Blogging as a Dialogue

June 29, 2007

I continue to ask my friends and my fellow real estate agents "Do you have any questions about real estate?". I had hoped when I began blogging that I would get lots of questions which I could research and for which I could provide answers or at least resources for answers. Thus far, the questions and the dialogue have not been forthcoming.

I thought I might throw a few questions out into cyberspace and perhaps you readers will offer your opinions.

1. What is the best part of the internet for real estate marketing?

2. What is the biggest deterrant for buyers in the current marketplace?

3. Would you like to see statistical data regarding current sales trends?

Over the next week I would love to have you click the comment button and offer your suggestions for creating some dialogue. I shall be on vacation and will look forward to finding some answers or questions.

Smoke Detector Checkup Time

June 28, 2007


As we enter the summer fire season and with fires breaking out all around us, it is time to check smoke detectors. Battery operated smoke detectors usually emit a beeping sound as the batteries become low. The smoke detectors that are hard wired into a house electrical system do not seem to give a warning if they have somehow failed. It is possible that they will start screeching for no reason. This drives a homeowner crazy and is probably the reason why we see wires hanging from the ceiling with no smoke detector attached.


Both systems can be tested by using a candle or a butane lighter or a match that emits heat. Putting the heat source next to the smoke detector should cause the detector to squeal. If it issues its warning noise, it can be considered operative.


Inoperable smoke detectors are a common discovery at the time of a home inspection. I suspect that homeowners who have never experienced a fire are rather casual about the maintenance of these early warning devices. Since it is a simple matter to keep the battery operated ones operable, it would be a good idea to put a regularly scheduled check up on the to-do list.


In the early 1970s, it became mandatory for builders to include smoke detectors in new construction. At that time the requirement was for one in the hall outside all sleeping areas. The statute has been updated several times. First calling for the detectors to be hardwired into the electrical system and then to interconnect all the smoke detectors so smoke in one part of the house would set off all the detectors. The problem with hard wiring was that in a fire the electricl system would fail therby making the detectors useless. So all hard wired detectors are now requred to have back up battery systems.


While homeowners are not required to upgrade their smoke detectors, it is prudent to make certain that what you have is operable. Battery powered dectectors are readily available had home supply stores and are easily installed. The hard wired systems could require an electrician.


Don't let this simple protective device become unuseable.

What Makes a Great Agent?

June 27, 2007

The foundation for a successful career in real estate (and probably in any vocation) are basic characteristics and habits. These characteristics and habits are often second nature to some individuals and to other individuals require training and a willingness to respond to the needs of their clients.

The number one characteristic is the ability to communicate. In today's world, the successful agent makes use of all the communication tools available in the marketplace. Cell phones, e mail and text messaging are some of the most important so that sellers and buyers are responed to instantly.

The ability to communicate is enhanced by experience and education. Everyone wants an expert because they want to work with an agent who knows the marketplace and the procedures governing that marketplace. A great agent will
keep in touch and provide answers to all the questions their clients and customers ask.

How can an agent communicate if they do not keep abreast of inventory, market trends and the neighborhoods in which they do business? The desire to be knowledgeable is a characteristic of most great agents. They read, they go to workshops, they tour homes, and they attend community events. They become a resource for information for both present and past clients.

A great agent will be surrounded with friends and acquaintances who are willing to help them gain knowledge. This is sometimes called networking and it is an invaluable resource for any professional in any profession. This network of friends and acquaintances can give you feedback and fresh ideas that help you to improve and a great agent is always seeking to improve.

Having a personality that is friendly and confident will attract customers and broaden your network. Buying and selling a home can be a scary business and customers want to relate to an agent. For great agents, customers often become lifelong friends. Great agents are interested in the people they meet and find that the process of becoming acquainted with someone is exciting and rewarding. People seem always to sense whether you have an interest in them as people or just as customers.

What do you readers think are the characteristics of great agents? Click on"comment" and let me know.

Calculating Capital Gains

June 26, 2007



I've recently had some questions regarding capital gains. Present laws tax long term capital gains at 15%. However, the U.S. government encourages home ownership and has enacted laws which give a huge benefit to homeowners selling a principal residence. Individual sellers can exclude the first $250,000 in profit from being taxed; married couples filing jointly can exclude $500,000 in gain. This exclusionary benefit is presently available once every 2 years.



Here is a simplified formula for calculating the gain on your principal residence.



Property was purchased for $250,000 and was sold for $800,000. What a bonanza, but possible if the property was held over several years and sold in a rising market. During the course of ownership and perhaps some fix-it projects to sharpen up the house for sale, $17,500 was spent. $55,000 was spent in selling expenses (real estate commission, escrow, title, etc.).

Subtract the selling costs from the sale price: $800,000
- 55,000
_______
$745,000 adjusted sales price

Now add the cost of major improvements to the orignal purchase price:
$250,000
+ 17,500
_______
$267,500 adjusted cost basis
Subtract the adjusted cost basis from the adjusted selling price to determine the capital gain: $745,000
- 267,500
_______
$477,500

Rather than having to pay $477,500 x 15% ($71,625) in capital gains taxes, you are allowed to totally exclude your gain from taxation. If you had sold stocks with the same kind of gain, you would have paid the $71.625. Not only were you able to enjoy a wonderful home, you were able to keep your financial gain.

Newsweek's Top High School Survey

June 25, 2007



The headline in the Local section of the Press Enterprise Newspaper on Sunday, June 24, 2007, caught my attention. Press Enerprise reporter, Adam C. Hartman, had a story with the headline, "Inland schools score well". After reading the article, I went into google and searched "America's top High Schools" and was able to find the list of the top 1200 high schools in the U.S. Being kind of a nut about statistics, I found the information interesting.


Schools were ranked on the Challenge index, the number of Advanced Placement, International Baccalaureate or Cambridge Tests given in May 2006 divided by the number of graduating seniors.

Here are the Riverside/San Bernardino high schools that were in the 1300 rankings.

Palm Desert High, Palm Desert (515)

Riverside Poly, Riverside (575)

Chaparral High, Temecula (977

Ramona High, Riverside (941)

Temecula Valley High, Temecula (1120)

Cajon High, San Bernardino (1130)

Hemet High, Hemet (1144)

John W. North High, Riverside (1163)

Redlands High, Redlands (1186)

San Gorgonio High, San Bernardino (1219)

Rialto High, Rialto (1259)

Rancho Verde, Moreno Valley (1273)

Arroyo Vslley High, San Bernardino (1298)



As is frequently the case, there is some criticism of the methodolgy that Newsweek uses. However, it is always encouraging to receive recognition of excellance.

Earthquake Preparedness (cont)

June 22, 2007


In the past few blogs I have skimmed the surface of earthquake preparedness.

In my examination of resources, I found the internet a useful tool. Two sites that contained in depth information were scec.org (Southern California Earthquake Center) and quakeinfo.org. For those of you who really believe in being prepared, these are very comprehensive sites.


It has been a while since southern California has experienced a major quake. In the best of all possible worlds, it will be a much longer time for a major quake, but being prepared is always good. Doing this blog has made me put together my supplies and to assess how I will protect my family and possessions. I hope some of you readers do the same.

Earthquake Preparedness (cont)

June 21, 2007


Here are a few more items to add to your emergency supplies.


A change of clothing (something comfortable)

Granola bars or power bars.


The next question in what do you store your supplies and where to you store them? Most all of the commercially available emergency kits are stored in back packs. Since many of the supplies are the same as hikers and campers would carry, the backpack seemed a logical contaianer. A cardboard carton would probably do just fine. What I am liking are the plastic containers that can be purchased at Home Depot, Lowe's, Office Depot, Staples, etc. These plastic tubs have lids and many are quite sturdy.


The where to store these containers is a bit challenging as I want to be able to access them readily should an emergency occur. I know when I was on the play school board, we purchased metal sheds and stored each child's emergency package in the shed away from the building. I suppose this could work for your home supplies, but I would prefer another alternative. I will keep one box in my car even though I have an SUV and it will take up space in the rear. Cars with trunks are great for carrying your emergency supplies. If any of you reading this blog have suggestions as to a good place inside your house to keep the pack of supplies, please click on the "comment" button and write your suggestions.

Earthquake Preparedness (cont)

June 20, 2007



What supplies would you want on hand should a major earthquake occur? The literature on earthquakes suggests that people should be prepared to be self sufficient for at least 3 days. That is, 3 days with out utilities and public services. I mentioned yesterday that I had a water source with my pool and propane tanks with my barbeque. I keep a supply of canned soups and other canned foods. I have food in my freezer, but should the electricity fail, I will need to use it before it spoils.


But what other supplies will I want?


Commercial survival kits are available. They usually are packed in backpacks and can possibly be purchased at sporting goods stores. At one time one of the insurance companies offered them to their clients. They can also be purchased on the web. Suppliers can be found by searching "Earthquake Survivor Kits" on Google. They are not inexpensive.


You can also put together your own box or bag of emergency supplies. The following are some of the items I would include:

Rubber or heavy duty garden gloves with leather palms.

Painters' dust masks

Spare eyeglasses or contact lenses

Whistle

Bottled water, at least one case

Battery powered radio

Sturdy shoes

Contact phone numbers

Non battery flashlight or lightsticks

Gauze bandages and a roll of gauze

Personal hygene supplies - tooth brush, toothpaste, comp, hair brush, etc

Soap

Plastic bags - both large and trash size

Manual can opener

Extra clothing, poncho,

Copies of vital documents

Emergency cash



It would also be a good idea to have a box of the above in the trunk of the car.
In the house, they need to be in as non vulnerable a space as can be found.


Sounds pretty awesome, doesn't it?

Earthquake Country - Are You Prepared?

June 19, 2007

It has been several years since I thought much about earthquakes. That is interesting to me as every real estate transaction requires a Natural Hazard Disclosure form to be completed by the seller. Mostly, however, a third party service is used to disclose potential natural hazards that could affect the property.

I happened to read an article recently about earthquake preparedness and realized that I had become lax in my own preparedness. We do have a swimming pool so I feel we will have a source for water. We also have a propane barbeque so I feel I will be able to cook even if my kitchen were to become non functional. But a walk through my house made me aware of potential hazards that could be remedied.

I have a hot water tank that was strapped when it was installed in 1988, but the requirements for strapping were different than they now are. Water tank strapping kits are available at local hardware stores, Lowe's, and Home Depot.
They cost about $75 and if you were to sell your house, state law would require you to strap the water heater. So do it now for your own safety.

I once had a wrench for turning off the gas supply to my house, but it has long since been misplaced. I need to buy one and keep it by the gas meter.

Then there are the kitchen cupboards. Once cupboards had latches, but nowadays they do not. You probably can find latches, but you may not want to install them. I guess I need to do some research on what could work to hold a cupboard door.

I have a friend who uses angle irons to bolt her large china cupboard to the wall. I found that you can purchase straps that will also hold large furniture pieces in place.

Picture hooks that hold the wires in place are also available. And I checked to see if I had any pictures hanging over a bed where they might fall and injure a sleeping person.

It was an interesting tour and I see that I have some installations to do, if I want to upgrade my earthquake protection.

Tomorrow, I will look at what goes in your preparedness kit or kits.

Just For Fun

June 18, 2007



Ode to Lois and Our Years Together

(A "rap" written by Nancy Fulmer)



Oh, we've had fun - it has been great!
20 plus years in real estate.


We love Lois, we love our team...
We love our town; our job's been a dream


Oh Yeah! Oh Yeah! Oh Yeah! Oh Yeah!


Oh, we've made money and we've been broke, But
We've had each other and that's no joke.


It's been a privilege. We can't deny...
And we never would want to say goodbye.


Oh Yeah! Oh Yeah! Oh Yeah! Oh Yeah!


So, we won't, by gosh...we'll just keep on goin
We'll sell and list and keep on showin.


Lois has done it and shown us the way
So we all salute her here today!



Oh Yeah! Oh Yeah! Oh Yeah! Oh Yeah!

California Foreclosure Law (Cont)

June 15, 2007

The exemptions to the California Foreclosure Law mainly affect when a buyer may be represented by an agent. The law places a bonding requirement on real estate licenses who represent buyers of residences with notices of default against them. The catch 22 is that there presently are no surety insurers who can issue these bonds in California. The exemptions allow certain buyers to have agency representation. The California Association of Realtors has designed a purchase agreement that meets all the requirements set forth by the law.

So how do buyers purchase properties against which there is an outstanding notice of default?

Allow the seller up to five full business days after signing any equity contract or up to 8:00A.M. of the trustees sale day, whichever occurs first, to cancel;
Do not make any untrue or misleading statements regarding value, proceeds, contract terms, seller's rights or obligations;
Do not induce seller to execute or accept any executed instrument of conveyance;
Do not record any instrument of conveyance signed by the seller;
Do not transfer or encumber or puport to transfer or encumber any interest in such propery to a third party;
Do not pay seller any consideration;
Return any documents signed by the seller within 10 days following receipt of cancellation, without any conditions.

Unfortunately, these restrictions are rarely known or understood by the homeowner who is fearful about a foreclosure. The California Association of Realtors is making a huge effort to educate licensees about the sale of property under a notice of default. If you are in the foreclosure situation, you would be well advised to contact a licensed real estate agent and query the agent regarding Home Equity Sales Contracts. If you wish to purchase a property in foreclosure, it is very important that you understand the law as the penalties for violating the law are very severe.

The law was enacted to provide fair guidelines for the benefit of all parties that might become involved in a sale trasnsaction.

Foreclosure Laws

June 14, 2007



In 1979, the Califiornia legislature enacted laws which sought to curb business practices of certain firms and individuals that were considered to be unscrupulous and fraudulent. Some of you probably remember seeing ads which offered to purchase a home by taking over the existing loan. Frequently a homeowner in financial duress would deed over their home by signing contracts without fully realizes what exactly they were signing.


These laws were amended in 1990, 1997 and 2003 and the requirements codified. They strictly regulate the activities of an "equity purchaser" and/or their representatives.


The intent and purpose of the law is to:

Provide homeowners with information necessary to make informed sales decisions;

Require written sales agreements;

Safeguard the public against deceit and financial hardship;

Insure fair dealing in the sale and purchase of homes in forclosure;

Prohibit misleading representations;Restrict unfair contractural terms; Provide homeowners reasonable opportunity to rescind sales to equity purchasers; and

Protect homeowners' equity.



An equity purchaser is defined as any person who acquires title to any residence in foreclosure. The court of appeal has found this law to apply only to owners who live in the residence subject to foreclosure.


There are some exemptions that do allow a buyer to purchase a residence in foreclosure.


On Friday, I will explain some of these exemptions.

Are Foreclosures Bargains?

June 13, 2007

The media headlines concerning the increased number of foreclosures has created a similar increase in the number of inquiries that we are receiving from customers about purchasing a property that is in foreclosure. The assumption is that foreclosure properties can be obtained at bargain basement prices. I believe that this assumption is based on some past history of foreclosure sales.

Early on in my real estate career, I attended several sales on the court house steps. Most often there were no bidders and the lender, who always has the first bid, would get the property back for the amount owing the lender plus costs of the foreclosure process. I even once had a client who authorized me to bid on a property for him. He gave me a certified bank check in the amount of sale that had been published plus several $1000 certified checks to increase his bid if necessary. I called the trustee handling the sale in the morning of the sale and was told it was still scheduled that morning on the court house steps. However, when the time came the trustee at the courthouse announced that the sale had been canceled. I subsequently learned that the lender and the owner and a buyer had worked out a curing of the debt.

Most of the properties under threat of foreclosure (Notices of Default) are listed and sold through the MLS. Some as short sales and some at prices which cover all the indebtedness. Those that actually end up as sales on the court house steps are usually not bargains as the indebtedness against the property is greater than the current market value. These properties then go into the lenders or HUD or Fannie Mae, Freddie Mac inventory as REOs. When these entities put the property back on the market, they will usually try to recoup their monies, thus the properties remain competetive with other properties being offered for sale; i.e. no real bargain.

Tomorrow, I will explain the laws that govern offers made on properties on which a Notice of Default has been filed.

Open Houses as Schools for Buyers

June 12, 2007


Open houses serve several purposes. For sellers, they offer an opportunity to show their homes to prospective buyers who are not yet ready to commit to working with a real estate agent. For buyers, viewing many homes in all price ranges and educate them as to what location and amenities their dollars will buy.


Traditionally, I think that real estate agents do open houses as a service to the seller and as an opportunity to meet potential buyers. However, as I have sat open houses almost every Sunday for a year, it occurs to me that savvy buyers are using open houses to comparison shop. Visitors to open houses may or may not be intending to purchase a home in the near future, but they almost certainly are thinking about making a change. Sometimes it can be to see decorating or remodeling. Sometimes it is to see how their present home compares. Each visit to an open house can be an education opportunity...and not just about property. Buyers meet agents, can learn about financing and query the agent about schools, shopping and any other information that they might use for their future plans.


I seriously believe that people do not give up their Sundays to tour open houses just to entertain themselves. Somewhere in their thinking is a desire to make a move. A good agent will be of help in sorting out their wants and needs and be a great resource. A great agent that I know always considers herself a tutor who teaches her buyers and sellers the ins and outs of buying and selling real estate.


Buyers seem wary right now because of all the media hype. There will never be a guarantee that your home purchase will be a great investment, but it will surely be the right spot to enjoy living, if only until you make your next move. Just as high school seniors are graduating this month, potential buyers graduate when they make that offer. Learn the market, select an agent, select a property and make your offer.

Utility, Stability and Beauty

June 11, 2007



We are in the business of providing value. If real estate agents are not perceived by their clients and customers as providing value, they will find themselves unemployed. How are they to do this? I believe that the agents who have knowledge of their market place and experience in the buying and selling process are very, very useful to buyers and sellers who may have never bought or sold real estate or who have not bought or sold for a number of years. Laws change and markets change and an agent is a useful guide in any transaction.


In this changing environment, stability can be a real asset. During the frenetic real estate market of the early 21st century, thousands of new licensees entered the real estate profession. As the market slows, typically many of these newer agents will seek other jobs. Lois Lauer, Inc has been in business since 1976, this will be the third market slow down that the company and many associated agents have experienced. A record number of these associated agents have been in the business and with the company for 20 years or more.This long term committment to serving the real estate needs of our market area contributes to the security that our clients and customers feel in employing our services.


The beauty of having longevity and providing a valuable services has created a synergy and comraderie rarely found in real estate. Real estate sales is a very competitive business, but using each other as resources helps us increase our knowledge and translates to the best possible experience for our clients and customers.

California Property Taxes

June 8, 2007

In June of 1978, California voters approved Proposition 13, amending the State Consitution so that the maximum annual tax on real property is limited to one percent of "full cash value" (market value) plus a maximum of two percent annual inflation factor based on the Consumer Price Index (CPI) as calculated by the California Department of Indutrial Relations. An additional sum is allowed to pay for any bonded indebtedness approved by voters either existing in 1978 or approved thereafter.

In 1986, California voters approved Proposition 60 which allows that if either spouse is over age 55 (when the home is sold) and if the home purchased is of equal or lesser value than the home sold, the transfer of Prop 13 assessed valuation to the new property is permitted within the same county. This transfer of Prop 13 assessed valuation is only allowed once in your lifetime and not once by each spouse and only applies to the sale and replacement of a primary residence.

Proposition 90 was passed in 1988 and it allows counties to accept transfers of Prop 13 values for moves from other counties when a primary residence is replaced with a less expensive home. Again, this benefit is once in a lifetime and only applies to persons 55 and older.

Initially a number of counties did accept transfers from other counties but the number of counties accepting transfers has been shrinking yearly. Riverside and San Bernardino counties do not accept Prop transfers from other counties.

This transfer of tax basis is not automatic. The home owner must fill out the appropriate application. A claim of relief must be filed within three years of the date a replacement residence is purchased or new construction of a replacement dwelling is completed.

There are some other provision in the statute and persons desiring to use this property tax relief benefit should check with the county assessor to be certain that the provisions of the statute are met.

Market Psychology

June 7, 2007


Have you ever attended an auction? Some items will sell for less than low end of the estimated range and some will far exceed the range. If you have attended an auction, either a professional one at Southeby's or a local one or a fundraiser at your favorite charity, you have seen that when there is desire on the part of more than one bidder, the price goes up. Conversely, when no one starts the bidding at the low range, the auctioneer will continue to lower the opening bid until someone bids. Of course, it sometimes happens that the item is set aside and removed from the sale.


It has recently occured to me that the real estate market shares some similarities to an auction environment. A property is offered by a seller at a listed price. The property is viewed by prospective buyers who either make a "bid" or wait for the next property to come on the market. Multiple bidders drive prices up; one or no bidders can drive prices down; or the seller can decide to remove the property from the market.


The hot market of the past several years was like the auction last Sunday at the Los Angeles Modern Auctions. It seemed that a multiplicity of buyers wanted an Andy Warhol print of Marilyn Monroe and the final sale price was almost 10 times the estimate. The desire for ownership drove the price. So it was in 2004 and 2005.


We are now in a market where there seem to be few bidders and the prices of properties offered for sale are often higher than the prices buyers(bidders) are willing to pay. Interestingly, this is a market where buyers can acheive a better value than they could in the past hot market. Think about it! Now is really the time to buy.


My question is: Why are buyers so reluctant to make offers? What would cause them to write an offer? Click on "comment" and give your opinion. No need to register or even id yourself. You can just be anonomous.

Paperless Transactions

June 6, 2007



Nowadays when you go to many retail stores and you use your credit card, you sign on a small screen. For a number of years, electronic signatures have been proposed for your legal documents, real estate documents being one category.
Secure software has been developed and some cutting edge organizations are using the electronic technology.


Here at Century 21 Lois Lauer Realty we have not yet accepted the electronic signature technology, but we have made a giant step forward toward paperless storage of documents. Planet RE is a web based system that stores documents and provides access to the parties involved in a real estate transaction: buyers, buyers'agent, sellers, sellers' agent, escrow, lender, title and other parties as may have a need to view certain documents. Participants are given a password and receive authorization to view only the documents that pertain to their portion of a transaction. At the close of an escrow, a CD is prepared and now our buyers and sellers have a compact storage of the documents.


For those readers who may have used Planet RE to track their escrow, I would love to receive feedback as to how it aided you in following your transaction.

"Curb Appeal"

June 5, 2007



"You only have one chance to make a first impression." This is a commonly used phrase in job interview training classes. It is also appropiate when counseling sellers about "staging" their properties. A great deal of time is spent cleaning the interior, but sometimes the importance of "curb appeal" is overlooked. However, the look of a property when a buyer first drives by is the real first impression.


Robert J. Bruss is a syndicated writer whose column can be found in many newspapers and who also has a web site with many informative articles concerning real estate. He reviewed a book about curb appeal in June of 2006 that caught my attention. The book is "Curb Appeal Idea Book" by Mary Ellen Polson. Bruss states that the author will anticpate your questions and help you show your home at its best.


The book contains hundreds of photos of houses and the one thing they have in common is fresh paint. Details such as near-perfect patio and porch furniture, manicured lawns and flower beds are all part of a homes attractiveness.


The book can be purchased at Amazon.com for $14.95. The regular list price is $19.95. It is a great book with lots of ideas about enhancing a homes "curb appeal".

Home is Where the Heart Is !

June 4, 2007


Owning a home has always given me a sense of place. Our first home was certainly not the house we had always dreamed of owning but it was what we could afford at the time. Sure, we looked at houses that were more like we thought we wanted, but somehow they were always a bit out of our pocketbook.


So we bought a nice 3 bedroom, 1 bath house in Rocky River, Ohio for $23,500.
(Oh yes, this was 1958) The seven years that we lived in that house, it became our home. The house became ours, the neighbors became our dear friends and the house became our home. And back then we were not thinking that it was an investment! Rather it was the place where we decorated the rooms as we wanted and pursued our hobbies without a landlord dictating what we could or couldn't do. It was such freedom!


Today, buyers read either that a house is a good investment or a terrible investment. Stocks may be either good or bad investments, but unlike houses, you cannot live in them or design them to fit your lifestyle. You leave them with your broker or put them in a safety deposit box. They cannot give you a sense of place!


I don't know quite when houses became somethng other than where you lived and where you created your space in this world. I just know that for me, owning a home has always allowed me to have a retreat from the hustle and bustle of
daily obligations. It has been a place where I could surround myself with whatever I found near and dear to my heart - family and possessions.

I am convinced that owning a home of my own has given me priceless memories.

Saving Water

June 1, 2007


Water conservation is a hot topic and as a homeowner there are some ways in which you can conserve water usage and perhaps even reduce your water bills.


Walk around your home and check all your faucets for drips and leaks, inside and out. You can also reduce water usage by retrofitting your kitchen and bathroom faucets with aerators. Aerators introduce air into the water stream, which allows for good pressure with reduced water usage. Generally they are available at Home Depot, Lowes and hardware stores. and just require screwing in on any type of faucet with internal or external threads.


Showerheads and toilets can be replaced with low-flow designs. Replacing showerheads and older toilets can be real water savers. In fact, some California counties and cities require the replacement of toilets at point of sale if they are not of the low-flow design.


This weekend do your inventory and save water and money by correcting your drips.