It’s more than a nice feeling to have a lush lawn and showy flower beds — it’s a solid investment in your home. In fact, according to some estimates, landscaping accounts for about 18 percent of the value of your home. But it’s important to be savvy about watering so that your investment doesn’t go down the drain. How much should you water and how often? What methods will cause your landscape to thrive without costing a fortune?

Invest in an irrigation system.  Having a professionally designed and installed irrigation system beats dragging the hose and sprinkler around the yard. A professionally designed system will cover your lawn and beds uniformly. Set the control panel to water at the proper time of day for the correct length of time and at regular intervals throughout the week. You’ll waste far less water, save money and save yourself a lot of time.

How long to run the system. How much water do your plants need? Too much water can harm the plants, but water too lightly and you risk your plants and lawn having shallow roots that make them vulnerable to summer heat. Plant roots wick the water up when the first four to six inches of soil becomes saturated. Know your soil. Sandy or loose soils drain water away more quickly than clay-based soils.  Set each sector of your system to run long enough to hear a slight squish of wet soil when you step on it.

How often to run the system. Determining factors include the season of the year and in which part of the country you live. During the winter months in northern states with snow, no watering is needed. In southern states the root systems still need moisture in winter, so if you don’t get regular rain, water a few times a month. During the growing season of spring and into summer, especially when the heat cranks up, schedule your system to run just as the plants are starting to wilt but don’t allow the plants to go into distress. In southern climates, you will likely water more frequently, especially in the dog days of summer, but those states also are prone to having water restriction schedules, so be mindful of the rules to avoid a hefty fine.

Best time of day to water. Watering overnight can cause the lawn to stay wet too long and cause disease. Watering during the heat of the day means much of the water evaporates before it can do any good. The best time to water is around sunrise.

More tips and tricks.  Mow your grass high. Cutting too low weakens the root system and stresses the grass in summer heat. Be sure to periodically check your system by running shorter test cycles. Broken sprinkler heads can send water straight up or out into the street. Watch to make sure the spray patterns are providing even coverage with no gaps. Adjust heads or call your installer for help. Finally, layer your planting beds with three to four inches of quality mulch to preserve moisture and insulate root systems from winter cold and summer heat.

Not intended to solicit buyers or sellers currently under contract. 

There’s something magical about the beauty and delicacy of butterflies. Wouldn’t it be fun to have them as frequent visitors around your home? Here’s how to invite them into your yard.

1. Learn your butterflies. Research local websites for butterfly field guides highlighting types native to your area. Pay close attention to the types of plants that will attract them. What they like to feed on and what they like to lay eggs on may differ so make sure your garden offers both.

2. Placing your butterfly garden. Choose colorful, nectar-rich flowers and plant them near a window for easy viewing. Pro tip: What attracts butterflies also attracts bees so you may want to avoid patios or other outdoor seating areas.

3. Water. Butterflies get much of their hydration from nectar, but they still need water. Keep your bushes hydrated, misting them so that water beads on the leaves. Small puddles of standing water also help butterflies find moisture.

4. Sun and shade. Steady sunshine is important for butterflies, but a good balance of sun and shade is ideal. In the early morning, butterflies will often find a sunny place to let the sun warm them. In the heat of a summer day, shade is needed from temperature extremes.

5. Wind protection. Situate your butterfly garden with enough shrubbery and a solid fence or wall next to it to supply a wind shield. Because they are so delicate, butterflies can be carried off in a stiff wind.

If your kitchen is on the small side, fear not. You, too, can have big style in a small space. With a focus on function, careful material choices, and a little creativity, your dream kitchen is possible — regardless of size. Check out our top five design solutions for tiny kitchens.

Stay focused. When space is limited, make meal preparation — the No. 1 job your kitchen — the focus of your redo. Look for tailor-made appliances, such as reduced-sized refrigerators and stoves, and single-basin sinks. No island? No problem. Consider a butcher block-topped cart that can be rolled out when needed and put away when not in use. Maximize storage by using drawers instead of cabinets.

Keep things clear and open. When counter space is at a minimum, it’s important to keep clutter at bay. Store what you can in drawers. Overhead cabinets may offer storage, but they also can make the room feel closed off. Consider replacing the cabinets with open shelves. Neatly stacked dishes can look surprisingly stylish. If that’s not an option, replace the cabinet doors with glass fronts. The glass works as a visual trick to keep things open and light. You can use this same trick with tables and chairs—the clear versions create the illusion of openness.

Pick great materials. You may discover you can afford options that might be cost prohibitive in a larger kitchen. Great granite? Yes, please. Beautiful hardwood floors or a top of the line faucet? Check. Don’t be afraid of going bold with splashes of color. Be sure to select materials that coordinate with each other. Because your space is smaller, any clashing will be obvious.

Brighten and lighten it up. By keeping your color palette light, adding great lighting, and using reflection to bounce light around the space, your small kitchen will feel more open. A tile backsplash is a great opportunity to add reflection, but mirrors and shiny appliances also work. Include a variety of light sources in your kitchen, from ambient to task lighting. Consider including pendants and other overhead lighting to replace standard builder-grade fluorescent lights. This change alone will make a huge difference. Add unexpected touches, such as under-cabinet lighting.

Go high, go low. Drawing attention to the height of the room will help your kitchen from feeling too closed in. If you have windows, consider hanging window treatments near the ceiling to draw the eye up. And don’t forget about the floors. A beautiful hardwood or cork is a great choice. If these are out of your budget, check your options in vinyl or laminate.

Not intended to solicit buyers or sellers currently under contract. 

Springtime is peak season for listing your home for sale. A well-manicured lawn and colorful landscape provide a luring setting for buyers on the hunt so let’s roll up our sleeves and get to work.

Plan for a springtime sale by prepping the landscape the previous fall. Clear any clutter from the yards, trim back shrubs and tree limbs and clean out gutters. Rake the lawn and flowerbeds. In February or March, apply a pre-emergent weed killer. Pro tip: Organic versions are available.

The lawn is fundamental to a good-looking landscape, so when spring arrives, keep it healthy. Aeration improves air supply to roots. If the grass is thin in areas, reseeding can help, but take a sample tuft of your grass to a nursery or grass farm and get an exact match. Apply fertilizer and weed control . Depending on how much snow and rain you received over the winter, be sure that the grass is well hydrated and green. Of course, keeping it well trimmed and groomed is essential.

Showcase your flowerbeds. In spring, lots of blues, reds and yellows bring vibrancy. Plant varieties that have a long blooming period, spring into summer.  If you are still trying to sell by fall, yellows and oranges accompanied by pumpkins usher in cooler weather and the coming holidays.

Natural stone edging around flowerbeds creates a transition from lawn to beds. Be sure to lay a good three- to four-inch layer of quality mulch in the flowerbeds to insulate plant roots from seasonal temperature extremes and to retain moisture in the soil.

Run your sprinkler system manually for just a couple of minutes per station. Make sure each area is getting good coverage. Are all sprinkler heads rising to full height? Clear any turf that may have grown over the heads or clogged the nozzles. Look for leaks and redirect heads spraying onto paved areas.

Trim trees, plant new ones. If mature trees have low hanging, unruly limbs, trim them back for a neater and more expansive look to the property. If you have large, blank areas of lawn, consider planting a new tree.

Keep hoses and other implements in the garage or an attractive garden shed in back to keep the yard tidy.

Not intended to solicit buyers or sellers currently under contract

When contemplating resale, homeowners often wonder what renovations will give them more resale bang for the buck. Let’s take a look at what renovations pay off and some that don’t.

Focus on priorities. Although your house is an investment, first and foremost it is your home. Don’t view renovations solely with dollar signs in your eyes. Think in terms of how a renovation will improve your quality of life as you continue to live there. Take return on investment into consideration, but also think of the pleasure the renovation will bring.

What renovations bring the most value? Renovation rarely reap full pay back upon resale. A smart remodel will add value, but usually not equal to the expense of it. You might automatically think of a sleek new kitchen or bath as the things that bring the best value. Although worthwhile, there are some less expensive renovations that make good selling points for later resale.

For example, adding attic insulation. It might be out of sight, out of mind, but pays off in energy savings. So does replacing old, inefficient heating and air equipment. Toss in energy rebates and tax credits by various levels of government and you get a payback on some of your costs right away. Also, telling buyers that the HVAC system is practically new may relieve a fear of theirs. Adding an automated sprinkler system can save on watering bills through efficiency and also ensure a healthier, more appealing landscape. Improving street appeal is a big plus. A handsome new garage door and front door can also do wonders.

Room renovations. What pays off best? Think about what room remodeling project would bring you the most pleasure. Most often, the kitchen is the answer. A tremendous amount of family time and entertaining is spent in the kitchen and adjoining dining areas.

A good kitchen remodel, with updated counters, cabinets and appliances, pays off in quality of life and resale. Again, you probably won’t recoup all of your financial investment, but it will elevate the overall appeal of the home and perhaps be the deciding factor for buyers.

Bathrooms, particularly the master bath, is the next room renovation with the highest payoff. But another interior renovation to consider is the opening up living spaces in older homes that are more compartmentalized. If you watch home remodeling TV shows, you know that knocking out walls can greatly improve a home’s livability. Consult with a reputable contractor to make sure any walls you want to remove aren’t load bearing.

For warmer climates: Built-in pools. Pools provide lots of family fun, but not much resale return. The addition of a pool may narrow your market among buyers because of the extra maintenance and expense. Parents with very young children also may be skittish of pools for safety reasons.

Not intended to solicit buyers or sellers currently under contract.The article was revised from HOUSEOPEDIA’s original article.

Homeowners associations provoke strong emotions. Depending on who you ask, they are viewed as either the neighborhood’s protector of home values or, in some cases, a small group of residents who take community rule enforcement to the extreme. What is an HOA and why do they exist?

Simply put, an HOA is a private regulatory organization for a neighborhood development. Buying a home in a neighborhood governed by an HOA means that membership is mandatory. An HOA transfer fee is typically charged when a new owner buys an existing house in the neighborhood. These fees are meant to compensate the HOA for its time and expense in assisting with the home’s purchase and sale. For example, the HOA may have to provide copies of the development’s governing documents, HOA financial statements, or documentation of outstanding dues, fees, or HOA liens on the home.

The HOA is created by the developer of the subdivision and for an initial period, while the neighborhood is still being built, the HOA’s directors are the developer and a few elected residents. As the neighborhood is completed, the developers are replaced entirely by elected homeowners.

The HOA has covenants and declarations defining its existence as well as rules and regulations for homeowners. Rules govern things like parking, sheds and other out buildings, animals, landscaping, and acceptable colors a home may be painted.  Violations may result in fines. Homeowners pay monthly or annual dues to finance the maintenance of common areas such as parks and pools. HOA’s may have rules for conducting a home business, especially if it involves shipping and receiving or affects neighborhood parking.

An HOA also may have a reserve fund in which a portion of dues is set aside for long-term repairs and improvements. A special assessment may also be charged for emergencies, such as storm, fire or flood damage not sufficiently covered by insurance.

The regulatory power of the HOA is what often provokes resentment. Critics say the HOA infringes on their rights as homeowners to do with their property as they please. Such critics cite the overzealous actions of some HOAs to bully homeowners over minor rule infractions.

Supporters of HOAs argue that the associations prevent homes from becoming run down, which, in turn, protects home values. Supporters also say association rules help keep home prices at their highest by requiring tidy yards and common spaces, and prohibiting unlicensed commercial activities. Association supporters also like the idea of residents self-regulating rather than having local governments do the job which could lead to even tougher restrictions and bureaucracy.

Setting aside their regulatory functions, HOAs oftentimes also provide the organizational muscle for neighborhood activities, such as holiday gatherings, food truck rodeos, sports tournaments  and other fun events. The HOA is also likely to distribute neighborhood newsletters, which spread the news about local play groups, book clubs and other neighborhood-based organizations.

Love them or hate them, HOA’s are ubiquitous in modern life. Homeowners would do well to learn the rules for their neighborhood and get involved to play a role in guiding the direction of their organization.

Not intended to solicit buyers or sellers currently under contract. 

March means warmer days and more sunshine, which is perfect for accomplishing home projects. Yes, it’s time for spring cleaning and fixing.

• Inspect the roof. Check for damage from ice and wind. Look for loose shingles and flashing. Check behind chimneys where shingles meet flashing. Inspect the gutters, especially where they attach to fascia boards. Reattach any gutters that may have pulled loose under the weight of ice.

• Inspect the attic. Look at the underside of the roof decking, checking for signs of water seepage. Ice can get into cracked shingles, expand and cause a leak upon melting. Replace shingles and backing, if necessary.

• Foundation drainage. Before spring rains, check the slope of soil from the house foundation. Build up any areas where soil has eroded. Use small river rock mixed with the soil to better hold it in place.

• Clean fireplace. Shovel out ashes and log remnants, then use a hand broom and vacuum to remove the fine dust. Close the damper. If you have a gas log set, consider shutting off the pilot for the spring and summer to save on gas usage.

• Prep garden tools. Sharpen shovels, hoes and pick axes. Gas up the lawn mower and weed eater and give them a trial run. Take the insulating covers off the faucets and move hoses into place.

• Gardening goals. In March or April, depending on your climate, it’s time to start thinking about a spring and summer garden. Clear raised planting beds of debris, and turn soil. Start seedlings inside. Do not plant until after last frost date in your area.

• Relocate firewood. If you have left over wood, move it several yards away from the house. During the spring, a wood pile attracts creatures such as termites, carpenter ants, skunks and possums.

• Power wash siding and decks. Over the winter prolonged moisture may create mold and moss on decks and house siding. Rent a power wash machine and give them a good cleaning.

• Clean windows. Winter weather leaves dingy windows. Let the sun in with a good cleaning.

• Provide nutrients for your landscape. Depending on your climate zone, March or April is the time to apply fertilizer and weed control. Consult local gardening experts.

Not intended to solicit buyers or sellers currently under contract. 

Welcome to the future of the front door. The classic wood door with a knocker will probably always exist, but check out what high-tech gadgets are becoming more widely available:  touch screen locks, fingerprint scans, and doorbells that allow you to see and talk to visitors on your phone.

Keypad entry.  Perhaps the most low-tech of the new locks is a simple, programmable keypad with digits that light up. The actual locking mechanism is a simple dead bolt. Once programmed, punch in the code and turn a knob to open. Without the code, the outside knob just spins.

Key fobs. Businesses and parking entry gates have used key fobs for years. Now they have arrived at your front door. What a convenience when you’re coming home with an armload of groceries.

Touch-screen locks. If punching actual buttons already seems quaint, how about a touch-screen lock just like you have on a smartphone? Samsung has a sleek model that allows multiple users and keeps track of who comes and goes and when.

Smartphone app locks. You’ve probably seen the commercials showing a wife quizzing her husband about whether he locked the front door before they left. He says yes, then pulls his phone out and remotely locks the door on the sly. This technology also allows you to schedule usage and creates an entry log. It also will send a text message to homeowners whenever the lock is accessed.

Fingerprint readers. For extra secure technology, fingerprint-reading locks can be programmed to accept only pre-screened fingerprints. The Kwikset company sells this lock, which has a handsome traditional look.

Who’s there?  New doorbell technology allows you to see visitors who ring the bell and and talk to them on your smartphone.

Old school backup. If you are concerned about a technology or battery failure leaving you locked out, don’t worry. Each lock type has a manual key for emergencies.

Not intended to solicit buyers or sellers currently under contract. 

For most homeowners, the sting of a sky-high electricity bill is more than enough to prompt their interest in energy savings. Check out these easy methods to help lower your monthly bills.

1. Attic insulation.  Most of the heat transference in a home occurs in the attic, whether it’s indoor heat escaping in winter or outdoor heat penetrating during summer. Checking the depth and coverage of your attic insulation is important for all seasons. Measure the depth of your insulation in a few different places.  Also look for places over living areas of the house where insulation may be missing. Check online energy conservation sites to see what “R” factor insulation you have and if it is adequate for your part of the country. The “R” factor is a measure of resistance to heat transfer and has a direct impact on your energy usage. If you’re uncertain about doing this job yourself with rented equipment, consider hiring a professional. Ensuring that you have adequate attic insulation gives you more energy-savings bang for your buck than almost anything else.

2. Window seals. Take a good look around the edges of your windows both inside and out. Look for any gaps in caulk or rubber seals. Re-caulk and reseal where necessary. The same thing applies to the rubber seals around the edges of your outside doors. Unless you have old, single-pane windows, you shouldn’t have to worry about replacement window costs.

3. Get a programmable thermostat. Once you have a programmable thermostat you’ll wish you’d gotten one sooner. They make it easy to set the inside temperature to rise and fall on a schedule that mimics your family’s living, working and sleeping schedule. Why heat or cool the home when everyone is at work or school all day? Also, experiment with setting heating and air conditioning temperatures that test the limits of what you find comfortable. Combining this with a willingness to layer your clothing may save you a considerable amount of money.

4. Use fluorescent and LED bulbs. Achieve double savings by switching to fluorescent and LED bulbs. First, they both use a fraction of the electricity of the old incandescent bulbs. In a typical house with fifty bulbs, switching to these more efficient lights can save about $100 per year in electricity costs. Second, fluorescent and LED bulbs rarely burn out. While they do cost more to buy than incandescent bulbs, they will often last for years without needing replacement. The combined energy savings and replacement costs make them well worth considering. No matter what kind of bulbs you use, turn off lights when you exit a room.

5. Run a full load. That goes for the dishwasher and your washer and dryer. Because you’ll be using your machines less frequently, your savings will be considerable — on  both electricity and water useage. With less wear and tear on your machines, you also will ultimately save on replacement costs. When you must buy replacement appliances, look for the blue “Energy Star” sticker designating that they have met the federal government’s energy efficiency standards.

6. Cut the power to TVs, audio systems, computers not in use.  Lurking in your home are silent energy thieves or so-called power vampires. Even when not in use, TVs, treadmills, computers and other electronics still use electricity to keep internal components powered up. Either unplug them when not in use or put them on a power strip that has an on-off switch you can easily flip.

For several years now, open floor plans have been favorites, and they still top many buyers’ wish lists. While benefits to an open floor plan abound, they’re not the best choice for everyone. Here’s how to decide what floor plan works best for you and your family.

Open floor plans. With an open floor plan, the main floor of the house is dominated by one large room, usually called a “great room,” typically combining the kitchen with a living room. Benefits of open floor plans, which gained popularity in the 1990s, are many. These homes typically have more abundant natural light, which compliments the casual atmosphere you usually find in open plan homes. The feel is more spacious because the square footage isn’t divided into smaller rooms. An open floor plan also lends itself to entertaining, allowing the cook to mingle with friends and family. Finally, an open floor plan encourages family togetherness, making it easier for adults to keep an eye on small children.

Open floor plans have certain drawbacks, however. There is such a thing as too much togetherness, especially if you have a large family. Personal space and privacy are tough to come by. The great room can also be loud at times due to the acoustics of an open space. In addition, it’s hard to hide your messes. Dirty dishes and cooking odors are out in the open.

Closed floor plans. Historically, most houses have been designed with living spaces separated from the kitchen by walls and doors, creating a more formal, traditional feel. Though these rooms may not be as open and light as a great room, a closed floor plan has certain advantages. Defined spaces allow for rooms to perform specific functions. You’ll also have more walls to place shelves and display art. If you love decorating, you might enjoy having a variety of spaces, each with its own style. A big bonus of having a separate kitchen is that it contains the mess and odor of food preparation. Finally, a closed floor plan provides rooms for a quiet escape.

When preparing your home for sale, drive-up appeal is crucial, but don’t overlook the importance of your backyard space, where potential buyers should be able to envision themselves relaxing. Let’s make it shine in six quick and easy steps.

Clean up the clutter. For many people, the backyard becomes a haven for junk when the garage has more than it can handle. That decrepit barbeque grill, the leftover lumber from the fence repair, and any other eyesores need to go.

Clean off the deck or patio. If your patio is dingy, or the deck needs refinishing, try power washing them. Repair any broken or decaying spots, and then apply a new stain and seal. For patios, clean out grass and weeds growing between masonry joints. With very little money and minimal effort, your outdoor space will look nearly new.

Landscaping should accent the living area with lush greens and colors that pop. The lawn should be weeded, well hydrated and manicured. Use colorful potted plants to accent the patio or deck. Trees and shrubs should be neatly trimmed.

Replace or refurbish patio furniture. Most patio furniture can be repainted. Replace tired seat cushions for a fresh look.

Polish and clean the barbeque grill and add a new cover. If you have an outdoor kitchen, make sure counters are clean and free of any cracks or chips. Outdoor refrigerators should be clean inside and out.

Use accent lighting over the patio or deck and along walkways to highlight features of your backyard living space. For less than $50, drape string lights overhead to create a festive setting.

Not intended to solicit buyers or sellers currently under contract. 

As a homeowner, it’s far better to keep up with routine maintenance than spend big bucks down the road on repairs and replacements. Here’s a handy guide to key maintenance issues and how often they should be completed.

Monthly maintenance.

• Change the filters to your heating and air intake ducts, unless you own a systems with one large filter located at the system’s air handler. (These require changing every few months.) Clogged filters put a strain on the system, costing more in monthly utility bills.
• Clean the oven.
• Run vinegar ice cubes through the food disposal to clean and deodorize it.
• Check the clothes dryer vent to make sure it is clear of lint. With the dryer on, go outside to make sure you feel a strong flow of exhaust. If not, you may have a clog.

Quarterly maintenance.

• Test the smoke and carbon monoxide alarms. Press the test button on each one. They should operate as a system, meaning when one is tested and sounds, they all should sound.
• Test the auto reverse safety feature on the garage door opener. It should reverse when an object is placed in the door’s path. Similarly, test the door’s electric eye to see if the door reverses when the beam is interrupted by a waved arm or other object.
• Deep clean the house. Besides regular cleanings of bathrooms and floors, clean tile grout to prevent mold and mildew. Clean windows inside and out.
• Dust the blinds.

Twice per year maintenance.

• Change the batteries in smoke and carbon monoxide detectors
• Change the one large filter in your heating and air system, if you have that type.
• Vacuum the coils on your refrigerator to keep it operating efficiently.

Annual maintenance.

• Drain the sediment built up at the bottom of the water heater or have a plumber do so. There are several helpful YouTube videos available to learn this procedure.
• Clean your gutters after the trees have finished dropping their leaves for the year. Consider getting gutter covers to prevent them from clogging. In some heavily wooded areas or areas with pine trees, this chore may have to be done multiple times per year.
• Just before summer, your air conditioning unit should be checked and serviced by a professional. Just before winter, your heater should be serviced.
• In the spring, hire a pest control service to eliminate creepy home invaders. This also would be a good time for a termite inspection. Maintain a pest control contract with a reputable company.
• Walk around your house, inspecting the roof and looking for areas that need touch-up paint.
  In the fall, put insulating foam or Styrofoam sleeves over outdoor faucets to protect from winter freezes.
• Winterize your pool system.
• Inspect your windows and replace aging caulk that may be pulling away, exposing gaps.
• Check your chimney to make sure it is clear and ready for those cozy nights by the fire.

Not intended to solicit buyers or sellers currently under contract.