House & Home: May 06, 2023

Between the historic Santa Barbara Mission & Inspiration Peak, a true oasis tucked behind privacy hedges on a sleepy cul-de-sac awaits. This reimagined home draws you in where once inside you are greeted by a custom stone fireplace, vaulted ceilings, rich wood fl ooring, and an open concept living area ideal for entertaining. Two light and airy bedrooms and a spacious bathroom round out the first floor living. Up a short flight of stairs, you will find a magnificent primary suite drenched in natural sunlight complete with an en suite b athroom, ample closet space, a sitting area, and a balcony with panoramic ocean, island and mountain views. Rounding out this sanctuary, is th e English style garden and level backyard, and outdoor patio ideal for Santa Barbara's Al fresco dining.Rare flat lot in Mission Canyon w ith plenty of off street parking. Cul de sac location with only 5 homes. Close to trails, the Santa Barbara Mission, Botanic Gardens and more! This is the one you've been waiting for! Warm and welcoming.

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HOA Homefront – Reader Questions

By Kelly G. Richardson, Esq. CCAL

Solar for Our Whole HOA?Can Mine Be On Common Area Roof?

Dear Kelly:

We are a small HOA. We are debating going community solar contract vs individual solar installation contracts and looking for information to help us with the pros and cons of each. Do you have any information, or knowledge of a HOA that approved community-wide solar installation? Can you give us some insight as to the pros and cons of community contracted solar installation?

– Thank you, D.A.

The HOA Is Not Working With Me on Solar

ual water meters. You might investigate whether submetering would be possible to measure individual unit usage. I applaud your HOAs for considering such an upgrade to your complex, but take care to consider and resolve any legal impediments from the CC&Rs before you proceed.

– Sincerely, Kelly

Hi Kelly,

I live in a recently constructed (small) condominium building, one of (several) in our complex. While I have individual rights to solar, it seems to make more sense to address the buildings shared energy costs; rather than my individual bill. There seems to be nothing in our bylaws to address this situation. What is required to proceed? I assume we need individuals to sign off on their rights and accept an overall assessment. My thought is to do one building first and share the savings with the overall HOA evenly. Other buildings would be added on a one by one basis to spread out the costs.

– Thanks, R.E.

Hi Kelly:

If the HOA owns the roof, do I still have a right to build solar on it? The HOA manager said that solar panels are not allowed on association roofs and our CC&Rs say that the roofs among other things belong to the association. Civil Code 714 and 4746 seem to imply, regardless of ownership, that a resident has the right to build solar on the roof over their head. I would like to verify this is true before notifying my HOA of this in case I am reading it wrong. I would be interested in pursuing legal action in order to build solar if they continue to be obstinate after notification.

– K.C.

Dear D.A. and R.E.:

Your HOAs may need to check with legal counsel because some CC&Rs limit capital expenditures without a membership vote and the cost may require membership approval as a special assessment. It is also possible that a CC&R amendment could be necessary. Sharing of utilities sometimes reduces the economic incentive of conservation, since residents do not directly pay more if they use too much electricity.

I have seen this occur many times in associations which do not have individ-

Dear K.C.:

Your manager is wrong. You do have the right under Civil Code Section 714(b)(1) to install a solar energy system on a common area roof over your personal residence, garage, or carport. If for some reason your roof is shared (such as in a multi-story building) Civil Code Section 4746(b)b)(1) allows you to pay for and submit a “solar site survey” showing a proposed fair allocation of the usable portion of the shared roof. Although I have not yet seen shared roofs with enough space to make individual solar installations feasible, it is possible and the statute provides for it.

I hope you don’t need legal action.

– Best regards, Kelly

Hi Kelly,

I have been trying to get solar panels installed on my shared roof, which is maintained by the HOA. The CCRs state that the HOA can ask for removal of solar panels for maintenance, and the HOA is trying to force me to remove the panels twice every year so that the roofing vendors can perform maintenance. This will cost me atleast $2500 for each instance. When I spoke to the roofing company they said they don’t need to have the panels removed to perform the work, but my HOA fails to budge. They’ve now had the lawyers send me an email saying that the HOA is within their rights to ask for reasonable restrictions around maintenance. Does this go against Civil Code 714?

– Thanks, D.I.

Over two months after submitting my application I reached out for a status update, nothing. I spoke with the solar company who said that after 45 days if I don’t hear a response the plans are considered approved. I still have not heard anything back. If I move forward with my solar installation what is the backlash I can receive from the HOA and am I in my rights to move forward because I never received a letter and they have been incredibly unresponsive over the past 3 months?

– S.V.

Dear D.I.:

The law prohibits “unreasonable” restrictions against solar installations, and if the contractor says it’s unnecessary to remove the solar panels twice a year, that expense does sound unreasonable. It’s not unusual to ask homeowners to agree to remove panels if roof repairs require it, but you are saying it is not necessary. If the HOA is forcing you to spend $2,500 twice a year, that could possibly violate Civil Code Section 714(b) by “significantly” increasing the cost of your system. The key here is whether it is truly necessary to take your panels off so frequently. Pursuing some dialogue with the HOA and sharing with them the roofer’s information hopefully will avoid unnecessary conflict on this.

– Sincerely, Kelly

Dear S.V.:

Since your home is a condominium, the roof is most likely common area. By installing solar panels on the roof you are not just pursuing an architectural change to your property, you are seeking to change common area. So, I don’t think the architectural approval time limit (and the automatic approval for a non-response) would apply to that proposed roof installation because you don’t own the roof. So, the legal advice from the solar company sounds like very bad advice.

Just moving forward to install your system may result in litigation from the HOA. Try to engage in dialogue with your HOA. They must learn that the laws about solar installations (Civil Code 714, 714.1, and 7546) really favor solar and that the HOA could be at risk if they don’t reasonably cooperate within the boundaries of the law. The board may not be as knowledgeable as you regarding what the law requires, so share information with them. Hostility or even legal action should be the very last option – remember, these folks are still your neighbors!

Kelly:

We live in a condo and I submitted solar plans for approval to our HOA.

– Best regards, Kelly

Kelly G. Richardson, Esq. is a Fellow of the College of Community Association Lawyers and Partner of Richardson Ober LLP, a California law firm known for community association expertise.  Submit

Tips on hiring virtual home service vendors

With the advent of video calls and virtual communication, so comes the pivot relating to how professional services are viewed and rendered. While its lasting impact may be unclear, what is for certain is virtual home services are now part of how business is conducted and how information is disseminated. From interior design to architecture and home organization, both professionals and homeowners seeking their services are looking for a virtual option.

From tables to chairs and lighting, designers can source virtually for homeowners.

Photos courtesy Cathy Hobbs/TNS

TIPS

Continued from page 00

By Cathy Hobbs

By Cathy Hobbs

Here are some top tips for hiring a vendor to perform virtual home services.

Here are some top tips for hiring a vendor to perform virtual home services.

1. Read the reviews. Authentic reviews can serve as an invaluable tool for credibility.

1. Read the reviews. Authentic reviews can serve as an invaluable tool for credibility.

2. Look at the vendor’s past work. This may be key in determining if their style matches or is best suited to your own.

2. Look at the vendor’s past work. This may be key in determining if their style matches or is best suited to your own.

3. Make an inventory of your home. One of the biggest mistakes a seller or homeowner can make is not having a property inventory as it relates to what they own and their needs.

3. Make an inventory of your home. One of the biggest mistakes a seller or homeowner can make is not having a property inventory as it relates to what they own and their needs.

4. Do your research. There are a number of individual interior designers who have developed their own e-design platforms or created a relationship with an existing one.

4. Do your research. There are a number of individual interior designers who have developed their own e-design platforms or created a relationship with an existing one.

5. Create a budget and keep it realistic. Many design professionals are flexible and can adapt to various budgets.

5. Create a budget and keep it realistic. Many design professionals are flexible and can adapt to various budgets.

6. Plan. Finding the right design professional to work with can be invaluable for the best furniture and room layout.

6. Plan. Finding the right design professional to work with can be invaluable for the best furniture and room layout.

7. Determine your style. A designer offering e-design services will often request inspirational images to get a sense of your style.

7. Determine your style. A designer offering e-design services will often request inspirational images to get a sense of your style.

8. Look for e-design services that offer video phone calls or outstanding customer service. The personal touch is often instrumental in maintaining an open dialogue and ensuring details are understood.

8. Look for e-design services that offer video phone calls or outstanding customer service. The personal touch is often instrumental in maintaining an open dialogue and ensuring details are understood.

Cathy Hobbs, based in New York City, is an Emmy Award-winning television host and a nationally known interior design and home staging expert with offices in New York City, Boston and Washington, D.C. www.cathyhobbs.com. Distributed by Tribune Content Agency, LLC.

Distributed

Artwork and other signature pieces can be sourced using many e-design platforms.

Cathy Hobbs, based in New York City, is an Emmy Award-winning television host and a nationally known interior design and home staging expert with offices in New York City, Boston and Washington, D.C. www.cathyhobbs.com.

by Tribune Content Agency, LLC.

Santa Barbara County Sales

This is a partial list of all recorded residential sales in Santa Barbara County from April 24 thru April 28, 2023. While these recordings are public record, the News-Press receives this information from an outside source. This list does not represent all sales that occurred over this time period. Consult your REALTOR® for further information regarding home sales in your area of interest.

Santa Barbara County Sales

How to grow your own majestic

By Erica Pearson

Tips from Minnesota farmers on how to plant and which varieties to choose.

Is there any plant more cheerful and charming than a sunflower?

This year, the sunny yellow bloom — the national flower of Ukraine — also has become a hopeful global symbol of solidarity with the Ukrainian people.

In Minnesota, glorious golden sunflower fields, planted in waves so some rows are nearly always in bloom, are a late-summer destination for thousands to take photos and soak up some cheer.

The big, beautiful annual is also one of the easiest flowers to start from seed. If you’re looking to start your own patch, the steps are simple.

While you can start seedlings indoors, Kelsey Sparks, who hosts Sunflower Field Days each year at her Isanti farm and sells sunflower seeds at Green Barn Garden Center, recommends planting seeds directly after all danger of frost has passed.

“Planting closer together will cause the flowers to be smaller,” she cautions — so follow the instructions on the seed packet.

There are hundreds of varieties to consider — from those that do well as cut flowers, to those that grow seeds for snacks or ones for bird feed-

ers. “Keep in mind that sunflowers can be yellow, gold, lemon, burgundy or a blend of colors,” Sparks says, adding that many people love “teddy bear” types, which have fluffy flowers.

Shorter varieties can match the height of young children, but giant 10-foot mammoths are also a fun choice.

Because many varieties bloom for as little as 10 days, sunflower farmers often use a technique called “succession planting” to ensure a continuous field of yellow. You can do this at home by planting varieties that have different bloom times, or plant a single variety at intervals, adding seeds to your patch every 10 to 14 days, Sparks says.

New, bushy sunflower varieties like Suncredible Yellow do well in containers and will also naturally bloom for longer, with multiple flowers per stem, she says.

Finally, don’t forget to protect your little patch of sunshine, especially early on, says Peg Johnson, who grows more than a million sunflowers at her Treasured Haven Farm near Rush City each year.

“Taller varieties may need protection from strong winds,” she says. “Newly sprouted sunflowers are also a tender treat for deer and other animals.”

Here you see Sunflowers at sunset at the Green Barn Garden Center Sunflower Field.

Photo courtesy Renee Jones Schneider/TNS

gmeyers@cbcworldwide.com

Condos 50 Condos 50

Yard Sale Tips Yard Sale Tips

Yard Sale Tips

Before Your Sale

• Prepare to start early. Collectors and antique dealers like to show up early in the morning.

• obtain a permit if required

• Clean up your space. People like clean and neat places.

• Gather lots of shopping bags. Gathering Items

• Test any electrical items to make sure they work.

• Collect your items and sort it by type. (clothing, toys, tools, etc.)

• Take time to clean or repair your items.

• Wash all the clothes so they smell fresh.

WhaT SellS BeST?

• Tools: Guys love it all, any kind.

• Baby items of all kinds, especially clothing.

• Kitchen appliances.

• Clothing: Kids and adult.

What Should You Not Sell?

• Items missing safety parts.

• unused prescription drugs or medications.

• Personal hygiene items.

• halogen floor lamps.

• old baby cribs or playpens, incomplete child safety seats.

adverTISING

• Tell your friends, family or coworkers about your sale. Word travels.

• Place a classified ad in the Santa Barbara NeWS-PreSS!! remember to check the publication’s deadline.

• In your ad, give lots of details. Include the address, day(s), time of your sale. list major items such as “lots of kids clothes.”

SIGNS

• Check your local ordinances.

• list your address and sale date on all signs.

• Post your signs at main intersections, street corners and at the end of your driveway.

• use same colors and writing on your signs as people recognize them at a glance.

• Keep a list of where you posted your signs. It will be helpful when it’s time to take them down.

The consumer Protection Agency offers a complete list of dangerous items to avoid selling at yard sales. Visit www.cpec.gov

TAKE A TOUR TODAY at bhhscalifornia.com

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