It is a rare find to have such a proud and proactive neighborhood in the fourth largest city in the nation!  With its quaint homes, local dining establishments, community activities, large lush green spaces both public and private, and close proximity to Downtown, the Galleria, River Oaks, and Midtown, one can see why Oak Forest in Northwest Houston is such a commodity for the Houston area real estate market.

Established in 1947 by Realty Investor Frank Sharp, who would later create Sharpstown, the beginnings of this neighborhood created quite a foundation of the pride that is seen still today in its residents.  The homes were primarily bought by new families, mostly veterans returning from World War II for a whopping $8,000-$10,000.  There are several original homeowners still living in Oak Forest today, however they welcome the diversity new residents can bring.  Oak Forest’s original constructions by Sharp were concentrated in section 1 of Oak Forest, but he went on to develop 17 more areas where other contractors would continue to build on to this centralized neighborhood. Since its annexation by the City of Houston in 1949, Oak Forest’s 5,500 homes comprise a nice piece of Northwest Houston; its east and west boundaries are 610 and Pinemont, and its North and South boundaries are 290 and Shepherd.

While Oak Forest boasts many homes on large lots, it has also set aside plenty of space for schools, places of worship, and businesses.  The businesses primarily line Ella Boulevard, West 43^rd Street, 34^th Street, and Mangum.  Restaurants unique to this area are: Doyle’s (homecooking), Plonk (Wine Bistro), El Rey Taqueria (Cuban Cuisine) and Fratelli’s (Italian).

With an abundance of mature Pine, Oak and maple trees, Oak forest is home to Candlelight Park and Community Center, Oak Forest Park, and T.C. Jester Park, complete with bike and jogging trails and play equipment for the little ones.  Even with all the green space in this neighborhood, the community doesn’t stop there.  Oak Forest prides itself in its lushly landscaped esplanades and parks, so the community continues to plant more trees to help maintain its woodsy charm.  Just recently, trees donated by the nonprofit organization, Trees for Houston, were planted along 43^rd, Mangum and Ella.

The community’s involvement and pride in Oak Forest is what keeps this neighborhood thriving.  This quaint community may have old world charm in its houses, but it is sailing on the information super-highway with its comprehensive website full of homeowner resources, discussion boards, and community event information.  Oak Forest’s Homeowner’s Association is all-volunteer and heads up some wonderful family events, like the Annual Movie Night in the Park, and they plan on initiating a regular “meet and greet.” This event will allow neighbors to meet and support local businesses.

Currently, Oak Forest has about 90 properties for sale, ranging from $111,000-$679,000.  For information on any of the homes available in this strong and proud neighborhood or any other properties available in the Houston real estate market, contact us!  We’ll be happy to give you the personal attention you want and deserve!

If you are in the market for a new home, especially first-time buyers trying to take advantage of the $8,000 tax credit (time is running out!), there are some new government regulations that could affect closing time for you. 

The government’s goal for these new regulations, known as the Mortgage Disclosure Improvement Act, is to allow the seller some time to truly understand what they’re getting into.  The recent tidal wave of foreclosures proves that buyers might not have been paying attention to all the details outlined in their gigantic mortgage contracts.  Now time is given to basically force buyers to understand what they’re signing:

• The Initial TIL (Truth in Lending) disclosure amendments state that a seven-business-day waiting period is required between the delivery of initial disclosures and the signing of closure documents.  This will eliminate the possibility of closing in less than seven business days unless the borrower faces a genuine personal financial emergency.
• Up-front fee collections cannot be charged until after the borrower receives the initial disclosures.  If disclosures are mailed, the fee is charged the fourth business day after mailing, and if they are hand delivered, the fee is charged the same day.
• Re-disclosed TIL’s must be sent to the customer no fewer than three business days prior to closing, if the interest rate or fees change causing the APR to increase by more than %0.125.  Each time the TIL is re-disclosed, the waiting period starts over and could affect the closing date.  If the rate is in float status (when APR is not fixed), then re-disclosures do not need to be sent.  Ideally re-disclosures should be sent eight business days before closing.

The Houston real estate market is slowly, but surely recovering!  First-time homebuyers, take advantage of the $8000 tax credit while you still can!  Remember, you must close on your home before December 1^st, 2009!  Contact the Puryear team if you are interested in pursuing your dream owning your own property, selling your property, or upgrading to a luxury property!

July Marks Houston’s Highest Home Sales Volume in a Year

Month also brings second highest median price of a single-family home; foreclosures recede

HOUSTON — (August 18, 2009) — Seasonal summer home buying and continued activity among first-time homebuyers translated to a significant improvement in single-family home sales across greater Houston in July, with the highest volume since July 2008 and the second highest median price in history. This comes despite year-over-year declines in overall property sales of 5.1 percent and 4.4 percent for single-family homes, according to new monthly data compiled by the Houston Association of REALTORS® (HAR). However, those declines are the smallest recorded since the economic downturn began in the fall of 2007. At $163,000, the July single-family home median price—the figure at which half of the homes sold for more and half sold for less—rose 1.5 percent from one year earlier to the second highest price ever. The highest median of all time, $164,500, was reached in June 2009. The average price of a single-family home in Houston dipped 1.8 percent last month to $220,030 compared to July 2008. That represents the second highest average price since August 2008. Foreclosure property sales continued to slow in July, making up 16.6 percent of all single-family home sales in the Houston area compared to 18.0 percent in July 2008 and 34.0 percent in January of this year. The median price of July foreclosure sales reported in the Multiple Listing Service (MLS) declined 2.8 percent from $92,664 to $90,000 on a year-over-year basis. Sales of all property types in Houston for July totaled 6,744, off 5.1 percent compared to July 2008. Total dollar volume for properties sold during the month was $1.4 billion versus $1.5 billion one year earlier, representing a decline of 6.2 percent—the smallest since November 2007. “Strong pricing performance, an easing decline in sales volume and the slowdown of foreclosure sales make for very positive indicators about the state of Houston’s real estate market,” said Vicki Fullerton, HAR chair and broker of record at RE/MAX of The Woodlands & Spring. “We look forward to further improvement as the tax credit incentive, historically low interest rates and an attractive variety of housing inventory continue to draw buyers to the marketplace.” July Monthly Market Comparison The month of July brought Houston’s overall housing market mixed results when all listing categories are compared to July of 2008. Total property sales, total dollar volume and average single-family home sales prices were down on a year-over-year basis while median single-family home sales prices rose to the second highest level ever. The number of available properties, or active listings, at the end of July fell 13.4 percent from July 2008 to 46,598. That is 609 more active listings than one month earlier, in June 2009, and continues to reflect balanced housing inventory levels. Month-end pending sales—those listings expected to close within the next 30 days—totaled 3,909, which was 17.8 percent lower than last year and portends another decline in sales when the August numbers are tallied. The month’s inventory of single-family homes for July came in at 6.5 months, down from 6.7 months one year earlier. The national month’s inventory of single-family homes fell slightly to 9.4 months, according to the National Association of REALTORS® (NAR).

CATEGORIES JULY 2008 JULY 2009 PERCENT CHANGE Total property sales 7,108 6,744 -5.1% Total dollar volume $1,532,595,492 $1,437,300,889 -6.2% Average single-family sales price $224,104 $220,030 -1.8% Median single-family sales price $160,550 $163,000 1.5% Total active listings 53,779 46,598 -13.4% Total pending sales 4,758 3,909 -17.8% Months inventory* 6.7 6.5 -2.8%

* Months inventory estimates the number of months it will take to deplete current active inventory based on the prior 12 months sales activity. This figure is representative of the single-family homes market.

Single-Family Homes Update At $163,000, the median sales price for single-family homes reached the second highest level ever, up 1.5 percent from July 2008, when it was $160,550. The national single-family median price reported by NAR is $181,600, illustrating the continued higher value and lower cost of living that the Houston market offers consumers. The average price of single-family homes in July was $220,030, slipping 1.8 percent from one year earlier. July sales of single-family homes in Houston totaled 5,788, down 4.4 percent from July 2008, and accounted for the 23rd consecutive monthly drop. However, that volume is the highest since July 2008, and the 4.4 percent decline is the smallest fluctuation since the market downturn started in late 2007. Year-over-year sales of single-family homes priced between $150,000 and $250,000—the second busiest segment of the housing market—rose 1.2 percent in July. HAR also reports existing home statistics for the single-family home segment of the real estate market. In July 2009, existing single-family home sales totaled 4,928, a 2.5 percent decrease from July 2008. At $155,000, the median sales price for existing homes in the Houston area rose 3.3 percent compared to last year. The average sales price of $206,401 for the month was flat compared to one year earlier. Townhouse/Condo Update The number of townhouses and condominiums sold in July fell compared to one year earlier. In the greater Houston area, 550 units were sold last month versus 586 properties in July 2008, translating to a 6.1 percent decrease in year-over-year sales. However, that still represents the highest sales volume since August 2008. The median price of a townhouse/condominium dipped 1.5 percent year-over-year to $133,000. The average price rose 2.6 percent to $169,838 from July 2008 to July 2009. Lease Property Update Demand for single-family home rentals rose slightly in July, up 6.7 percent compared to a year earlier. Year-over-year townhouse/condominium rentals were unchanged. Houston Real Estate Milestones in July At $163,000, the median price of a single-family home was the second highest of all time; Sales of single-family homes priced between $150,000 and $250,000—the second busiest segment of the housing market—rose 1.2 percent; Volume of single-family home sales reached the highest level since July 2008; Volume of single-family home sales reached the highest level since August 2008; Month’s inventory of single-family homes dipped from 6.7 to 6.5 months compared to the national average of 9.4 months; Active listings fell 13.4 percent, representing a generally balanced supply of housing inventory.

The computerized Multiple Listing Service of the Houston Association of Realtors® includes residential properties and new homes listed by 23,000 Realtors throughout Harris, Fort Bend and Montgomery counties, as well as parts of Brazoria, Galveston, Waller and Wharton counties. Residential home sales statistics as well as listing information for more than 53,000 properties may be found on the Internet at http://www.har.com. The information published and disseminated to the HAR Multiple Listing Services is communicated verbatim, without change by Multiple Listing Services, as filed by MLS participants. The MLS does not verify the information provided and disclaims any responsibility for its accuracy. All data is preliminary and subject to change. Monthly sales figures reported since November 1998 includes a statistical estimation to account for late entries. Twelve-month totals may vary from actual end-of-year figures. (Single-family detached homes were broken out separately in monthly figures beginning February 1988.) Founded in 1918, the Houston Association of Realtors® (HAR) is a 23,000-member organization of real estate professionals engaged in every aspect of the industry, including residential and commercial sales and leasing, appraisal, property management and counseling. It is the largest individual membership trade association in Houston, as well as the second largest local association/board of Realtors® in the United States.

The Houston Texas real estate market is stable, but there is still recovery to be done.  Contact us if you would like a market analysis.

---

Houston home sales decline again, but rate slowing

By NANCY SARNOFF – HOUSTON CHRONICLE

Aug. 19, 2009, 11:06AM

Houston-area home sales fell again in July, but the decline was the smallest it had been since the downturn began in the fall of 2007, the Houston Association of Realtors said Tuesday.

Realtors sold 5,788 single-family homes last month, a 4.4 percent drop, compared with July of 2008.

For more than a year, monthly sales declines had been in the double-digit range, as many Houstonians lost the confidence to buy in a recession.

“This is the best data we’ve had since it all started back in 2007, “ said Vicki Fullerton, who chairs the association’s board. “I’m really encouraged by the confidence that Houston is showing.”

Still, there are issues to overcome.

Mortgage lending continues to be challenging for some borrowers, and appraisals are delaying deals, too.

“I don’t think we’ve blown the whistle and it’s all clear, but it’s a market that’s feeling like it’s coming more into balance,” said Mark Woodroof, a partner with Prudential Gary Greene, Realtors.

Agents around the city said more first-time buyers are out shopping for homes.

They’re lured by low interest rates and an $8,000 federal tax credit that will expire at the end of November.

One of the more notable changes in the monthly data is an increase in sales for one of the most active segments of the local housing market, which hasn’t been up since the summer of 2007.

Sales of homes priced between $150,000 and $250,000 rose 1.2 percent in July.

An improvement in that range bodes well for higher-end homes, as more buyers are able to move up to more expensive properties if they can sell the ones they’re in.

The top end of the housing spectrum has struggled as discretionary buyers have stayed put.

The area that includes the pricey West University neighborhood had 706 homes on the market at the end of July, up from 624 listings the same time last year.

Alternatively, inventory was down in suburban regions that include Sugar Land and Katy — areas with high levels of relocation activity.

While more sellers are willing to negotiate prices today than they were last year, a decline in distressed sales has boosted the area’s median home price, which rose for the third month in a row in July to $163,000.

That’s up 1.5 percent from a year earlier, when the price was $160,550. The median is the price at which half the homes sold for more and half for less.

Sales of foreclosure properties made up 16.6 percent of all single-family home sales in the Houston area last month, according to the association, which tracks properties sold through the Multiple Listing Service.

That’s down from January when foreclosure sales accounted for more than a third of all sales.

As promised, the Puryear team will feature a local dining establishment participating in Restaurant week.  Located in the Galleria area, one of the Houston Texas real estate market's prime locations, is today's featured local eatery: Pesce Restaurant

So make your reservations today to sample all that this zesty Houston Restaurant has to offer.  Houston Restaurant week's participating eateries offer full three-course meals for $35 a person (not including drinks, tax or tip).  Proceeds from each plate go to the Houston Food Bank.  Check out Pesce Restaurant's menu, as well as, the 83 other sumptuous menus available for Houston Restaurant Week.

Pesce
3029 Kirby Drive
Houston, Texas 77098
713-522-4858

My Bad! Woman's House Mistakenly Auctioned by Bank

A Homestead woman's home was auctioned to the highest bidder

By TODD WRIGHT

Updated 4:43 PM EDT, Wed, Aug 19, 2009

You know times are tough when people are getting kicked out of their house when it’s not even for sale.

That’s what happened to Anna Ramirez after she found all of her stuff out on the front lawn of her Homestead home last week and a strange man demanding she get out of his newly purchased house.

The eviction came after Ramirez’s home was mistakenly auctioned off to the highest bidder by her bank, Washington Mutual. Usually, you get a warning before you get the boot. A foreclosure letter. Maybe a sign saying your house is up for sale. Not Ramirez, who found her belongings bashed and battered in the street.

"This came out of nowhere," Ramirez said. "The bank took the house from right under my feet.”  The man who bought the house told Ramirez he paid $87,000 for it, which shocked Ramirez, who bought the house for $260,000.

What's worse is her husband, daughter and grand children were also kicked out by Homestead and Miami-Dade police officers, said Martha Taylor, who witnessed the unexpected eviction.

"I have never seen anything like it," Taylor said. "They literally threw all her stuff on the front lawn. I didn't sleep that night and it wasn't even my house."

Ramirez and her family had three hours to get out of the house, police ordered. They had to stash their belongings at multiple locations and shacked up with a friend for the night as cops chained the doors of their home. With Taylor's help, Ramirez appeared before a judge two days later to explain what happened.

"I had all my stuff scattered everywhere," she said. "They did this in front all my neighbors. It was so embarassing."

A mistake in the Miami-Dade Clerk's Office appears to be behind the mishap, which landed Ramirez homeless for more than 24 hours.

The sale was eventually reversed by a Miami-Dade judge, allowing Ramirez to return to her old digs. Ramirez said she wants to sue for the damage to her furniture.

Ramirez has lived in the house for three years and recently refinanced the home with the bank.

"This shouldn't be happening, you know, because we did the right thing," she said. "We went step by step."

First Published: Aug 18, 2009 1:38 PM EDT

Losing weight shouldn’t be a chore, right?  We look better, feel better, and protect ourselves from heart disease and other illnesses caused by obesity.  With all of the positives maintaining a healthy lifestyle gives, it seems more and more people are skipping the gym and hitting the drive-thru’s. 

So, would getting paid to shed the pounds be the supreme motivator?  The answer, apparently, is a big YES!  

In an article by Doctors Michael Roizen and Mehmet Oz, independent researchers put obese people into one of three weight loss plans, only two of these plans promised the cash reward.  All weight loss plans’ goal was to lose 16 pounds in 16 weeks.  When the deadline for final weigh-in came to, the cash-reward groups lost 14 and 13 pounds, while the group who was not promised a reward lost only 3 pounds…bummer!

What’s it to you?  Use this motivation tool for yourself!  Design your own cash reward system.  Bet a friend you will both lose a certain number, or start your own weight loss fund; a dollar per pound.  Then treat yourself to a new outfit or a sweet reward for all of your hard work – just remember don’t undo all that work with your treat!

Nice thing about Houston real estate, most homes are always a hop, skip and a jump away from parks or gyms.  Check out our website’s Health and Fitness section for information and more links to get yourself moving in our great city!

 

As promised, the Puryear team will feature a local dining establishment participating in Restaurant week.  Located in the Montrose area, one of the Houston Texas real estate market's most happening locations, is today's featured local eatery is: Brasserie MAX & Julie.


So make your reservations today to sample all that this savory Houston Restaurant has to offer.  Houston Restaurant week's participating eateries offer full three-course meals for $35 a person (not including drinks, tax or tip).  Proceeds from each plate go to the Houston Food Bank.  Check out Brasserie MAX & Julie's menu, as well as, the 83 other sumptuous menus available for Houston Restaurant Week.

Brasserie MAX & Julie
4315 Montrose Blvd
Houston, TX  77006
713-524-0070

So make your reservations today to sample all that this robust Houston Restaurant has to offer.  Houston Restaurant week's participating eateries offer full three-course meals for $35 a person (not including drinks, tax or tip).  Proceeds from each plate go to the Houston Food Bank.  Check out Jimmy Wilson's menu, as well as, the 83 other sumptuous menus available for Houston Restaurant Week.

Jimmy Wilson's Seafood and Chop House
5161 San Felipe at Sage
Houston, Texas 77056
713-960-0333

As promised, the Puryear team will feature a local dining establishment participating in Restaurant week.  Located in the heart of Downtown Houston, one of the Houston Texas real estate market's happening hotspots, is today's featured local eatery: *17@Alden Hotel

We use products, we toss away their packaging, and eventually the product itself.  We constantly clean and purge unnecessary items from our sights and minds; it's therapeutic to de-clutter, but have you ever wondered where all of not only our trash, but the trash millions of us throw out each and every day go?  Jeffrey Jacoby, program director of the grassroots non profit cause - Texas Campaign for the Environment writes the step-by-step trail our trash takes to its final resting spot.

"'Truckin' Through the Hood" 

We all see the big trucks sporting helpers to hoist garbage bags or large trash cans into the rear opening of the truck.  Now, one might see the large mechanical arms grabbing cans and lifting them to the rear of the truck.  This is where the trash journey begins.  After the collecting and compacting of trash, up to about 6 tons, the large trucks make their way out of the neighborhoods and to their next destination.

"A Stop on the Way"

In some cases, the trucks go right to the landfills, but in larger cities, like Houston, there is another stop to make - the transfer station.  Transfer stations are "trash purgatories," states Jacoby.  Trucks deposit their large loads onto a concrete slab, some with or without walls or a roof, where it is compacted once again, and loaded onto a larger truck that is destined for the landfill.

"A Happier Place"

In some instances, these transfer stations have a separate space besides the concrete slab, or Tipping Floor, where common recyclables are sorted and saved.  These stations are called Materials Recovery Facilities. Here, brush and yard waste for composting is pulled, as is recyclable metals, intact construction supplies, and other re-usable materials from paint to appliances are separated from the trash.  The problem is, these recovery facilities are too few and far between, however they save money, "...a recent study found that the Greater Austin area buries in landfills about $40 million annually in easily recoverable materials," says Jacoby.

"An Unpleasant Grave"

Back to our Landfill journey...the non-recyclable materials are taken to a landfill.  From either neighborhoods or transfer stations, trucks reach the landfill gates where they are weighed and spot checked for illegal items like freon filled refrigerators.  Once they pass their inspection, they are sent to the working face where trash, trash and more trash face more compactors; these with large blades.  Loads and loads are compacted, and finally, the compacted trash is covered with 6 inches of dirt - a practice called dry entombment.  This dirt cap is intended to prevent moisture from contacting the garbage.  This keeps it from leaking into the soil for possible contamination.  However, this practice doesn't always work.  Studies have shown that even the safest of landfills, some have liners, eventually leak.  Thus, household chemicals and heavy metals get into the soil and water sources.  Also, landfills have proven to be the largest source for human methane gas emissions, which is much more potent than carbon dioxide.

"Alternative Ending: No Trail At All"

Jacoby urges that we make our own ending to this vicious cycle: we need to buy green friendly products, recycle as much as we can, repair and reuse old items instead of needlessly tossing them, or donate things to Good Will or Freecycle.org.  Best Buy recycles old TVs and Computers.  Even Styrofoam has better places to go.  The UPS Store will be happy to take your foam peanuts and Houston Foam Plastics will take any clean styrofoam off your hands.  Make a proactive choice to make our great city and realize that every little bit helps to make our planet a healthier place to live.

There are so many wonderful aspects of Houston: The Theatre District, The Museum District, The Galleria, The Medical Center, the real estate, but you ask any Houstonian what they love best about this city, and 9 times out of 10, they will say, "The food!" 
That's right, Houston is home to some of the swankiest local dives and cutting-edge cuisine in the nation.  Even compared to New York City, we feature some of the freshest and most diverse cuisine both in style and culture.  Be it Italian, Mexican, American, Japanese, Chinese, Mediterranean, or any fusion in between, we have it all!  Beginning August 10th, 75 of Houston's happening hotspots are opening their doors and hearts in Houston Restaurant Week.  Between the days of August 10th and 23rd, (yes, it's more than two weeks) these culinary crowd-pleasers are charging a discounted price of $35.00 per person for a top-notch three course meal - not including drinks, tax, or tip.  On top of this amazing discount, Houston Restaurant Week participants are donating $5.00 per plate to the Houston Food Bank.  So, you can enjoy an incredible meal and donate to an incredible cause! What's the catch?  You must make reservations.  These participating restaurants are all over the Greater Houston area, so there should be one close to everybody.  Come on! Get spruced up, have a great meal, and donate to a great charity!

Featured Local Eatery:

benjy's in the Village

2424 Dunstan

Houston, Texas 77005

713- 522-7602

 

This Modern American restaurant focuses on fresh cuisine, using local ingredients, and a relaxed environment full of Texas-style hospitality.

Summertime is winding down, but there is still time to get a few more activities in before the school bell rings and the long office hours return.  Want some variety but strapped for cash?  Try Houston's free audio tours for a totally different look at Downtown Houston!  By putting on your tennis shoes and your MP3's earbuds, you can get a work-out and a little more history about this dynamic, off-beat and diverse city we call home! 

Log on to www.houstondowntown.com and click on the "Free Audio Walking Tours" tab.  There are three cool tours to choose from:

Dan Workman, owner of Houston's cool Sugar Hill Studios takes you to historic gateways, hole-in-the-wall sites and cool local dives you may never thought to try.  Listen to Dan and other local personalities tell you their tales about the quirky side of Houston in the "Ultimate Downtown Walking Tour."


Retired TV Anchorwoman, Shara Fryer, takes you on a leisurely stroll of Houston's cultural mecca, the Museum District, and its lovely surrounding neighborhoods.  This tour will introduce you to one of the museums curators, a local artist, a dinosaur expert, and a Holocaust survivor.  Their amazing and interesting stories will make you want to come back for more of this area we so take for granted in the "Museum District Walk and Roll."




Guy Hagstette takes you on the tour of his Houston Pride and Joy, and best kept secret, Discovery Green.  This lush oasis in the heart of downtown has so much going on at one time for everyone in the family!  Guy will teach you everything you need to know, from the Park's art to every activity happening in his tour "A Walk in the Park: Discovery Green Walking Tour."


The Houston Texas Real Estate Market is full of beautiful homes close to all of these wonderful destinations.  If you are interested in properties in the Heights, Midtown, Upper Kirby, River Oaks, Memorial Park, Rice Military or surrounding areas, please contact us!

With all the goodies the Houston Texas Real Estate Market has to offer, there are also some serious things to consider when taking on the responsibility of owning property here; Hurricane Season.  Read up on this useful information about back-up generators.

---

In light of the recent hurricanes affecting the Gulf Coast, emergency generators rapidly are growing in popularity.

The 2008 hurricane season was one of the busiest ever, with more than 20 storms, including a record 14 hurricanes. With these disasters fresh in our minds, investing in a standby home generator is a worthwhile expense.

When deciding to purchase a back-up generator for your home, there are many key things to consider. Generators can be powered by various sources, so it is important to choose one suited to your individual needs. The size of the generator is important and should be based on the amount of power you and your household will require during an outage.

Another aspect to consider is whether you want the generator to engage automatically once power is lost or if you want to manually switch from normal to emergency power.

Luckily there is a vast market for generators ranging in size as well as price. Choosing the power source for a generator is an entirely personal preference although there are some distinct advantages and disadvantages. Power sources for generators include gasoline, diesel, natural gas and liquid propane. While gasoline and diesel are readily accessible at almost every street corner, during the panic of an evacuation they can be extremely difficult to find, not to mention the fluctuating prices.

Gasoline and diesel can cause a maintenance issue if allowed to remain in the generator unused for extended periods of time. Natural gas is an efficient option for operating a generator; however, natural gas lines can be compromised in the event of a major storm.

Propane is one of the most reliable alternatives due to the availability of an on-site power source with which to operate your generator. Prior to purchasing, check local codes and ordinances about the ability of installing and storing propane on your property.

Another critical decision is determining the size of a generator you require. There is a perfect back-up generator system for you regardless of your budget. Whether you want to operate the bare necessity or power your entire home, calculating the size needed depends on your home's appliances and what conveniences you can live without. The bare necessities usually include the gas heating furnace, lighting, power, microwave, refrigerator and freezer. Operating the bare essentials above can require an 8 kW generator, however, operating the range, dishwasher, central air conditioner, and other appliances will need a 30 kW generator or greater.

Again, all appliances are different, and you should contact a licensed electrician to conduct a complete load analysis before making a final decision regarding the generator size.

Another important thing to remember is some appliances such as the refrigerator, air conditioner and gas heating furnace have two critical loads known as the running amperage and the start-up amperage. For example, a refrigerator can be run using 1,200-1,500 watts, and when the refrigerator is starting up it will utilize around 3,000 watts. This additional wattage is known as surge or start-up amperage and is not sustained; it is required to start the refrigerator and is extremely valuable in calculating the generator size.

When attempting to determine the wattage/amperage needed to operate appliances in your home, it is necessary to consider which items you will be running simultaneously. For instance, an 8 kW or 8,000-watt generator is capable of energizing every light, switch and power receptacle in your home, though not all at the same time. To determine the generator size, refer to the manufacturer's literature or name plate for all of your needed appliances and add up the wattages that will be running simultaneously. When the total wattage is determined, it can be divided by the voltage — 120/240 volts in most homes. This quotient is the amperage your new generator will be capable of handling.

Finding out how many amps a generator can operate is a simple formula. An 8 kW or 8,000-watt generator will operate 8,000 watts for 240 volts, which totals just more than 33 amps per phase, meaning that it will operate just more than 66 amps at 120 volts. A typical single-phase residence has two phases. In the refrigerator example above, this appliance will require up to 3,000 watts at start-up, which when using the formula will require 25 amps (3,000 watts divided by 120 volts equals 25 amps).

Once you have determined the type of power source for the generator and the size you will require, it is most important how you would like the generator to respond in case of an outage. The best option is an automatic transfer switch, or ATS. An ATS will monitor the power supply from the utility lines and when power is lost, will automatically sense this interruption and start the generator. When the generator is prepared to engage, the ATS will transfer the load from your home to emergency power. The same will happen when utility power is restored; the ATS will switch the load from the generator back to normal power. Transfer switches can be automatic as described or manual.

Manual transfer switches perform the same duties as an automatic transfer switch, and someone will need to switch from normal to emergency power manually during an interruption in power. Once again this is completely preference, though leaving the confines of your home during a hurricane can be dangerous. The greatest thing about an ATS is no one needs to be home to transfer power sources.

For instance, you could be out of town or forced to evacuate, and your new equipment will make sure your essential loads will not go without power. Imagine the peace of mind returning home and not having to worry that all the food in your refrigerator and freezer are ruined. Although the automatic transfer switch seems like the best available option, it can be relatively expensive when compared to a manual transfer switch.

Whether you decide to go with the automatic or manual transfer switch, another decision needs to be made. Transfer switches will come in different sizes including 50-, 100- and 200-amp models. Again, the model chosen depends on your personal preference and especially the size of load you would like to operate with the generator. Unless you purchase a generator and transfer switch large enough to handle the entire load in your home, you will need to install a separate breaker box devoted strictly to those items you choose to utilize with emergency power.

This is not always the case, because some manufacturers are offering automatic transfer switches that include a 12-circuit-load center or separate panel to isolate those items needed during an outage.

In other words, the configuration of your back-up power system depends primarily on the equipment you choose to purchase and the devices you decide to operate. The pictures illustrate Dempsey Electric's latest back-up power system installation. This particular customer decided to go with a 30 kW generator and 200-amp automatic transfer switch. The generator is capable of operating the entire 125-amp load of the home and the 200-amp transfer switch automatically converts power from normal to emergency in the case of an outage. The ATS is placed between the existing meter can and breaker box.

When power coming into the meter is compromised or lost, the ATS transfers power from the utility line to the generator almost instantaneously.

Determining which type of power source to utilize, what size you require, and how you want to operate the generator are the most important decisions that need to be made. Purchasing a back-up power system for you and your household definitely will provide peace of mind during inevitable storms as well as adding value to your home. The research, time and effort involved in determining which system is right for you is worth it if it means keeping your household and friends safe.

Important formulas: kW (kilowatts) multiplied by 1,000 equals watts; watts divided by volts (120, 240) equals amps.

Tom Tynan has a degree in architecture from the University of Miami, FL, and is host of the “Homeshow” on KILT-AM (610), 8-11 a.m. Saturday and Sunday. He is owner of Tynan Construction Inc. and Tom Tynan Homes. Additionally he publishes a bimonthly magazine, The Right Angle. Questions may be submitted to tom@tomtynan.com.

Recovery Signs in Housing Market Stir Some Hope

By DAVID STREITFELD

After a plunge lasting three years, houses have finally become cheap enough to lure buyers. That, in turn, is stabilizing prices, generating hope that the real estate market is beginning to recover.

Eight cities, including Chicago, Cleveland, Denver and San Francisco, showed price increases in May, up from four in April and one in March, according to data released Tuesday. Two other cities, Charlotte, N.C., and New York, were flat.

For the first time since early 2007, a composite index of 20 major cities was virtually flat, instead of down.  Houston is not part of the index.

“We’ve found the bottom,” said Mark Fleming, chief economist for First American CoreLogic, a data firm.

The release of the surprisingly strong Case-Shiller Price Index, compiled by Standard & Poor’s, followed earlier reports that sales of existing homes rose last month for the third consecutive time, while builders saw sales of new houses jump in June by the largest percentage in eight years.

All of these improvements are tentative, and come after a relentless decline that knocked more than half the value off houses in the worst-hit cities.

Some skeptics believe the market is merely pausing before it resumes falling.  Even the most enthusiastic analysts acknowledge that rising unemployment, another leap in foreclosures or a significant jump in interest rates could snuff out progress.

Still, hope is growing in some quarters that the worst has passed.

“Recession is over, economy is recovering — let’s look forward and stop the backward-looking focus,” John E. Silvia, the Wells Fargo chief economist, wrote Tuesday in a research note.

Kirit Shah decided to look forward a few weeks ago. A retired forensic chemist for the New York Police Department, he closed on a house in Royal Palm Beach, Fla.

Brad Hunter, chief economist for Metrostudy, a research firm, said the new home numbers appeared to illustrate less a return of buyers looking for a home and more a resurgence of investors and speculators. Metrostudy’s own data showed that the number of buyers during the second quarter who actually moved into their new house declined 2.6 percent.