Garage conversion to ADU

When I received a notice in the mail about a LA City hearing (scheduled for July 5), I read it carefully, and wondered why residents within a 500 feet radius had to be notified, about a construction permit for a home in Reynier Village.  I asked Liz Carlin for advice.

2630 Bedford St

I knew that on September 26, 2016 Governor Brown signed ordinance AB 2299 and SB 1069 about ADUs, Accessory Dwelling Units, that took effect on January 1, 2017.  A ADU, also known as a “granny flat” or “backyard home”, is a permanent second unit with a full kitchen and bathroom, that can be used as a rental, on the same lot as the primary single family residence. In Los Angeles, 2,342 secondary units were permitted in 2017, up from 120 in 2016.
Read this article in the Los Angeles Times and this article in LA Curbed

Find out how to submit a site plan application for a ADU on this website of LA County Dept of Planning. Study the Interim memo at this link.
Click here for the May 22 update that will take effect later in 2018.
For information about your property, visit West LA’s DSC (Development Services Center) at 1828 Sawtelle Blvd. LA 90025. Tel: 310-231 2901

The ordinance stipulates that a ADU in rear or side yards cannot exceed 50% of the primary house square footage, to a maximum of 1200 SqFt. So our clever homeowner on Bedford St asks to have the main house, which is 875 feet, converted to a ADU, so they may build a structure twice the size behind it, 1,707 SqFt, in place of the current studio of 544 SqFt.  The garage would have to also be demolished and rebuilt bigger, because 2 off-street parking spaces are still a requirement for every home, however an ADU does not require additional parking, if it’s within half a mile of public transportation.
See more photos of 2630 Bedford St at this webpage

2600 Bedford St

Around the corner on Beverlywood St, in the backyard of 2600 Bedford St, a two story structure is being built to replace the old garage. No City hearing was needed for this construction. The contractor name is Arbib Construction: 800-222 4743.

More homeowners in Reynier Village are likely studying how to follow suit, to increase the value of their property, earn rental income.
RVNA (Reynier Village Neighborhood Association), SORONC (South Robertson Neighborhood Council) Land Use Committee, and District 10 Councilman Herb Wesson, will have to monitor the situation, so the increased density won’t affect the quality of life, and the already scarce parking in our lovely “Village.”

Text and photos by Elisa Leonelli

Mansionization in Reynier Village

On March 1 the Los Angeles City Council approved new regulations, backed by Paul Koretz of Council District 5, to control the size of Mcmansions, large modern 2-story houses built on small lots, replacing quainter older homes in single-family neighborhoods.

8921 Hargis-2017 house, photo by Elisa Leonelli

The first of these mansions was recently built in Reynier Village at 8921 Hargis, in place of a small wooden home, that was sold on May 12, 2016 for $750,000.  The asking price of the new house is $1,750,000.  A tidy profit for this developer.
I actually like the architectural style of this modern structure, in comparison to the old 1,346 square feet house built in 1947.  However we have to be watchful so that massive houses towering over your homes are not built to change the character of our lovely village.

8921 Hargis-1947 home

Here’s a message from local realtor Laura Anderson, president of the Faircrest Heights Neighborhood Association: “Our beloved neighborhood, with the charm of its architecture, is a hidden jewel, much like Reynier Village. Concerned residents rallied together to go to City Hall for the hearings on a regular basis. I encourage you to join forces and keep the integrity of your neighborhood.  I support change but we need to have guidelines in place.”
Check out the Facebook page of ‘No More Mcmansions in Los Angeles’ and sign the petition. Contact the SORONC Board and our District 10 Councilman Herb Wesson, so they may put pressure on City Hall to protect Reynier Village from mansionization.

To understand the changes in city regulations, you may read an article posted by Deni Mosser on Nextdoor.

Beware of ‘Porch Pirates’

It’s a beautiful day in the neighborhood…for thieves and for nefarious activity that is.

This is a busy time of year for UPS, FedEx, and USPS. But beware, porch pirates are watching those deliveries. It is up to all of us to be especially watchful if there is suspicious activity in the
neighborhood. People driving-by slowly or perhaps cars following delivery trucks are just some of the things to watch for.

Videos on the evening news of incidents across the country show suspects brazenly making off with  other people’s packages.

At the end of October it was reported that the LAPD busted a sophisticated package-theft ring that preyed on homeowners in the San Fernando Valley. But as we all know, ANYTHING, can happen anywhere. Authorities said the thieves used a delivery service’s smartphone app to follow trucks delivering packages. The thieves would wait for the packages to be delivered and then scoop them up moments later. Thieves were so brazen that according to KCAL 9, the LAPD came up with a name for them: “porch pirates.”

Police offer the following tips to protect residents from Porch Pirates:

Have packages delivered to locations where a person is home
Have packages delivered to the vendor’s local store for pick up
Have packages held by the delivery company for personal pick up
Ask for notification when package is delivered so you can have a trusted neighbor pick up for you
Add delivery instructions like, requiring a signature upon delivery
Get to know your delivery people, if you can, and ask them to place packages behind fences or in patios, anywhere less obvious than by front doors

Police warn that most porch pirating occurs during the day when residents are away, and the thieves are often involved in identify theft in addition to taking parcels. Neighbors working together can harden the target against porch pirates.

Anonymous tips can be called into Crimestoppers at 800-222-TIPS (8477), or by texting 274637 (C-R-I-M-E-S on most keypads) with a cell phone. All text messages should begin with the letters “LAPD.” Online tips may be placed at http://www.LAPDOnline.org, click on “webtips” and follow the prompts.

About 10 percent of Americans say they’ve been a victim of package theft, according to the website  InsuranceQuotes.com. Dont’ be a victim.

– By Joseph Martinez

Be water-wise

Autumm Joy Sedum

As you all know, California is experiencing a record drought.
Mandatory reduction measures in water-use are coming soon.

Meanwhile, you can make many water-saving improvements in your home and garden AND get rebates from DWP.
Install high-efficiency toilets and washing machine.
Collect water from gutters in rain barrels.
Replace your turf grass lawn with drought-tolerant landscaping.

For ideas on what plants to choose, visit LADWP’s California Friendly Landscaping

Walk around the Mar Vista Green Garden Showcase
Saturday April 25 from 10am to 4pm

Take a “Be Water-Wise” gardening class online from MWD (The Metropolitan Water District of Southern California)
Visit Descanso Gardens to get inspired by the recently opened Low-Water Beauty showcase, which includes a permeable driveway.

Attend Save Water-Save LA, town hall organized by SORONC Green Team
Sunday May 17: 12 to 3pm, at Castle Height School, 9755 Cattaraugus

Deni Mosser + Elisa Leonelli

Foundation bolting

It’s November 2013, and almost 20 years have passed since the big (6.7) earthquake rocked Northridge on January 17, 1994. At that time, more than 40,000 buildings were damaged in Los Angeles, Ventura, Orange and San Bernardino Counties. Santa Monica and West Los Angeles had significant damage, and 9 houses on my block alone lost their chimneys.  One mile away, the La Cienega Blvd. overpass of the I-10 freeway collapsed.

In 2008 the U.S. Geological Survey (USGS) reported: “California has more than a 99% chance of having a magnitude 6.7 or larger earthquake within the next 30 years”  and “the likelihood of a major quake of magnitude 7.5 or greater in the next 30 years is 46%-and such a quake is most likely to occur in the southern half of the state.”

While I have always wanted foundation bolting, I wasn’t sure how much it would cost or whom to trust with the job.  My new neighbors had their house bolted shortly after they moved in.  I thought to myself: “How smart of them, I should do it too, but can I afford it?.” After much consideration, I finally asked them “Who did your bolting?”  To my surprise, they hired a well-qualified local South Robertson business called Avalin Design Construction Co. www.boltusa.com.  I called the owner, Fred Cohen, engineer/general contractor (lic. 613782), and he came over to inspect my house. Several days later, a reasonable proposal was sent to me by email.
After quite a bit of internet research on seismic retrofitting, it was easy for me to make the decision to hire Avalin.  As I write this, I’m pleased to say that his team of installers are under my house, drilling and bolting. The job should take approx. 4 -5 hours.

While no retrofitting job can guarantee that my home won’t be displaced from its concrete foundation, it will bring me some peace of mind that it will be safer and less prone to major structural damage during an earthquake.

Text and photos by Deni Mosser

Outdoor rooms

We were so impressed by the landscaping of the outdoor spaces of a Reynier Village home now for sale that we asked the owners for some tips on how they accomplished this result, in case other neighbors wished to do something similar and eco-friendly in their own backyard.

“Our goal was to create an outdoor room feel.  For our back patio area, we wanted to create a walled garden space, and we felt that drought-tolerant plants would be appropriate.  We called uponAtlas Design Consultants to help us, they proposed concrete poured in a geometric pattern, that would allow water to drain into the ground, rather than into the sewer system (a growing ecological concern). We hired contractor Marlon Rosales to pour the concrete. We also installed a rainwater collection barrel, tucked away behind one of the 3 California native dodonaeas that we planted as replacement for the rose bushes.  We hired another contractor, Rudy Martinez to install a custom redwood fence around our property, for aesthetic reasons and also for security.  We’re very happy with our outdoor spaces.”

Check out their website for more info, or if you wish to purchase this house
www.2302holt.com

Text and photos by Elisa Leonelli

Colorful front doors

Your front door is the gateway to your home. What does your front door say about you?  Are you traditional or adventurous? What color is your front door?   Why did you paint it that color?  We’d love to hear from our neighbors.

Text and photos by Deni Mosser

Burgundy-red door compliments the gray color scheme of this mid-century house

Bright blue-green door is exciting next to its neutral exterior paint

Natural wood compliments Spanish architecture

Weathered driftwood is serene and harmonizes with the plantings and irregular stepping stones

What Makes a Good Neighborhood?

Partial view of South Robertson area

Journalist Peter Lovenheim (of Rochester, NY) realized how little he actually knew of his neighbors or his neighborhood. This inspired him to write a book,  In the Neighborhood: the Search For Community on an American Street, One Sleepover at a Time.

After watching his fascinating 30 minute lecture discussing ‘what makes a good neighbor’ on the Zócalo Public Square website,  I realized how lucky we are to live in Reynier Village and in the South Robertson Neighborhoods Council area of Los Angeles.

Our community works together to help each other and to  help beautify the neighborhood.  We spend time gardening together at Hamilton High School or attend neighborhood land use or public safety meetings at the local Robertson Recreation Center.   We have monthly meetings and an Annual SoRo Street Festival on Robertson Boulevard.

But how well do we actually know the residents on the block where we live?  Do we know what makes a good neighbor?  Can we do better to help each other or just try to introduce ourselves?   Should our community have more social events such as women’s night out or guy’s night out where we meet at a local restaurant once a month to chat?  Should we invite our neighbors over for some homemade soup once in a while? Do all our meetings together have to try to solve neighborhood issues?   Comments are welcome!

Text by Deni Mosser

Heavy rainstorm Los Angeles

Water gushes from a gutter downspout, flooding a tangerine tree

Our first big winter storm arrived today, flooding yards and streets.

 Text and photo by Deni Mosser

Tankless water heaters

Replacing an old-fashioned water heater  just got easier and cheaper.  Noritz America recently  introduced a new series of affordable,  residential, energy efficient  tankless water heaters (Model NR50)  –  for both outdoor and indoor installations.  With the NR50-OD for outdoors, say  goodbye to expensive 3/4″ gas lines,  and hello  standard 1/2″!

Old tank water heater, leaking and rusty

What is a tankless  water heater?
Traditional storage tank water heaters are always “on”,  and this means heating and reheating the  tank of water even if you aren’t using it.  Tankless types only heat the water when you turn on the  hot water faucet.  The water will heat up to the temperature that is set and remains that temperature until you turn off the faucet.  NR50’s default  is set to 120 degrees.  With tankless, you never run out of hot water.  You get a  continuous supply until you turn off the faucet.

New Noritz NR50-OD tankless water heater

The Noritz NR 50-OD (outdoor) water heater is made in Japan with a durable steel casing  and polyester coating. It has a limited 12- year heat exchanger warranty; a limited 5- year parts warranty,  and a limited 1- year labor warranty. Because it only requires  a 1/2″ gas line,  you don’t need to have your plumber install an expensive 3/4″ gas line to the unit.

These compact heaters (13.8″ wide x 20.5″ high x 6.7″ deep) heat up to 5 gallons per minute and have an electronic ignition (so you need to have an  electrical outlet nearby).  The outdoor model (shown above) doesn’t need venting!

Get money back!
The Noritz NR 50 is eligible for a $150 mfgr. rebate and a federal tax credit of  up to $300 for year 2011.

Wendy Waterless, she’s “always hot”

Contact Noritz for rebate information at 866-766-7489.  For a 2011 federal tax credit,  go to ahrinet.org/2011+federal+energy+efficiency+tax+credits

Hire an experienced plumber!
Ray from R&M Plumbing has installed over 20 tankless units (as of the date of this post),  and all but the Noritz NR50 required running 3/4″ gas lines,  and it pushed up the price.  In addition, the base price of the 3/4″ units are more than the  NR50.    Ray was thrilled to install the above tankless heater for a Reynier Village homeowner .   It cut installation time way down,  and he hopes to install many more for Reynier Village, SORO,  and other West L.A homeowners.

Give Ray a call to see if a tankless water heater is right for your home.
R&M Plumbing
Tel. 310-475-5757
Calif.  Contractors License  C36-735022

Tankless vs tank storage ~ which would you rather have?

Text and photos by Deni Mosser

Sustainable house ideas

After reading about this ‘water-efficient home in L.A.’s Mount Washington’, nothing would please me more than to keep my 1939 house “original”  while incorporating solar and other energy-saving ideas. It may not be possible either technically, aesthetically or financially, so in the meantime, my roommate and I do what we can.

We currently:

1. Use compact fluorescent bulbs in 99% of the house.  Fixtures on dimmers have regular “A” lamps.
2. Take re-usable bags to the grocery store as much as our memory allows.  Yes, we sometimes forget but when we do, we make sure we re-use or recycle the paper & plastic bags.
3. Take shorter showers and always use our shower head shut-off valve when soaping up.
4. Run the dishwasher and clothes washer when full.
5. Set the clothes dryer to  the ‘energy miser’ setting.
6. Turn off lights when we leave a room – but we don’t go overboard and live in a dark house. At night, it’s still nice to have some ambient light even if we aren’t spending time in that room.
7. Re-use dryer sheets to dust furniture with,  and use micro-cloths to dust the hardwood floor.

Please send us your comments on what you do for the sake of living green.

Text by Deni Mosser

Hardwood floors

hardwood floor

The 1930s Spanish homes in our neighborhood used to have gorgeous hardwood floors.  Unfortunately, decades ago, many of them were covered up with carpeting.

A couple of weeks ago, with the new year, I finally decided to remodel a spare bedroom and turn it into a TV room.  I wondered what was under that tired old carpet and I discovered something even worse, ugly linoleum tiles glued on top of the original wood.  I consulted some floor experts and was given little hope of finding anything salvageable underneath, we would have to rip it all up and install a new wood floor; but then a dear friend recommended Danny, a wonderful craftsman who lives in our neighborhood.  He was confident that it could be done, so one rainy morning he showed up with 4 of his long-time workers, and in 48 hours the old wood was uncovered, stripped, sanded and stained.  It feels fantastic to have the floor back to the way it was intended by those builders way back in 1931.

You may want to try doing something like this in your own house and you could discover some gems, such as these lovely corner inlays.
Danny’s number is 323-937 3563, and the name of his 25-year-old company is AMA Hardwood Floors.
Please let us know your experience with other old-fashioned craftspeople in our neighborhood: carpenters, electricians, handy-men, masons, painters, plumbers, etc.

Text and photos by Elisa Leonelli

Happy Holiday Reynier Village!

After one of the hardest rainstorms ever,  a beautiful rainbow appeared yesterday, late afternoon.  Stretching from West Hollywood to Downtown, it was a breathtaking sight!

From our street to yours, Happy Holidays.

After the storm (Wed. 12/22/10)

Water saving tips

rain barrel

A couple of weeks ago I attended the last class of the Green Garden Academy, a free seminar series organized by the Office of Sustainability of the City of Santa Monica; the topic was “Showers to Flowers. Learn the proper use of gray water in your garden, and how to harvest and use rainwater.” So I would like to share some easy water saving tips to implement in your homes and gardens.

Rain barrels may be attached to your downspouts, water is collected when it rains and may be used later to water your garden. Warning: install the barrels at least 6 inches high, not like I did in my garden (see pictured), so the water can flow more easily from the valve at the bottom of the barrel. The hose attached to the upper valve serves to catch the overflow during heavy rainstorms and direct it to your garden, away from the hard surfaces.

You could purchase a self-installation kit to divert the water from your washing machine to your garden, but I thought the procedure was overly complicated; out teacher admitted that buying one of the new front-loading, water-saving appliance would be a better solution.

One simple trick I had learned some time ago and have been using for years is to put a bucket inside your shower to catch the overflow while you are waiting for the water to get warm. Then you can easily carry it to your backyard, pour the water into a watering can to spread over your plants.

Find out more about rainwater harvesting here.

Please send us any water-saving tips you have been implemented in your own home and garden.

Text and photo by Elisa Leonelli

Plants for parkway landscaping

L.A. Times reports there are new rules for residential parkways and recently included strawberry and thyme. Parkway Guidelines allow homeowners to plant drought-tolerant, turf-substitute ground-cover plants in their parkways without obtaining a permit. Previously, the only permit-free plantings allowed in parkways were street trees and grass. Download the 10 page Residential Parkway Landscape Guidelines.

Text and photo by Deni Mosser

Parkways are owned by the City but maintained by homeowners

Walking for exercise and visual treats

When you walk through Reynier Village it’s a great treat for your heart and your visual senses.  It gives you time to “smell the roses” and  notice home and garden details you might not otherwise see in your car.  How neighbors decorate their living room windows (from the inside and out) can be pleasing to both the occupant and the casual passerby.

Text and photos by Deni Mosser

Visually pleasing exterior view of living room windows

Left window is framed outside with flowers; window at right needs no enhancement, it makes a beautiful statement from the inside with tie-back curtains, candlesticks and flowers.

Garden paths and walkways

A Sunset book on ‘Walks, Walls & Patio Floors’ says, “Much more than a mere passage from one area to the next, a walk or garden path is a versatile landscaping tool. A walk divides the garden, providing a natural break in the landscape.”  While walking through Reynier Village, I couldn’t help but notice some of the creative ways homeowners build the walkways to their front door.

Some paths are formal, some are  Zen-like.  Others, using broken pieces of flagstone seem quite natural set into their native plantings. For more ideas on garden paths, check out Sunset’s Great Garden Paths –

Text and photos by Deni Mosser

Zen-like path to front door

Linear, curved and natural walkways

May 7 & 8: Alternative Building Materials & Design Expo

SANTA MONICA CIVIC AUDITORIUM – The 7th Annual  Alternative Building Materials & Design Expo will be held on Friday May 7  and Saturday, May 8 from 10 a.m to 5 p.m. FREE admission;  $8.00 parking.   WHY NOT save $ and energy and take the Big Blue Bus?   Pick up the #12 bus on Robertson going north; ask for a transfer;  Get off at Pico and take the #7 west to the Santa Monica Civic Auditorium.

Over 100 exhibitors; free stuff; speakers and more! Sign up for a Complimentary Energy Efficiency Kit from The Gas Company.

2010 Speaker Schedule

-Developers Go Green
-Take the LEED: The New Landscape & Irrigation Standards in Santa Monica
-CalGreen: What Does It Mean?
-Financial Rebates and Agency Incentives for Green Building
-AIA Alternative Buildings I Beyond Prefab: Containers, Dirt & Other Affordable Green Construction Strategies
-Legal Issues with Green Building
-Green Retrofitting & Remodeling
-AIA: A Focus on Performance, Instead of Points
-Effectively Selling Green Homes
-Green Building Counsel – LA Chapter Panel
-Sustainable Remodeling & Adaptive ReUse
-Integrating the Whole System – The practice of Living System and Regenerative Design
-Making the Dollars Work – Practical Financial Analysis for Energy Efficiency Retrofits.
-The Facts about Cisterns, Graywater and Drip Irrigation for Home Gardens

Text by Deni Mosser

Happy Holidays!

We want to thank all the neighbors who put up colorful lights and festive decorations.

They bring warm holiday cheer to our Village.

Best wishes to everyone and Happy New Year!

Elisa Leonelli and Deni Mosser

Wall insulation

patches after wall insulation

Now it’s a good time to get that insulation project done, walls and attic, to keep your house warmer during the coming winter and save on your heating bill.

The Gas Company is offering a rebate until December 31 of 15-cent per square foot.  The federal government will give you a 30% tax credit (up to $ 1,500) on the cost of energy-efficient windows, doors, roofing, wall and attic insulation, furnaces, air-conditioning systems and heat pumps.

We were hesitant to break up the walls of our home, but we did it and already  we feel warmer at night.  All you need is to paint over the patched up holes.

You may look up the various processes, the materials used (in our case blown cellulose) and other choices on these websites.
www.everguardinsulation.com
www.WhatADifference.com (they’ll even repaint the walls for you)

Call the Gas Company for more details: 888-431 2226.
Check out their website www.socalgas.com
They also offer rebates on Energy Star qualified appliances: cloth washers, dishwashers and water heaters.

Text and photo by Elisa Leonelli

Spanish steps

A colorful mix of hand-painted ceramic tiles decorate these front stair risers.

Text and photo by Deni Mosser

This old house to get new rose garden

194 Craftsman house, photo (c) Elisa Leonelli

We recently  met new residents of  Reynier Village.  Huli and Raphael Sloane, a wife & husband of considerable artistic talent are transplants of Mar Vista. They brought with them 28 of their mature rose bushes and a large Bird of Paradise. They are going to replant them in the yard of their colorful 1914 Craftsman bungalow which is a rare sight in Reynier Village as most homes here were erected in the mid 1920’s-late 30’s.  Rumor has it that this house was moved to Reynier Village from some other part of the city.  (Anyone with information, please let us know!).

What is particularly special is that Raphael Sloane is a fine art photographer, whose specialty is an expansive study of flowers that also includes blossoms from endangered plants.

“1 out of 3 plant species in the United States is under threat of extinction! Non-native, invasive species are the No. 2 threat to native plants.These facts have instilled an urgency in the direction of my work to include more endangered plant species as subjects and ultimately heighten peoples awareness of their plight.” Raphael Sloane

Text by Deni Mosser and Elisa Leonelli
We are pleased to have permission to publish two of  Raphael Sloane’s photos (c) 2009
Figs and Squash Blossom. Do enjoy,  and be sure to visit his delightful Website.

Water Conservation Tips

Don’t waste water.

Automatic sprinklers can operate ONLY on Monday and Thursday

If you use a hose equipped with a self-closing shut-off device then you are permitted to use it to water your garden by hand before 9am or after 4pm on any day.

Reduce your total water use by 15%

Don’t wash down pavement with  water.

Learn more about DWP’s Mandatory Water Conservation that went into effect on June 1, 2009 –

Text by Deni Mosser

2nd story addition looks “original”

Here is a beautiful  example of  how to preserve the  character of a  Spanish Colonial Revival home.

This new second-story remodel is only a few years old and yet it looks all original, thanks to good planning by an architect and homeowners who have  a keen sensitivity for historic design and  details (see the  wrought iron work in their front yard) .

Spanish Colonial Revival with a new 2nd story addition

The Spanish Colonial Revival period style (1915 – 1940) features:

1.  Stucco surfaces

2. Low pitched pantile roofs

3. Use of decorative iron work for windows, doors and balconies

4. Glazed tile used for wall decoration

Text by Deni Mosser

Front yard solutions

There’s such a variety of solutions that people have created for their front yards in Reynier Village.

Many people have kept the traditional grass  lawns, but are becoming more aware of the necessity to save water during the state-wide drought caused by the climate crisis.

One neighbor has paved the area, maybe to get more parking, but others have planted colorful arrays of cacti and other drought-resistant plants.

What do you think? Please leave a comment.

Text and photos by Elisa Leonelli

Spanish homes colors

California architects of the 1930s were influenced by Spain, Italy and Greece, as well as by Mexican and Native American adobe, while creating the Spanish-Mediterranean style.  The most distinctive features are red tiled roofs, arched openings, carved wood doors, wrought  iron gates, textured stucco walls.

The color palette of the walls tends to earth tones, including Navajo white, that can be effectively highlighted by aqua-green trims for doors and windows, a fit complement to the reddish roofs. The most common colors are a variety of terra-cotta shades, tans and beiges, matching and contrasting the color of the tiles.  Then there’s greens, from pea green to forest green.

But a true innovation, confirmed by the bold choice of a two-tone gravel landscaping with succulent plants, is this chocolate brown house.

Tell us about your color choices and be BOLD!!

Text and photos by Elisa Leonelli

Federal Tax Credits for Home Improvements

Save dollars, save energy

Federal Tax Credits for Energy Efficiency * Tax credits are available at 30% of the cost, up to $1,500, in 2009 & 2010 (for existing homes only) for:
o Windows and Doors
o Insulation
o Roofs (Metal and Asphalt)
o HVAC
o Water Heaters (non-solar)
o Biomass Stoves
* Tax credits are available at 30% of the cost, with no upper limit through 2016 (for existing homes & new construction) for:
o Geothermal Heat Pumps
o Solar Panels
o Solar Water Heaters
o Small Wind Energy Systems
o Fuel Cells
Text by Deni Mosser

Attic insulation, weatherization, saving energy

As I write this, ‘this old house’ (built in 1939) is getting it’s first BIG energy-saving product, Johns Manville “Climate Pro” B780 fiberglass insulation (blown-in).

From blowing machine in truck, a long hose went into my attic, installing Climate Pro insulation.

For weatherization, my house has thus far received:
* switching out most incandescent light bulbs for warm-white compact fluorescents;
* rubber gaskets around the switches and outlets
* low-flow showerhead
* water heater blanket
* two exhaust fans in the attic (to remove hot air)
* two ceiling fans in the bedrooms
* window caulking
* door weatherstripping
* faucet aerators
* and now, fabulous ceiling insulation!

There’s still much to do, to try to keep my south & west facing home cool in the summertime. I’m going to look into plantings, awnings, temporary exterior shades made out of sun fabric. . . also, maybe another ceiling fan. And for those incredibly sweltering hot days, I’ll probably get a couple of ‘energy star’ window air-conditioners for the bedrooms.

UPDATE JULY 13, 2009 – I am thrilled to report that the attic insulation has thus far kept my house a comfortable  72-75 and now that it’s hotter, about 82 today,  the house is still a comfortable 79 inside.  As my house is L-shaped and gets the brunt of the south and west facing sun,  my main goal this summer is to find a way to inexpensively shade my front courtyard!!!

Text and photo by Deni Mosser

While walking through the neighborhood, an idea was born

While walking through Reynier Village with my neighbor, we were admiring the beautiful spring gardens and architectural details of the 1930’s homes. We were discussing what we could do for volunteer work and started talking about community gardens. One thing led to another and we decided to create this blog to celebrate our architectural diversity, discover drought resistant gardening, and perhaps inspire others to grow food and share it with neighbors.
Text and photo by Deni Mosser

Reynier Village is part of South Robertson/SORO/Los Angeles, CA.