House & Home: November 28, 2021

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THE ULTIMATE CENTRAL COAST REAL ESTATE SOURCE

Cover home presented by Ruth Ann Bowe Village Properties See details on page E-2 Sunday, November 28, 2021


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PRIVATE & ELEGANT ESTANCIA Luxury City Life in a Small Town

3722 STATE ST 212, SANTA BARBARA CA 2 BEDROOMS | 2 BATHROOMS | OFFERED AT $1,600,000 Welcome to the elegant community of private homes that is Estancia, which offers city-style living in a small town with lots of culture! Lushly landscaped, quintessential Spanish style architecture that Santa Barbara is so well known for, this gorgeous two bedroom, two bath single level home is in the perfect location within the complex providing both morning and afternoon light, mountain views from the wrap-around deck and plenty of privacy as a corner unit. Take the elevator close to the oversized two car garage to this second level home. Enter into a large foyer and great room to appreciate all of the upgraded amenities such as beautiful wood flooring, upgraded lighting, custom window coverings, gas fireplace, and stainless steel appliances. Huge primary bathroom provides dual sinks, oversized shower, walk in closet and space plus plumbing for a bathtub. Association offers a large, common veranda area complete with fireplace and fountain perfect for entertaining. This home is an ideal lock and leave for those that travel or for someone who wants to enjoy the city lifestyle in a peaceful setting. • • •

Single Level/End Unit 2nd Floor with Elevator 2 Bedrooms

• • •

2 Bathrooms 2+ Car Garage Year Built 2019

HOA Fee $416/mo includes: Insurance, Property Management, and Ext & Comm Area Maintenance

805.698.1971 | RuthAnn@SellingSB.com www.SellingSB.com | DRE 01751940 All information provided is deemed reliable, but has not been verified and we do not guarantee it. We recommend that buyers make their own inquiries.

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SANTA BARBARA NEWS-PRESS REAL ESTATE

SUNDAY, NOVEMBER 28, 2021


COntents Santa Barbara County Sales........................................................................6 Ask Angie: Getting an attic inspection ..........................................................................7 Style at Home: Set the mood with chandeliers ....................................................................8 HOA Homefront: No minutes; No election; No eligibility? ..................................................11 Real Estate Q&A: Who pays balance of special assessment if property is sold?...................12 Plumbing: A toilet of a different color........................................................................12 On Gardening: Luminary series of summer phlox offers color, fragrance........................13

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Classified Real Estate ............................................................ E-15 Residential Property.............................................. E-15 Commercial Property.. .......................................... E-15 Rentals................................................................... E-15

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Wendy McCaw.......................................................... Co-Publisher Arthur Von Wiesenberger.......................................... Co-Publisher To appear in House & Home, Contact our staff at realestate@newspress.com House & Home is a product of the Classified Advertising Department of the Santa Barbara News-Press. newspress.com newspress.com is a local virtual community network providing information about Santa Barbara, in addition to the online Association of the Santa Barbara News-Press. ©2021 Santa Barbara News-Press All rights are reserved on material produced by the News-Press, including stories, photos, graphics, maps and advertising. News-Press material is the property of Ampersand Publishing, LLC. Reproduction or nonpersonal usage for any purpose without written permission of the News-Press is expressly prohibited. Other material, including news service stories, comics, syndicated features and columns may be protected by separate copyrights and trademarks. Their presentation by the News-Press is with permission limited to one-time publication and does not permit other use without written release by the original rights holder.

SANTA BARBARA NEWS-PRESS REAL ESTATE

Views expressed in the articles of House & Home are the views of the author, and do not necessarily reflect the views of the Santa Barabara News-Press.

SUNDAY, NOVEMBER 28, 2021

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WORLD CLASS LUXURY PROPERTIES

Exclusive Member of

LEARN MORE AT VILLAGESITE.COM

888 Lilac Dr | Montecito | 6BD/8BA DRE 01447045 | Offered at $33,500,000 Riskin Partners Estate Group 805.565.8600

4160 La Ladera Rd | Santa Barbara | 6BD/8BA DRE 01447045 | Offered at $19,995,000 Riskin Partners Estate Group 805.565.8600

1220 Franklin Ranch Rd | Goleta | 3BD/5BA DRE 01463617 | Offered at $12,500,000 Knight Real Estate Group 805.895.4406

1010 Hot Springs Ln | Montecito | 5BD/7BA DRE 01421934 | Offered at $10,500,000 Vivien Alexander 805.689.6683

OPEN SUN 1-4

4580 Via Huerto | Santa Barbara | 4BD/5BA DRE 01236143 | Offered at $5,500,000 Grubb Campbell Group 805.895.6226

130 Santa Rosa Place | Santa Barbara | 4BD/3BA DRE 02070430 | Offered at $4,250,000 David Allen 805.617.9311

LOCAL LY OWN E D | G LO BA L LY C O N N ECT E D WE REACH A GLOBAL AUDIENCE THROUGH OUR EXCLUS IVE AFFILIAT ES GREATER EXPOSURE WITH UNPARALLELED LOCAL EXPERTISE. All information provided is deemed reliable, but has not been verified and we do not guarantee it. We recommend that buyers make their own inquiries.

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SANTA BARBARA NEWS-PRESS REAL ESTATE

SUNDAY, NOVEMBER 28, 2021


Home is our favorite destination

Exclusive Member of

OPEN SUN 1-4

Virtually Enhanced 2082 Las Canoas Rd | Santa Barbara | 4BD/6BA DRE 01468842 | Offered at $4,500,000 James Krautmann 805.451.4527

947 Palermo Dr | Santa Barbara | 5BD/3BA DRE 00558827 | Offered at $1,690,000 Carla Reeves 805.689.7343

PENDING

560 Toro Canyon Park Rd | Montecito | 6BD/10BA DRE 01447045 | Offered at $26,500,000 Riskin Partners Estate Group 805.565.8600

1395 Oak Creek Canyon Rd | Montecito | 4BD/8BA DRE 01447045 | Offered at $21,500,000 Riskin Partners Estate Group 805.565.8600

1300 Dover Hill Rd | Santa Barbara | 4BD/5BA DRE 01236143 | Offered at $4,500,000 Grubb Campbell Group 805.895.6226

7761 Sora Ct | Goleta | 3BD/4BA DRE 01348655 | Offered at $2,550,000 Andy Katsev 805.896.2010

6869 Silver Fern Ct | Goleta | 6BD/3BA DRE 01838797 | Offered at $2,195,000 Jenise Tremblay 805.252.1315

6815 Shadowbrook Dr | Goleta | 6BD/3BA DRE 00978392 | Offered at $1,995,000 Sener Jones Associates 805.969.8900

3532 Chuparosa Dr | Santa Barbara | 4BD/3BA DRE 01813897 | Offered at $1,995,000 David M Kim 805.296.0662

3722 State St 212 | Santa Barbara | 2BD/2BA DRE 01751940 | Offered at $1,600,000 Ruth Ann Bowe 805.698.1971

PENDING

475 Stanford Pl | Santa Barbara | 4BD/2BA DRE 01440591 | Offered at $1,475,000 Elizabeth Wagner 805.895.1467

OPEN SUN 1-3

PENDING

1120 Cota St | Santa Ynez | 3BD/3BA DRE 01897654 | Offered at $1,395,000 David McIntire 805.315.8444

PENDING

6609 Calle Koral | Goleta | 3BD/3BA DRE 00947199 | Offered at $1,000,000 Johnson/Johnson 805.455.6570

7035 Del Norte Dr | Goleta | 3BD/2BA DRE 01440068 | Offered at $995,000 Crawford Speier Group 805.683.7335

5624 Armitos Ave | Goleta | 3BD/2BA DRE 00907671 | Offered at $650,000 Alyson Spann 805.637.2884

537 Hot Springs Rd | Montecito | 2.01± Acres DRE 01447045 | Offered at $5,750,000 Riskin Partners Estate Group 805.565.8600

PENDING

270 Rosario Park Rd | Santa Barbara | 2BD/2BA DRE 01401533 | Offered at $899,000 Thomas Johansen 805.886.1857

304 Park Rd | Ojai | 2BD/1BA DRE 01106302 | Offered at $675,000 Gail Cooley 805.689.7767

LOCAL LY OWN E D | G LO BA L LY C O N N ECT E D WE REACH A GLOBAL AUDIENCE THROUGH OUR EXCLUS IVE AFFILIAT ES GREATER EXPOSURE WITH UNPARALLELED LOCAL EXPERTISE All information provided is deemed reliable, but has not been verified and we do not guarantee it. We recommend that buyers make their own inquiries.

SANTA BARBARA NEWS-PRESS REAL ESTATE

SUNDAY, NOVEMBER 28, 2021

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Santa BarBara County SaleS

This is a partial list of all recorded residential sales in Santa Barbara County from November 8, 2021 thru November 12, 2021. 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.

AREA

ADDRESS

SELLER

BUYER

PRICE

DATE

5915 HICKORY ST 3

VEGA ALEJANDRO EU

BRADBURY JOSH

$500,000

11/12/2021

5946 VIA REAL 2

KING JOSEPH EA

ALONZO LAUREN

$530,000

11/9/2021

4692 CARPINTERIA AVE 24

MARTIN BRIAN EU

FRALEY LAURA

$715,000

11/10/2021

4831 EIGHTH ST 6

NEDICK 2011 FAMILY TRUST

4831 8TH STREET #6 LLC

$948,000

11/10/2021

1306 LA MANIDA

BRIDGE FRANCES

MCCOOK LAUREN EA

$1,350,000

11/8/2021

1483 AZALEA DR

FRALEY LAURA

DEFNET PROPERTIES

$1,500,000

11/8/2021

47 DEARBORN PL 23

ALMIDON CRISTINA EA

CARGOWIN INVESTMENTS LLC

$435,000

5109 SAN VICENTE DR

ABBOTT MICHAEL EA

PAK CHONG EA

$1,150,000

11/9/2021

480 HARVARD LN

FUKUMURA GLEN EA

BAHRAMI PAYMON EU

$1,200,000

11/12/2021

235 HILLVIEW DR

DEUTH INGE EA

BIEGERT EDWARD EU

$1,311,000

11/12/2021

7569 NEWPORT DR

BENDER MICHAEL EU

KNELL JAMES EA

$1,400,000

11/10/2021

339 VIA EL ENCANTADOR

STANTON THOMAS EA

DRYDEN VICTORIA

$1,420,000

11/12/2021

5359 PAREJO DR

THEIS ROBERT

LI BAOHUA

$1,845,000

11/12/2021

7465 HOLLISTER AVE

GOLETA MOBILE HOME PARK EA

RANCHO ESTATE COWAN EA

$25,000,000

11/10/2021

ISLA VISTA

939 EMBARCADERO DEL MA

ISLA VISTA MARKET LLC

SBID LLC

$4,385,000

11/10/2021

LOMPOC

1020 W CHESTNUT AVE

WEBER GEORGE EA

BALDACCHINO PETER EU

$240,000

11/10/2021

1313 W CYPRESS AVE C7

TORRES EVA

BYRUM MARK EU

$279,000

11/10/2021

237 W PINE AVE 11

MAYER LYNN EA

STEWART DONNA

$299,000

11/12/2021

1316 E AIRPORT AVE

ANDERSON IAN

CANO ARMANDO EU

$450,000

11/12/2021

1301 E GUAVA AVE

COURTEMANCHE WAYNE EA

GUERRA-EKHOFF SUSAN

$455,000

11/9/2021

2400 ALAMO PINTADO RD

LANIER KYLE EU

MURPHY COLIN EU

$400,000

11/12/2021

1382 PLAZA DE PACIFICA

HURLEY NEIL EA

EMSALLEM RUTHY EA

$3,118,000

11/12/2021

564 SANTA ANGELA LN

ARCHER VICKI EA

SANTA ANGELA LLC

$3,275,000

11/12/2021

220 HOT SPRINGS RD

BARRY DONALD EA

OBANDO GASPAR EA

$3,800,000

11/12/2021

2815 EAST VALLEY RD

ADIZES TOPAZ EA

PUTH MIKAELA EA

$4,150,000

11/12/2021

595 PICACHO LN

HEALEY CAROLYN EA

MARVESTER TWO LLC

$12,363,000

11/12/2021

965 MIRAMONTE DR 1

WRIGHT MARYANN EA

MANGELO TOM EU

$665,000

11/9/2021

407 W PEDREGOSA ST 13

MONTECITO EXCHANGE CORPORATION

PATTERSON SHANNA

$825,000

11/9/2021

409 GRENOBLE RD

THEIS MARK EA

YU GUO

$1,050,000

11/9/2021

1777 CALLE PONIENTE

SMITH DOUGLAS EA

UDAYAKUMAR SELVAN EA

$1,099,000

11/12/2021

4226 ENCORE DR

LOOS PETER EU

SCHARIN JOHAN EA

$1,100,000

11/8/2021

2826 VERDE VISTA DR

POTTER DAVID

REYES DILIAN

$1,500,000

11/9/2021

811 E PEDREGOSA ST 2

CALUORI DOMENIC EA

ZABRACK CELIA

$1,649,000

11/9/2021

3411 CHUPAROSA DR

BARAGONA MARC EA

SB SIERRA LLC

$1,800,000

11/12/2021

3717 DIXON ST

GRAY KAREN EU

FENCSIK GABOR EA

$1,905,000

11/12/2021

998 CIENEGUITAS RD

NORTON ANDREW EA

RIPARETTI JORDEN EU

$1,905,000

11/8/2021

214 SALIDA DEL SOL

TROTTIER DONNA EA

GILDERMAN SCOTT EA

$2,400,000

11/10/2021

1826 LOMA ST

ENNZEE 1 LLC

SANGUINETTI ALICIA EA

$2,920,000

11/9/2021

180 NOGAL DR

SMITH KELLY EA

BECKMAN WAYNE EA

$3,050,000

11/9/2021

140 W ALAMAR AVE

BOHLE ELVIRA EA

BACK DAVID EA

$3,650,000

11/12/2021

732 S MILLER ST 7

HUBBARD PATRICK

PAYNE CANDICE EU

$270,000

11/9/2021

213 W ROSCHELLE LN

YEE GORDON EA

GIN ELVIN EA

$335,000

11/8/2021

1506 S WALLIS AVE

GIN CYNTHIA EA

RUIZ BRISELDA

$355,000

11/10/2021

1026 N ROSALIND DR

BRINEY MICAH EU

CASTILLO VINCENT EA

$405,000

11/12/2021

CARPINTERIA

GOLETA

MONTECITO

SANTA BARBARA

SANTA MARIA

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SANTA BARBARA NEWS-PRESS REAL ESTATE

SUNDAY, NOVEMBER 28, 2021

11/10/2021


Santa BarBara County SaleS AREA

ADDRESS

SELLER

BUYER

1186 E FOSTER RD B

MCCUI AMBER EU

RAMIREZ WILLIAM

$465,000

11/12/2021

245 JULLIEN DR

MARDON TOM EA

VARGAS CESAR

$520,000

11/10/2021

1002 W DONOVAN RD

GUERRERO ANTHONY EA

CHANELL& CHANTELL LLC

$540,000

11/12/2021

829 E MILL ST

JOKELA RANDALL EA

CENTENO BRANDI EU

$612,000

11/12/2021

SUMMERLAND

3375 FOOTHILL RD 333

SLATER JOANN EA

SMITH FRANK EA

$1,200,000

11/12/2021

SANTA YNEZ

3932 PASEO POCO

MATHIS JOHN EA

ST GEORGE EDWARD EA

$3,770,000

11/12/2021

UNICORP

295 BURTON MESA BLVD

ROCCONI LOUISE EA

COLSTON HARVEY EU

$330,000

11/12/2021

515 NEWPORT DR

RYAN PAULA EA

NGUYEN KHOA

$410,000

11/9/2021

507 TIFFANY DR B

ELLINGTON DERRICK

ATCHICO TIMOTHEA EA

$430,018

11/12/2021

1213 COBBLESTONE LN

BRINEY BRITTANY EU

BENAVIDES ALEJANDRO EU

$460,000

11/12/2021

3946 SATURN AVE

GREEN RENATE

FLORES ANTHONY EA

$490,000

11/12/2021

3458 RUCKER RD

GONZALEZ RICHARD

KINARD JOHANNA EU

$510,000

11/12/2021

2331 S CORDOBAN LN

HAUGH DENNIS EA

ZAMORA LISETTE EA

$525,000

11/10/2021

4180 OAKWOOD RD

OUELLETTE DONALD EU

CONRAD STEVEN

$585,000

11/8/2021

4601 FALCON DR

BARBER BRIAN EU

SCOLARI GERALD EA

$605,000

11/10/2021

38 ALDEBARAN AVE

HAMAMURA KENNETH EA

TORRES EVA

$671,000

11/12/2021

737 GODDARD DR

ELLIOTT KEVIN EU

LARSSON STEFAN EU

$685,000

11/8/2021

403 VIA DE LA CRUZ

POWERS MICHAEL EU

VONG PHU EA

$689,000

11/12/2021

2530 S BOWLES LN

CENTENO JOSEPH

KIRKENDOLL AMANDA

$735,000

11/10/2021

447 CALOR DR

MEUSER ERIC EA

SCHAEFFER JACOB EU

$760,000

11/12/2021

415 W CENTRAL AVE

CANTER PROPERTY HOLDINGS

DAMART CHARLES EA

$5,620,000

11/9/2021

1832 N BROADWAY

NB PLAZA LLC

275 OAK DRIVE LLC

$18,975,000

11/12/2021

SANTA MARIA

PRICE

DATE

Getting an attic inspection

Proper insulation levels are essential to maintaining your attic. Photo courtesy Arturs Budkevics/Dreamstime/TNS

By Paul F. P. Pogue You may not give much thought to your attic beyond the occasional handy storage space. But the attic plays a crucial role in many elements of your home, including comfort, energy efficiency and roof protection.

Your attic can easily attract moisture, which means it’s important to keep an eye on it. Moisture tends to rise, and it can follow your ceilings and walls up into the attic. Without good ventilation, it will stay in the attic and create mold, mildew or other kinds of damage. And since your attic may go weeks or months at a time without any-

one in it, that damage can build up quite a bit. An incorrectly insulated or poorly ventilated attic can cause heat-based roofing damage in the summer and make ice melt and refreeze in the winter, creating dangerous and damaging ice dams. Gaps in the edges can make the attic an attractive home for rodents. In some cases, poor attic ventilation will void the warranty on your roof. An attic inspector can take a look at all these elements and suggest improvements. This task will typically cost between $200 and $500. A licensed home inspector is the best person to hire for this work. You’ll get the best value for your money by hiring them to complete a whole-house inspection, which will pinpoint problems across all areas. Poor insulation is a major culprit for temperature problems. Poor airflow can be solved with one of two methods: adding a ridge vent or installing room turbines to pump air out. Both have pros and cons. Ridge vents tend to be more expensive and less obvious, while turbines are less likely to create gaps where pests can get in.

SANTA BARBARA NEWS-PRESS REAL ESTATE

DIY attic inspection You can also take a close look at your attic on your own. Even without an inspector’s expertise, you might be able to identify significant problems. Here’s how to do it. Start with a camera and a flashlight. Wear long pants and a long-sleeved shirt to protect yourself. Gloves, a face mask and eye protection are also good ideas. Take great care to step only on rafters. You can easily fall through the ceiling if you put pressure on the plaster or drywall below. Closely examine the plywood beneath your roof. Mold, condensation or watermarks are a sign something’s wrong with the airflow. Keep an eye out for signs of critter infestations, such as shredded nests or damaged wires. Make sure your bathroom exhaust fan vents to the outside and not just into the attic. Ensure no vents are blocked in any way. Even minor loss of airflow will cause trouble. Verify that you have sufficient insulation. In most houses, attic insulation should be 10 to 14 inches thick. If you find signs of leaks, mold, rodent infestation or insufficient insulation, call a pro to handle the problem. ©2021 Ask Angi. Visit at angi.com. Distributed by Tribune Content Agency, LLC.

SUNDAY, NOVEMBER 28, 2021

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Style at Home:

Set the mood with chandeliers

By Katie Laughridge Photos courtesy TNS Lighting is an important part of any home and can make or break a well-designed room in the flip of a switch. I realized the other week after receiving an email from a reader that I have not touched on this important (and sometimes tricky) topic in quite a while. She was wondering, as I am sure many are, about how to pick chandeliers for the dining room, kitchen, bedroom and family room. What are the styles available? What size is required? How do we hang them? While hanging them isn’t my specialty (thank goodness for electricians!), I do have some tips for selecting the ideal light for your rooms. The ever-elegant and eye-catching chandelier. While builders’ lights can technically get the job done and prevent stubbed toes and knocked-over knickknacks, they are also often an eyesore I want to replace as soon as possible. Lighting is a statement-maker and is one of the first things you notice when walking into a room. A well-designed and placed light fixture can take a room from a 7 to a 10. We’ve come a long way since the original candle chandelier days of fire hazards past, and you have hundreds of styles to choose from when adding lights to your home. I personally love the grandeur of an elegant and over-the-top chandelier in the right situation, usually in the entryway or grand room of the home where the ceiling height and space allow it to fully shine.

CHANDELIERS Continued on page 10

If you are going to have a chandelier in your dining room, center the fixture over the table, or else it can look like you accidentally put your table in the wrong spot! Right photo: Use more everyday options like pendants and lanterns for high-traffic areas where you want style, but more importantly, functionality. Above photo:

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SANTA BARBARA NEWS-PRESS REAL ESTATE

SUNDAY, NOVEMBER 28, 2021


Sotheby’s International Realty

Congratulates Lisa Glenny For her outstanding representation & closing of the following:

3 2 1 8 COU N T RY ROA D | SA N TA Y N E Z SOLD: $1,400,000 Represented Buyer 6 4 4 P I N E ST R E E T | SO LVA N G SOLD: $1,315,000 Represented Buyer 927 O L D RA N C H ROA D | SO LVA N G SOLD: $1,100,000 Represented Buyer 2 6 5 5 T H ST R E E T | SO LVA N G SOLD: $485,000 Represented Buyer

Lisa Glenny

Lisa.Glenny@sothebys.realty LisaGlennyRealEstate.com | 805.280.2667

Sotheby’s International Realty and the Sotheby’s International Realty logo are registered (or unregistered) service marks used with permission. Operated by Sotheby’s International Realty, Inc. Real estate agents affiliated with Sotheby’s International Realty, Inc. are independent contractor sales associates and are not employees of Sotheby’s International Realty, Inc. Lisa Glenny DRE: 01357194

SANTA BARBARA NEWS-PRESS REAL ESTATE

SUNDAY, NOVEMBER 28, 2021

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CHANDELIERS Continued from page 8

Few things are as disappointing as a crowded chandelier. I also suggest using what I would consider more everyday options like pendants and lanterns for high-traffic areas where you want style, but more importantly, functionality. These spots include bedrooms, kitchens and bathrooms, to name a few. However, the type and style of your light fixture ultimately comes down to the use, size and shape of your room. The math for figuring out the size for an open room chandelier or light fixture — meaning you are just centering it in the middle of the room — is quite simple to do. Start by taking the width of the room in feet and then add the length of the room in feet. For example, if my open living room is 20 feet by 15 feet, my number would be 35, which means I would be looking for a light fixture that is around 36 inches wide. When it comes to the height of the chandelier the usual rule of thumb is about 2 inches per foot (some might say 3 inches, but I don’t like for my tall guests to have to duck!). This means that an 8-foot ceiling would be able to accommodate a 16-inch-tall fixture. In the shop we tend to place our lights a little differently and center them in our displays instead of by room due to our open concept and vignettes. This means we center our fixtures above our beds in our bedroom settings or over the coffee table in our living rooms, which is a great tip for creating individual spaces when working with an open floor plan. Things change a bit when centering a light fixture over a specific table or area in a room. If you are going to have a chandelier in your dining room, I highly suggest centering the fixture over the table, or else it can look like you accidentally put your table in the wrong spot. The ability to do this depends on the shape of the room and lines of your ceiling, but it’s a good place to start. To get technical, a light fixture

Below photo: The type and style of your light fixture ultimately comes down to the use, size and shape of your room. Right photo: Lighting is a statement-maker and is one of the first things you notice when walking into a room. A welldesigned and placed light fixture can take a room from a 7 to a 10.

over a table should be at least 12 inches narrower than the table (same goes for length to avoid bumps and bruises) and have about 45 inches of space from each of the walls in the room. So, if your table is 85 inches long, you could potentially have a fixture that is up about 72 inches long. Sometimes it can be hard or impractical to get a light that large, which is where multiple fixtures make a great solution. I love the look of matching pendants over a long table

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SANTA BARBARA NEWS-PRESS REAL ESTATE

or kitchen island. I suggest trying to keep them anywhere from 25-30 inches apart when using smaller scale fixtures and keeping them 30 to 35 inches above table height. Adapted from nellhills.com. Katie Laughridge is the owner of Kansas City interior design destination Nell Hill’s. ©2021 Tribune Content Agency, LLC.

SUNDAY, NOVEMBER 28, 2021


HOA Homefront Reader Questions

Today’s To view this weekend’s Open Home Guide and all other Real Estate for sale or rent go to: newspress.com – click on Special Editions, House & Home

No Minutes; No Election; No Eligibility?

Hidden valley By Kelly G. Richardson, Esq. CCAL

1-4 $1,690,000 947 Palermo Drive 5/3 Hidden Valley gem. 5 bedrooms, 3 bath includes a granny flat. Estate sale. Open House Sunday by Appointment Only from 1-4pm. Village Properties Carla B Reeves

805-689-7343

# 558827

Mesa 1-4 $4,250,000 130 Santa Rosa Pl 4/3 Feel the ocean arriving at this reimagined modern home with island vibes. The ambience has to be felt to be appreciated. Close to all things Mesa. Village Properties David Charles Allen

805-617-9311

# 2070430

RivieRa 1-4 $1,600,000 1839 Loma Street 5/2 Unique 4 bedroom 2 bathroom home with dual living potential in the heart of the Riviera with a private backyard! Village Properties Spencer Cole

805-689-6673

# 2115510

RivieRa 1-3 $3,199,000 1720 Lasuen Road 4+/2 Panoramic ocean & island views. 4br + study, 2bth iconic Riviera home, perched atop the Santa Barbara Riviera. SantabBarbaraMontecito.com/Lasuen Keller Williams Realty Louise Mckaig

805-285-2008

# 01353981

san MaRcos Pass By Appt. $299,000 15 Fremont Ln 3/1.5 Price reduced! Great 2nd home or wknd getaway in Los Padres Forest! Near hiking, biking, boating, SB & Solvang. Newly renovated w/1 car garage. Cash sale only. Century 21 Butler Realty, Inc. Dawn Ziegler 805-570-9573

# 01086106

Dr. Mr. Richardson: I’m concerned about my board no longer publishing minutes of their open meetings. I’ve asked for minutes for six months now, and the board doesn’t even bother replying to my queries. Our CC&Rs do not specifically mandate publication of meetings, but doesn’t state law take precedence over CC&Rs? I was president of our board for many years, and during my administration we routinely sent minutes to all owners. – Thank you, S.H. Dear S.H.: Civil Code Section 4950, part of the Open Meeting Act, requires that draft minutes be available to members within 30 days of the open board meeting. Furthermore, Civil Code Section 5210(b)(1) provides that any approved minutes for the current fiscal year must be produced to a requesting member within 10 business days of the request. Associations which are operating properly should have minutes readily available to their members, or it could create member frustration. How does a board approve minutes of the last meeting if those are not provided to the board? Worse yet, it could erode trust in that board, as members begin to wonder why they can’t find out what their board is doing. Getting proper minutes out on a timely basis should be a high priority for every HOA, regardless of the size. – Hoping your board gets it together, Kelly Kelly: Our HOA held an annual meeting in 2019. No quorum, so all board members were given a one-year term. They failed to hold an annual meeting in 2020. Their term expired a year ago. No board. What now? – L.K.

Luminary series of sumer phlox offers color, frangrance See Article on page

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Dear L.K.: Under Corporations Code Section 7220(b), directors continue to serve until they resign, or are removed by membership vote, or a successor is elected. HOAs that are struggling to attain quorum, often have trouble conducting a membership meeting to elect directors. However, the HOA is not off the hook, and must try each year to hold an annual meeting, if the bylaws require that, under Corporations Code Section 7510(b). So, unless they all resigned, the HOA should still have a board, but that board should be trying to set an annual meeting. – Best regards, Kelly Dear Kelly: Our HOA is in the process of hiring a new management company. One of the companies interviewed stated that an association can no longer have 2 people who have a joint tenancy to be elected on a board of directors after a nomination. Davis Stirling states that joint tenancy (ie., husband and wife) can both be on a board if elected. Can you please clarify for me which is correct and should be followed SB323 or Davis Stirling? – Thank you. B.A. Dear B.A.: One of the optional eligibility requirements, which HOAs may have in bylaws or election rules, is that candidates may be disqualified if they would be serving on the board simultaneously with another owner of the same property (Civil Code Section 5105(c)(2)). This optional eligibility factor was included in 2019’s Senate Bill 323, which added this to the Civil Code in the new 5105(c)(2). Two things to remember: First, the disqualification exists only if the HOA has adopted it in its bylaws or rules; and, second, that the test is not marital status but co-ownership. – Thanks for your question, Kelly.

Kelly G. Richardson, Esq. is a Fellow of the College of Community Association Lawyers and Partnerof Richardson Ober DeNichilo LLP, a law firm known for community association advice. Submit questions to Kelly@rodllp.com. Past columns at www.HOAHomefront.com. All rights reserved®.

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A toilet of a different color When in doubt, go with a white toilet.

By Ed Del Grande Photos courtesy Kohler/TNS Question: Ed: I have a toilet from the 1970s I have to replace, and the color has been discontinued. The sink and tub are also the same color as the toilet but will stay in place. My problem is I cannot find a new toilet that matches my color. Any ideas? – Luke Answer: The 1970s did have wild toilet colors. Some of my favorite classic ‘70s plumbing fixture colors were: pink champagne, avocado, sunflower, blueberry, espresso and peachblow. But while fun, these colors can be dated and tough to match. For instance, you don’t see many new peachblow toilets. Anyway, let’s get back to choosing a toilet that could work with your existing sink/tub color. I say when in doubt, go with a white toilet. A white toilet color is forgiving because we see so many of them in private and public restrooms. Basic white toilets can blend in with many older bathrooms, even when the sink/tub are a different color. Finally, find a decorative object that matches the sink/tub color and place it on the new white toilet tank for a nice transition. Or, just add a shag rug toilet seat lid if you really want that ‘70s feel!

Photo courtesy Dreamstime/TNS

Real estate Q&A:

Who pays balance of special assessment if property is sold? By Gary M. Singer

Question: Our association will be remodeling the clubhouse, and there will be a significant assessment. We will have the option to pay off the amount in one lump sum or over 10 years. If I sell while paying off the assessment, am I responsible for paying the balance, or does the new owner take over the payments? – Asher

Answer:

Master Contractor/Plumber Ed Del Grande is known internationally as the author of the book “Ed Del Grande’s House Call,” the host of TV and Internet shows, and a LEED green associate. Visit eddelgrande.com. Always consult local contractors and codes. ©2021 Tribune Content Agency, LLC.

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Many communities have aged to a point where significant renovations must be done to ensure residents live with safe and well-maintained buildings and amenities. As any homeowner can tell you, items need to be repaired and replaced over time, and it is expensive to do so. While most associations are relatively well funded, many do not have the financial reserves to cover the necessary work. This is where “special assessments” come in. A special assessment is a one-time charge to each owner in a community association necessary to repair, renovate or replace shared parts of the community. It may be elevator repairs in a high-rise condo, shared roofs on townhouses or other community projects that need to be done. If the association does not have the money saved up, it will often take out a loan to pay for the work. The bank will collateralize the loan against a special assessment. Because of the size of the assessments, they are usually paid monthly over several years. State law and the community’s legal documents dictate how a special assessment is approved and carried out. A vote will be taken by the board or the general membership depending on how the association is structured. In either case, the entire community will be notified and can attend the meeting where the vote occurs. Most special assessments offer the residents the choice of making monthly payments or paying a lump sum. The majority of monthly payment plans allow someone buying the property to keep making payments. Still, I have seen associations where the seller must pay off the special assessment at closing. You will need to review the written details of your assessment to learn your options. Your association manager can get you a copy of the paperwork for your review. Distributed by Tribune Content Agency, LLC.

SUNDAY, NOVEMBER 28, 2021


Luminary Ultraviolet tall garden phlox is slightly taller than the others in the Luminary series, and perfect for the perennial garden or backyard habitat. Photos courtesy Norman Winter/TNS

On Gardening:

Luminary series of summer phlox offers color, fragrance By Norman Winter Recently I was given the task of writing a garden piece on a topic I wish I had. Sounds like a writer trap, doesn’t it? Although I am still writing that piece, I also wish I had planted more Luminary phlox last spring. The Luminary series of garden phlox made its debut with three colors: Opalescence, Ultraviolet and Backlight (which is white). While The Garden Guy was dawdling around, others were getting the plants. The competition is even greater on first-year plants, as there is typically not enough. I would urge you to be ready come spring, or even line up sources now.

SUMMER PHLOX

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All garden phlox are native to 36 states and this new Luminary Backlight variety promises to deliver over the long hot summer bringing in bees, butterflies and hummingbirds. SUNDAY, NOVEMBER 28, 2021

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SUMMER PHLOX Continued from page 13

We call the Phlox paniculata, garden phlox or summer phlox, but the Lady Bird Johnson Wildflowers Center says it is “Fall Phlox.” Did you know it was native to 36 states? This is a must-have plant in the summer sunny garden. I planted Luminary Opalescence in April and had blooms in May. I actually had blooms and delicious fragrance through August, when I let it get swallowed up by its runaway partners. Believe me, it is still there. It is the best-behaved garden phlox I have grown. It gets about 30 inches tall. No drooping, no powdery mildew issues, it self-cleans and just keeps on blooming. The phlox is one of those plants cherished by gardeners across the country. On the other hand, it is also one of dozens of plants that get passed over because they are typically not in bloom when it’s shopping time. The need for instant gratification makes the perennial market a needless, precarious situation. The summer phlox likes fertile soil with good drainage. I have seen them perform exceedingly well in full sun, but in the Deep South a little shifting or filtered sun in midafternoon makes a happier plant. Be sure and apply a good layer of mulch after planting. While most of the garden phlox get fairly tall — 3 to 4 feet — and often require support, the Luminary series are a little shorter, though Proven Winners calls them tall garden phlox. Ultraviolet is the tallest and may reach 36 inches. Opalescence will be slightly shorter — 30-32 inches — and Backlight is a fraction shorter.

Luminary phlox would look great planted to the rear of a perennial garden. To really create a dazzling display, give yourself plenty of room. Make your beds large enough to plant in informal drifts. Combine with other summer perennials like coreopsis, daisies, rudbeckias and salvias. You’ll notice your phlox has another outstanding trait. The sweet nectar is relished by visiting bees, butterflies and hummingbirds. So this is also an ideal flower for the backyard wildlife habitat-type garden. Once you have your phlox established for a couple of years, they can be propagated easily by taking root cuttings, stem cuttings or divisions. Clump division simply requires the separation of crowns within a clump. Division is done in spring or early fall. Root cuttings are best done after dormancy in the fall. If you are looking for plants that will return year after year, offer tantalizing fragrance, color and long season bloom, there is no better choice than the new Luminary series perennial summer phlox. Although they may not be blooming when you shop in the spring, a healthy green plant will give you the promise of a green thumb.

Norman Winter, horticulturist, garden speaker and author of “Tough-as-Nails Flowers for the South” and “Captivating Combinations: Color and Style in the Garden.” Follow him on Facebook @NormanWinterTheGardenGuy.

Luminary Opalescence tall garden phlox boasts tantalizing fragrance, powdery mildew resistance and a long season of performance.

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SANTA BARBARA NEWS-PRESS REAL ESTATE

Luminary Opalescence is a tall garden phlox that made its debut this past spring as one of three colors in the series. SUNDAY, NOVEMBER 28, 2021


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