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February 2016 Newsletter

Quick Tips to Rescue Your Garden & Beds from Water-Logged Soils

Onion

Don't Work Wet Soil.

Working wet soil can do long term damage to the integrity of the bed/garden itself. Allow the soil to dry out for several days. Push a trowel into the soil and wiggle it back and forth, if visible water is in the hole, or the soil looks glossy, wait a few more days.

Don't Rush to Replant.

Soil biology is damaged when soils are water-logged for long periods of time. This affects the availability of nutrients for plant use. If you must replant quickly, support the biology with added compost type material.

Don't Rush to Prune.

Stress from water-logged soil my cause some leaves on trees and shrubs to yellow and drop off, but the branches are not necessarily dead. New leaf buds will begin to grow in a few days. Wait until you are sure there is die-back before pruning.

Replace Nutrients.

A light fertilization will replace nutrients that have leached from the soil during heavy rainfall. Foliar feeding can quickly boost needed minerals to reduce plant stress.

Be Prepared to Deal with Pests and Disease.

Water stress weakens plants. Weakened plants are susceptible to attacks. Fungal diseases are common after periods of heavy rain. Pull mulches back from the base of trees, herbs/vegetables, etc. until it dries out. Be prepared to take quick action with fungicides and pesticides.

Make an Action Plan

One of the best things you can do after heavy rains is to assess your landscape. Get a clipboard and a camera. Make notes and take pictures of places where water stand for long periods of time. Make a list of plants that seem more sensitive to wet soils. Use this information to help you make future decisions such as raising beds, improving soil texture, and plant selection.

Budgeting for Appliances

Considering a new oven? A fridge to store those leftovers?
Running appliances come with certain costs. Here some common expenses to think about first:

Calculate
Washer:
Average annual maintenance cost:
$85 - $100; save money by checking hoses yourself.
Most common repairs:
Rubber door gasket replacement: $200 - $300
Lid switch failure on top-loading machine: $140+
Water inlet valve issues: $160+
Repair or replace?
If repair costs exceed $500, you might consider replacement options.
New washer:
Top-loading washers start around $350.
Front-loading washers range from $700 to $1,000.
Dryer:
Average annual maintenance cost:
$85 - $100
Most common repairs:
Coils: $170
Thermostats: $130
Belts: $180
Repair or replace?
If dryer repair costs go beyond $500, consider replacement options.
New dryer:
$400 - $1000
Refrigerator:
Average annual maintenance cost:
$120-$140
Most common repairs:
Ice maker failure: $275 - $325
Main control board failure: $260+
Clogged drain line: $109+
Repair or replace?
Depending on brand, consider a new fridge if repair exceeds $700. Also consider your fridge's age and past performance.
New fridge:
$900-$8,000
Range/Oven:
Average annual maintenance cost:
None. Everything on the stove is accessible. Keep it clean.
Most common repairs:
Igniter cleaning or failure: $110-$200
Broken control board: $260+
Bake element problems:$160+
New stove:
$650-$2,000
Dishwasher:
Average annual maintenance cost:
None. Keep it clean and clear of food debris.
Most common repairs:
Drain pump cleaning: $100-$300
Water inlet valve: $160+
Control board failure: 190+
Repair or replace?
Replace is there's rust, rot or corrosion, or if the repair equals or exceeds half the cost of the dishwasher.
New Dishwasher:
$400-$700

The "Get Along" Factor?

Inspector

Some people are worried about being able to get results from sub-contractors, or straight answers from City Building Inspectors. It is very helpful to realize that most of these folks really do want to do a good job, get along with the owner, and complete a good project

Again, the more planning and preparation that goes into the project up front, the better the results will be, and the more you will avoid hassles with subs and inspectors. Spell it out, speak your mind, get it on paper, and make sure that it is a clear understanding---up front.

As the owner/builder, you choose your sub-contractors, so choose the ones you seem to get along with, even though their bid may not be the lowest. Also, remember, if you tell them you want to award them the job, but they are just a few thousand high, they may adjust their bid, especially if they want to get along with you.

Inspectors want you to succeed too. So listen to them. Try to build alliances. Let them know that you are doing this for the first time. They will respect your honesty, and they might try to offer some advice to eliminate the possible bumps in the road. Most of all remember this--these folks are just like you. They have jobs, moms & dads, kids and spouses, and they are trying to make a living. Treat them the way you want to be treated, and you will make sure and steady progress on your home.

What Is an Escrow and Why Is It Needed?

Contract

An Escrow is an arrangement in which a disinterested third party, called an escrow holder, holds legal documents and funds on behalf of a buyer and seller, and distributes them according to the buyers and sellers instructions.

People buying and selling real estate often open an escrow for their protection and convenience. The buyer can instruct the escrow holder to disburse the purchase price only upon the satisfaction of certain prerequisites and conditions. The seller can instruct the escrow holder to retain possession of the deed to the buyer until the sellers requirements, including receipt to the purchase price, are met. Both rely on the escrow holder to carry out faithfully their mutually consistent instructions relating to the transaction and to advise them if any of their instructions are not mutually consistent or cannot be carried out.

An escrow is convenient for the buyer and seller because both can move forward separately but simultaneously in providing inspections, reports, loan commitments and funds, deeds, and many other items, using the escrow holder as the control depositing point. If the instructions from all parties to an escrow are clearly drafted, fully detailed and mutually consistent the escrow holder can take many actions of their behalf without further consultation. This saves much time and facilitates the closing of the transaction.

Escrow Instructions

Escrow instructions are written documents, signed by the parties giving them, which direct the escrow officer in the specific steps to be completed so the escrow can be closed.

Typical instructions would include the following:

  • The method by which the escrow holder is to receive and hold the purchase price to be paid by the buyer.
  • The conditions under which a lapse of time or breach or purchase contract provision will terminate the escrow without a closing.
  • The instruction and authorization to the escrow holder to disperse funds for recording fees, title insurance policy, real estate commissions, and any other closing costs incurred through escrow.
  • Instructions as to the proration of insurance and taxes.
  • Instruction to the escrow holder on the payment of prior liens and charges against the property and distribution of the net sale proceeds.

Since the escrow holder, can only follow the instructions as stated, and may not exceed them, it is extremely important that the instructions be stated clearly and be complete in all details.