Home Seller: May 15, 2026 by mcnaughtonmedia

Abstract judgments can be cloudy

Q: I have a dental practice in Vallejo and have been in partnership with another dentist for over 27 years. We bought the business condominium where we have had our practice over 15 years ago. The time has come for me to retire and a large part of my retirement is to be funded by the sale of my 5% of the condo. I recently found a young dentist who wants to buy my practice and my interest in the condo. However, when we had a title report generated for the building we discovered my partner has a $1 million dollar judgment against him, which amounts to a lien against our building. The condo isn’t worth anything near that so my broker says there’s no way I can sell my interest

in the building until the lien is paid off. This isn’t my debt. In fact, I never even knew about it. How can I be prevented from selling my share of the real estate because the other owner has an outstanding judgment?

A: I gather what happened was your partner had a judgment against him, for what we don’t know or care, and that the creditor recorded what is known as an abstract of judgment against him.

An abstract of judgment is a form that judgment creditors (that is people who have a judgment against someone else) can record at the county recorder’s office in California. The effect is that if the judgement debtor, the guy who owes the money, owns or ever buys a piece of real estate in

that county, the lien automatically attaches to the property.

After that, if the judgment debtor discovers the existence of the property, they can choose to foreclose to try and get some of their money.

However, what normally happens is the judgment creditor just sits around and waits until the judgment debtor wants to sell, or dies and the kids want to inherit, and then gets paid.

Unfortunately, one of the problems with this system is innocent co-owners, like you, get blackmailed.

You don’t owe the money. If the entire property is sold, the creditor is only entitled to take what belongs to the judgment debtor.

But the abstract creates a cloud

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on the title. In this case, the word “cloud on title” refers to a gray area of uncertainty regarding the state of the title of the property. As such, chances are a title insur ance company will not issue title insurance to your buyer.

As a result, no commer cial lender will lend your buyer the money he needs to make the purchase.

So the abstract has effectively prevented the sale of your legiti mate 50% interest.

One of the first things to try is to contact the judgment creditor and see if you can convince him that all you are selling is your ownership of the property. You can ask him to deliver a document to the title company certifying the interest being sold is not subject

But frankly, good luck with that. The creditor has no motivation to even talk to you unless they’re

The other option is to file a partition action against your partner. Regular readers will recall that a partition action is a lawsuit one owner brings against his co-owners which, in effect, says, “Hey Judge, I want to cash out my

The court then has a process by which it can separate your interest, in this case through sale, and at the same time enter a judgment that your proceeds from the sale don’t belong to your partner’s

See Jones, Page 4

291 Woodcrest Drive, Vacaville

Located in the Old Rocky Estates community, this home is within walking distance to Browns Valley Elementary School and a park/ playground, and it is not far from shopping, services, commute routes, and downtown Vacaville. New paint, carpet, and luxury vinyl planks freshen this home for new owners.

The backyard features a covered patio for entertaining or relaxing, shade trees, and lower maintenance landscaping. The Tesla solar power system with battery back up is owned and five years new. MUST SEE, available now and move-in ready.

Tim Jones

SOLANO REAL ESTATE SCENE

Great service at CALHFA

Over the last couple years, I have caught the staff at the California Housing Finance Agency achieving some greatness.

ON GARDENING

Your flower fest begins with Fairytrail Fresco

I am not sure exactly what is going on up at this state government agency, but the customer service has been constantly outstanding. Every person my daughter and I have talked to at CALHFA up in Sacramento for training and general assistance over the last couple years has not only been helpful, but they all seem to really care about us and our first time homebuyers.

I didn’t do any kind of official survey, but it sure seems the management must be doing a great job, because the staff members always seem to be happy and enthusiastic about helping their customers.

The one thing that Tony Serlich, the CALHFA executive director, and the board of directors might want to consider is the current policy on not subordinating their silent second mortgages for refinancing the first mortgage. Rates might come back down to 5% in the next year or two, and many people will be handcuffed.

CALHFA was deluged during Covid when nearly every one of their clients refinanced and they subordinated, so it makes sense to protect their staff from being overrun with subordination requests again but if market values don’t substantially rise most of the CALHFA homeowners with silent second mortgage loans will not be able to REFI.

The current CALHFA policy requires a family to pay off the down payment assistance second mortgage when they REFI and only the wealthiest people will be able to come up with $15,000 to $25,000 to pay off this 1%

See Porter, Page 4

Talready blooming in April starts to stir the imagination.

Proven Winners tells everyone up front that it is early to bloom, but Fairytrail Fresco was already blooming when other hydrangeas were decid-

either pink or blue depending on soil ph. I have two and mine just seem to keep bubbling up new flower clusters. I am also growing them in glazed ceramic pots with potting soil, which tends to be

acidic. So I am seeing the most beautiful array of white, pink and blue shades that change

I got mine in the early fall but dawdled trying to decide

to me was that they get some

neighbor has Fairytrail Bride

Growing in containers has drainage, ease of feeding and most importantly in my case, portability. In other words, I can dial in the amount of sun I want them to get. Now if these beauties do reach 54 inches in width, their front entry loca-

NORMAN WINTER/TNS PHOTOS

LEFT: The morning dew glistens on the Fairytrail Fresco Cascade Hydrangea that is making its spring debut in garden centers everywhere.

TOP: The Fairytrail Fresco Cascade Hydrangea blooms in either pink or blue, depending on the soil pH, and starts flowering early in the season. This flower bed and grouping of containers together create a vibrant floral display.

tion will change to the back patio. But oh, how I love their look in containers.

Not too long ago I wrote this column about a “Hydrangea Heaven,” referring to partnerships in the landscape. But you know growing in containers and even positioning them with other pots creates opportunities for combinations. As gardeners we never really know how these combos are going to turn out, especially when you consider hydrangea blooms that may be white, pink or blue and even all three at once.

Thus, this year mine is wild and I love it. It looks like I was doing my best to have a venue

See Winter, Page 5

Jim Porter

Norman Winter

Mow to the right height for a stronger, healthier lawn

STATEPOINT

How short to mow is a commonly debated topic, and getting it right is not only tricky, but critical to a healthy lawn.

“The goal is to find the right height for the turf type. Mowing too low can over-expose your lawn to the sun, weakening the roots and creating the potential for a weed infestation; and mowing too high runs the risk of excess moisture build-up, creating a welcoming environment for pests and disease,” says Exmark marketing manager, Lenny Mangnall. “On the other hand, grass mowed to the right height can most effectively leverage vital sunlight, rain and nutrients for deeper, denser, stronger and healthier blades.”

A video that Exmark made to demystify lawn care explains that to strike the right balance, you should follow the golden rule of mowing: Never cut off more than one-third of the blade at a time, even if your lawn is overgrown. While you may feel like you’re saving time, overzealous mowing is doing your lawn a disservice. Gradually lowering your blades to the desired height will help maintain a strong root system and lush yard canopy.

Another consideration is grass type, with warm-season grasses and cool-season grasses falling into two mowing height ranges.

For warm-season grasses, like Zosia and Bermuda, drop the deck height of your mower close to its lowest setting, between 1-2 inches high. These grasses thrive in scorching summer sun and can handle a lower height. If you have cool-season grass, like Fescue or Kentucky Bluegrass, cut it a little bit higher, between 2.5-4 inches. These grasses are

Jones

From Page 2

judgment creditor.

With that court decree your buyer should be able to get clear title to his half.

Of course, the abstract will still be on the public record and, if not satisfied, can cause your buyer to have to go through the same song and dance down the road if he wants to sell.

But other than the partition action, there’s little you can do.

Tim Jones, Esq., is a real estate attorney in Fairfield. If you have any real estate questions you would like to have answered in this column, you can send an email to AllThingsRealEstate@ TJones-Law.com.

built for freezing winters and need some height as protection from the elements.

It’s also important to remember that over the course of a year, the height you mow to within the recommended range of your grass type will change. Once springtime rolls around, lower your deck height by a half inch from your normal summer height. This encourages new growth.

During summer, mow on the higher end of your grass type’s specified range. Taller grass provides shade to the soil, helping it retain the moisture needed to stay healthy and cool.

In fall, continue your normal summer routine, especially if you have warm-season grass. If you have a cool-season lawn, you might have to up your mowing frequency, as it’s this grass type’s prime growing season.

For the last mowing session of the year, drop your mowing height by half an inch again. That brings you up to winter, the perfect season for you and your lawn to rest. With most grasses going dormant in winter, mowing isn’t typically necessary. So take that time to do other activities and tasks you enjoy in the yard. For warmer climates, you can continue to mow, just cut down on the frequency to ensure a

healthier lawn.

For additional insights, watch “How to Determine Mowing Height,” an episode of “Done-InA-Weekend Projects,” an original series from lawn care equipment manufacturer, Exmark. To watch the video, visit Backyard Life –– a unique multimedia destination focused on helping homeowners improve their outdoor living spaces. There you can also download additional tips and view other Exmark Original Series videos.

Lawn care may seem complex, but with the right knowledge, you can cultivate a lush, thriving lawn this summer and beyond.

From Page 4

interest rate loan.

FYI: the CALHFA policy for DREAM FOR ALL, which I call the “greatest down payment assistance equity share program in American history,” will subordinate one time during the life of the equity share time period.

For now, all I can say is thank you CALHFA for helping 7,000 families become homeowners these last couple years and thanks for the great service.

Jim Porter, NMLS No. 276412, is the branch manager and senior loan adviser of Solano Mortgage, NMLS No. 1515497, a division of American Pacific Mortgage Corporation, NMLS No. 1850, licensed in California by the Department of Financial Protection and Innovation under the CRMLA / Equal Housing Opportunity. Jim can be reached at 707-449-4777.

STATEPOINT

A homeowner mows the lawn at the proper height to encourage deeper roots, better drought tolerance and a thicker, healthier yard throughout the growing season.

NORMAN WINTER/TNS PHOTOS

LEFT: Fairytrail Fresco Cascade Hydrangea blossoms start white and age to pink or blue depending on soil ph.

BOTTOM: Fairytrail Fresco Cascade Hydrangea is perfect for beds and containers and can reach 48-inches in height with a 54-inch spread.

Winter

From Page 3

that mimicked those gardens in Spain or Italy and maybe could imagine music in the distance. The Fairytrail Fresco took the lead in blooms as if they were saying, “Come on, guys and gals, show me what you got.”

Superbells Pomegranate

Punch calibrachoas survived the winter and started blooming in the same containers; in the adjoining bed Red Double Knockout roses, Uuplugged White salvias and Heliopsis (or false sunflowers) joined the flower fest. But my wife wanted her two large blue pots planted and included in the scene.

As usual her ideas rock and turned the scene into the real flower fest. These containers are full of ColorBlaze Rediculous coleus, Superbells Magic Pink Lemonde calibrachoas

“That’s Amore”!

It’s new it’s hot and you need two or three Fairytrail Fresco Cascade Hydrangeas to start your Flower Fest.

Norman Winter is a horticultur-

for the South” and “Captivating Combinations: Color and Style in the Garden.” Follow him on Facebook @NormanWinterTheGardenGuy. He receives complimentary plants to review from the companies he covers.

Did you know?

METRO

Open concept floor plans may be losing appeal. According to the design experts with Martha Stewart, open floor plans are giving way to a rise in separate spaces. Older homes with many rooms featured considerably less square footage than modern properties. According to Madeline Merin, a New York-based designer, the average size of a home in the United States has doubled from 1,000 square feet in 1950 to 2,300 square feet now. Instead of taking down walls, which is often done to make small homes seem more spacious, owners

of larger homes are looking to delineate between rooms to help homes feel more cozy. The global pandemic led some homeowners to rethink the rooms in their homes when many were forced to cohabitate around-theclock. Many would now rather see a return to defined gathering spaces and areas where residents can retreat for some privacy and personal time. Furthermore, Taylor Hill of Taylor Hill Interior Design says that some homeowners are increasingly appreciative of walls for their architectural appeal and not just for their utility in separating spaces.

A rundown on countertops

METRO

Kitchen renovations continue to top the list of improvements that offer a high rate of return on investment. Buyers pay attention to kitchens, which undoubtedly affects the ROI of kitchen renovations. According to the Journal of Light Construction’s “Cost vs. Value Report 2025,” a minor kitchen remodel offers an ROI of 113 percent, while a midrange remodel offers an ROI of 51 percent. Replacing a kitchen countertop can help homeowners see improvements to the functionality of their spaces and improve the value of their homes.

According to data from Grand View Research, the U.S. countertops market is projected to reach $35.57 billion in 2026, driven by homeowners who desire highvalue renovations over relocating. Those thinking about overhauling their spaces with new countertops can consider the leading materials and how they rank in cost, maintenance and durability.

Engineered quartz

The National Kitchen & Bath Association reports that 78 percent of design professionals expect quartz to be the preferred countertop material over the next several years. Quartz is non-porous, so it will resist stains, scratches and bacteria infiltration without having to be sealed. Unlike natural stone, quartz offers pattern uniformity, which makes it easier to map out seamless transitions. Quartz costs between $50 and $150 per square foot installed.

Granite

Granite still holds a considerable chunk of the countertops market and remains a solid standard for those who value a

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one-of-a-kind look of natural stone. Granite has exceptional heat resistance and adds significant resale value. However, it requires periodic sealing to maintain its good looks. Costs range from $40 to $190 per square foot.

Porcelain

Porcelain tiles and slabs are projected to become the fastestgrowing segment in the ceramic tiles market, according to reports from Yahoo Finance. High-precision printing technology enables porcelain to mimic rare marble and other stone with superior accuracy. Porcelain is even harder than granite and effectively impervious to UV rays. This makes the material a solid choice for outdoor kitchens. Plus, at a cost of $60 to $120 per square foot, it is competitive with other similar materials.

Butcher block

Those who appreciate a soft, organic texture and “warmth” in their spaces can look to butcher block. Wood is making a comeback, as many homeowners are moving away from stark, white designs. Butcher block is selfhealing, meaning scratches can be sanded out. Butcher block costs between $50 and $150 per square foot.

Laminate

Laminate is a budget-friendly option for homeowners at $20 to $80 per square foot, but is not as durable as other materials. Some laminates mimic the look of highend materials, and they don’t require much maintenance. Countertops affect the look and feel of kitchens and other interior and exterior spaces. Choosing materials comes down to cost, durability and maintenance.

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What to consider when installing or replacing patio doors

STATEPOINT

In addition to offering easy access to your home’s outdoor spaces, patio doors can enhance your life in a number of other key ways. Whether you’re installing patio doors for the first time or replacing existing ones, here are some of the advantages that patio doors provide, along with insights into maximizing these benefits:

Fresh Air

On a beautiful day, there is nothing more refreshing than throwing open the glass of your patio door and using the screen. ProVia patio doors incorporate a heavy-duty aluminum screen with BetterVue fiberglass mesh that improves airflow, keeps out insects and repels water. The specialized mesh also resists dirt and grime, and offers superior visibility.

Smart Design

Understanding how different patio door designs can meet different needs and priorities is important. For example, a hinged patio door is great for boosting airflow, enhancing a room’s interior design, and providing wider access to the outdoors. However, if you want to maximize space or

have limited clearance, a sliding door is likely your best bet. Take a look at the configuration of the room where the patio door will be placed to determine what would work best in your space.

Performance and Efficiency

Because patio doors are an exterior home element, it’s important that they be built to withstand the elements and that they provide optimal energy efficiency.

To that end, you may want to consider vinyl, which is recognized as a superior sliding patio door frame material that offers many key benefits. In particular, ProVia’s vinyl sliding glass patio doors are tested against the most stringent industry standards for air and water infiltration, wind load resistance, ease of operation and more. This means you’ll have little maintenance, lower heating and cooling costs, and increased comfort. It’s also a good idea to check the specifications of any product you’re considering and take a look at its performance rating to ensure it meets the needs of your local climate.

Beauty

Patio doors add natural light to a room, and draw atten-

New patio doors can improve natural light, energy efficiency and indoor-outdoor living, making it important for homeowners to consider style, material and functionality before installation or replacement.

tion to the beauty of your yard or patio. The doors themselves also offer a range of customization options that can complement your architectural style, from the configuration and construction of the door, to privacy and tinted glass options, to paint colors. Online tools such as the ProVia Design Center help you envision

how patio doors will enhance your home, and the Door Gallery will inspire you with a collection of images of various styles and finishes.

For more information about patio doors, including specifics about wood-clad vinyl sliding glass and hinged patio doors, plus options for internal blinds and privacy, tinted or decorative

glass, visit provia.com.

“A patio door installation or upgrade can make a huge impact on your day-to-day life. That’s why it’s so important to review your options to find the right product for your aesthetic and performance needs,” says Julie Monroy, product manager, Windows & Vinyl Patio Doors.