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Miller tour Friday night

The Aberdeen

The fourth annual Miller Mantel & Tree Tour will be from 6 to 9 p.m. Friday. PAGE 5E

At first glance, the plan’s wide footprint gives it a ranch-style flavor. But the low-pitched hipped rooflines are equally reminiscent of Prairie-style homes. PAGE 8E






EDMOND — For Vivian Waddell, retirement has offered the opportunity to learn something new and reconnect with the past all in one fell swoop. The longtime church organist and choirmaster began taking violin lessons soon after she and her husband, Ron Waddell, moved to Touchmark at Coffee Creek in Edmond three years ago. “My mother played, so I have her violin,” she said. “She’s been dead for quite a while, but that violin kept sitting there at the house unused. So I thought since I moved into this retirement place, I have more time. I don’t have to keep up the house and all that, so I can do something I want to do.” Her husband, who retired several years ago after 31 years with the Federal Ron and Vivian Waddell play music at their home at Touchmark at Coffee Creek in Edmond. PHOTOS BY DAVID MCDANIEL, THE OKLAHOMAN Aviation Administration, said his pace hasn’t changed since moving to and older in 2010, accordTouchmark. ing to the Pew Research “Once people find out Center. By 2030, when you’re retired, people they’ve all crossed the think you don’t have anythreshold, that portion thing else to do,” he said. will be closer to 18 percent. “But I’ve never had any And while many may problem finding somenot consider themselves thing to do, to keep busy.” old — the same Pew study The Waddells represent found most baby boomers a new breed of retiree, pin the term “old” to those those who maintain firm 72 and older — baby control over their lives boomers’ homes have ineven as they step out of the creasingly reflected at least work force. For them, what the possibility of new realthey’re entering may be ities. less of a retirement and “It’s simple on one more of a new chapter. hand, because you’re just That’s where places like putting in wider doorways, Touchmark come in. The wider hallways,” said gated community at 2801 builder Jim McWhirter, Shortgrass Road, near Kelwhose Gemini Builders has ly Avenue and Covell Road, constructed three retireboasts on its website that it Ron and Vivian Waddell’s home is in Touchmark at Coffee Creek, a gated neighment communities — offers “something for ev- borhood near Kelly Avenue and Covell Road in Edmond. Stonehaven Senior Living ery season of life” and at 4701 SE 44, Wellington comes through with op- pecially attractive to active have an eye toward the fu- changing and expanding, Parke at 3107 Tinker Diagtions targeting everyone retirees who may want to ture. and with the first wave of onal and Tealridge Assistfrom the active like the downsize and move closer “If there was a need, you baby boomers now march- ed Living at 2200 NE 140. Waddells to assisted living to family, said Melissa Ma- wouldn’t necessarily want ing past age 65, they’re to Built seven years ago, to memory care. haffey, executive director. your kids uprooted either,” keep changing and ex- Wellington Parke was GeThe neighborhood Many are attracted to what she said. panding. About 13 percent opened in 2006 and is es- Edmond offers. Many also Retirement options are of Americans were age 65 SEE RETIREES, PAGE 2E

It’s the time of the season for selling Are you a wannabe home seller who planned to get your place on the market during the springsummer selling season but are only now ready to sell? If so, don’t despair. It’s still possible to strike a good deal this winter. Real estate specialists said that although housing cycles are always in flux, there’s no one “right” season to sell. “General economic factors — like the health of the job market and consumer confidence — are much more important than seasonal variations in determining how much a home is worth,” said Fred Meyer, a veteran real estate broker and appraiser. While buyers are typically more numerous in the warmer months, sellers are as well — and that means stiffer competition for your property. “After nearly 50 years in the real estate field, I’m amazed at how it all seems to even out from one season to the next,” said Meyer, who sells property around Harvard University. Winter home-seekers often tend to be more earnest, said Eric Tyson, a personal finance expert

Ellen James Martin SMART MOVES

and co-author of “Home Buying for Dummies.” Here are a few tips for wintertime sellers: I Realize that your home’s value doesn’t depend on the season. Mary Biathrow, a longtime real estate broker, said the factors that most influence price are independent of time frame. How much you get for your home depends more on the desirability of your neighborhood, the quality of your local schools and the condition of your home. No matter when they sell, she urges owners to avoid the most common of home-selling pitfalls: pricing on the basis of wishful thinking. “Too many sellers are in denial about the value of their property. If their house is worth less than

before the recession, they don’t want to face that fact. Also, many people are in denial about all the repairs their home needs to be ready for sale,” said Biathrow, who’s affiliated with the Council of Residential Specialists ( “Nowadays, buyers are educated on price. They spend a lot of time previewing homes online before they even call an agent and to start looking around,” Biathrow said. I Remember that the math could work in your favor when trading up. As the economic recovery continues, home values have already begun rising in many neighborhoods. But if you’re living in an area where a housing recovery has yet to take hold, you might be tempted to wait until next spring or beyond, hoping your place might regain the value it lost. However, Biathrow said this strategy may not be the best approach for sellers who now find themselves in the financial position to move up to a larger or fancier home in the same general area.

The reason has to do with simple math. Assume, for example, that in your neighborhood both starter homes and upper-end properties have lost the same percentage of their value since the recession hit. In that case, the discount you obtain on your trade-up purchase will more than outstrip the cut you take on the home you’ve sold. “In a weak market, buyers moving up can do better than sellers moving down,” Biathrow said. I Go light on the decor if you’re selling during the holidays. Have you decided to take the plunge and sell around the winter holidays? If so, Biathrow recommends you keep your decorations simple. “Unless your rooms are large, this year you won’t want a huge Christmas tree and a lot of bows and boughs everywhere in the house. Too much decor makes a home look overfilled. And no one wants to buy a place that seems crowded,” she said. To contact Ellen James Martin, email her at UNIVERSAL UCLICK


HOME VALUES IMPACTED The effect on home values is an issue you’re likely to hear more about as Congress and the Obama administration wade deeper into “fiscal cliff” and comprehensive tax reform negotiations. PAGE 3E


HOME ENERGY BOOK If you’re serious about buttoning up your home, Bruce Harley’s “Insulate & Weatherize” offers serious advice. Harley, an energy efficiency expert with a background in electrical engineering and energy auditing, takes a comprehensive approach to the topic. He helps readers understand the science behind air movement, heat loss and moisture buildup in a home, and then guides them in pinpointing and solving problems. The book covers air sealing, insulating and weatherizing, as well as related issues such as providing adequate ventilation, choosing heating and cooling systems and reducing energy use. “Insulate & Weatherize” is published by Taunton Press and priced at $21.95.

VIRTUAL WINDOW You don’t need a window to have a view. Iowabased Sky Factory makes a virtual window called Escape that’s a high-definition LED screen inside a casement window. The screen plays videos of nature scenes, complete with sound — and you can even add music, if you wish. The Escape lets you choose from about 35 scenes, each of which contains eight one-hour videos that can play sequentially for eight hours. You can watch the moon rise over the Wind River Range in Wyoming, for example. Pricing varies, but a company spokesman described the window as a high-end installation. Information is at www. MCT INFORMATION SERVICES

INDEX Permits Barry Stone

6E 7E






Left: A step-in shower is one feature of the aging-inplace approach to design at Touchmark at Coffee Creek in Edmond. PHOTOS BY DAVID MCDANIEL, THE OKLAHOMAN

Retirees: Gemini built 3 communities FROM PAGE 1E

mini’s first foray into retirement communities, and McWhirter said he built it for a simple reason. “I couldn’t find a place good enough for my mother,” he said. It’s not so simple on the other hand, though, since retirement communities also have to address the hurdles their residents face as they grow older, including possible illness and impairment — not to mention staving away boredom. “It’s not uncommon at all for us to have a good percentage of residents in their 90s in assisted living now that are healthy and running around,” McWhirter said. Bryan Kim Turner, of Red Rock Builders, is building the homes at Touchmark, places ranging from 1,690 square feet to 2,360 square feet with maintenance and housekeeping services available. Incoming residents can tweak designs to their needs — the Waddells, for example, made sure there was room for their grand piano and extra bookshelves. They and their neighbors can enjoy a meal at home or meet up at the community dining room, Mahaffey said, and a whole host of outings, activities and volunteer opportunities are there for the choosing. “That’s one of the nice things about the more active lifestyle communities,” she said. “They’re going to find others within their networking of their own neighbors that they enjoy being around.” And many take comfort in knowing that if they do need extra help the options are close at hand, she added. Touchmark also offers assisted living and memory care. The Waddells packed up a home of more than 40 years and left Bethany to move into Touchmark. “We wanted to get out from homeownership and all that entails,” Vivian Waddell said.

Ron and Vivian Waddell’s expansive bedroom has more than ample room for sitting and other space. PHOTOS BY DAVID MCDANIEL, THE OKLAHOMAN

Bryan Kim Turner

Melissa Mahaffey

Ron and Vivian Waddell show the kitchen at their home in Edmond.

But what they have found in the last three years can’t be boiled down to dollars and cents. “We had gotten to where we really didn’t know our

neighbors much where we were in Bethany,” she said. “But this is just a really friendly community, and pretty much everybody knows each other.”

Jim McWhirter

A wall of bookshelves towers over twin work spaces in Ron and Vivian Waddell’s office at their Edmond home.






Housing and tax reform is complex mix WASHINGTON — What would happen to home values in the event that popular real estate deductions for mortgage interest and local property taxes were cut significantly? It’s an issue you’re likely to hear more about as Congress and the Obama administration wade deeper into “fiscal cliff” and comprehensive tax reform negotiations heading into 2013. Some of the forecasts are scary: Any significant reductions in these longestablished tax benefits would inevitably trigger declines in home values. Under some circumstances, they could be well into the double digits — 15 percent, according to Lawrence Yun, chief economist of the National Association of Realtors. “That’s how much we can expect values to fall as buyers discount the value of the deduction in their purchase offers,” Yun said. Other projections are

more nuanced: Yes, cutting back on real estate write-offs could make homes less attractive financially, but other potential features of a final tax compromise could counteract the loss of deductions, softening the net impact on values. Plus no one on Capitol Hill is talking at the moment about eliminating the mortgage interest or property tax write-offs, just capping them in some way for higher-income individuals. So what can you believe? Here’s a quick overview of what is inherently a complicated subject. Start with the basics. Both President Obama and some Republicans hinted during pre-Thanksgiving preliminary fiscal discussions that they might be open to raising revenues in part by limiting unnamed deductions and “loopholes” in a tax reform package next year. When it comes to de-


ductions for taxpayers who itemize, there are hardly any bigger than the mortgage interest writeoff ($90-plus billion a year in revenue costs to the Treasury) and local real estate property taxes (roughly $20 billion a year). They are perennially high on the list of reformers who seek to streamline the sprawling federal tax code. For much of his first term, President Obama advocated putting a cap on deductions by upper-income taxpayers — singles with more than $200,000 in adjusted gross income and joint-filing married couples with income in excess of $250,000. Under Obama’s plan, these tax-

Here are tips to get your home ready for winter BY KATY READ AND CHRISTY DESMITH Star Tribune

MINNEAPOLIS — Here’s how to get through this winter without burst pipes, broken furnaces, heat loss, ice dams, house fires, flooded basements, unwanted critters, huge energy bills, cold feet and other problems that can plague the frigid-weather homeowner.

Chimney Have it inspected by a professional chimney inspector every year. Have it cleaned every year or two, or more if you have a lot of fires or tend to burn softer woods. A chimney cap with a rain hood and screen will minimize rain damage and keep critters out.

Fireplace Stock up on clean, dry firewood. A fireplace store can recommend someone to deliver and stack it for you. Store it away from your house to keep mice and other vermin at a distance. Close the damper when the fireplace is not in use. When you’re using it, turn down the thermostat and open a window near the fireplace to prevent warm air from being pulled from other parts of the house. Install glass doors on the fireplace to keep warm air from being drawn up the chimney. If you use the fireplace frequently, a fireplace insert improves efficiency by blowing heat into the room and limiting heat loss up the chimney.

Cold in, heat in Reducing air leaks and properly insulating walls, crawl spaces and floors can cut energy bills by up to 10

percent. Seal leaky ducts with metal-backed tape or aerosol sealant. Consider having your insulation updated to save money, improve comfort and lower the risk of ice dams. Set your thermostat between 65 and 70 degrees when you’re home; lower it when you’re sleeping or away from home for more than a few hours. Use a programmable thermostat to make the switches automatic. On sunny days, open curtains and blinds to let the sun’s heat in. Close them at night to trap the warmth inside. Close or install storm windows, which reduce drafts and frost formation and can cut heat loss through the window by 25 to 50 percent. For a cheaper alternative, cover windows with plastic. Schedule a home energy audit. A professional will inspect your home and identify ways you can save on energy, including windows, insulation, and heating and cooling systems. Cost: $30 to $100.

Keep rooms toasty Run your ceiling fan at low speed in reverse direction (clockwise) so the blades drive warm air down into the room.

Heating Change your furnace filters per the manufacturer recommendations. Most homes are built with a1-inch filter which should be refreshed every month. Clean your furnace before the first cold spell. If your furnace isn’t too dirty, you can save money by vacuuming the blades yourself. Get acquainted with your house’s ductwork. Most homes are equipped with dampers, allowing

you to change the volume of heat delivered upstairs, downstairs and all rooms in-between.

Plumbing Disconnect your garden hose, shut off the water valve and drain the spigot — even if you have a frostfree faucet. Drain the sediment from your water heater. This should be done once or twice every year.

Pests Repair any exterior damage that might invite pests. Carpenter ants like leaky pipes, warped storm windows and tattered roof shingles, whereas frayed screens and chewedthrough door sweeps attract rodents. Clear your garage of mice-magnets, especially if you have an attached garage. This isn’t the place to stash woodpiles and unsealed birdseed.

Gutters Clean debris from gutters and downspouts. Open any roof drains or vents.

Roof Check the caulking around vents and chimneys and other roof protrusions to make sure the seal is tight. If you tend to have problems with snow and ice backup, consider installing electrical heat tapes to keep melted snow flowing off the roof. MCT INFORMATION SERVICES

payers could not take deductions beyond the 28percent marginal bracket level, even though they might be in the 33-percent or 35-percent brackets. Mortgage interest, real property taxes, charitable and other write-offs would be affected by such a cap. But would limiting real estate deductions necessarily lead to lower home prices? A 1995 study by the consulting firm Data Resources Inc. estimated that a consumption-based “flat tax” that repealed all deductions would lead to a 15-percent aggregate decline in home values, costing owners $1.7 trillion in equity holdings. More recently, a 2010 study for the Tax Policy Center of the Brookings Institution and the Urban Institute sought to model the effects of Obama’s tax reform proposals for fiscal 2011 — limiting mortgage interest and property tax deductions to the 28-per-

cent bracket level, and the simultaneous increase in the highest-income tax brackets back to the levels existing before 2001. In one scenario, when taxpayers in the 33-percent bracket had their mortgage interest deductions limited to 28 percent, with no other tax changes, housing values dropped by 6.9 percent to 15 percent, according to the study. The restrictions would have the heaviest effects on houses in areas of the country with relatively high local tax rates and where the costs of renting a home or apartment are favorable when compared with the costs of purchasing, including California and portions of the East Coast. The author of the study, Benjamin H. Harris, said in conclusion that “while none of the president’s proposed tax reforms are directed at changing the value of housing, it is clear

that under certain assumptions, the proposals would have dramatic effects on housing prices.” The reference to “certain assumptions” is key here. Nobody knows what shape tax reform, if it occurs in 2013, will take: how drastically housing benefits are pared back, how long a transition period is provided, and what other elements in the final deal might serve to cushion the impact on homes, such as by spurring more vigorous economic growth, lower federal deficits and debt. But for a segment of the economy such as housing, where asset values are tied in part to long-standing tax subsidies, almost any change that reduces those benefits appears likely to have at least a mildly negative effect on pricing. That is what is now in play on Capitol Hill. Ken Harney’s email address is WASHINGTON POST WRITERS GROUP






4 key questions to ask before hiring contractor Q: I have a number of small projects that need doing around the house. What is a good way to find a qualified handyman? I have looked in the Yellow Pages of the phone book and made a couple of calls, but they have not responded to come to my home and give me an estimate. I know I should ask them if they are insured and bonded. Are there other questions I should ask before hiring a handyman for a project? A: There are actually a couple of steps that I recommend to anyone looking to hire a contractor of any type, including a handyman: I Know specifically what you want to have done. The more information you have available for the contractor, the better. I Try to get personal referrals, rather than relying on the phone book. If you have a friend or a relative who had some work done on their home that they

were pleased with, that’s a great starting point. You can get some feedback about the contractor’s skill level, price, scheduling, level of cooperation, and much more. There are a lot of contractors out there to choose from, and, like most businesses, they succeed or fail mostly by their reputation, so a good referral is helpful. There are other sources of referrals as well. If you see some work going on down the street, stop and talk to the homeowner. Most people are more than willing to share their experiences — both good and bad — about the contractor they’ve hired, and here again you can get some great firsthand information. Material suppliers are also great sources. Ask the people where you buy your lumber or your plumbing supplies if they know of anyone who’s particularly good at the type of project you have in mind. Retailers have a reputation to pro-

Paul Bianchina HANDY @ HOME

tect as well — they want to keep you happy and coming back as a customer — so they will typically refer only those contractors who they know are honest and will do a quality job. Other good sources of referrals include real estate agents, insurance agents, property managers, your utility company and your local building department. I When you have a referral or two, call the contractors to set up an appointment. Ask the following four questions: I Do they do the specific type of work you’re looking for? It could be they no longer do kitchens or room additions, or they now do remodeling and have stopped building new homes. Clarify that upfront.


The Listing of the Week is at 13040 Water Rock Lane in Arcadia.


5-bedroom home has wooded views The Listing of the Week is a large 1 ½-story home with wooded views in Arcadia. The 4,320-square-foot home at 13040 Water Rock Lane has five bedrooms, 3 ½ baths, two living rooms, two dining areas and an attached three-car garage. The family room has a fireplace and ceiling

fan. The kitchen has a pantry. The master bedroom has a walkout balcony, whirlpool tub with separate shower, his-and-her vanity and walk-in closet. The home has wood flooring, an underground sprinkler system and security system. The main level is up and the secondary level is down.

The home, built in 2005, is listed for $499,000 with Tammy Sais of Keller Williams Realty. For more information, call 205-2778 or 354-4888. Nominations for Listing of the Week are welcome. Send a copy of the MLS information sheet on a single-family home to The Oklahoman, Richard Mize, P.O. Box 25125, Oklahoma City, OK 73125. Nominations may be faxed to 475-3996.

I What is their schedule like? If you have a project that has to be done within the next month and the contractor can’t even start until then, there’s no point in wasting your time or theirs. I Can they provide you with referrals? Most companies are more than willing to provide you with names and phone numbers of past clients. If they can’t or won’t provide you with referrals, don’t hire them. Between the time you call the contractor and the time the contractor comes out, be sure to follow up on a couple of the referrals and get some feedback from the homeowners. I What is the contractor’s name and license number? Get the contractor’s full legal business name, address and business phone number, as well as their contractor’s license number. Immediately follow up on this information, and call the contractor’s board to verify the status of the license

and that all of the proper bonds and insurance policies are in place. Q: We are remodeling our 27-year-old house. Is it common practice for the electrician and heating, ventilation and air conditioning (HVAC) contractors to “line up” the vents and any lighting fixtures on the ceiling in each room? Also, when wrapping the ductwork of the HVAC system in the attic, how important is it for the wrap to be tightly secured around the ductwork relative to the money saved in monthly bills? When I look up in the attic, I can see the yellow insulation (underside of the wrap) and there are gaps in the insulation where the duct meets the main air handler. I am concerned this is going to make my energy bills higher because air might escape. Are my concerns justified? A: There’s no common practice for lining up vents

and light fixtures. Ceiling vents are typically installed at the outer perimeter of the room, and most commonly over windows. That’s done so that the heat or air conditioning coming in from the vents will help offset the cold or hot air coming in from the windows and the exterior walls. Light fixtures, on the other hand, are typically centered to the room, or spaced to give the best quantity and quality of light for the layout of a given room space and usage. All insulation around ductwork should be well secured, with a minimum of gaps. Every gap in the insulation will allow heated or cooled air to escape from the ductwork into the unconditioned air of the attic. That will definitely affect the efficiency of the heating/cooling system. Remodeling and repair questions? Email Paul at All product reviews are based on the author’s actual testing of free review samples provided by the manufacturers. INMAN NEWS






‘Housewives’ cast member needs to find a new mansion to party BY LAUREN BEALE Los Angeles Times

Mike Stuart stands beside the Christmas tree in his home at 1221 N Miller Boulevard, which will be part of the Miller Mantel & Tree Tour. PHOTO BY PAUL HELLSTERN, THE OKLAHOMAN

Miller Mantel & Tree Tour set for Friday FROM STAFF REPORTS

The fourth annual Miller Mantel & Tree Tour will be from 6 to 9 p.m. Friday. “Miller residents love to showcase the uniqueness and beauty of our homes,” said organizer Mike Stuart. “There will be five homes on this year’s tour. Again, we are striving to raise money to continue our neighborhood lighting campaign. “This is Phase 2 of the campaign since we have already generated enough money to have 13 lights installed throughout the neighborhood. Our goal is to have all of Miller well lit with the decorative lights, enhancing the beauty of Miller and continuing our ongoing mission to keep Miller a safe place to live.” The cost is $10 per person to tour all homes. Tickets can be purchased at 23rd Street Antique Mall, 3023 NW 23, and Garden Gate Antiques, 1307 N May Ave., or at any stop on the tour. Tour stops are: I Dusty Peck and Dr. Darin Stockton, 2719 NW 11. I Kathryn Morris and Laura Morris, 2500 NW 13. I Teri Fleming, 2600 NW 13. I Alicia Williams, 2809 NW 13. I Mike Stuart and Bruce Hall, 1221 N Miller.

tor, a rooftop deck, two master bedroom suites, another bedroom and four bathrooms. Strahan, 40, has boosted ratings since his arrival this fall on “Live! With Kelly and Michael,” which he co-hosts with Kelly Ripa. The defensive end played for the New York Giants his entire NFL career, setting a record for sacks in a single season and retiring in 2008 after the Giants won Super Bowl XLII. Public records show that Strahan bought the Hermosa Beach property in 2005 for $2.2 million.

LOS ANGELES — Following a well-worn plot line since the mortgage meltdown, actress Lena Headey recently sold her Hollywood Hills West home for 25 percent less than she paid in 2008. The updated Midcentury Modern-style home, on about a quarter of an acre, sold for $1.349 million. Features include vaulted ceilings, walls of glass, an open-plan layout, a living room fireplace and a bar. The kitchen opens to a media-family room with skylights. There are three bedTempting the market rooms, 2 bathrooms and 2,507 Otis Williams, co-founsquare feet of living space. der of the R&B/soul group Headey, 39, stars as Queen the Temptations, has listed Cersei Lannister on the HBO his Woodland Hills home for fantasy series “Game of sale at $849,000. Thrones” (2011-present). She Fox NFL analyst Michael Strahan and his fiance, The gated Mediterranehad the title role in the 2008- former model Nicole Murphy, have sold their 09 series “Terminator: The California town house for $1.725 million. MCT PHOTO an-style home, built in 1989, features a two-story living Sarah Connor Chronicles.” She paid $1.8 million for the home, rooms in nearly 20,000 square feet room, three fireplaces, a billiards room, an office, four bedrooms and 4 of living space. public records show. Maloof, 51, has been on the reality bathrooms. There are about 3,600 Reality realty series since 2010. Nassif, who also square feet of living space in two stoReality TV’s Adrienne Maloof of has appeared on the show, filed for a ries. “The Real Housewives of Beverly divorce in August. Williams, 71, is a singer, songwritHills” and her estranged husband, er and record producer. The baritone plastic surgeon Paul Nassif, have sold Host heaves home is the last surviving member of the Michael Strahan, who has been original Temptations lineup and has their mansion in gated Beverly Park for $19.5 million. The manse had doing swimmingly on daytime TV continued to tour. come on the market less than a since he replaced Regis Philbin as The Grammy-winning group’s “Live!” co-host, has one fewer place hits include “Can’t Get Next to You,” month earlier at $26 million. Built in 2000, the Richard Lan- near the water now. His town house “My Girl,” “Papa Was a Rollin’ dry-designed French chateau sits in Hermosa Beach has sold for $1.725 Stone” and “Just My Imagination (Running Away With Me).” behind gates on 2 acres containing a million. Williams bought the property in The former NFL superstar and Fox guesthouse, swimming pool, pool house and tennis court. Features in- football analyst had listed the cus- 1999 for $485,000 as “a low mainteclude a two-story entry with a tom walk-street home in August at nance home he could lock up and leave” while on tour, according to sweeping staircase, a formal dining $1.849 million. A block from the beach, the L.A. Times archives and public reroom that can seat 14, a paneled library, a home theater, a wine cellar, a 2,560-square-foot two-story house cords. gym, eight bedrooms and 11 bath- features dual living rooms, an elevaMCT INFORMATION SERVICES




Permits Oklahoma City Fuller Miller Construction, 3700 S Eastern Ave., manufacturing, add-on, $3,120,000. Zimmerman & Hardy LLC, 313 NW 61, medical clinic-office, erect, $495,000. Ignarri Lummis Architects, 2120 W Memorial Road, retail sales, remodel, $465,000. Saratoga Roofing & Construction, 3316 NW 173, residence, erect, $450,000. Johnston Builders, 9208 N Kelley Ave., office, erect, $450,000. Caston Construction, 2220 S Interstate 35 Service Road, manufacturing, erect, $400,000. Evans Building Concepts, 300 NE 139, officewarehouse, erect, $400,000. Smith Construction Co. Inc., 3021 NE 50, automotive repair-wash, add-on, $380,000. Saratoga Roofing & Construction, 17841Prairie Sky Way, residence, erect, $350,000. Eric Cheatham Construction Co., 12616 Quartz Place, residence, erect, $332,000. Eric Cheatham Construction Co., 13605 Cascata Strada, residence, erect, $325,000. Oscar J. Boldt Construction, 12 NE 36, manufacturing, remodel, $300,000. Evans Building Concepts, 324 NE 139, officewarehouse, erect, $275,000. Eric Cheatham Construction Co., 12608 Quartz Place, residence, erect, $269,000. J. Bentley Developments LLC, 3105 NW 157, residence, erect, $250,000. D.R. Horton, 6024 NW 160, residence, erect, $237,020. Heartland Homes LLC, 2421 NW 175, residence, erect, $233,900. Ideal Homes of Norman LP, 18504 Feliz Drive, residence, erect, $211,000. Blue Ribbon Construction LLC, 7200 Morning Song Drive, residence, erect, $210,000. D.R. Horton, 15612 Blue Jay Drive, residence, erect, $207,990. Todd Cooper Homes Inc., 13336 Greenscape Road, residence, erect, $205,000. Mashburn Faires Homes LLC, 3108 SW 136, residence, erect, $204,000. Todd Cooper Homes, 13340 Greenscape Road, residence, erect, $201,000. Jason Powers Homes, 12720 NW 6, residence, erect, $200,000. Mashburn Faires Homes LLC, 3101 SW 140, residence, erect, $200,000. Timber Craft Homes LLC, 7112 Stinchcomb Drive, residence, erect, $199,692. Blue Ribbon Construction LLC, 7224 Morning Song Drive, residence, complete, $195,000. D.R. Horton, 16217 Wynchase Drive, residence, erect, $187,550. Design Development Service, doing business as Elite Quality Homes, 12404 Heathfield Lane, residence, erect, $183,000. Design Development Service, doing business as

Elite Quality Homes, 12620 Lapis Lane, residence, erect, $183,000. Hollingsworth Homes LLC, 6632 Whispering Grove Drive, erect, erect, $180,000. Prime Development, 7509 Runner, residence, erect, $180,000. Prime Development, 19448 Northpark Court, residence, erect, $180,000. Prime Development, 2305 NW 194, residence, erect, $180,000. Stanley Fine Homes LLC, 19412 Fieldshire Drive, residence, erect, $175,000. D.R. Horton, 6000 NW 161, residence, erect, $166,400. D.R. Horton, 5916 NW 161, residence, erect, $156,800. Mashburn Faires Homes LLC, 416 SW 170 Terrace, residence, erect, $153,600. D.R. Horton, 11105 SW 40, residence, erect, $150,200. Blue Ribbon Construction LLC, 7212 Morning Song Drive, residence, complete, $150,000. Mashburn Faires Homes LLC, 9500 Watercrest Court, residence, erect, $133,000. Johnston Builders LLC, 5519 NW 128, residence, erect, $130,000. D.R. Horton, 9716 Allie Hope Lane, residence, erect, $123,800. D.R. Horton, 16112 Wind Crest Way, residence, erect, $121,150. A-List Construction, 4717 Granite Drive, residence, complete, $115,000. D.R. Horton, 11009 SW 38 Circle, residence, erect, $113,400. United-Bilt Homes LLC, 18701 Patterson Drive, residence, erect, $112,025. Ideal Homes of Norman LP, 504 Nathan Way, residence, erect, $112,000. Home Creations, 12001 NW 138, residence, erect, $110,600. A-List Construction, 4705 Granite Drive, residence, erect, $110,000. D.R. Horton, 9809 Summerhill Lane, residence, erect, $108,900. D.R. Horton, 6004 NW 161, residence, erect, $103,600. Jonathan Hayes, 817 NW 38, residence, add-on, $100,000. Monarch Construction Co. LLC, 10905 SW 32 Terrace, residence, erect, $100,000. Monarch Construction Co. LLC, 3409 Sardis Way, residence, erect, $100,000. Monarch Construction Co. LLC, 10921 SW 30 Terrace, residence, erect, $100,000. Rausch Coleman Homes LLC, 9636 Evie Drive, residence, erect, $100,000. Rausch Coleman Homes LLC, 9613 Kylie Drive, residence, erect, $100,000. Real Property Construction LLC, 19 NE 3, condominium-townhouse, remodel, $100,000. Home Creations, 2429 NW 197 Terrace, residence, erect, $85,400. Central Oklahoma Habitat For Humanity, 8521 Durland Way, residence, erect, $85,000. Home Creations, 2340 NW 197, residence, erect, $83,200. Vintage Dwellings LLC,

REAL ESTATE 4100 Lake Drive, residence, add-on, $80,000. Home Creations, 2328 NW 198, residence, erect, $78,800. Chickasaw Nation, 4001 N Lincoln Blvd., shell building, remodel, $65,000. Whitfield Custom Homes LLC, 6717 NE 113, residence, add-on, $60,000. Caston Construction, 2211 S Jordan Ave., manufacturing, add-on, $40,000. Westwind Enterprises, 9009 NW 10, manufactured home, move-onmobile home park, $33,000. Randy Brown, 11220 SE 74, accessory, erect, $32,000. Barbara J. Gilbreath, 2109 SW 28, residence, fire restoration, $30,000. JNC Transport, 9717 NW 10, manufactured home, move-on-mobile home park, $30,000. JNC Transport, 9717 NW 10, manufactured home, move-on-mobile home park, $30,000. JNC Transport, 1400 Windsurf Way, manufactured home, move-onmobile home park, $30,000. JNC Transport, 3308 SE 89, manufactured home, move-on-mobile home park, $30,000. JNC Transport, 3308 SE 89, manufactured home, move-on-mobile home park, $30,000. JNC Transport, 3308 SE

89, manufactured home, move-on-mobile home park, $30,000. JNC Transport, 7901 S Council Road, manufactured home, move-onmobile home park, $30,000. Jose Torres, 3615 Wimberley Creek Drive, storage, erect, $22,000. Kenneth Crume, 8800 S Hiwassee Road, barn, erect, $18,000. Tom Coniglione, 318 NW 17, residence, remodel, $16,000. Authentic Custom Homes LLC, 14129 Kenley Way, residence, add-on, $15,000. Hollingsworth Homes LLC, 6632 Whispering Grove Drive, accessory, erect, $15,000. Sine Construction LLC, 1116 NW 51, restaurant, add-on, $15,000. Zimmerman Construction, 8504 Meadow Lark Lane, residence, add-on, $12,600. Garnet A. McLean, 2700 NE 98, accessory, erect, $12,000. Abraham Rangel, 3643 NW 15, residence, add-on, $11,000. Oscar Garcia, 3913 Flynn Ave., residence, erect, $10,000. Jim Irvin, 4502 Shady Oaks Circle, accessory, erect, $8,000. JNC Transport, 7901 S Council Road, manufactured home, move-onmobile home park, $5,000. JNC Transport, 7901 S


Council Road, manufactured home, move-onmobile home park, $5,000. JNC Transport, 7901 S Council Road, manufactured home, move-onmobile home park, $5,000. JNC Transport, 1425 Whitecap Lane, manufactured home, move-onmobile home park, $5,000. Sprint Spectrum LP, 7431 NW 85, tower- antenna, install, $5,000. Charles Rogers, 2320 Tuttington, storm shelter, install-storm shelter, $3,340. Kristina Morris, 12301 Endor Drive, storm shelter, install-storm shelter, $3,055. Bill and Vonda Kellum, 7615 Deer Meadow Drive, accessory, erect, $3,000. Duc Pham, 11012 SW 7 Circle, storm shelter, install-storm shelter, $3,000. Hung Ngo, 9345 SW 21, storm shelter, installstorm shelter, $3,000. Sooner Carports, 2520 NW 40, canopy-carport, erect, $3,000. Luis Garcia, 9604 Kylie Drive, storm shelter, install-storm shelter, $2,995. Deborah Thompson, 10705 Green Valley Road, storm shelter, installstorm shelter, $2,800. No name provided, 17501 Prairie Hay Trail, storm shelter, install-storm shelter, $2,800.

Bill and Geri Mentzer, 1712 NW 182, storm shelter, install-storm shelter, $2,700. Kirstin Liebhardt, 404 NW 147 Terrace, storm shelter, install-storm shelter, $2,695. Linda S. Bacon, 5615 Panther Cove, storm shelter, install-storm shelter, $2,500. Sooner Carports, 1229 SW 97, canopy-carport, erect, $2,500. Virginia Thompson, 19416 Rock Spring Drive, storm shelter, installstorm shelter, $2,500. Deepak Verma, 2432 NW 175, storm shelter, install-storm shelter, $2,395. Pleasant Ridge Baptist Church, 10800 NE 141, church, remodel, $2,000. Gilberto Montoya, 1417 SW 31, residence, remodel, $1,700. Jonathan Hayes, 817 NW 38, accessory, remodel, $1,500. Lance Wheeler, 4800 S MacArthur Blvd., officewarehouse, remodel, $1,500. Terri Hamilton, 820 SW 49, add-on, add-on, $1,500. Jose Fernando Avila, 905 SE 42, residence, addon, $1,000. Vicky Hua, 2900 N Classen Blvd., amusement, remodel, $1,000.

Demolitions Ralph Willis, 1505 NW 34, single-family residence. Bill Walker, 1605 N Independence Ave., storage.






Is home inspector liable after one year? DEAR BARRY: When we bought our house, the home inspector found nothing wrong with the heating system. One month after moving in, we turned on the furnace but got no heat on the second floor. We immediately complained to the inspector. He came back to the house and said that nothing was wrong. A year has gone by, the problem has not been solved, so we hired another home inspector. He found many defects that were overlooked by the first inspector, including a disconnected heat duct to the second floor. The first inspection was warranted for one year only. Now that the year has passed, what can we do? Corey


DEAR COREY: You complained to your home inspector one month after buying the property. That was well within the oneyear limit. The fact that the inspector did not acknowledge the problem at that time is irrelevant. Your claim was made within the first year, so the inspector is not relieved of liability. If the inspector is unwilling to admit his mistake, you can file a complaint in small-claims

court. When the judge sees the second home inspector’s report, your position will be strong. But before taking that step, get some advice from an attorney regarding the best way to approach this. A letter from the attorney to the inspector may be sufficient to resolve the entire matter. You should also find out if the home inspector has insurance for errors and omissions. DEAR BARRY: Our home inspector reported a leaking seal at the base of the toilet. After moving in, we hired a plumber to fix the leak. When he lifted the toilet, the wood beneath it was wet and rotted. Shouldn’t our inspector have disclosed this damage, as well as the leak? And is he liable for

If the inspector is unwilling to admit his mistake, you can file a complaint in small-claims court. When the judge sees the second home inspector’s report, your position will be strong. But before taking that step, get some advice from an attorney regarding the best way to approach this. the cost of the additional repairs? Maggie DEAR MAGGIE: If a home inspector discovers a leaking toilet seal, the repair should be done before you close escrow. That way, moisture damage under the toilet can be discovered before you take possession of the property. Waiting to do the repair at

a later date was not a good idea. If your home inspector was on the ball, he would have recommended that the repair be done before the close of escrow. However, he cannot be held liable for a defect that was in a concealed location. DEAR BARRY: Do double-pane windows have to be inspected for broken

seals when you sell a home? Debbie DEAR DEBBIE: Sellers should disclose all defects of which they are aware, including evidence of leaking dual-pane windows. However, sellers are not obligated to perform an inspection for this type of defect. Home inspectors, if they are good at what they do, typically check for fogging or dry stains between dual-pane windows. In many cases, this evidence is very faint and difficult to see. It takes a well-trained eye to spot the telltale traces of leaking dual pane windows. To write to Barry Stone, please visit him on the web at www.housedetective .com ACTION COAST PUBLISHING







What the pros do Aberdeen offers variety of looks to maintain homes

At first glance, the Aberdeen’s wide footprint gives it a ranch-style flavor. But the low-pitched hipped rooflines are equally reminiscent of Prairiestyle homes, popular in the early 1900s. The rustic stone veneer and cleanlined metal roofing give it a crisp, intriguing look. Passing through the stick-accented, vaulted porte-cochere, you step into a wide, vaulted foyer, awash in natural light. Wide Craftsman windows flank the front door, while custom-angled gabled transoms fill most of the high foyer vault above. The foyer expands out into a vaulted, hexagonal great room, as bright as it is spacious. Build it in the right location, and the rear view will be breathtaking. Stone veneer columns support the covered patio that wraps across most of the rear, so there’s plenty of outdoor living space from which to enjoy that view. On the left is a two-way fireplace, also viewable from the sitting area of the owners’ suite. On the right is the kitchen, open to the great room across a raised eating bar. This gourmet cooking area has a work island that boosts the already abundant counter and storage space. A desk could be built into the kitchen-nook juncture. The luxurious, vaulted owners’ suite is on the left. Flames in the Aberdeen’s two-sided fireplace can be enjoyed from the bed or sitting area, where double doors swing in to provide direct access to a covered patio and spa tub. A roomy walk-in closet


is across from a smaller one, and the luxurious bathroom offers direct patio access. Two more large bedrooms share a two-section

bathroom in the right wing, and a powder room is near the kitchen, as well. A review plan of the Aberdeen 10-428, including floor plans, elevations, section and artist’s conception, can be

purchased for $25 by phone, mail or online. Add $5 for shipping and handling. Associated Designs, 1100 Jacobs Drive, Eugene, OR 97402. www.associated (800) 634-0123.

Want to ensure your home is ready for winter and not lacking any regular maintenance? You can hire a pro. Here are some tips and suggestions from Pete Frizzell, owner of Home Maintenance Solutions in Kansas City, Mo. Q: What types of maintenance do you do inside the house? A: In a kitchen, for example, we clean behind the refrigerator and inspect for leaks. We replace the water filter on the refrigerator. We deodorize and inspect the garbage disposal. We clean range hood filters. We clean dishwasher filters. We seal natural stone countertops. We inspect plumbing connections at the sink. We clean faucet and sprayer aerators. We inspect outlets. We caulk joints between sink and countertops. We adjust and tighten cabinet doors and drawers. We have a checklist of things we do in the bathrooms and other rooms, including cleaning inside light fixtures — the kind of things people forget to do. Q: What about exterior maintenance? A: We clean gutters and inspect them. We inspect the chimney. We clean oil stains from garage floors. There’s an extensive checklist. Q: Why should someone have maintenance performed on their Water heaters are house? drained and flushed to A: A lot of homeowners help keep them from don’t know what to look bursting. THE OKLAHOMAN for. I’ve saved clients monARCHIVE PHOTO ey. One of my first clients had a window leak behind the couch. I was able to detect the leak and have the windows repaired, which cost a few thousand dollars. A neighbor with the same builder and window manufacturer had replaced windows for $40,000. I recently identified a nonworking sump pump, which prevented flooding problems. Q: What type of home maintenance is under the radar? A: Water heaters. We drain and flush them because they can burst. Also, refrigerators last longer if you clean the coils. Q: What should we do in preventive maintenance to winterize our homes? A: Inspect the weatherstripping and make sure the furnace is tuned up. MCT INFORMATION SERVICES






Some big new ideas for small spaces Splurge

BY KAREN SULLIVAN The Charlotte Observer

It makes sense to spend a little more to dress up a powder room or tiny kitchen, because pricey materials will be used in small quantities. Use high-end flooring, wallpaper or marble that you could not afford in a large space, Foresman said. Las Vegas designer Taylor Borsari decorated a powder room with silver-leaf pattern on limestone tile from Walker Zanger. The sink is concrete.

CHARLOTTE, N.C. — Highrise uptown condos and strands of suburban apartment communities continue to be built, proof that bigger is not better for everyone. And home furnishing companies are catering to this expanding market. As a result, consumers can fit lots of new comforts into a modest footprint. With a smart approach to design, smaller spaces can be efficient, elegant and welcoming. Here are some of their tips for making even the tiniest small space something special.

Scale down Sleek, clean lines and simple designs do better in small spaces, said home design and staging expert Wendy Field, owner of Field Consulting in Charlotte. The improved futon Beddinge sofa bed from Ikea (starting at $279) has that uncluttered look that keeps a room feeling spacious. Smaller appliances might also be the best choice. Refrigerator drawers can be built alongside the lower cabinets. A small washer can be stored in a closet.

Be bold

Open floor plans are well suited to small spaces. The idea is to use every space in as many ways as possible. MCT PHOTOS

a guest bed can be in the middle of the room one minute, then pushed against the wall the next to make room for more people or games. For example, a one-bedroom Charlotte condo has a small galley kitchen that opens to the living room. The stools can

be used for seating or as side tables, said designer Cathy Diel of Diel Design & Interiors. Many ottomans also have storage areas.

Vertical space Preventing clutter is a challenge in a small space,

said Jennifer Foresman, senior manager of trend and design for Home Depot. Shelves and cabinets can conceal personal items, as well as the bed when it’s not being used. The same approach to keeping things tidy can be used in an office.

Color is the least expensive way to dramatically change a room. Vibrant tones are fine for a small space, Foresman said. Contrasting colors can have a huge impact, giving a room dimension or drawing the eye to archi-

tectural details. Diel recommends limiting the palette to two or three colors. A wide stripe behind the bed can make the ceiling feel taller.

Efficient footprint Fewer formal spaces: Open floor plans are well suited to small spaces. The idea is to use every space in as many ways as possible. Offices absent: Laptops and other portable devices make it possible to work almost anywhere. You’re less likely to find someone sitting alone in a room behind a large desk. Streamlined furnishings: Grand pieces clutter smaller spaces. Even the television takes up less space today, thanks to flatscreen designs. MCT INFORMATION SERVICES

Multitask Use tables and chairs in different shapes and sizes. Some pieces can transition from dinnertime buffet to office or homework space. Choose a small chest of drawers for a bedroom nightstand for extra storage. A coffee table should also have storage.

Movable pieces Ottomans and chairs or

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4bd 1.5ba $99,000

420ac 35% grass, small Cabin E of Holdenville$373,900 405.386.6629

Marian 850-7654 Cleaton & Assoc 373-2494 1.5 AC mol 3bd 2ba approx 2347' pool wkshp $265,000 Marian 850-7654 Cleaton & Assoc 373-2494

10000+ acres, best irrigated ranch in TEXAS, high density grazing, economical water, beautiful 2002 7000 sf home, 806-341-4340 Consider prtl trade

1 AC mol 4bd or 3bd+off storm shelt approx 2200' $204,900 Marian 850-7654 Cleaton & Assoc 373-2494

Oldetowne, 9124 Stonegate, 2bd, 1car, 1 mi. to Tinker, 769-7177.

2224 NW 16 - 2 bed 1 bath, 1281sf, Amazing, new paint, wood floors, new kitchen, new appls, just beautiful! $950 mo $800 dep 405-409-7989 no Sec 8 2 bed, 1 bath, detached garage, ch&a, 2124 NW 35th, $550/mo, $550/dep, no pets. 340-8416.

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

Luxury Duplexes, 1900 sq ft, 2 bedroom, 2 bath, 2 car gar, $1100/mo, $500dep.405-227-5467

4423 NW 16, 2bd ch&a range, refrig, & washer. $500mo + dep (405) 789-8462 or 926-0892

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

PROFESSIONAL REAL ESTATE SERVICES » SINCE 1982 Mgmt » Leasing » Sales Spectrum Management 848-9400





The Oklahoman's real estate section  

View the real estate section published Dec. 1, 2012.

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