Tri-Cities No. 5 for jobs

By Pratik Joshi, Herald staff writer

Continued growth in jobs and wages in the Tri-Cities is being noticed nationally.

The Milken Institute has ranked Kennewick-Pasco-Richland among the top 10 metro areas that managed to create and sustain jobs in the face of a national recession.

The Tri-Cities retained the fifth spot it earned last year, said Armen Bedroussian, a Milken research economist who helped put together the latest report.

In the Tri-Cities, jobs grew 4.5 percent in the last 12 months, he said, noting that's the highest percentage growth in the nation. The bulk of the growth was the result of the federal stimulus money for Hanford, he said.
And he noted the role of the high-tech sector in pushing the job and wage growth for the long and short terms.

The Milken report is used for economic benchmarking, he said. Corporations use the data to scout locations that have economic momentum, and civic officials and economic development agencies use the information to compare their communities to other areas and take steps to stimulate growth, Bedroussian said.

Carl Adrian, president and CEO of the Tri-City Development Council, said it's good to be on the radar of the California-based think-tank that helps business and public policy leaders identify and implement ideas for creating broad-based prosperity. That can generate interest by new businesses to explore the Tri-Cities and appreciate the area's knowledge-based economy and the presence of a skilled work force.

"We have become more resilient to the ups and downs at Hanford," Adrian said. Also, the community is committed to developing a diversified post-Hanford economy that can create new types of jobs for the growing population in the area, he said.

The Mid-Columbia Energy Initiative is a good example, he said. The group wants to transform the Hanford site and the local community into a "carbon-friendly" power-producing, energy demonstration and manufacturing site.

The research initiatives of Pacific Northwest National Laboratory and Washington State University Tri-Cities will help pave the way to develop cutting-edge technologies that could be commercialized, Adrian said. The presence of companies like Infinia and InnovaTek in the community may encourage other clean-tech companies to set up shop in the Tri-Cities, he said.

"Clean tech is a natural transition for the area," said Diahann Howard of the Port of Benton. PNNL's experts already are working on various projects to enhance smart grid applications and developing other clean energy products, said the port's director of economic development and government affairs.

The Port of Benton, in partnership with other public agencies, has continued to improve infrastructure to help recruit and retain businesses in the area, she said.

The growth of medical equipment manufacturing, food processing, health care service industry and wine industry is helping economic diversification despite the continued dominance of Hanford, said Dean Schau, former regional labor economist for the Tri-Cities. About 1,350 workers are employed in the local wineries, he said.

Agriculture, manufacturing and energy production could help sustain future growth, he said.

The Tri-City economy also gets a big push from the retirees who have moved to the area for its quality of life and weather. They spend their money locally and help the retail sector, Schau said. The presence of an aging population also has led to the development of a regional health care industry that is poised for growth.

The Tri-Cities abounds in human and social capital that can help transform the economy in years ahead, he said.

For more on the Milken report, go to www.milkeninstitute.org.

Read more: http://www.tri-cityherald.com/2010/10/16/1211833/tri-cities-no-5-for-jobs.html#storylink=mirelated#ixzz18Ou90ngo

Strip mall to be built near TRAC - Business | Tri-City Herald : Mid-Columbia news

By Pratik Joshi, Herald staff writer

Wingstop restaurant and Dutch Bros. Coffee will be moving into a new retail center across the street from TRAC in Pasco.

The first phase of the Burden Retail Center at Burden Boulevard and Convention Street in Pasco includes construction of six stores, totaling about 10,000 square feet, said developer Glen Engelhard.

Wingstop restaurant and Dutch Bros. Coffee already have leased spaces in the strip mall, he said. He's also trying to get another restaurant to come to the center, which is just opposite of TRAC.

There's virtually no commercial space available for lease near Road 68, he said. Commercial activity has picked up in the Tri-Cities in the past month and a half, he said, expressing optimism about finding tenants for the center. All retail businesses would be welcome, he said.

Ground-breaking is scheduled for Thursday. The first phase will be completed in about four months, Engelhard said.

The project is being developed in three phases because banks are not lending money, said Engelhard, who along with his partners is spending about $900,000 on construction of the first phase. He's talking with a national chain restaurant and a gas station about the site for the third phase of the project. The entire project will be spread over the four acres he bought for $1.2 million more than two years ago.

The Tri-Cities will continue to grow, he said. Developers see the area as a top spot for investment in multi-family homes, said Engelhard, who has developed 19 commercial properties in the Tri-Cities, and continues to own large chunks of land in Prosser and Richland.

He said he doesn't understand the reluctance of banks to support speculative real estate projects in the area. The Tri-Cities' economy remains strong, he said. "I don't see (real estate investment) as a risk."

Read more: http://www.tri-cityherald.com/2010/09/24/1181637/strip-mall-to-be-built-near-trac.html#storylink=mirelated#ixzz18Ot7bh8M

Construction remains strong in Tri-Cities - Mid-Columbia News | Tri-City Herald : Mid-Columbia news

By Pratik Joshi, Herald staff writer

Developer Bob Johnson found it hard to borrow money for his latest project, but that's not stopping him from developing a 100-lot subdivision in south Richland.

He's using his own money for his Branting-ham Heights project because he has strong faith in the resilience of the local economy and real estate market.

"I started the business during the worst of times in 1984," said Johnson, president of Kennewick-based Johnson Group. Since then, he's built many homes, offices and storage spaces in the Tri-Cities.

In 2007, Johnson said, he built two spec commercial buildings on Gage Boulevard for about $3.5 million each, but he wouldn't undertake a similar project today because banks won't consider it. He said banks are being extra cautious about loaning money, and are not interested in projects that aren't preleased or presold.

But Tri-City real estate professionals overall say they're optimistic about the area economy.

Eric Pearson, president and CEO of Community First Bank, agreed that banks are taking a closer look at loan applications, whether from builders or homebuyers.

"They are looking at the borrower more than the property," Pearson said, but added that his bank has approved a few spec loans, which are for homes that are not already sold.

Still, the Tri-Cities remains one of the better performing and most stable real estate markets in the country, Pearson said.

Commercial real estate loans are the most challenging, Pearson said. He said that's because commercial real estate can lose value fast when rental incomes drop, so banks are more reluctant to make such loans.

The residential market, in contrast, remains stable because people always need a place to live, Pearson said. Tri-City home prices have remained inexpensive and have appreciated gradually over the years, so he's optimistic about the future.

That's why Kyle LaPierre is about to invest $700,000 to develop a residential property in the Tri-Cities, his company's first such project in eight years. But his family company, LaPierre Enterprises, which has been in the construction and development business for 50 years, is building only one spec home and remains focused on custom-built homes for clients.

"I saw the writing on the wall and moved away from building specs many years ago," he said.

LaPierre, who has a $1 million line of credit with Banner Bank, said he has only one commercial project on his hands, a remodeling and building expansion for a doctor.

Jeff Losey, executive officer of the Home Builders Association of Tri-Cities, said the Tri-Cities is not immune to the national economy but continues to hold its own because of a strong local economy based on Hanford and agriculture.

The number of building permits issued for single-family homes increased from 814 in August 2009 to 1,157 last month, Losey said. That's a 42 percent increase.

The latest permit numbers also are an increase of 26 percent from August 2008 and up 2 percent from August 2007, Losey said, adding, "We are still in very good shape" because interest rates are low and construction costs are competitive.

But real estate professionals are concerned about the future, particularly how federal policies and the national economic mood may affect housing, said Paul Roy, sales manager and associate broker at Coldwell Banker Tomlinson in Kennewick.

Coldwell owns 1,000 lots in the Tri-Cities, mostly quarter-acre residential properties, but is not looking to buy more, he said.

At present the home market is balanced with about six months of inventory available for sale, Roy said. There were 1,098 homes on the market at the end of August, according to the Tri-City Association of Realtors.

Home sales fell from 448 in June after the expiration of the federal homebuyer tax credit to 223 in August, according to the Tri-City Association of Realtors. But the total number of homes sold year to date last month was 2,294, compared with 2,065 in August 2009.

Roy pointed out the market is still doing better than it did last year, and by year-end he expects home sales will be up 20 percent compared with last year.

About 143 of the homes sold last month in the Tri-Cities were priced below $200,000, according to an estimate from Windermere Real Estate. At least six homes also were sold that were in the $450,000 and up price range, indicating some movement in a market segment that has been slow. Also, the median home price increased from a little more than $170,000 in August 2009 to almost $180,000 last month, said the local Realtors association. The median home price was about $177,000 in June.

Bryan Andersen, who pours concrete for home foundations, said home construction has picked up in the last few weeks all over the Tri-Cities. Andersen, who works for as many as 11 builders, said the most popular homes range from 1,700 square feet to 2,200 square feet and cost under $250,000.

Andersen also said about seven Oregon builders are working on projects in the area and came here because the area is growing. Builders have had to be more flexible to go after business in a competitive environment, he said, which also means lower prices and profit margins.

Andersen, who has been working in the Tri-Cities since 1999, said he thinks the market will continue to grow. But the spec market is really tight because banks are not lending as liberally as they did a few years ago, he said.

Don Pratt, president of Don Pratt Construction, which specializes in expensive homes, agrees. Money is available for buyers with strong credit and assured incomes, said Pratt, who's just completed an office building for a Richland doctor and is building a half-dozen custom homes.

Sales of high-end homes costing $400,000 or more will continue to be slow, he said. That's partly because some potential buyers looking to move into a better home are unable to sell their existing homes.

Pratt, who's been in business for more than 30 years, also said banks have raised the bar for potential borrowers. Buyers need a high credit score and must be able to put down at least 20 percent of the cost, he said.

Qualified commercial borrowers do have access to credit, said Doug Bayne, Banner Bank's vice president and director of marketing. He said his bank will finance owner-occupied commercial projects. That means, for instance, that professionals like doctors and attorneys have a better chance of qualifying for a commercial development loan if they will be occupying the building, he said.

Brett Jorgenson, senior vice president of lending at Gesa Credit Union, said Gesa has loaned money for a small number of speculative projects but is being cautious.

"We always had money available for builders," he said, "but we can only give construction/development loans up to 15 percent of our net worth," he said.

Gesa looks at builders' track records, their financial strength and experience in the industry before approving a loan request, said Jorgenson, adding the credit union has had no defaults in construction loans in the last two years.

Read more: http://www.tri-cityherald.com/2010/09/19/1174979/construction-remains-strong-in.html#ixzz18OrhFi1c

Tri-City home resales, prices on the upswing - Mid-Columbia News | Tri-City Herald : Mid-Columbia news

By the Herald staff and The Associated Press

Homes resales and the median home price in the Tri-Cities continue to increase at a time when median prices in the rest of the state are falling, according to a Washington State University report.

Home sales in Washington surged in the second quarter compared to a year ago, but statewide median prices continued to fall, though the decline was much smaller than seen in recent quarters, says the report by Washington Center for Real Estate Research.

The Tri-Cities registered an increase of 5.5 percent in the median resale price, together with a 33 percent increase in home resales.

It's perhaps the only community in the state to see significant growth, thanks largely to federal stimulus money, said Glenn Crellin, the center's director. The median home price in Benton and Franklin counties was $173,100 in the second quarter.

Stimulus money earmarked for Hanford cleanup has resulted in strong employment and housing markets in the Tri-Cities.

The pending end of federal tax credits for homebuyers clearly boosted sales in the April to June period, the research center said. Statewide, the number of homes sold rose 27.5 percent from the sales rate of the second quarter last year. Sales were up 3.5 percent from the first quarter of this year.

Crellin said nearly every county in the state saw increased sales activity compared with a year ago.
In the Tri-Cities, 1,150 homes were sold from April to June, according to the Tri-City Association of Realtors.

"Our market continues to be steady," said Jeff Thompson, co-owner of Windermere Real Estate Tri-Cities. "We haven't seen a lot of foreclosures," which could have lowered prices.

New homes are being constructed at a reasonable pace to add to the Tri-City housing inventory, Thompson said. At the end of June, 1,018 homes were available for sale.

The local economy continues to draw people into the Tri-Cities, he said. Homes in the $100,000 to $225,000 price range continue to appreciate up to 2.5 percent annually, he said.

In July, about 12 percent of the total homes sold in the Tri-Cities were in the $350,000 and above price range, according to Windermere data.

The inventory of high-end homes in the state is higher, and they tend to move slowly, Crellin said.
Sometimes high-end homebuyers -- who recently have moved into the area -- face a credit squeeze, Thompson said. They are unable to sell their old homes because the housing market in other parts of the country has slowed considerably.

"We need to educate people that the Tri-Cities is different. We are an appreciating market," Thompson said.
The five-county Central Puget Sound region had home sales of 49,980, more than half of the statewide total.
The median sale price during the second quarter was $246,800, which was 6.9 percent less than the median a year earlier, the center said.

The highest median price was $375,500 in King County, which replaced San Juan County as the price leader for the first time in several years. The lowest median price was $107,500 in Columbia County, the center said.

Among the urban areas, the biggest decline was 9 percent in Snohomish County.

Low prices and low interest rates made homes more affordable for households with good credit and reliable jobs, the center said. The housing affordability index showed a slight improvement to 136.4, meaning the median income family had 36.4 percent more income than the minimum required to buy a median price home with a 20 percent down payment and a 30-year mortgage.

The housing affordability index for Benton County was 177.7 and for Franklin County was 148.5.

Read more: http://www.tri-cityherald.com/2010/08/12/1127853/tri-city-home-resales-prices-on.html#storylink=mirelated#ixzz18OpR3n7W

Home sales up, but clouds ahead - Business | Tri-City Herald : Mid-Columbia news

By The Associated Press and Herald staff

WASHINGTON -- Nationwide sales of previously occupied homes rose last month after the worst summer for the housing market in more than a decade. And fears over flawed foreclosure documents could keep buyers on the sidelines in the final months of the year.

In the Tri-Cities home sales are up 20 percent for the year compared to last year at this time, said Paul Roy, of Coldwell Banker Tomlinson in Kennewick and vice president of the Tri-City Association of Realtors.

Because the Tri-Cities was not hit with high numbers of foreclosures as other areas of the country were, questions of flawed foreclosure documents should not affect the market here, he said.

Nationally, sales grew 10 percent in September to a seasonally adjusted annual rate of 4.53 million, the National Association of Realtors said Monday.

Home sales have declined 37.5 percent from their peak annual rate of 7.25 million in September 2005. They have risen from July's rate of 3.84 million, which was the lowest in 15 years. Most experts expect about 5 million homes to be sold through the entire year. That would be in line with last year's totals and just above sales for 2008, the worst since 1997.

Still, sales could fall further if potential lawsuits from former homeowners claiming that banks made errors when seizing their homes make consumers fearful of buying foreclosed properties.

The Federal Reserve on Monday became the latest regulator to announce it would be looking into whether mortgage companies cut corners on their own procedures when seizing homes. Chairman Ben Bernanke said the Fed would look intensively to see if policies, procedures or internal controls led lenders to improperly foreclosure on homeowners. Preliminary results of an in-depth report are expected to be released next month.

"We take violation of proper procedures very seriously," Bernanke said.

In a survey taken by the Realtors group this month, about 23 percent of the 2,000 agents surveyed said they have a client who is no longer interested in purchasing a foreclosed property due to the foreclosure-document mess.

"You're going to see uncertainty on the part of homebuyers," said Quinn Eddins, director of research at Radar Logic Inc., which tracks the housing market.

Mortgage applications to purchase homes last week were 29 percent below the same week a year ago, according to the Mortgage Bankers Association. At that time, buyers were rushing to purchase homes to qualify for federal tax credits.

Last month the inventory of unsold homes on the market fell about 2 percent to 4 million. That's a 10.8 month supply at the current sales pace.

Read more: http://www.tri-cityherald.com/2010/10/26/1224447/home-sales-up-but-clouds-ahead.html#ixzz18OohXao8

Murray seeks $5M for Tri-City area roads - Mid-Columbia News | Tri-City Herald : Mid-Columbia news

WASHINGTON — Millions of dollars for regional transportation projects in Washington have been included in the fiscal 2011 Transportation, Housing and Urban Development Appropriations Bill, thanks to Sen. Patty Murray, D-Wash.

The bill includes about $5 million for projects in the Tri-City area, including the ongoing Highway 12 improvements between the Tri-Cities and Walla Walla.

The money was included in the bill by Murray, who's chairwoman of the Transportation, Housing and Urban Development Subcommittee.

"Especially now, it is critical to steer funding into transportation projects that create jobs and boost local economies in our backyard in Central Washington," Murray said in a statement.

For the Tri-City area, the bill proposes $1 million for Ben Franklin Transit to help replace its aging vehicle fleet; $1.4 million for rail improvements at Big Pasco Industrial Center; $1 million for the Red Mountain Interchange project; $500,000 for pedestrian pathways and transportation improvements in the Southridge area; and $1 million for right of way acquisition for Phase 7A of the Highway 12 project.

Murray also included millions of dollars for other Eastern Washington projects, including $2 million for rail improvements at the Port of Moses Lake, $1 million for Grant County Transit to build a new administration building and $1.3 million for an underpass on MLK Boulevard in Yakima's business district.

The bill, which was approved Wednesday by Murray's subcommittee, now goes to the full Appropriations Committee.

Many Tri-City public officials lauded Murray's efforts.

Randy Hayden, director of planning and engineering at the Port of Pasco, said Murray understands the importance of transportation to spur economic growth and create jobs.

The $1.4 million for the port would help the port continue its rail infrastructure rehabilitation project that began in 2005. Hayden said a rail-link helps to recruit manufacturers and provide a way to ship local products. If the port gets the money, construction of a new mile-long track will start next spring, he said.

"Once again, Sen. Murray has come through for the citizens of the Tri-Cities," said Benton County Commissioner Leo Bowman, referring to the money designated for two projects along Interstate 82. The money would pay for engineering and design and "get us to be shovel-ready," he said.

The two-part project would help construct a roundabout at the intersection of Highway 224 and Highway 225 near I-82 in Benton City and create a new Red Mountain interchange at Milepost 100 on I-82.

Both projects, which are estimated to cost $30 million, would improve traffic flow at the five-legged intersection at the Benton City interchange and provide more direct access to the Red Mountain winery area and West Richland, Bowman said. The projects also would improve emergency response times to the area by up to 50 percent, which can be critical in crisis situations, he said.

Kathy McMullen, Ben Franklin Transit's manager of service development, was excited about the possibility of getting money. "It's very much needed. We want some new buses for folks to ride in," she said.

Fourteen of the system's buses date to 1988, McMullen said. They have about 1 million miles on them and cost more to maintain, she said.

It would cost about $10 million to replace all old buses with new hybrid buses, McMullen said, and Ben Franklin Transit will seek additional federal money to do that. "We appreciate Sen. Murray's help," she said.

Jim Kuntz, executive director of the Port of Walla Walla, which led efforts for the Highway 12 improvements, shared a similar sentiment. "Things will start rolling now," he said.

Highway 12 work has already received $2 million from the state Legislature to help complete design, environmental assessment and land acquisition for Phase 7A, which includes building a new 5.5-mile, multilane highway from Nine Mile Hill north of Touchet to near Lowden.

The state Department of Transportation needs to purchase about 340 acres for the work and the proposed $1 million in federal money would be a great help to move the project forward, Kuntz said.

-- Pratik Joshi: 509-582-1541; pjoshi@tricityherald.com; Business Beat blog at www.tricityherald.com


Read more: http://www.tri-cityherald.com/2010/07/22/1101220/murray-seeks-5m-for-tri-city-area.html#storylink=mirelated#ixzz18CZmtDUA

Richland OKs annexation; 1 more vote needed - Mid-Columbia News | Tri-City Herald : Mid-Columbia news

RICHLAND — Just one more city council decision is all that stands in the way of Richland annexing 1,878 new acres where a city-size development is planned.

The Richland City Council on Tuesday unanimously approved the ordinance annexing the land south of Badger Mountain and just west of Rancho Reata with no discussion, except a brief thumbs up from Councilman David Rose.

"I think it's great we have a petition that is signed by 100 percent of the property owners for annexation," Rose said.

Mayor John Fox noted that's a rarity for annexations into the city.

But every ordinance takes two votes for final passage. The council will vote on the annexation again Dec. 7.
Rick Simon, the city's development services manager, said if the council approves the annexation ordinance a second time, that will be the final step toward bringing the land into the city.

It's been a process years in the making, from the city's first suggestion that it should grow to the south back in 2002.

The proposal to add 3,300 acres to Richland's urban growth area ended up going through an appeal before the Eastern Washington Growth Management Hearings Board and ultimately being scaled back before finally being approved in 2007.

The acreage annexed includes the 40-acre, 79-lot Reata Ridge subdivision; 325 acres owned by Bill and Holly Wilson primarily used as an orchard; and about 1,500 acres owned by Nor Am Investments that is to be developed with as many as 5,000 homes, shops, offices, parks and a wine village.
Simon projected that when fully developed, the area will bring in a net of about $350,000 per year to the city's budget.

Loren Combs, the attorney for Nor Am, said the developer has submitted to the city schematics for sewer lines and other improvements to the land and is waiting for the annexation to be complete and permits to be issued before breaking ground.

Houses likely will start being built in 2012, Combs said.

The land is expected to be developed for 20 years, and ultimately could be home to an estimated 12,000 people.

Also Tuesday:
The council unanimously adopted an ordinance setting the city's property tax levy for 2011. The city is opting not to take the 1 percent property tax collection increase allowed by law, and is applying $400,000 of interest income from bonds to renovate the Richland Public Library toward property tax reduction.

The reduction will come over two years -- $250,000 applied in 2011 and $150,000 applied in 2012, said Ron Musson, administrative services manager.

Under that plan, the city's property tax levy rate will drop by about 12 cents, from $3.14 per $1,000 of value in 2010 to $3.02 in 2011.

That represents about a 5-cent reduction over the planned rate without the library money being applied, or a savings of about $10 per year for a $200,000 home, Musson said.

Overall, the owner of a $200,000 home should see a $24 drop in property taxes compared to 2010.

-- Michelle Dupler: 582-1543; mdupler@tricityherald.com


Read more: http://www.tri-cityherald.com/2010/11/17/1255535/richland-oks-annexation-one-more.html#storylink=mirelated#ixzz18CYbOgeX

Richland planners in favor of development - Mid-Columbia News | Tri-City Herald : Mid-Columbia news

RICHLAND -- The city of Richland is moving closer to making a nearly 2,000-acre development on the south side of Badger Mountain a reality.

The city council is expected to consider a master plan for the area -- which is not yet within its boundaries but has been earmarked for future growth -- sometime in July after the planning commission unanimously recommended the plan's approval at a meeting this week.

The plan sets out general zoning and development guidelines for the area, which eventually is expected to include 5,000 homes, parks, schools, 150 acres of commercial development and a wine village.

Once the master plan, formally known as the Badger Mountain Subarea plan, is approved, then the city can start working on a more specific development agreement with the developer, said Rick Simon, Richland's development services manager.

And once those details are hammered out, the city would start to move toward annexing the land, Simon said.
Also this week, the commission recommended that the council approve a settlement agreement between property owners and neighbors of a proposed development at Keene Road and the future extension of Queensgate Drive.

The development was the subject of controversy in October 2008 when the owners asked the city to amend the comprehensive plan to redesignate 48 acres from low-density residential to medium-density residential and commercial, and redesignate 12.5 acres for neighborhood commercial use.

Residents of the nearby Country Ridge subdivision complained that having commercial development next to their homes would bring too much traffic and devalue their homes.

The city council approved the comprehensive plan amendment that would have allowed some of the land to become commercial, and the neighbors appealed to the Eastern Washington Growth Management Hearings Board, Simon said.

Rather than go through a costly appeal, the parties agreed to sit down and negotiate, he said.
The settlement agreement considered by the planning commission Wednesday provided a low-density residential buffer between Country Ridge and any commercial development, which would happen on the east side of the eventual extension of Queensgate, Simon said. Country Ridge lies to the west of the proposed development.

Simon said the agreement also restricted the character of commercial development and included some building standards, such as a provision that no large-scale retail stores could be placed there, and one that said buildings can't be more than 30 feet tall.

No development can take place until a right of way is established for the extension of Queensgate, he said.
The final decision to accept the agreement rests with the city council.

w Michelle Dupler: 582-1543; mdupler@tricityherald.com


Read more: http://www.tri-cityherald.com/2010/06/25/1068837/richland-planners-in-favor-of.html#storylink=mirelated#ixzz18CVxRFv0

Curb Appeal: Little Changes Make a Big Difference

By Jan Kaye and Doug Wells

RISMEDIA, November 24, 2010—(MCT)—We recently consulted on a formerly white Cape Cod-style home in the Kansas City, Mo., suburb of Westwood that had just been painted in a pale gray. The owners already have ordered replacement windows. They wanted to know what else they could do to improve their home's curb appeal. We're sharing how a few simple additions can make a big difference.

Often when we do in-home design consultations, clients ask us to help them with their home's exterior as well. Sometimes it's simply a matter of adding shrubbery and/or trees, or perhaps removing them when there's an overgrowth that detracts from the overall appearance.

Sometimes the scale of the outdoor lighting fixtures needs to be adjusted. Or window treatments need to be replaced to give a coordinated appearance to the front of the house.

We always strive to achieve balance among the different shapes and colors that make up a home. Think of these shapes as the geometrics that form the house: the squares and rectangles of the house itself, such as doors and windows, plus the cones and rounded forms of surrounding shrubbery and trees. All need to work together to create a harmonious and dramatic impression.

In looking at the Westwood house, the first thing we noticed is that it appeared plain. Black shutters and a white pediment to accent the front door and trim made a world of difference. Also, potted plants on either side of the door give a shot of color to the neutral scheme and lend a sense of presence to the entrance.

Other changes to consider include painting the downspouts gray like the body of the house. Leaving them white calls too much attention to them. They can be prepared so that the new paint color will adhere, or new downspouts that are pre-finished in a similar gray could be installed.

Since the front porch step is sunken on the right, replacing it with a different hardscape material, such as brick laid in an interesting herringbone pattern, would add further appeal. The brick pattern could continue down the walkway. The mailbox can be updated if the bottom trim on the storm door and the door knocker are changed (currently they're all brass).

We think the shrubbery is already well thought out and creates a good balance with the home. However, to create a lovely side porch setting during nice weather, think about adding liriope or neatly trimmed boxwood.

Jan Kyle and Doug Wells own Kyle Wells Design (www.KyleWellsDesign.com), an interior design business.

(c) 2010, The Kansas City Star.
Distributed by McClatchy-Tribune Information Services.

Home Staging Tips That Focus on Largest Customer Segments

RISMEDIA, November 22, 2010—Selling a home in any market can be competitive. It’s essential that your sellers follow some simple, yet important tips to help make their home more salable.

A quicker home sale can be reached by keeping in mind the needs of the home’s most likely buyer and creating a fresh inspiring look just for them, according to Pulte Homes expert Janice Jones, national vice president of merchandising.

“Everyone understands the value of de-cluttering, cleaning and refreshing a home in today’s competitive market,” Jones said. “The difference between a ‘For Sale’ and a ‘Sold’ sign often boils down to effectively staging a home to appeal to young singles, families or empty nesters—the three largest customer segments that are likely to buy your home. Home sellers should have a good idea of the type of buyer who will make an offer and, since everyone likes an updated home, some simple refreshes can achieve an updated look and feel.”

Jones recommends conducting a technology overhaul prior to staging your home. “Old technology will date your home and you seldom have a second chance to make a positive first impression,” she said. “Flat screen TVs, laptop computers, iPods with docking stations and wireless technology have eliminated the need for large bulky entertainment centers or massive desks designed to hide wiring. Once you’ve rid your home of bulky, dated stereos and TVs, it’s time to hone in on attracting prospects.”

Here are a few, additional ideas:

For singles, Jones recommends emphasizing sleeping spaces and the living room, which are critical to this group. “Singles will spend a lot of time in the living room and the bedroom, which are their sanctuaries from the outside world. As a result, there is no need to set the dining room table with place settings,” Jones said. “Instead, focus on a simple TV stand with clean lines, a flat screen TV and candles in the bedroom and bathroom.”

Young families tend to revolve around children. Items that help this demographic envision themselves living in the space include age-appropriate bedding, linens and towels, a bright rug near play areas, and strategically placed toy chests with open tops. Since kids often play or watch TV on the floor, eliminate the coffee table to create a living room that appears larger and more inviting. Jones notes to remember about the garage when staging for families. “Organize children’s toys and sports equipment to showcase the garage’s storage capacity without compromising functionality,” she said.

Empty nesters tend to seek an upgrade in quality features. Upgrading bath accessories like towel bars and toilet paper holders or decorative hanging lights to a better quality and newer style will make an impact. If the budget allows, upgrading the refrigerator, stove and dishwasher can draw in a buyer.

Lighting is also a key feature for this group. Jones advises ensuring living spaces maximize natural light. If lighting is less than ideal, add lamps or a ceiling fan with light fixtures. It’s important to open heavy blinds or window coverings when showing the home.

An absolute “must” for home stagers regardless of which demographic is being targeted is color. Most sellers are instructed to use neutral colors when repainting. However, adding the right punch of color to accent walls can create depth, enhance kitchen cabinets, or bring a boring bathroom to life.

Homeowners can find color in simple accessories, like throw pillows, coffee table books, and decorative canisters. Neutral colors in flooring materials, upholstery pieces and window dressing work well because they enhance brighter accents.

When choosing colors, Jones cautions homeowners to be aware of their sensory impact:

- Red is stimulating and encourages self confidence
- Orange promotes happiness and celebration
- Yellow is uplifting and light-hearted
- Blue is calming in softer tones and promotes clarity in deeper tones
- Green is the color of nature—it feels fresh and rejuvenating
- Aqua is restful while pink is gentle and sweet—making a great pair
- Purple tones bring out a sense of compassion

“The key is to experiment and put yourself in the shoes of the prospective home buyer,” Jones said. “It may be helpful to ask a friend or relative for a brutally honest opinion before and after you start staging. You may be surprised how little changes—with a little budget—can make a huge difference to a prospective buyer.”

Homeowners Insurance: Winter Prep to Keep Costs Down

RISMEDIA, November 20, 2010--Fall is the perfect time for homeowners to ensure their house is prepared for winter weather. A home should be winterized so it will be able to sustain damage severe weather may bring. Additionally, if a house is winterized and damages do occur, the homeowners insurance policy will cover the house against the weather damage. HomeownersInsurance.net offers advice so people can prepare for winter weather and help avoid potential costly issues.

Homeowners must first inspect their house thoroughly so that possible issues can be avoided. The most important interior areas are the furnace and fireplace. HVAC professionals can inspect the furnace and clean out the ducts. Furnace filters should be replaced on a monthly basis to keep ducts clean. Any flammable materials around the furnace should be removed.

If there is a hot-water radiator, the valves need to be opened slightly to bleed. When water is seen, they can be closed. If propane is used in the home, the tank will need to be filled. These should all be inspected to be sure they are working properly.

If there is a fireplace in the house, the screen or cap on the top of the chimney should be secure to keep out any birds, squirrels or rodents. The chimney should be cleaned by a professional occasionally because buildup of soot can cause fires. The damper should open and close properly and the mortar between the bricks should not be cracked. Any cracks should be fixed so heat does not seep into areas it should not be, creating a fire hazard.

The next step in preparing for winter for safety and insurance purposes is to examine the exterior. Damage may not be evident immediately during winter months, and may only be noticed with the first spring rain. The doors and windows should be checked for cracks, and then fixed. If the homeowner has a basement, shields can be placed over the window wells for protection from snow melt. Any worn shingles or roof tiles should be replaced so melted snow does not seep into weak areas. Gutters and downspouts should also be unclogged and leaf guards should be installed. Debris should then be cleared from the foundation to look for further cracks to repair.

Taking the Stress Out of the Home-Buying Process

By Paige Tepping

RISMEDIA, November 20, 2010--For many prospective buyers, the thought of going through the home-buying process is often filled with a lot of stress. From finding a qualified real estate agent, to narrowing down your choice of homes and then packing your belongings and moving across town can be an overwhelming process.

OpenSkyRealEstate.com offers the following tips to help you keep your cool as you begin the process of a buying a home.

-Buying a home is one of the biggest financial decisions you will make in your lifetime, and along with the finances come emotions. When you are choosing a real estate agent to work with, be patient and take the time you need to find an agent that you connect with. Finding a highly-skilled agent who fits with your personality is crucial.

-Every home buyer and seller is in a different situation, so it is important that you don’t compare your timeline and decisions to anyone else’s. As you make your way through the home buying process, remember that there is no right time to buy, just as there is no perfect time to sell. If you find a home that fits your needs, don’t let it slip out of your hands by waiting for interest rates to drop lower as you run the chance of losing out on the home of your dreams.

-It is natural to want to get opinions from those you trust before you make your final choice, but too much input will ultimately make the decision process much harder. Remember to focus on what your immediate wants and needs are so that everyone will be happy with the final decision.

-You probably aren’t going to find a home that is 100% perfect, so it is important to make a list that includes your top priorities that you can’t live without. Be sure to stick to the items on your list and let go of the minor things.

-Negotiation is an important part of the real estate buying process, but be sure you don’t take your negotiating too far. Trying to get an extra-low price or refusing to budge on your offer may cost you the home in the end. Successful negotiation depends on give and take, so make sure you are being fair in your requests.

-Don’t get too caught up in all the physical aspects of a home and forget about the more important issues. While the size of the rooms and the layout of the kitchen might not be exactly what you expected, be cognizant of issues such as noise level, location to amenities and other aspects that will have an impact on your day-to-day life.

-Getting approved for a mortgage should be taken care of well before you find a home and make an offer.

-Create a budget before you move into your new home and be sure to include maintenance and repair costs. Even if you buy a new home, there will be extra costs, so it is important to not come up short and let your new home deteriorate.

-After purchasing a home, a little buyer’s remorse is inevitable, but it will pass. Buying a home is a big financial commitment, but it also yields big benefits. If you are feeling remorseful after buying your home, remind yourself why you wanted to buy a home and what made you fall in love with your new property.

-When choosing a home, buy it because you love it. A home’s most important role is to serve as a comfortable, safe place to live, so don’t get bogged down with thinking about your home’s appreciation.

Have Patience When Looking for, Buying Rental Property

By Paige Tepping

RISMEDIA, November 26, 2010--As today’s economy continues to struggle, homeowners across the country are looking for ways to make ends meet, and many are taking on the role of landlord. While jumping into the rental scene may seem enticing, it is important to make sure you are prepared for the task before you get started.

According to the experts at AllBusiness.com, the following tips will help homeowners looking to buy rental property find success, no matter what the market.

Do your homework and find a reputable agent or broker. Taking the time to find a reputable real estate agent or broker before you begin searching for a rental property is crucial. The agent or broker that you ultimately choose to work with should know the neighborhood(s) where you are interested in buying, in addition to helping you choose properties that fit your needs.

Make sure your finances are organized. Going through your finances and making sure everything is in order is a crucial part of the purchasing process that shouldn’t be overlooked. If there is any chance that you will be taking out a mortgage in order to finance your rental property, it is important to do your research early to make sure there are no discrepancies on your credit report. If you find that your credit report is inaccurate, report it immediately so you can get the problem resolved quickly.

Set a maximum amount you can afford to pay. Before you even begin looking at properties, you should carefully examine your finances and your current situation to establish the maximum amount of money you can afford to spend. By not coming up with a number beforehand, it is easy to get carried away and spend more money than you should have.

Schedule a home inspection. Before you buy a rental property, be sure to call in a professional home inspector who will come and evaluate the home. Home inspectors will be able to tell you if the home is safe to live in, and if there are any problems that need to be addressed. This is a great way to avoid expensive repairs down the road.

Take a close look at the neighborhood. Once you have found the property that will best suit your needs, be sure to take the time and get to know the neighborhood. It is usually a good idea to visit the neighborhood during the day and at night so you can get an accurate feel for what the area is like.

Stay up-to-date. If you are looking to purchase a rental property in an area in which you aren’t familiar, you should do your homework and get to know the local real estate market. The agent or broker you are working with will be able to provide you with current information about the area as well.

Ask around. These days, people are turning any situation into a networking opportunity, so be sure to take advantage of those around you when looking for a rental property. It doesn’t hurt to ask friends, family, business owners and individuals who live in the area whether there is anything available or if they know of anyone who may be leaving the area at some point. Initiating this dialogue will keep you top of mind when something does come along.

Don’t settle. Just like you wouldn’t settle if you were in the process of buying your primary residence, it is important to treat the rental property search the same way. It may take a while to find the perfect rental location, so be patient with the process.

Ask for comparables. Your agent or broker can provide you with information regarding comparable properties in the area. It is important to take notice of the rental income, sales price, square footage and other relevant information to be sure you are getting a good deal.

If Ceilings Could Talk

By Stacy Downs

RISMEDIA, October 22, 2010--(MCT)--Things are finally looking up for ceilings. As we're staying put in our homes, the fifth wall is getting attention.

For decades, ceilings have been ignored blank canvases and missed opportunities. But that's never been the case in Sally Hilkene's Mission Hills, Kan., home.

The interior designer's music room already had ceiling details, but Hilkene darkened and distressed the corbels to really play them up. And then there's her dining room, inspired by an Italian monastery's version of the heavens, with hand-painted Latin terms for sunsets and her three sons' birthdates.

But the piece de resistance is the family room Hilkene added to the home. Wooden beams accentuate the cathedral ceiling. The focal point of the room is a salvaged 15th century Italian ceiling as wall art with eyebrow windows to let in light.

"Don't we spend most of our lives sitting or lying down?" asks Hilkene, owner of Churchill clothing and home fashion stores in the Kansas City area. "So why shouldn't ceilings be interesting? They can tell our personal stories, our family histories and even our fantasies, taking us away and bringing us peace."

Hilkene's story is clearly about her love of Europe. With clients, she plays therapist to project their interests and dreams through design. And that isn't limited to the walls, furniture and decor. Using overhead space, one client's ceiling creates the feeling of sitting under a cherry blossom tree.

"Maybe my need to make the ceilings pretty comes from growing up in a four-poster tester bed with draperies, and I'd stare at the fabrics and folds above me," she said. "I use thick crown molding to play ceilings up. It doesn't have to be super expensive; you can put together two trim pieces."

Interior designer Becky Mosby of Edgevale Interiors also appreciates ceilings with charm and character. Her store's powder room ceiling is papered with a red Jaima Brown wallpaper, adding a rich layer to an already opulent room with gold-and-silver cabinetry and black draperies.

"It's comforting while still adding a pop of color," Mosby said. Still, she concedes that when you wallpaper or paint the ceiling in a dark color, you'll need more lighting. The tiny-but-tall bathroom contains four light fixtures.

Mosby, an architectural history buff, has worked on homes that were among some of Kansas City's first showpieces, including Janssen Place in Hyde Park. She loves the fish-scale plaster ceilings made by master craftsmen in the late 1800s.

Artist Devon Himes of Kansas City, who works with paint and plaster, creates interesting ceilings using old and new methods. One coffered ceiling in a Colorado project featured rosettes made of barn wood accented with lichen, silvering and baked-off paint. Another ceiling project featured a tortoise-shell pattern.

"People have been coming around from the plain white ceiling because they do really complete the space," Himes said. "But they're tricky. They reflect everything around them."

Modern furniture maker Jason Milford of S(Lab) in Kansas City wanted the interior character of his Midtown brick over-under duplex, built in 1905, to live up to its interesting exterior, featuring a terracotta roof. He started with the ceilings.

In the dining room, Milford used Lincrusta, a British wall covering invented in 1877, heralded as the first washable wall covering. It appealed to Victorians who liked its durability and ornate effects. The name comes from Lin for linum (flax, from which linseed oil is made) and Crusta (relief).

Before choosing Lincrusta, Milford also considered Anaglypta, invented in the 1880s as a flexible alternative to Lincrusta . Anaglypta is made of wood pulp and cotton, and like Lincrusta, the textured pattern can be painted.

"The Anaglypta looked like dot-matrix printing compared to Lincrusta, which has a deeper pattern," Milford said.

Working with the deeply embossed Lincrusta was challenging. Each of the four rolls weighed 40 pounds. It also required more trimming and cutting than he expected.

"Next time, I'd definitely hire a professional wallpaper hanger," said Milford, who estimates he spent $800 in materials. "Still, people love it. When they see it, they say 'Oh, my.'"

Milfrord's bedroom ceiling, which he installed with his wife, Amy Bhesania, uses wooden ship lap in random widths. The effect is modern and interesting.

"I like the idea of living in a space," Milford said. "Not a box."

(c) 2010, The Kansas City Star.
Distributed by McClatchy-Tribune Information Services.

10 Ways to Make a Small Room Look Larger

RISMEDIA, November 27, 2010--Most people have one: that room in the house that they wish was just a little larger. What many don't realize is that with a little work and some TLC, they could have exactly what they're looking for.

Here, Lowe's offers 10 designer tricks to help you make any room look larger:

1. For the illusion of a larger room, use a color scheme that is light rather than bright or dark. Pastels, neutrals and white are all color possibilities.

2. Use a monochromatic color scheme on the furniture, rugs and walls. Select different shades and textures of your single color.

3. Lighting is a key element in opening up a space. Recessed spot lighting is visually appealing and is perfect for a small space. A torchiere light is great for bouncing light off of the ceiling and back down on the room.Skylights and solar tubes are natural alternatives for adding light to a room.

4. Limit the number of accessories to avoid the cluttered feeling.

5. The floor and the ceiling are the fifth and sixth walls of every room. A light-colored flooring such as light oak or a light-colored carpet will make the room appear brighter and more open. The same applies to the ceiling—use a light color or white to "open up" the space above.

6. Increase the appearance of the size of the room by adding wall mirrors. They not only reflect images, they reflect light and color. Be a little daring! Use mirror tiles to mirror an entire wall. Your room will appear to double in size.

7. Don't place too many pieces of furniture in a small space. A love seat may work better than a full-size sofa depending on the size and shape of the room. Add two medium-sized chairs or two small wood chairs. Place the chairs closer to the wall and then pull them into the area when additional seating is needed.

8. Add paintings or prints to the walls. One large painting works better than a group of small paintings.

9. The visual balance of a room is also important. A large, brightly colored element can overwhelm a room and decrease the appearance of space.

10. A glass table, whether it is a dining, coffee or end table, will keep the appearance of an open and free space.

For more how-to project ideas, visit Lowe's How-To Library at http://www.lowes.com/cd_How+To+Library_615580068_.

Preparing Your Home for the Cooler Months

By Stephanie Andre

RISMEDIA, October 30, 2010—This year has certainly flown by, and now, with the fall in full swing, it’s a great time to start prepping your home before winter strikes. From water leaks to the chimney, it’s better to be ready for the cold season…before it hits.

Here, State Farm offers up some fall maintenance tips for your home:

Check all window and door locks for proper operation
* Windows that can be opened by breaking the glass and unlocking them, are less effective deterrents to criminals. Check with the hardware store for window lock alternatives.
* All exterior doors should have deadbolt locks.

Make sure there are working nightlights at the top and bottom of all stairs
Other safety ideas for stairs:
* Tile and painted wood or concrete stairs can be slippery when wet or when a person's shoes are wet. Resurface the treads with slip-resistant strips near the stair nosing.
* All stairs of at least three risers should have a handrail.
* Do not store items on the stairs.

Have a heating professional check your heating system every year
Woodburning stove connector pipes and chimneys should be inspected by a certified chimney sweep at least annually.

Replace your furnace filter
Furnace filters need to be replaced frequently to allow your heating and cooling systems to operate properly.

Run all gas-powered lawn equipment until the fuel tank is empty
By doing this, you are removing flammable liquid storage from your garage. At the same time, make sure you aren't storing dirty, oily rags in a pile. They can ignite spontaneously.

Have a certified chimney sweep inspect and clean the flues and check your fireplace damper
Soot and creosote, which build up inside the chimney, can ignite when a fire is lit in the fireplace.

Remove bird nests from chimney flues and outdoor electrical fixtures
Bird nests on top of light fixtures are a fire hazard. Bird nests in chimney flues can prevent a proper venting of combustion gases and can catch fire from sparks. You should exercise great caution when working on your roof or consider hiring a qualified professional to take care of any work that needs to be done.

Make sure the caulking around doors and windows is adequate to reduce heat/cooling loss
Check glazing for loose or missing putty or glazing compound. This will also help reduce water damage to the windows and door frames.

Make sure that the caulking around your bathroom fixtures is adequate to prevent water from seeping into the sub-flooring

Check for cracked or missing caulk around the base of your toilet, bath tub, and bathroom cabinets. Properly sealing gaps between your bathroom fixtures and flooring material can prevent damage.

Bedroom Design Ideas for Better Comfort

RISMEDIA, November 6, 2010--Creating a relaxing and comfortable bedroom environment is an important part of getting better sleep. Bay Area interior designer Lisa Staprans offers these interior design ideas for bedroom designs that enhance sleep and rejuvenation.

* Keep the bedroom uncluttered. What is in the room should bring you joy and a sense of peace and calm.

* Select artwork that is personal and inspiring.

* Choose bedroom colors that make you feel relaxed and rejuvenated. Add splashes of color with a beautiful coverlet or pillows made from an amazing textile. Stay away from fussy fabrics.

* Have a variety of lighting options, including ambient and reading lights.

* An upholstered headboard adds comfort and softens the room.

* For stability and harmony, anchor the bed against a wall

* Invest in high quality and beautiful linens: pillows, comforters and mattress pads. They feel great and last longer.

* Have a mix of pillow sizes. Among Staprans' personal favorites is a small Camille travel pillow from McRoskey Mattress Company. She says it's a perfect neck pillow for reading in bed.

* Build your bedroom around a high-quality, comfortable mattress set.