Rob Hanson

De-Stucco - The Beast that Choked the Character Home

2007-06-27T15:16:00Z

I picked up a listing in December of a Highland Park house (5528 Echo Street, Highland Park, CA 90042) that had been on the market for several months and had expired. The owners are lovely people. The house, although once a great beauty built around 1905 sided in wood with large character windows, had been stuccoed and slidered by investors in the early 1990's. This happened shortly before the neighborhood was zoned as an HPOZ - Historic Preservation Overlay Zone.

We priced it in the middle of the market and soon did a price reduction but most people who came to the open houses would get wide eyed as they drove up, shook their heads for a moment in shock and drove off without stopping. I took to standing in the street and trying to guilt them into coming in. "Hey, you already drove all this way. You may as well take a look." I met some great people that way and sold a couple of houses to buyers I'd met there. However, the owners kept asking why so few people were coming to our open houses. As tactfully as possible, I informed them that their curb appeal was frightening people away. Our buyers are generally creatives or movie and television professionals and have a refined sense of aesthetic. They tend not to envision themselves welcoming friends and family to Thanksgiving in an barren hard monstrosity.

The owner's daughter, who fortunately shares the taste of the new wave of buyers, and I got the endorsement of a mutual friend of myself and the family's to be the final arbiter. A very stylish lady who designs dresses in Beverly Hills, she took no time in giving the thumbs up to the de-stucco.

The next hurdle was money. This family has none. So, I agreed to host a de-stucco workshop at their house and invite neighbors and all the local historic groups to learn how to do the same to their homes. We got about 25 people in attendance and in 3 hours the bones of the original house emerged much to the delight of the owners, the restorationists and all in attendance.

I spent about $150 on tools, a couple of 4 lb sledge hammers, flat crowbars, wire snips, gloves, goggles, dust masks, tarps. We started by taking a few good whacks at the stucco and our local expert, Robin Guttman from two doors down the street, showed us how to wield the tools for maximum effect.

The salient points were:

1) Protect yourself with gloves, goggles and dust mask

2) Hit hard enough to break the stucco but not hard enough that you'll break the old wood underneath. It takes a few hits to get a handle on how much heft to use.

3) Break the stucco in sections. The chicken wire used underneath came in rolls of three feet wide. If you can find the edges of these wire rolls, you can peal large sections of stucco off fairly quickly. Otherwise you can clip the wire along the broken edges of the stucco and peal of chunks.

4) Be careful pulling nails. The wood underneath can be fragile, so use a piece of wood under the nail removing section of the crowbar to buffer the pressure so as not to crack or break the wood.

5) Be careful on corners and around windows. Sometimes no firm support is used in these sections and the sledge can sink in unexpectedly. We discovered that the mouldings around the top of the porch had been removed and just tar papered over.

6) Be prepared for a forensic study of what you find underneath. We found gorgeous wood clapboard siding mostly in great condition with a few broken boards we could easily replace. We also found several windows that had been removed, plywooded over and stuccoed. Luckily we have resources to find period windows to replace them (very inexpensively) at salvage yards, craigslist, garage sales, street corners and hordes in the back yards of other restorationists. On the second floor we found lovely scalloped shingle siding in excellent condition.

The value differential between old character houses from the late 1880's through the 1920's that were stuccoed and aluminum slidered verses those that are historically intact is about $50,000 in Highland Park, Los Angeles, California. Sometimes a little more, sometimes a little less. The best part is that its relatively easy to de-stucco and relatively inexpensive. The biggest costs come in wood repair, but still that's a pittance in comparison with trying to apply appealing character to the outside of a stuccoed (formerly) character home.

An important caveat here, make sure that your home actually has stucco over wood before you go knocking away at it. I generally check by reaching the the door of the crawl space and feeling the wall from the inside. I also check around the doors and windows if the original trim is still there. If the stucco is even with the door and window fames, its generally over wood. You still want to use caution and explore all possibilities before you knock of huge sections. On this Highland Park home we could see the original wood siding in an add-on bonus room below the house. It also appeared in one of the pre-add-on interior closets. We could feel the wood through the crawl space. That was enough for the owner and I to do a test patch which came out lovely. Homes in southern California built in the 1930's or after often had stucco siding originally so study the character and framing of your home.

Huge thanks to all who participated in the de-stucco workshop: Robin Guttman for sharing his wealth of expertise, the Echo Park Historical Society that video taped the event and put it on their website, Charlie Fisher of the Highland Park Heritage Trust and the HPOZ committee for lending a hand and document the event, Taylor Negron (comedian) for showing up and beating out his frustration on some errant stucco, and Jessica Benton artist and restoration consultant/project manager for all her advice.

You can see a video of our De-Stucco Seminar at this link: http://www.historicechopark.org/id64.htm or for more photos of 5528 Echo Street, view my website at http://www.thehansonteamonline.com in the Events page.

Double Popping - Is it ethical?

2007-06-26T19:19:00Z

In California, where I work, one agent handling both sides of a transaction is not considered unethical. I've heard from several of my colleagues in other states, however, that for them it is not allowed.

From my perspective, it seems like there is a conflict of interest. I have represented both buyer and seller in a couple of transactions and I felt like I was walking a tightrope. In both instances I reported to the sellers that I had a buyer that wanted to write. The sellers both times wanted me to handle the buyer rather than referring them to another agent. I documented every conversation, made sure to keep paper trails on every point of negotiation, and bent over backwards to make sure every tiny issue was disclosed and agreed to by both parties. They came to a happy conclusion, but I still felt uncomfortable.

I think my discomfort comes from an association with other agents that handle the issue differently. On many occasions I've seen agents working the loophole of the double pop in a way that I found to be detrimental to the interests of the sellers.

Scenarios:

1) The agent takes a listing at a low commission rate - either the agent does not put the listing on the MLS and just puts a sign out in front of the property or the agent does put it in the MLS with no information and no pictures. No pictures in my board of Realtors - The Combined Los Angeles West Side - implies a disregard for the sellers since the board will go out and take the picture for you free of charge. The seller thinks they're getting a deal because they are paying a low commission, but a widely cast net (especially in the fast market we had a couple of years ago) would generally bring in more fish netting the seller more dollars... With the low commission rate the agent only makes money if they do both sides. I suppose when they have them on the MLS in some form they're obeying the letter of the ethics codes, but I don't really think they are embodying the spirit of due diligence on the part of their clients.

2) In Highland Park (Northeast Los Angeles), where I live and do most of my work, I used to see a lot of signs from small agencies in front of properties I would have liked to sell my buyers. A search of the MLS systems would not show the property as listed. I'd call the number on the sign and a number of different reactions would result, "The agent is not here, she'll call you back" click. "Ugh, did you want my number by chance?" to the sound of the dail tone.

Or I'd be told the property was in escrow. I'd call title to see if there was an open title order, there would be none. I'd have my assistant call back pretending to be an unattached buyer and miraculously the property would be available.

3) I'd call the number on the sign and the message would be in another language. No messages I would leave would ever be returned.

One time, a few years ago, I even presented an offer to the seller on a property in the last scenario above. I'd sent the agent an offer three days before with no response. After consulting my Broker and the California Association of Realtors Legal Advisor, I felt that I was within my rights to present the offer directly to the seller. I'd sent the listing agent a fax prior to delivering the offer to the owner explaining my reasoning for going directly to the seller and the steps I'd taken to assure that I was within the parameters of ethics.

I left the offer on the seller's doorstep with a note urging them to please do their best. Miraculously, after a mere couple of hours, I finally got a response from the listing agent. He launched into a high decible tirade calling me unethical, threatening to go after my license, threatening to call my broker. I encouraged him to call my broker and invited him to send me an e-mail or a fax explaining his perspective on the situation. More transpired between myself and this agent, much of which I've kept in writing, but for the sake of brevity, I'll not go into it. At the end of the day my stress level and blood pressure skyrocketed and my client didn't get the house.

Lesson learned - know the players in your transaction. A good deal doesn't just mean a good location and a great price. It also means a smooth transaction with cooperative agents.

I know that double popping is a touchy issue for many agents. Perhaps I'm missing a perspective that could provide more clarity. But, I think I'm going to continue with my policy of referring buyers for my listings to other agents for my own peace of mind.

Insights from others would be greatly appreciated..

Multiplex For Rent/Lease in Hollywood

2007-06-01T06:00:00Z

Hollywood Regis - View, Pool, Gym...

• 1 bath, 1 bdrm multiplex "Condominium" - MLS® #07-191303 $1,950 Monthly - Rare Opportunity!

Hollywood, Los Angeles - Rare opportunity to lease one of the recently finished Hollywood Regis Condominiums located at Fuller and Hawthorne in the best part of Hollywood!

$1950/mo - $1950 Security - Pets...?

Walk to Runyan Canyon (3 blocks), Hollywood & Highland, Metro Stop, Kodak Theater, Bossa Nova on Sunset, Ralph's (across street), Hollywood Blvd., Sunset Blvd., Shops, Library, Director's Guild...

Pool, Spa, Gazebos, New Gym, City Lights View toward Downtown.

Completely New Interior - New Hardwood Flooring, New Kitchen, New Appliances, New Lighting, New Bath, New Laundry Unit (European Washer/Dryer Combo), Central Air, Central Heat

Sexy Common Areas

Close to ... Everything! West Hollywood, Melrose, Grove, West Hollywood Gateway, Gyms, Restaurants, Hollywood Hills, Hancock Park...

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Single Story For Sale in Sun Valley

2007-04-18T06:00:00Z

Entertainer's Paradise

• 2,889 sq. ft., 3 bath, 4 bdrm single story - MLS® #07-179459 $1,799,000 - Masterpeice of Redesign

Sun Valley, San Fernando Valley - Easily Shown by Appointment.
See More Photos and Virtual Tours at: http://www.visualtour.com/shownp.asp?T=992926
9310 La Tuna Canyon Road, Sun Valley, CA 91352 - Map Page 503E6

- Amazing High Wood Ceilings with Recessed and Directional Lights to Accent Art on the Tall Wall
- Gated and Walled Access
- 4 Bedrooms, 3 Baths all on One Level
- 1.36 Flat Acre w/ Turn Out and 11 Box Stalls
- 2889 Square Foot Modern Home
- Expansive Open Living, Dining and Family Room w/ High Wood Ceilings
- Pass Thru Fireplace
- Travertine Floors Living Room, Family, Dining and Kitchen – Carpet in Bedrooms
- Extensive Use of Picture Windows Provide Views to the Pool and Wild Hillside Beyond
- Sun Drenched Interior
- Recent Installation of High Efficiency Insulation, Dual Pane Windows, and Dual Zone Air Conditioning
- Forced Air Heating
- Tankless Water Heating System
- Fabulous Modern Kitchen w/ Stainless Steel Appliances - Open View from Kitchen to Living Room, Family Room and Views over the Pool and Beyond
- Private Master Suite with Built Out Walk-in Closet (Closet Complete with built in Organizers) and Travertine Bath
- Spa Tub in Master Bath
- Plantation Shutters Throughout
- Recessed Lighting Throughout
- Inside Laundry Room off Kitchen
- Formal Entry w/ Custom Doorway
- Single Light French Doors to Pool Area
- Seamless Glass Shower Enclosures
- Travertine Baths
- Great Closets

LARGE Black Bottom Swimming Pool
Circular Driveway w/ Stamped Concrete
Fruit Orchard Area in Front Yard

3 Car Garage

11 Box Stalls and a turn-out

Direct Entry onto Rear Easement Area Perfect for Training Horses. Easy Access to Horse and Hiking Trails Back into the Surrounding Hills. Easement along rear portion of the property allows private access for local homeowners only. Makes for easy access for hay delivery etc.

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Lot / Land For Sale in South Adelanto

2007-04-12T06:00:00Z

Undeveloped 17.86 Acre Industrial Lot

• lot / land - MLS® #07-177439 $1,200,000

South Adelanto, Adelanto - UNDEVELOPED 17.86 ACRE INDUSTRIAL LOT

Located in the industrial zoned area around the Southern California Strategic Airport in Adelanto, California.

For More Photos and to view the Visual Tour for this property, click on the link http://visualtour.com/show.asp?T=981097

This area is rapidly developing due to being a reasonable alternative to congestion at the ports. The city is pro development and projects are in various stages of planning and completion around this lot.

As of yet, services do not extend to this lot. However, the city is developing a master plan for services to go up to Mojave Road and Koala Drive. Other projects are in planning stages beyond this boundary.

This property is located on the Northeast corner of Mojave Drive and Vinton

APN: 3129-491-02-0-000
San Bernardino County
No site address yet given

For information on zoning or potential uses of this parcel, please call the City of Adelanto Department of Community Development at 760-246-2300

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2 Story For Sale in Sun Valley

2007-04-10T06:00:00Z

Gated and Walled 1/2 Acre Horse Estate

• 2,609 sq. ft., 3 bath, 5 bdrm 2 story - MLS® #07-176367 $1,330,000 - Done!

Sun Valley, San Fernando Valley - PRIME COUNTRY ESTATE in the CITY!

Completely Redone Private Gated and Walled Estate with Custom Home, One Bedroom + Den Fully Self Contained Guest House, 1325 sqft Garage/Workshop-Great for Entertainment/Creative Uses and Large Livestock Area.

On-site Paved Parking for 24 Cars.

Rolling Hills Surround the Property for Those Perfect Trail Moments Bonding with Your Horse or Dogs!

Rare Combination of Usable Land and Quality Finished Amenities

For more pictures and virtual tours, please go to:
http://www.visualtour.com/shownp.asp?T=992926

FEATURES:

2609 Square Foot Customized Main House
5 bedrooms, 3.5 baths
Two Levels
600 Square Foot One Bedroom Guest House w/ AC, Storage, Dedicated Parking and Private Yard Area
1325 Square Foot Garage/Work Area – Excellent for At Home Business – Artist Studio – Car Collector
200+ Square Foot Stable/Tack Shed/Storage Shed…
Zoned for Residential Agricultural – Horses/Llamas/Chickens/Pigs…all Okay.
Agricultural Area Located Behind the Large Garage with Minimal Impact on the Living Area
Onsite Open Parking for 20+ Cars/ Ample Room for RV Parking
Walled From Street w/ Electronic Security Gate
Horse Trails Located in Hills all Around the Property

Property information

Single Story For Sale in El Sereno

2007-03-29T06:00:00Z

Screaming Deal!

• 1,347 sq. ft., 2 bath, 3 bdrm single story - MLS® #07-173759 $455,000 - Just Reduced!

El Sereno, Los Angeles - The seller says sell this now! Just Reduced to $455,000! Check Zimas.com to get their value estimate.
If you like the sounds of nature, this could be home for you. Typical sounds on this street are song birds singing and... more song birds singing. You'll be surrounded by friendly long term neighbors and a few newer owners that have moved East.

Please review the pictures at this link. http://www.visualtour.com/show.asp?T=974074

Also listed is 2449 Ditman Avenue, Built the same time but completely done inside for $525,000. This home sold quickly and is just recently back on the market. It will be open at the same time. http://www.visualtour.com/show.asp?T=974027

MLS #: 07-173759

Three Bedrooms, Two Bathrooms
1347 Sqft.
Built 1957

Very Nice Functional Original Floor Plan - There are no Micky Mouse Add-ons Here. This home backs to the new Ascott Park - a Passive Use Park which is administered by the Santa Monica Conservancy. This is preserved as natural open space and will have all non-native invasive species removed. It's charter does not allow for development. The fence boundary of the park is up your rear slope and set back so there should be no invastion of privacy from park guests.

Two blocks down the hill from this property a large recreation center hosts city wide swim meets and sporting events. Tennis Court, Raquetball, Baseball...

Eat in Kitchen With Pony Wall Pass Through to Living Room

Range, Oven, Hood Fan, Laundry Room, and Garbage Disposal

Newer tile kitchen floor
Sliding Glass Doors to Covered Patio
Large Covered Patio in Rear Yard
Quiet Cul-de-sac Street
Backs to Large Passive Use Park Run by the Santa Monica Conservancy
Hardwood Floors Under Carpet
Wood Burning and Gas Fireplace
Forced Air Heating
Wall Air Conditioner
Full Two Car Garage - Automatic Garage Door Opener
Very Private Rear Yard

Property information

Single Story For Sale in El Sereno

2007-03-27T06:00:00Z

Back on the Market!

• 1,320 sq. ft., 2 bath, 3 bdrm single story - MLS® #07-172775 $525,000 - Stylish Heavily Upgraded

El Sereno, Los Angeles - Newly Back on the Market! Best house of its kind in this price range - check the other inventory.

Stylish Heavily Upgraded Mid-Century 3 bedroom 2 bath – Hillside Village

$525,000

MLS #: 07-172775

Three Bedrooms, Two Bathrooms
1320 Sqft.
Built 1957
6800 + square foot lot
Cooks Paradise! Amazing New Custom Solid Maple Bead Board Kitchen – Very High Quality Workmanship – No Home Depot Special Here – Every Nook Custom Designed

All New Stainless Steel Appliances – Refrigerator, Dishwasher, Stove, Trash Compactor, Cooktop, Hood Fan, Garbage Disposal

New Kitchen Floor – Torn Down to Studs and Rebuilt with New: Sub-floor, Hardibacker, and Quality Tasteful New Tiles
Single Light French Doors
Enclosed Patio in Rear Yard (not included in overall square footage)
Quiet Cul-de-sac Street
Backs to Large Passive Use Park Run by the Santa Monica Conservancy - This park will be returned to all native species and reportedly will not be developed - great for nature lovers and dog walkers
Hardwood Floors
Fireplace - both gas and wood burning
Smooth Ceilings
Recessed Lighting
Window Seat in Living Room
New Guest Bathroom with Character Sink, Subway Tile around tub (glass subway tile accents)
Newer Central Air and Heat
Insulated Attic
Two Tube Lights in the Hallway to allow access to natural light
Full Two Car Garage
Very Private Rear Yard
10 Minutes from Downtown or Pasadena, 5 Minutes to South Pasadena, Highland Park or Alhambra
Friendly Long Term Neighbors
Very Well Tended Street
New Paint
All Copper Plumbing
Dog Run

All New High Quality Energy Efficient Dual Pane Windows (not the ugly kind)

This neighborhood is not affected by congestion or traffic. Its very easy to get to Downtown, Echo Park, Chinatown, Lincoln Heights, USC Medical Center, Highland Park, Eagle Rock, Montecito Heights, Deb’s Park (the local Audobon Park), Mount Washington, Monterey Park., etc...

Property information

3 Story For Sale in Highland Park

2007-01-09T06:00:00Z

Seeking Restoration

• 2,176 sq. ft., 3 bath, 4 bdrm 3 story - MLS® #07-153717 $585,000

Highland Park, Los Angeles - Clean 2176 Sqft Home w/ two Additional Bonus Spaces - View! If you want a lot of space on a great street for not a whole lot of money, this is your property. 5528 Echo Street, Highland Park, CA 90042
$585,000

Click the link to see more photos http://visualtour.com/show.asp?T=973908

5 Bedrooms, 3.5 Bathrooms (tax rolls say 4 bedrooms 2 bathrooms)
2176 Sqft, 1644 per tax rolls, buyer to verify (extra bonus space not included in the figure)
5217 Sqft Lot
View of Deb's Park and City Lights
Very Quiet End of Cul-De-Sac Location
Flexible Floorplan, Potential to make two units - Zoned LARD2

Located in the Highland Park Historic Preservation Overlay Zone - Buyers to Determine if Property was ever Designated as a Contributing Structure.

Located 1 block from Restaurants, Shops, Banks, and Galleries - 2 Blocks from the Highland Park Metro Stop and the Weekly Farmer's Market (Every Tuesday from 3-8 PM in the Parking Lot by the Metro Stop).

Upper Floor - 2 Bedrooms, 1 Bath
Middle Floor - Living Room, Kitchen, Dining Area, Two Bonus Rooms, 1 Bath
Lower Level - Three Bedrooms, 1 Bath, Laundry

Exterior Access to Large Basement Area Bonus Room with 1/2 Bath
Exterior Shed/Creative Space

Large Flat Rear Yard Area

Easy Access to the 110 Freeway. Close to Downtown, Hermon, Garvanza, Chinatown, Monterey Hills, South Pasadena, Pasadena, Eagle Rock, Mount Washington, Montecito Heights, El Sereno, Glassell Park, Glendale, Silver Lake and Echo Park

Three Trader Joe's Locations within 5 minutes of this Location.

Very Arty Neighborhood - Check out the monthly NELA Arts Association Art Walk held every Second Saturday of the month from 7-10PM. http://www.nelaart.org/

Seller is Motivated!

Property information

Duplex For Sale in Highland Park

2006-09-08T06:00:00Z

Ready to Sell!

• 2,100 sq. ft., 4 bath, 4 bdrm duplex - MLS® #06-120089 $789,000 - Great Income Property!

Highland Park, Los Angeles - Character Craftsman Duplex w/ Two 2 Bedroom, 2 Bath units
Offer subject to inspection. BOTH LEASED FOR $2150 EACH!

These units are close to break even cash flow with 10% down. With the property recently redone with new electrical, lighting, plumbing...its likely to be relatively low maintenance...

MLS # = 06-120089

For those of you looking, you know how rare it is to find character units in this pristine of condition at this price point. More normally they need lots of time, lots of TLC, an infusion of restorative good taste, and a big bag full of money!

Newly Redone Features Include but are not limited to:

- Repaired Foundation
- All New Copper Plumbing
- 4 New Period Bathrooms w/ Patterned Hex Tile and Clawfoot Tubs
- All New Electrical
- All New Drywall
- Refinished Hardwood Floors
- New Kitchen Countertops
- Seperate Inside Laundry in Each Unit
- New Central Air and Heat in Each Unit
- Sheer Paneled (studs covered in plywood to add strength) 2 Car Garage
- New Landscaping
- New Period (and some rewired antique) Lighting
- New Interior and Exterior Paint
- New Redwood Fencing

Other Features Include:

- Original Wood Windows
- Character Switch Plate Covers
- Character Woodwork
- Faux Fireplaces in each Living Room
- Private Rear Yard with views to the Southwest Museum

This restoration was designed by artist Jessica Benton - winner of the 2006 Highland Park Heritage Trust Award for Improvement - on the last house she restored.

Units are walking distance to art galleries, shops, farmer's market, restaurants, and the Metro.

This is a very arty community with a monthly art walk every second saturday of the month where several galleries band together from 7-10 PM to open their doors to art lovers from everywhere.

The Farmer's Market is held every Tuesday from 3-8 PM on Avenue 57 by the Metro Stop.

Property information