larger.

According to Ben Whitaker, owner of Whitaker Construction Services, another fairly recent, continued on page 7

Large panels of tile can cover full surface areas for easy installation.

Pale and neutral tile that blend with the elements are perfect for bathrooms and showers.

Tiles come in all shades, but lighter colors are recommended to make a room look larger.

Photos by Leah Nathan

THE REAL ESTATE JOURNAL

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THE RIGHT STUFF | BATHROOM UPGRADES

continued from page 6 but persistent trend, is the builtin shower storage inset. “A lot of people are going for the inset for soap and shampoo, instead of having the stand,” he said. This is also a nice way to introduce brighter or more varied mosaic tile as an additional pop of style and color in the bathroom.

For fixtures, “People like chrome and brushed nickel,” Whitaker said. Even a quick swap of old faucets and showerheads for a brighter new one can make a sizeable difference in overall look and feel. If it’s a little luxury you want in your bathing routine, Whitaker also points to large overhead “rainfall” showerheads as a nice option. Taking things a step further, multi-head installations have become popular for those with a roomier shower and a bigger budget. However, on Guam, “If you don’t have good pressure or a water softening system, you might not get the effect you want,” and your shower head will need regular cleanings to keep a smooth flow, he said.

In keeping with a higher budget look, many are choosing to upgrade to customized glass partitions over the sometimes-messy look of a shower curtain. However, Whitaker warned that there is no one currently on island who can make custom tempered glass, so you’ll have to budget extra time to get your glass cut and shipped. If custom glass isn’t an option, installing a pre-made glass door might be the best solution, provided there are no size issues.

Santos also offered tips on how to stay ahead of some of the challenges Guam offers. A big one, she suggested, is choosing porcelain tile over ceramic. While it may be marginally more expensive, Santos points out the durability investment of porcelain. “It’s more dense, less porous and more stain and water resistant,” she said, often helping keep mold at bay and requiring less maintenance.

Responding to the ever-present challenges in sourcing materials, Santos advised always choosing your bathroom furniture first and making sure the tile and fixtures are a good match before committing to the finished product. In addition, on Guam, a good exhaust fan or window is a great investment when a little extra moisture paves the way to long-term maintenance headaches.

Regardless of what look you’re trying to achieve in your shower, simple changes can make a big difference. With a clear vision, quality materials and a little patience, your shower is awash with potential. p

A quick swap of old faucets and showerheads can make a sizeable difference in overall look and feel.

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Rainfall showerheads are increasingly popular.

7/18/18

12:47 PM

Photos by Leah Nathan

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OOPS! | C ARPENTRY

THE REAL ESTATE JOURNAL

It’s always better to use hardwood materials, especially in a warm, wet climate like Guam.

Taking exact measurements is key in do-it-yourself carpentry, especially for doors and cabinets.

Most cabinetry is made from laminated plywood to protect the investment.

Photos by Leah Nathan

Opening doors to success In do-it-yourself carpentry projects, triumph and failure are as much part of the toolkit as hammer and nail. Arguably, the most well used and high-visibility wood features in the home are the front door and the kitchen cabinets. Whether swapping them out or starting from scratch, there are a couple of key considerations to keep in mind.

Before starting door or cabinetry projects, getting exact measurements is king. This is not a step that should be hasty in its execution.

And while you may want to save a little money and do everything solo, start to finish, sometimes for a larger project a little investment is worth the savings in the long run. If possible, “It’s always good

to have an architect or engineer to measure for you, and make sure your project will work in the space,” according to Danny DeLeva, owner of DeLeva Millworks. Without the proper measurements, you could be setting up a domino effect of frustration and failures.

Pre-made cabinets will come with set measurements for each unit. Once the space is measured and mapped, it’s critical to determine whether filler pieces will be needed where the pre-fits won’t meet exactly. “You never want to have to cut a cabinet to fit,” said Mel Santos, responsible managing employee at Home Depot.

“Determine where your outlets, your drainage, window openings and doors will be before the cabinets go

in and adjust accordingly so that you don’t have to cut them.”

When possible, it’s always better to use hardwood materials. Some cabinets will use particle board, which can be problematic in Guam for a number of reasons; namely insects, mold and deterioration.

“Mold is a fact of life in Guam,” said Larry Manalo, co-owner of 5M Construction Corp., so trying to source woods or composites that are resistant to such issues is always a good idea. To protect the investment, “Most cabinetry these days is made from laminated plywood,” DeLeva said. While it will raise the price point a bit from particle board, these combinations offer some peace of mind against future headaches.

In general, the same rules apply to door work. Precise measurements and the right materials win the day.

To avoid mold, “You want to use solid wooden frame door jambs,” Santos said. “The best is mahogany.

Pine is not made for weather.” He also recommends treating the wood with a penetrating weather-proofing solvent, in addition to a topical, as needed.

“Everything has advantages and disadvantages,” DeLeva said. Any carpenter knows that there are no perfect projects. But, starting with a precise plan and the best materials your budget can support should secure a smooth process and satisfying results. p

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THE DOCTOR IS IN | GENERATORS

THE REAL ESTATE JOURNAL

Generating peace of mind Life on Guam means a close relationship with Mother Nature.

Storms happen, and no matter the size, power outages are a fact of life at some point for residents.

In the worst case, a typhoon can create long-term outages that lead to some uncomfortable conditions for homeowners and businesses.

Purchasing a generator is a good investment to consider for staying powered up. Choosing the right one doesn’t need to be overwhelming.

The first step in purchasing a generator is getting an electrical load demand analysis to determine how much energy your home or business is pulling on average. Once wattage is determined, a reliable vendor can help match the best generator for your energy needs within a reasonable budget. For most customers, “It’s comfort versus convenience. Cost depends on the individual demand for comfort,” said Patrick Chargualaf, generator and equipment salesman at Morrico Equipment LLC. “Sometimes customers will want to run extra appliances, so the generator size is going to have to increase — sometimes they can deal without it.”

The level of investment is then choosing the kind of generator that best suits need and budget. There are three choices for generators on Guam: liquid petroleum gas, diesel and gas-powered portables.

LPG generators have quickly gained in popularity. Known for a much lower price point at purchase, a cleaner burning fuel with lower carbon emissions, quiet engine and a hard-plastic casing that makes it far more weatherproof, an LPG is a great choice for a lot of consumers.

However, the gas is far more expensive and burns nearly three times as fast as diesel.

Costing significantly more upfront, diesel generators demand a much lower fuel cost, typically offer more working hours in their lifetime and if well maintained should require far fewer oil and filter changes. They are louder and “dirtier” though, which many consumers turn away from. To offer a little more protection from the weather, John Limtiaco, vice president at Far East Equipment Co. LLC, always recommends customers buy diesel generators with aluminum enclosures. “They last longer and look

nicer. They’re a little more expensive, but worth it,” he said.

Portables are a great option if you simply don’t have the budget that the bigger models require. It’s important to keep in mind that a portable cannot be wired into the home and only runs appliances that are plugged into it directly, which creates significant limitations.

Whatever you choose, tips to keep your investment running are the same. Firstly, proper maintenance is king. “Your biggest culprit to generators is bad maintenance and corrosion — which is part of bad maintenance.” Start and run the machine for a short time, roughly once per month, advises Limtiaco.

“If your generator is going to fail, you want it to fail when you’re running a test, not when the storm hits you.”

And if it’s in your budget, “We always recommend installing auto transfer switches. When the power goes off, it starts the generator automatically and shuts it off for you when the power comes back on. You can program an ‘exercise cycle,’ where the generator goes on every month for 30 minutes.” Some systems even

Morrico diesel generator

Morrico LPG generator

offer WiFi enabling that sends data updates by text to tell you how your generator is performing.

While buying online or at a bigbox may seem like the easiest way to go, there are distinct rewards to buying a generator from a local operation. “Locals will provide a warranty, often with maintenance contracts,” said Rene Molinos, general manager at Morrico. If you buy from an off-island vendor and you need help, you run the risk of being out in the cold for service, especially in a typhoon-pinch. If there’s a deal online that you can’t pass up, try and make sure it’s a brand with a local dealer who might be able to offer a service plan. Still, Limtiaco said, “If you buy directly from a local store, you’re always going to be a priority customer when you need support.”

Overall, Limtiaco likens the investment in a generator to an insurance policy. “If you’re looking to buy a generator, you’re looking for an insurance policy for quality of life. What’s the value you put on your quality of life?” p

Morrico LPG generator

Morrico portable gas generator

Photos by Leah Nathan

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VILL AGES | BARRIGADA

THE REAL ESTATE JOURNAL

A central side solution Barrigada is a land-locked village bordered mostly by Mangilao and Tamuning, located in the center of the island. Situated on Guam’s limestone plateau, it stretches from the cliffline overlooking Harmon Industrial Park in the east to Mt. Barrigada in the north.

Barrigada means, “flank”; or the side of the body. The Mayors Council of Guam credits Barrigada’s name to Chamorro legend. When the god Puntan was nearing death, he instructed his sister Funa how to dispose of his body. He said that his eyes were to become the sun and the moon; his eyebrows, the rainbow; his breast, the sky; and his back, the earth. From atop Mt. Santa Rosa, the island resembles a man lying on his back with his flank — the Barrigada area — being the most noticeable.

The Barrigada of today is a heavily populated residential area bordered by considerable commercial development along

Routes 8, 10 and 16.

The recently returned f o r m e r federallydesignated land used as the Naval Air Station, has become the Bunn-Toves site of some government of Guam offices, private businesses and residential homes. Also boasting the A.B. Won Pat International Airport Guam, the Mayor’s office points to rapidly growing developments, a diverse community and multimillion-dollar estates as just a few of the things Barrigada has to offer.

In its past, Barrigada was a popular ranching area for families from Hagåtña. Today some parts of the village still have a rural feel attributed to the long winding

roads that make their way through hills, valleys, lush vegetation and wetlands. According to Alvin Bunn-Toves, realtor at Re/Max Pacific Alliance Realty, “There is still room to grow.” With a strong market of undeveloped land for sale, those looking for great views, close proximity to government, businesses, military bases and retail, can also find a little peace and quiet they might not get elsewhere.

Notably upscale homes have recently been developed on Mt. Barrigada along Barrigada Heights overlooking Tiyan. “In Barrigada you see mostly single-family homes, not as many condo’s or townhomes,” Bunn-Toves said. For that reason, “Those looking to get a little more space tend to find what they want here.” Barrigada should be considered for its central location and wealth of potential homes. p

BARRIGADA POPULATION: 12,555+ SCHOOLS:

Public: 4 • B.P. Carbuillido Elementary School, P.C. Lujan Elementary School, L.P. Untalan Middle School, Tiyan High School Private: 2 • San Vicente Catholic School, Harvest Christian Academy Charter: 2 • Guahan Charter School, Sifa Learning Academy Charter School

SHOPPING AND RESTAURANTS HIGHLIGHTS:

• Island Girl Coffee, Subway, Sky Dive Guam, Guam Plant Nursery, ERC Trading Inc., Kentucky Fried Chicken

PROPERTY AVAILABILITY/PRICE RANGE:

• 37 land plots for sale, priced $39,000 to $9.6 million • 1 commercial for sale, priced $2.3 million • 18 residential for sale, priced $240,000 to $940,000 • 1 condo/townhome for sale, priced $340,000 • 9 commercial for rent, priced $1,000 to $3,500 • 18 residential for rent, priced $850 to $4,500 • 8 condos/townhomes for rent, priced $800 to $2,450

MAYOR: Mayor June U. Blas ATTRACTIONS: Mt. Barrigada, Barrigada Children’s Park, Future Development of Tiyan Complex, San Vicente Fiesta

Photos courtesy of the Mayor’s Council of Guam

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NEED TO KNOW | HERB GARDEN

THE REAL ESTATE JOURNAL

Rosemary, in the ground

Cilantro, raised bed

Basil, in the ground

Photos by Leah Nathan

The spice of life Growing a garden on Guam isn’t without difficulty. Whether you’re a seasoned veteran, a repeat brown thumb or an enthusiastic beginner, an herb garden can be a satisfying endeavor. Even when limited to a small space, growing fresh herbs is a doable way to offset food costs, add fresh flavor to food and drink and experience the positive benefits

of gardening. Offering a bouquet of opportunities to spice things up, local gardeners have had plenty of success with dill, oregano, lemongrass, basil, green onions and more.

According to local experts, the best place to start with an herb garden is right at the beginning — the seeds. While an abundance of sun and rain makes Guam ideal for plant

growth, it also presents plenty of challenges. “The first step is buying the right seeds,” said Roland Santos, farm manager at Farm To Table.

Choosing a variety that are made for a cooler temperate zone can start things on a rocky path. “You’re going to have plants that can’t handle the temperatures on Guam and may really struggle,” he said. Seed zones

are listed on the seed pack, and Guam falls between zones 10-12, generally an 11b. While there are seeds sold on island, not all of them will fall in Guam’s hardiness zone.

When in doubt, Santos recommends doing the research and ordering from seed banks when possible.

For the trepidatious new continued on page 18

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NEED TO KNOW | HERB GARDEN

THE REAL ESTATE JOURNAL

continued on page 16

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gardener, avoiding the seed phase altogether might be the best option.

Buying local seedlings eliminates a lot of room for error, said Juanita Blaz, program director at Island Girl Power. “You’ll have a better chance of prioritizing transferring the plants if they are already seedlings, as opposed to forgetting about the seeds.” Once you’ve got your “babies” in their permanent home, Blaz stressed the importance of creating and maintaining a watering schedule for them. “New gardeners tend to overwater and rot the roots. Don’t water it every time you think about it. When in doubt, test the soil. If the soil is moist — don’t water,” she said.

Herbs also offer great opportunities to be creative in choosing a garden setting. Most commonly planted in containers of all variety, they also grow nicely in a well-prepped raised bed. On Guam, most people choose containers as a way to control the influence of sun and rain. Or, adding to the list of charms an herb garden offers, if a zen kitchen or office window is what you need, “Some herbs, like oregano and green onions, grow really well inside in a window sill, as long as they get a little sunlight,” Blaz said. Similarly, Rey Dasalla, executive chef at Sea Grill Restaurant said that in addition to ensuring he has the fresh flavors he needs, his restaurants wellknown rooftop garden doubles as a crowd pleaser, “It also looks really nice for outdoor dining and adds nice ambiance.”

Wherever planted, it’s important to use soil that will support the plants’ needs. Dasalla has noticed that in his restaurant’s container garden, “After three to six months you lose nutrients, so we add or replace soil.” For this step, Blaz recommended, “I always use at least a little local soil with compost mixed in, even if you use those nice bags of pre-mixed soil.” In a raised bed, it’s important to dig deep, make it level and add a layer of cardboard or other water retaining layer at the bottom. In addition, “Occasionally adding organic fish emulsion gives a good, all purpose fertilizer boost as well,” Santos said. To keep water from evaporating under the sunstrong skies of Guam, you may also want to add a layer of mulch to the top of the soil. “Your mulch can be wood chips or paper shredding or dried leaves,” Blaz said.

Dasalla takes an intimate approach to being a successful green thumb, “You have to give the plants a lot of TLC. Talk to them!” he said.

However you do it, herb gardening is a fun and fruitful activity for all. With a little preparation and a dash of patience anyone on Guam can reap tasty rewards for years to come. p

Dill, raised bed

Green onion and mint, raised bed

Herb garden at Sea Grill Restaurant, with an associated Fresh Garden Basil Pasta Genovese with Garlic Prawn dish.

Photos by Leah Nathan

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Inarajan Land | $100,000 •Gorgeous valley & oceans views •Cliff-line lot •1,325+/-sm •A zoned ID: 183484

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