Home Seller: June 5, 2026

Having written rental agreement is critical

Q: My grandmother passed away last year and I inherited a little house in Vacaville. It was the house my grandmother lived in until she had to go to a care facility. At that time we turned it into a rental. The problem is we sort of lost track of manag ing the house and the tenants haven’t paid rent for almost a year. I tried to talk to them this week about it, but they now say the deal was that they would take care of the house and don’t have to pay rent. I want to get them out of the house so I can put some paying tenants in there, but I don’t know how to go about doing it. I should tell you we don’t have any written lease agreement with the tenants, but I can’t imagine they can stay there legally without paying rent.

A: Well, they can stay there legally without paying rent as long as you let them.

There are two different, although related, issues here. The first is figuring out if you can prove what the agreement between you and the tenants was in the first place. That’s a decision you have to make before you can go to step two; the eviction.

There’s nothing wrong, albeit not particularly wise, about renting a house to someone with an oral agreement. If the deal is they’ll pay $1,500 per month and they can live there on a month-to-month basis, then you’ve formed a contract that is enforceable in court. You don’t even have to shake hands on it.

The problem occurs when

I’m not clear from your email if the tenants had been paying rent and then stopped at some

the parties prove what the rent was supposed to be is through the history of the tenant paying

admissible to show the existence of, and the terms of, the contract.

Complicating the issue from

fact that we’re in California, the king of the consumer protection states. Here, the tenant is the consumer and the laws are designed to protect the consumer from you the landlord.

That means it would be up to you to prove what the contract really was. Absent any proof from you the tenants could win their argument.

If the tenants had been paying over a long course of time and then stopped, you’d have a much better case.

Now you have to move to the next step to actually get them out.

The beginning of most eviction processes is to give the required written notices to the

See Jones, Page 3

Plunging into the various types of pools

Many homeowners aspire to have sun-drenched backyards they can enjoy for hours on end. But being in full sun all the time can affect the functionality of an outdoor living space. As global temperatures continue to rise, the comfort of private yards depends heavily on how homeowners can mitigate sun and heat. A pool can make time outdoors more comfortable.

Swimming cools you down primarily through conduction and convection. Water conducts heat away from the body 25 times faster than air. When a person enters the water, heat is immediately transferred from the warmer body to the cooler water. Homeowners can choose among various types of pools, weighing the pros and cons of each before settling on a decision.

Above-ground pool

Kiddie pool

A kiddie pool is a way to test the waters of having a pool in the yard. It’s a portable play feature for children and typically is inexpensive. Although it can be fun for kids, the small size and the need for frequent emptying and refilling can be a chore. There’s also no filtration, so kiddie pools can get dirty quickly.

pool is functional and afford able. Angi says the average cost of an above-ground pool ranges from $1,000 to more than $10,000, with most homeowners spending around $4,000 for the pool and professional installation. Soft-sided, smaller pools can suit smaller budgets. An advantage to an above-ground pool is that it’s not a permanent structure, which means that property taxes may not be affected.

multi-use swimming pool often turn to in-ground pools. These pools can be built into the landscape to form a seamless aesthetic. However, that luxury comes at a cost. The Spruce notes in-ground swimming pools average about $55,000 to install, and it’s easy to spend upwards of $100,000. Unlimited shapes and larger sizes for entertaining attract many to the in-ground option.

exercise purposes can consider a lap pool. It’s a shallow and narrow pool designed for swimming laps. Since they’re rectangular and narrow, these pools can be good for narrow lots.

Individuals who do not want to worry about pool maintenance can join a swim club or purchase day passes when it’s time to take a plunge.

Homeowners have different options to consider when thinking about adding a pool to their property.

From Page 2

tenant. That starts the countdown toward eviction. If a tenant doesn’t pay their rent, the landlord gives them a three-day notice to pay rent or quit. In other words, they have three days to bring their rent current or leave. After three days they lose the chance to stay there and an eviction lawsuit,

called an “unlawful detainer,” can be filed.

A word of caution here: There are numerous books on how to do your own eviction. If I could recommend the do-it-yourself approach I would, but unlawful detainers are very technical types of lawsuits owing to the speed with which they can be brought. All courts hold the landlord strictly liable for doing everything correctly. The penalty for checking the wrong

box can mean going back, giving notices again, waiting through the time frames again, and then filing a whole new lawsuit. This is one place where you want to seriously consider hiring a lawyer who does evictions.

Tim Jones, Esq., is a real estate attorney in Fairfield. If you have any real estate questions you would like to have answered in this column, you can send an email to AllThingsRealEstate@ TJones-Law.com.

Solano real estate transactions

BENICIA

TOTAL SALES: 12

LOWEST AMOUNT: $255,000

HIGHEST AMOUNT: $1,300,000

MEDIAN AMOUNT: $715,000

AVERAGE AMOUNT: $712,000

900 Cambridge Drive #3 - $255,000

04-02-26 [1 Bdrms - 687 SqFt - 1984 YrBlt], Previous Sale: 04-10-08, $148,500

900 Cambridge Drive #122 - $350,000

04-02-26 [2 Bdrms - 1087 SqFt - 1984 YrBlt], Previous Sale: 07-22-10, $120,000

137 Chelsea Hills Drive - $999,000

04-02-26 [5 Bdrms - 2485 SqFt - 1973 YrBlt], Previous Sale: 11-16-15, $585,000

309 Drake Court - $825,000

04-03-26 [3 Bdrms - 2039 SqFt - 1975 YrBlt], Previous Sale: 04-06-15, $562,000

648 East J Street - $885,000

04-01-26 [4 Bdrms - 2145 SqFt - 1992 YrBlt], Previous Sale: 01-23-15, $520,000

836 West K Street - $525,000

03-30-26 [3 Bdrms - 1208 SqFt - 1943 YrBlt]

59 La Cruz Avenue - $585,000, 04-03-26 [3 Bdrms - 1020 SqFt - 1943 YrBlt], Previous Sale: 03-01-21, $525,000

456 Lansing Circle - $1,300,000

04-02-26 [5 Bdrms - 4233 SqFt - 2005 YrBlt], Previous Sale: 04-14-15, $767,000

565 Lori Drive #80 - $440,000

03-31-26 [2 Bdrms - 873 SqFt - 1984 YrBlt], Previous Sale: 01-29-20, $367,000

570 Periwinkle Place - $950,000

04-03-26 [3 Bdrms - 2292 SqFt - 1990 YrBlt], Previous Sale: 12-04-18, $699,000 832 Rose Drive - $815,000

04-03-26 [4 Bdrms - 2040 SqFt - 1987 YrBlt], Previous Sale: 02-22-00, $289,500 1740 Stuart Court - $615,000

03-31-26 [3 Bdrms - 1601 SqFt - 1984 YrBlt], Previous Sale: 01-21-21, $560,000

DIXON

TOTAL SALES: 9

LOWEST AMOUNT: $540,000

HIGHEST AMOUNT: $785,000

MEDIAN AMOUNT: $610,000

AVERAGE AMOUNT: $617,000

265 Ahern Lane - $615,000

03-31-26 [3 Bdrms - 1371 SqFt - 1989 YrBlt], Previous Sale: 03-13-24, $567,000 675 Brians Way - $625,000

04-02-26 [3 Bdrms - 2112 SqFt - 1996 YrBlt]

1770 Butterfly Lane - $600,000

04-03-26 [3 Bdrms - 2024 YrBlt], Previous Sale: 02-26-24, $536,500 1205 Cornell Court - $575,000

04-03-26 [4 Bdrms - 2169 SqFt - 2015 YrBlt],

Previous Sale: 06-23-15, $387,500 1530 Ferrero Drive - $550,000

03-30-26 [3 Bdrms - 1238 SqFt - 1994 YrBlt], Previous Sale: 09-17-18, $400,000 735 Glenwood Way - $785,000

03-30-26 [4 Bdrms - 2022 YrBlt], Previous Sale: 07-19-22, $745,500 1315 Jacobs Place - $653,000

04-03-26 [4 Bdrms - 2290 SqFt - 1990 YrBlt], Previous Sale: 06-05-18, $510,000

550 North Lincoln Street - $610,000

04-03-26 [5 Bdrms - 1743 SqFt - 1980 YrBlt],

Previous Sale: 01-28-26, $425,000

1025 Mason Court - $540,000

03-31-26 [3 Bdrms - 1431 SqFt - 1985 YrBlt],

Previous Sale: 05-08-15, $330,000

FAIRFIELD

TOTAL SALES: 16

LOWEST AMOUNT: $295,000

HIGHEST AMOUNT: $1,950,000

MEDIAN AMOUNT: $593,000

AVERAGE AMOUNT: $702,625

570 Berkeley Way - $590,000

03-31-26 [4 Bdrms - 2044 SqFt - 1972

YrBlt], Previous Sale: 06-01-04, $362,000

5018 Brown Lane - $596,000

03-30-26 [3 Bdrms - 1845 SqFt - 2005

YrBlt], Previous Sale: 01-16-15, $355,000

4109 Cedarvale Court - $720,000

03-31-26 [4 Bdrms - 2817 SqFt - 2001 YrBlt],

Previous Sale: 03-17-23, $720,000

3266 Congressional Circle - $1,150,000

03-30-26 [4 Bdrms - 3283 SqFt - 1991 YrBlt], Previous Sale: 06-30-23, $1,215,000

3261 Congressional Circle - $1,195,000

04-03-26 [4 Bdrms - 3224 SqFt - 1996 YrBlt], Previous Sale: 07-27-18, $825,000

4320 Edinburg Court - $1,950,000

03-30-26 [3 Bdrms - 3690 SqFt - 1991 YrBlt]

1316 Empire Street - $469,000

04-01-26 [2 Bdrms - 986 SqFt - 1950 YrBlt],

Previous Sale: 08-29-25, $300,000

598 Falls Way - $730,000

04-01-26 [3 Bdrms - 1977 SqFt - 2001 YrBlt],

Previous Sale: 09-16-25, $550,000

1417 Hawaii Street - $370,000

03-31-26 [3 Bdrms - 1502 SqFt - 1952 YrBlt]

3590 Larchmont Court - $440,000

03-31-26 [3 Bdrms - 1619 SqFt - 1986 YrBlt]

2084 Parsons Drive - $620,000

03-31-26 [4 Bdrms - 2357 SqFt - 2021 YrBlt], Previous Sale: 08-27-21, $661,500

225 Pennsylvania Avenue #E7$295,000

04-02-26 [2 Bdrms - 930 SqFt - 1986 YrBlt],

Previous Sale: 08-31-10, $45,000

2038 San Gabriel Street - $320,000

04-01-26 [3 Bdrms - 960 SqFt - 1963 YrBlt]

2119 Tipton Way - $455,000

04-02-26 [3 Bdrms - 1056 SqFt - 1961 YrBlt],

Previous Sale: 01-09-04, $250,000

5227 Waterleaf Lane - $825,000

04-02-26 [4 Bdrms - 2022 YrBlt]

2753 Whitney Drive - $517,000

03-30-26 [4 Bdrms - 1717 SqFt - 2004 YrBlt], Previous Sale: 04-12-04, $330,500

RIO VISTA

TOTAL SALES: 2

LOWEST AMOUNT: $235,000

HIGHEST AMOUNT: $525,000

MEDIAN AMOUNT: $380,000

AVERAGE AMOUNT: $380,000

420 Belvedere Drive - $525,000

04-03-26 [2 Bdrms - 1853 SqFt - 2016 YrBlt], Previous Sale: 10-03-16, $371,000

329 Brockton Place - $235,000

03-31-26 [2 Bdrms - 1767 SqFt - 2004 YrBlt],

Previous Sale: 10-14-04, $265,885

SUISUN CITY

TOTAL SALES: 5

LOWEST AMOUNT: $302,500

HIGHEST AMOUNT: $630,000

MEDIAN AMOUNT: $520,000

AVERAGE AMOUNT: $502,300

1014 Humphrey Drive - $520,000, 04-03-26 [3 Bdrms - 1446 SqFt - 1977 YrBlt], Previous Sale: 07-22-15, $275,000

1108 Jeanne Court - $302,500, 03-31-26 [4 Bdrms - 1820 SqFt - 1977 YrBlt], Previous Sale: 12-03-21, $570,000

240 Long Street - $540,000, 03-31-26 [3 Bdrms - 1176 SqFt - 1976 YrBlt], Previous Sale: 07-31-23, $525,000

1403 Shasta Street - $519,000, 03-31-26 [3 Bdrms - 1488 SqFt - 1984 YrBlt]

1648 Tucson Circle - $630,000, 03-30-26 [3 Bdrms - 1839 SqFt - 2008 YrBlt], Previous Sale: 11-09-18, $470,000

VACAVILLE

TOTAL SALES: 24

LOWEST AMOUNT: $125,000

HIGHEST AMOUNT: $1,150,000

MEDIAN AMOUNT: $584,000

AVERAGE AMOUNT: $614,208

365 Acacia Street - $520,000

04-03-26 [3 Bdrms - 1300 SqFt - 1957 YrBlt], Previous Sale: 03-22-02, $225,000 154 Brockton Court - $525,000

04-01-26 [3 Bdrms - 1000 SqFt - 1976 YrBlt]

129 Carlsbad Circle - $415,000

04-03-26 [2 Bdrms - 922 SqFt - 1967 YrBlt], Previous Sale: 03-02-17, $230,000 631 Colemanite Circle - $589,000

03-30-26 [3 Bdrms - 1615 SqFt - 1992 YrBlt], Previous Sale: 08-12-22, $560,000 845 Cosmos Drive - $710,000

04-03-26 [4 Bdrms - 2799 SqFt - 2022 YrBlt], Previous Sale: 04-01-22, $701,500 984 Countrywood Circle - $535,000

03-30-26 [3 Bdrms - 1494 SqFt - 2002 YrBlt], Previous Sale: 06-11-14, $180,000

239 Deodara Street - $500,000

04-01-26 [3 Bdrms - 1704 SqFt - 1959 YrBlt],

Previous Sale: 00/1992, $74,500

6018 Driver Court - $769,000

04-03-26 [4 Bdrms - 31 SqFt - 2024 YrBlt],

Previous Sale: 06-18-24, $730,000

860 Elderberry Loop - $1,150,000

04-03-26 [5 Bdrms - 3061 SqFt - 2017 YrBlt],

Previous Sale: 04-20-17, $709,500

155 Fallen Leaf Drive - $795,000

04-03-26 [4 Bdrms - 2342 SqFt - 1989 YrBlt]

319 Flagstone Court - $885,000

04-02-26 [5 Bdrms - 2668 SqFt - 1991 YrBlt], Previous Sale: 02-04-21, $695,000

130 Fox Hollow Circle - $699,500

These are the local homes sold recently, provided by California Resource of Lodi. The company can be reached at 209.365.6663 or CalResource@aol.com.

04-01-26 [4 Bdrms - 2381 SqFt - 1992 YrBlt]

607 Guild Road - $685,000

04-01-26 [4 Bdrms - 2267 SqFt - 2018 YrBlt],

Previous Sale: 02-23-18, $536,000

116 Heritage Lane - $535,000

03-31-26 [3 Bdrms - 1584 SqFt - 1987 YrBlt],

Previous Sale: 06-23-10, $189,500

312 Primrose Drive - $670,000

04-01-26 [4 Bdrms - 1860 SqFt - 2018 YrBlt],

Previous Sale: 09-02-20, $610,000 626 Sitka Drive - $700,000

04-02-26 [4 Bdrms - 2380 SqFt - 2017 YrBlt], Previous Sale: 05-04-20, $555,000

250 Somerville Drive - $615,000

04-02-26 [4 Bdrms - 1798 SqFt - 2003 YrBlt], Previous Sale: 12-01-10, $189,000

196 Somerville Drive - $579,000

04-03-26 [3 Bdrms - 1329 SqFt - 1977

YrBlt], Previous Sale: 06-03-25, $578,000

312 Spruce Court - $395,000

04-01-26 [4 Bdrms - 1556 SqFt - 1973 YrBlt]

507 Topeka Lane - $965,000

04-01-26 [5 Bdrms - 4037 SqFt - 2004 YrBlt], Previous Sale: 12-03-03, $569,990

207 Warren Drive - $529,500

03-31-26 [3 Bdrms - 1750 SqFt - 1980 YrBlt],

Previous Sale: 11-19-07, $365,000

757 Wesley Avenue - $530,000

03-31-26 [3 Bdrms - 1551 SqFt - 1974 YrBlt],

Previous Sale: 02-23-18, $340,000

1967 Woodglen Lane #3 - $125,000

03-31-26 [2 Bdrms - 882 SqFt - 1972 YrBlt],

Previous Sale: 01-05-04, $165,000

642 Yellowstone Drive - $320,000

03-31-26 [2 Bdrms - 1152 SqFt - 1973 YrBlt],

Previous Sale: 11-18-03, $225,000

VALLEJO

TOTAL SALES: 32

LOWEST AMOUNT: $165,000

HIGHEST AMOUNT: $762,000

MEDIAN AMOUNT: $530,000

AVERAGE AMOUNT: $512,344

40 Baldwin Street #198 - $275,000

04-03-26 [3 Bdrms - 988 SqFt - 1977 YrBlt], Previous Sale: 01-18-12, $46,000

1901 Beltaine Court - $762,000

04-02-26 [3 Bdrms - 2549 SqFt - 2003 YrBlt], Previous Sale: 12-15-16, $540,000 8405 Benavente Court - $550,000

03-31-26 [3 Bdrms - 1713 SqFt - 2002 YrBlt], Previous Sale: 01-08-16, $334,000

5830 Cabernet Drive - $750,000

03-31-26 [4 Bdrms - 2429 SqFt - 2000 YrBlt], Previous Sale: 02-07-00, $329,946 143 Carnival Court - $615,000 03-30-26 [4 Bdrms - 1693 SqFt - 1994 YrBlt], Previous Sale: 03-13-13, $185,000

181 Crowsnest Court - $675,000

04-01-26 [3 Bdrms - 1288 SqFt - 1988 YrBlt], Previous Sale: 12-13-02, $321,500 141 Dartmouth Avenue - $485,000

03-31-26 [3 Bdrms - 1024 SqFt - 1967 YrBlt],

Previous Sale: 08-23-17, $330,000

208 Del Mar Avenue - $525,000

03-31-26 [3 Bdrms - 1141 SqFt - 1942 YrBlt],

Previous Sale: 01-28-26, $375,000

2 El Camino Real - $622,000

04-01-26 [6 Bdrms - 3349 SqFt - 1950 YrBlt],

Previous Sale: 01-02-08, $120,000 111 Elgin Court - $735,000

04-02-26 [5 Bdrms - 2251 SqFt - 1978 YrBlt],

Previous Sale: 12-07-20, $651,000 1836 Florida Street - $440,000

03-31-26 [3 Bdrms - 1201 SqFt - 1961 YrBlt],

Previous Sale: 09-12-14, $210,000

121 Forsythia Court - $565,000

03-31-26 [3 Bdrms - 1170 SqFt - 1978 YrBlt]

108 Franciscan Drive - $670,000

04-03-26 [3 Bdrms - 1877 SqFt - 1966 YrBlt]

1201 Glen Cove Parkway #1203$190,000

03-31-26 [1 Bdrms - 665 SqFt - 1992 YrBlt]

1201 Glen Cove Parkway #1616$345,000

04-02-26 [2 Bdrms - 1014 SqFt - 1992 YrBlt]

124 Gregory Lane - $643,000

03-30-26 [4 Bdrms - 1752 SqFt - 1978 YrBlt]

624 Laurel Street - $435,000

03-30-26 [3 Bdrms - 1620 SqFt - 1941 YrBlt]

401 Lighthouse Drive - $165,000

04-02-26 [2 Bdrms - 918 SqFt - 1988 YrBlt],

Previous Sale: 12-19-12, $72,000 1081 Madrone Avenue - $600,000

03-31-26 [4 Bdrms - 2630 SqFt - 2005 YrBlt], Previous Sale: 02-11-11, $325,000

316 Meadows Drive - $520,000

03-31-26 [4 Bdrms - 1391 SqFt - 1977 YrBlt]

570 Newport Way - $535,000

03-30-26 [3 Bdrms - 1165 SqFt - 1984 YrBlt], Previous Sale: 00/1992, $150,700 1121 Ohio Street - $450,000

03-31-26 [2 Bdrms - 1307 SqFt - 1920 YrBlt],

Previous Sale: 04-08-09, $90,000

240 Parkview Terrace - $629,000

04-02-26 [3 Bdrms - 2048 SqFt - 1972 YrBlt], Previous Sale: 05-05-22, $525,000

644 Porter Street - $270,000

03-30-26 [2 Bdrms - 755 SqFt - 1910 YrBlt],

Previous Sale: 07-22-09, $46,000 1290 Rachel Way - $640,000

03-31-26 [4 Bdrms - 1921 SqFt - 2003 YrBlt], Previous Sale: 04-29-03, $396,736

108 Revere Street - $300,000

04-01-26 [3 Bdrms - 817 SqFt - 1942 YrBlt]

103 Sandalwood Court - $470,000

03-30-26 [3 Bdrms - 1008 SqFt - 1955 YrBlt], Previous Sale: 10-16-08, $151,000

6676 Sawgrass Lane - $650,000

03-30-26 [3 Bdrms - 1913 SqFt - 1999 YrBlt],

Previous Sale: 11-20-06, $620,000 5015 Staghorn Drive - $700,000

04-02-26 [2 Bdrms - 2419 SqFt - 2001 YrBlt],

Previous Sale: 01-07-03, $518,000

120 Sunset Avenue - $400,000

03-31-26 [4 Bdrms - 1708 SqFt - 1935 YrBlt],

Previous Sale: 12-19-18, $480,000 2512 Tennessee Street - $484,000

04-02-26 [3 Bdrms - 1072 SqFt - 1942 YrBlt],

Previous Sale: 06-03-25, $375,000

1207 Warren Avenue #46024 - $300,000

04-03-26 [2 Bdrms - 650 SqFt - 1934 YrBlt],

Previous Sale: 12-29-16, $290,000

ON GARDENING

There is Magic in the garden this year

ABOVE: It’s grapefruits and plums in this photo. Well, it’s actually Superbells Magic Double Grapefruit calibrachoa, which is making its debut this year, and it’s paired with Supertunia Mini Vista Plum Veined petunia.

RIGHT: Caladiums and calibrachoas, why not? This elegant planter features Heart to Heart Chinook caladium, the “Caladium of the Year.” The partners are Surefire Cascade Red begonia and Superbells Magic Double Grapefruit calibrachoa, both of which are making their debut this year.

There is a new flower showing up at garden centers that is pure Magic. In fact, its offi cial name is Superbells Magic Double Grapefruit. If you aren’t familiar with the name, it is a calibrachoa, a petunia rela tive. Double gives reference to flowers that, in this case, look like miniature roses.

Magic is your key descrip tor telling you that the flower changes colors. The flowers start off a pleasant lemon yellow and then age to a rose pink. Of course, to get to rose pink you have various shades along the way. Another magical aspect to me, the guru of captivating combinations, is that it seems that no matter the color you choose, it will go with Superbells Magic Double Grapefruit calibrachoa.

for their hanging basket. Could Superbells Magic Double Grapefruit, which looked so perfect with Supertunia Vista Cool Jazz, go with orange? They didn’t choose orange but went with Supertunia Persimmon petunias that color up like ripe persimmons with yellow throats. Who says persimmons and grapefruits can’t go together? Can the grapefruits go with

plums? The Garden Guy planted one of his containers with Superbells Magic Double Grapefruit calibrachoa and Supertunia Mini Vista Plum Veined petunia. As you might guess, it is purely magical.

But as I was researching Heart to Heart Chinook caladium for last week’s column, I stumbled across a photo that is epic. The container, a formal urn, had Heart to Heart Chinook caladiums. The Caladium of the Year paired with Surefire Cascade Red begonia and Superbells Magic Double Grapefruit calibrachoas both making their

See Winter, Page 7

You will find your plants reaching 6 to 12 inches in height with a spread from 12 to 24 inches. So this will be a great plant for spilling or tumbling over the rim of baskets and containers. So let me put to death the rumor that you can’t put them with petunias because someone said they have different water needs. Everyone in the basket or container needs watering daily in the long summer unless it rains.

My son James showed us right off the bat how versatile they are when choosing partners. He paired Superbells Magic Double Grapefruit calibrachoa with Supertunia Vista Cool Jazz petunia, which is also making its debut this year. There is something special about the affinity these two flowers have for each other. He, however, also combined with Superbells Grape Punch calibrachoa, which seemed like a perfect partner for both.

Then my neighbors Dave and Cynthia had a special vision

5 room designs that hide clutter (and optimize your space)

Clutter is one of the biggest challenges homeowners face today. According to the National Kitchen and Bath Association, homeowners say minimizing clutter and cleaning while improving storage and space-efficiency are the design needs they’re craving. The good news? Modern sliding door hardware is emerging as a design-forward solution that not only conceals mess but enhances the overall look and flow of a space.

From playrooms to pantries, here are five space-efficient room ideas that hide clutter beautifully – designed with innovative sliding, folding and pocket door hardware.

1. Kid zone with wall-mounted doors

Customized slide-away doors are made easy with soft-closing wall mount door hardware, providing a smart way to hide toys, books and games in seconds. Whether using a single panel or a converging door kit, these doors are quick to install and glide smoothly along the wall, keeping visual clutter out of sight when needed most. Ideal for open-concept homes, they create flexible spaces that transition effortlessly from family-friendly to guest-ready.

2. Seamless storage with pocket doors

Pocket doors slide neatly into the wall, making them perfect for hiding storage areas without taking up valuable floor space. From entryway drop zones to compact laundry nooks, soft-operating pocket door frame hardware kits offer a minimalist look with maximum function.

3. Closets that close in style

Creative spaces can quickly become chaotic. Special “full-access” bifold door hardware allows doors to fold flat against the walls, providing complete closet access when open and a tidy appearance when closed. This makes them ideal for craft areas, hobby stations or small workshops.

5. Cozy nooks with designer appeal

Two converging pocket doors can transform a hallway overwhelmed by household traffic and storage needs into a tranquil passageway to a relaxing den or reading nook. When closed, these doors create a seamless wall appearance – perfect for modern interiors that value both form and function.

As homeowners continue to seek

Bypass sliding doors are a go-to solu tion for closets in kitchens, bedrooms and bathrooms where space is limited. Unlike swinging doors, they glide past one another, keeping walkways clear while housing shelves, toiletries or pantry items.

smarter storage solutions, sliding, folding and pocket door hardware is proving to be a simple upgrade with a major impact – combining organization, flexibility and modern design.

The right door hardware can improve both function and design in the home. Whether you’re renovating or simply upgrading, leveraging options like pocket, wall-mount, bypass, multi-pass and bi-fold door hardware will help you make a smart choice. Each type has unique benefits that suit different spaces, from saving floor space in compact bathrooms to dividing areas in spacious home gyms.

REAL ESTATE

Stay safe: Tips from building safety professionals

STATEPOINT

Everyone knows the basics of home maintenance, but there are several less obvious hazards that can put people and property at risk. Learning more about building code safety is your best bet for protecting your home and the people within it.

International Code Council’s Building Safety Month reinforces the need for the adoption of modern, regularly updated building codes, and helps communities understand what it takes to create safe, sustainable structures. In honor of Building Safety Month’s 46th year, building safety industry experts are sharing their top tips to help ensure safety within the home.

1. Check for B-vent damage

Kyley Flynn, Plans Examiner II for the City of Arvada, Colorado, shares that homeowners should make sure their B-vent (used for venting gas appliances) is intact after roof work.

“Roofers may bump the B-vent without even knowing it, which can cause carbon monoxide buildup inside the home,” said Flynn. “Check and see if

it’s knocked over or contact a mechanical contractor to check it out.”

2. Follow applicable building codes

Following building codes during DIY projects can prevent costly safety issues. Ashley Bassoco has seen a lot of questionable DIY projects as a Code Enforcement Officer I for the City of Yucaipa, California. She recalls visiting homes in which the owner added or moved a gas line using regular PVC material and ran it across their backyard to an unpermitted accessory dwelling unit (ADU). She also once had to “red tag” a home (indicating it’s no longer safe for occupancy) after discovering a crutch holding up one side of an unpermitted garage. Some of the biggest dangers came when property owners neglected to make necessary repairs.

3. Check every filter

Most people know that they need to regularly change their furnace filter, but they may not realize their home has other filters that need changing.

“The equipment in your home may be substantially different from another house. Knowing how your house works is important,” said Don Sivigny, Supervisor of Education, Rules, Codes and Grants programs at the Minnesota Department of Labor and Industry.

4. Don’t remove fire separation walls

Jonah Michaels, Commercial Plans Examiner for the City of

St. George, Utah, saw what might happen if a homeowner expanded their living space into an attached garage without understanding building codes and without the assistance of building safety professionals.

“Their hybrid car caught fire and the owner had taken down the fire separation wall,” Michaels recalled. “Everyone made it out safely, but the fire caused damage to both the house and the garage.”

The fire separation wall wouldn’t have stopped the fire,

but it could have helped contain it, potentially minimizing the overall damage.

5.

Don’t tap into city power lines

Most people are unqualified to install new electricity lines, but there are some who try or simply don’t want to spend money hiring a professional.

“I’ve seen people tap into city power lines and put in their own power source,” said Bassoco. “I’ve seen them hold up the power lines with blocks in the backyard or across the roof and tie those lines into backyard lights. This is serious because an electrical issue can kill everyone in a house.”

6. Have an unobstructed escape route

This is an easy one to overlook, especially when staying somewhere temporarily. Whether bunking with a friend, staying in a hotel, or moving into a new dwelling, quickly familiarize yourself with your environment.

“Everybody’s tendency is

Boost home’s curb appeal, grass health with lawn striping

Lawn striping isn’t just a terrific way to elevate curb appeal, it’s key to a healthier lawn.

“With lawn striping, you can add some dimension and interest to your lawn and give it a ‘finished’ professional-quality look. At the same time, lawn striping benefits the overall health of your grass,” says Lenny Mangnall, marketing manager at Exmark.

Not sure how to mow stripes? The secret is alternating pat-

terns. Stripe east to west one week, cut diagonally the next. Because you’re reverse cutting and changing the pattern, you’re not stressing the grass as much as a typical cut. This will reduce soil compaction, ruts, and scalping, and stop grass from lying down, inviting in light, air, nutrients and water, and preventing the buildup of unhealthy thatch.

While a striping kit will push the grass over farther, you don’t actually need one to achieve the look. Any mower can be used for

striping, although zero turn and riding mowers will make complicated patterns, like diamonds, easier. One simple trick for the best results is to mow your lawn about half an inch higher than usual, as longer blades will bend more.

To tailor the look of your striped lawn, first, decide which direction you want your stripes to run. Stripes that are perpendicular to the street will be more noticeable than ones that are horizontal. Start on an edge of the lawn

and mow a straight line; to keep your pass straight, look about 10 feet in front of the mower, not at the ground right in front of you. At the end of your row, be sure to lift the mower deck as you turn. Mow in a straight line next to the first stripe. You might also consider mowing in a checkerboard or diamond pattern. No matter what pattern you choose, remember that it’s supposed to be fun, so enjoy yourself! It’s always best to start with healthy, lush grass. Find lawn

care tips and additional insights on lawn striping at Backyard Life, a unique multimedia destination with a focus on helping homeowners improve their outdoor living spaces. The knowledgeable tips and DIY projects found on Backyard Life, along with Exmark Original Series videos, make it easy to make meaningful improvements to your outdoor living experience.

For thicker growth and a healthier lawn, get outside, start mowing and “earn your stripes.”

Low maintenance landscape features

METRO

Outdoor entertaining spaces have come a long way over the last several decades. While a simple deck or patio might once have been the norm, outdoor entertaining spaces have now evolved into multi-purpose spaces featuring full kitchens, living rooms equipped with televisions, and areas to gather around a fireplace or built-in firepit.

While hardscaping garners considerable attention when planning an outdoor entertaining space, landscaping should not be overlooked. Many homeowners want to enjoy their outdoor entertaining spaces without having to spend too much time tending to the surrounding grounds, which can make these low-maintenance landscape features the perfect fit.

Native plants

Native plants are low maintenance because they are naturally adapted to the local climate. That means homeowners won’t have to expend extra effort and energy watering plants or amending the

METRO

Low-maintenance landscaping starts with choosing the right plants and creating manageable garden spaces.

soil. Non-native species may provide some bold colors, but that comes at the cost of additional maintenance. There’s also an environmental cost when planting non-native species, as the United States Environmental Protection Agency warns that non-native species typically displace natives,

which can adversely affect the local ecosystem.

Perennials

Homeowners looking to accent their outdoor entertaining areas with flowers can choose perennials over annuals. Perennials live for three or more years, and

some species can even live for a decade or more. While they might require some seasonal pruning, perennials will not need to be replanted each year like annuals.

Tolerant plants

Plants that can tolerate the local climate generally fall under the native category. But it’s especially important that homeowners who don’t want to expend much effort on landscape maintenance look for plants that can tolerate drought. A recent study from researchers at UCLA, the National Oceanic and Atmospheric Association, and CIRES predict drought conditions will last longer, cover wider areas, and become more severe as the climate continues to warm. Drought-resistant plants may still require some watering if such predictions hold true. However, such plants will not require as much maintenance as those that are less equipped to handle drought. Homeowners who choose plants with droughttolerance in mind won’t have to spend as much time watering and also can protect their financial investment.

From Page 11

to go out the way they came in. Knowing other ways out, and the quickest way out, can make a huge difference,” said Sivigny.

7. Don’t let unpermitted ADUs ruin your home

Building safety professionals agree you must get a permit for every ADU and advise against buying properties containing unpermitted ADUs.

“When buying a house, contact the local building department and find out if any past permits for the house were pulled for any additions or remodels. It’s good to know if the house has an unpermitted addition with potential issues,” Michaels advised.

8. Don’t take shortcuts

Be sure to use quality products intended for the task at hand. According to Bassoco, the money you save today could be far less than the cost and hassle you’ll incur tomorrow.

FROM THE FIELD: What code inspectors wish homeowners knew

STATEPOINT

When homeowners doing work on their property consider a cheaper route, for example, hiring a contractor who doesn’t want to pull permits, they may not realize the risk they are taking. But they should know that there is no “undo” button on a disaster.

That’s one reason behind the International Code Council (ICC) Building Safety Month, a campaign that reinforces the need for the adoption of modern, regularly-updated building codes, and helps communities understand what it takes to create safe, sustainable structures. As part of the campaign, two seasoned building safety professionals are sharing some important basics they wish homeowners knew.

Egress

Albert Joseph Rocco Jr., the deputy building official in the Building Division for the City of Kissimmee, Florida, says one of the most important safety concepts is the “The Path of Egress.” Codes require bedroom windows to be a specific size so occupants can escape a fire, and so firefighters can get in while wearing their equipment. “Any modification, like adding bars to windows or changing a floor plan, must preserve that clear path to the outside.”

Rocco also recommends keeping the area around bedroom windows clutter-free. “In an emergency, time spent removing items from the exit path are valuable seconds that might make the difference.”

Decks and balconies

Rocco notes that one oftenignored at-home maintenance

task is inspecting exterior deck and balcony framing integrity.

Deck ledger boards often fail because the connection to the house rots or was never flashed correctly. This is something people don’t think about until it collapses.

“If you see the wood deteriorate, if it feels soft or is cracking, have a professional check it out. Basically, if it doesn’t look safe, it’s probably not,” he says. “And pay attention to deck railing to ensure it’s not loose. The last thing you want is for a guest to lean on it during a BBQ and fall through to the ground, however far that is.”

Rocco also warns that decks must be used safely. For example, a hot tub filled with water may be

heavier than a deck can handle. Homeowners intending to place a hot tub on their deck should check with a licensed professional to verify if additional support will be needed. Also, it’s not recommended to cook on decks with roofs. “BBQ fires can happen easily if left unattended. If those flames get hot and high enough, your steak won’t be the only thing burnt,” says Rocco.

Water intrusion

Slow plumbing leaks are the biggest “snowball” culprits, according to Rocco. A tiny drip can lead to structural rot and toxic mold before a spot on the drywall appears. Another is foundation drainage. If soil settles and slopes toward the house, water

will eventually undermine the foundation, leading to costly structural failure.

“Beyond structural damage and harmful mold, water intrusion can damage electrical systems, increasing the risk of fire or shock, and it often goes undetected until significant harm has already occurred,” says Ryan Smith, the building official for the City of Columbia Heights, Minnesota.

Water heaters

Homeowners often overlook sediment flushing for water heaters, warns Rocco. Mineral buildup at the bottom reduces efficiency and can cause the tank to overheat and fail prematurely.

Vents

Smith reminds homeowners that snow buildup on the side of the house can plug up vents and turn off the furnace. “You have to clear snow around the furnace vents – and if they turn off, that is the first place to check.”

Scope

Homeowners should never go beyond the scope of an approved building project. “We don’t know if requirements are met, what materials are used, or if there’s proper ventilation. Going beyond the scope of what’s approved is dangerous,” says Smith.

Products

“We’re seeing products being purchased from Amazon sellers that don’t meet minimum code requirements,” says Smith. From luxury sinks to bogus smoke detectors, homeowners should ensure any product they purchase is UL listed and approved for use in their jurisdiction.

International codes

ICC’s codes and standards play an important role in creating safe, affordable and sustainable structures. Homeowners can read up on I-Codes and consult with a local professional before starting a project to avoid violations. “When it comes down to it, most people assume that because their home is standing, it is safe. The truth is, electrical systems age, wood rots, and safety devices expire. The most dangerous home is the one where the owner assumes ‘it’s fine because it’s always been that way’,” says Rocco.

For more home safety tips, visit ICC’s Building Safety Month at www.iccsafe.org.

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