Bird Streets Blog

Press

Million Dollar Listing Season 9 Episode 10

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Los Angeles Times June 5th, 2012 Hot Property

Larchmont Chronicle, June 2012

 

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5300 Village Green | The Village Green

village green baldwin hills

The Village Green
5112 – 5595 Village Green
Los Angeles CA 90016

The Village Green is a 629 condo post war planned community in Baldwin Hills. Built in 1942, village Green condos are affordable, the area is improving, and there is so much greenery and open space it feels like living at summer camp!

Village Green is famous for its urban planning. It is now recognized as a National Historic Landmark like the Statue of Liberty. Owners in Village Green are qualified for the Mills Act which provides substantial tax savings.

History

Architectural team: Reginal Johnson, Robert Alexander, Lewis Wilson, and Edwin Merrill, and landscape architect Fred Barlow Jr designed this community. They imagined it as a pedestrian friendly suburban utopia. The original architects believed in this ideal community. They all lived in the community after it was built. Reginald Johnson stayed a little over two years, Fred Barlow Jr. Lived in the village until 1948, Robert Alexander until 1951, and Lewis Wilson and Edwin Merrill lived in the village until their deaths in 1957 and 1964.

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Village Green during Construction

New Village Apartments on the rise 1941

Look at how small those trees are!

The Village Green was originally an apartment complex called Baldwin Hills Village. Local hero E.G. “Lucky” Baldwin put up some of his ranch land for this $3,500,000 project to be built and lent it his name. The apartment community always had a waiting list.

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Baldwin Hills Village Flyer

On December 14th of 1963, tragedy struck the area, when the Baldwin Hills Dam broke resulting in a flood that destroyed 250 homes and killed five people.

Dam burst with death and destruction

The Village Green was severely damaged. The Baldwin Hills Dam was closed after the disaster and never reopened.

 

Some years later after the village was cleaned up and rebuilt, the estate of Baldwin placed the Village for sale. In 1972, Terramics Corporation purchased the property, and converted it to condominiums. They remodeled the units and renamed the community “The Village Green” as it is known by today. The condominium conversion happened in stages and it took 6 years to remodel and sell all of the condos, ending in 1978. The advertisements for the Development boasted that “our grass is greener” and that the Village green was a “Heckuva Buy”.

leave the city without leaving town

Advertisement for Village Green

Location

The Village Green is located in Baldwin Hills. Baldwin hills is a very strategic and convenient commuter location. Just a block away from the 10 Freeway, and the new metro expo line- if you are traveling to work east towards downtown or west towards West Los Angeles and Santa Monica, you have a very quick commute. This is a great place to buy and build up equity if you can’t afford to live in those pricey areas right now. It’s about 15 minutes to LAX airport. If you want great dinning, shopping, and entertainment- unfortunately Baldwin Hills is somewhat lacking, however its nearby neighbors of Westchester (20 Mins), Culver City (5 mins), Downtown Los Angeles (30 mins), and West Hollywood (30 mins) and Miracle Mile (20 mins) offer plentiful choices.

The Crenshaw Mall is the major shopping area in Baldwin Hills at the moment. It is suppose to be redone over the next few years with a $500 Million dollar renovation, so I’m excited to see what happens with that area.

if you want mountainous hiking terrain and the best view of Downtown in the city, Kenneth Hahn Park and Baldwin Hills Stairs are just five minutes away.

Safety: Baldwin hills is a transition neighborhood. Over the years it is much improved, however there is crime in the area. Village Green does not have a 6 foot high perimeter wall surrounding it. People can freely move through the grounds. The HOA of Village Green is very proactive about crime, they write a monthly newsletter that they distribute to homeowners that talks about any incidents. Most of the incidents that occur are petty, like someone taking a bike, or making too much noise. All owners in Village Green look out for each other.

Real Estate

Record sale: $665,000 4/6/2016

Turnover: 4% about 25  condos a year or two a month

Appreciation: 5%

site plan

What stands out the most about the Village Green is its astounding 68 acres of land with half of that preserved as open space! You will not find any new developments in Los Angeles like this.

There are three large grassy open areas called “Greens” that run through the center of the property. The Main Green is the largest and in the center. The East Green and the West Green are on either side of the main green.

Fandango 009

These outdoor spaces are put to good use, hosting events such as weddings, movies and concerts, or outdoor activities like walking, and playing sports.

The thinking of the original architects was to make the community pedestrian friendly. There are no through streets that require intersections or crosswalks in the Village Green where pedestrians and cars mix. The roads are pushed to the outside around the perimeter. Many residents take a walk around the property every day, a full loop is about 3 miles.

Village Green is an urban forest. Its grounds are home to about 1,600 trees of all different varieties. Some of the trees I recognize are Sycamore, Olive Trees, Camphor, Box Elders, Cedar, Pines, Ash, Chinese Elm, Magnolia, Carrotwood, Eucalyptus, Oak Trees. There are hundreds of different species.

There are 10 different Floorplans in the Village Green. They are mixed between Single Level and Townhouse. Floor plan options offer 1, 2, and 3 Bedroom layouts, although the 3 bedrooms are quite rare.

Condo Mix:

1 BR (342 condos)
1,000 sqft – 750 sqft
$400,000

2 BR  (245 condos)
1,200  sqft – 1,000 sqft
$450,000 -$500,000

3 BR (42 condos)
1,600 sqft
$600,000- $650,000

Features: Kitchens were originally designed with Formica counter-tops, but many owners have upgraded them over the years. Condos have Gas, so you have gas water heater and gas stove. Kitchens are compact, usually in a galley configuration and have a window. Original floors were Parquet wood floors that many condos still have. Most of the condos have wood burning fireplaces. One of my favorite features is the huge outdoor patios many condos have. Great space for entertaining and enjoying the great outdoors.  The walls are lathe and plaster. The whole complex has a vintage mid century mod vibe. Since there is so much space between buildings, these condos get really good natural light.

Parking & Laundry

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Each Court has a Laundry Room. There are two washers and 2 dryer in each laundry room. The laundry room machines have recently been upgraded to accept credit cards. Owners are allowed to install Laundry in their condos with HOA permission. Residents can sign up for a time slot for exclusive access to laundry facilities, one hour per week between 8am-2pm. After 2pm is open to all.

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For Parking, each condo gets one assigned garage space. This space is only allowed for parking and NOT Storage. The HOA does an inspection each year of the garages to make sure every owner is in compliance. Additional Parking is available in parking spaces around the property.

Home Owners Association

The HOA in Village green is very active. There are several committees that owners can volunteer to part of and they write a monthly newsletter.

HOA Website:
http://www.villagegreenla.net/

HOA dues Monthly Cost? 1 BRS $400/mo. 2 Brs $450/mo.

HOA dues cover? water, trash, maintenance of landscaping and building insurance, reserves

Owner Pays? Electricity, Gas, Condo Insurance, Internet, Cable

any special assessments? No

Pet Policy? There use to be no pets in the past, so there are still some residents who don’t like them, however now Village Green is very pet tolerant. One pet is allowed under 30lbs.

Rental Policy? Rentals are allowed, so these condos make good investments. Lease terms must be a minimum of one (1) year. No Short term rentals

EQ Insurance? No

Building Reserves?

Special move in instructions?

Can you have BBQ on balcony? Yes

Transfer fee?

Management company

Ms. Sherri Giles, Operations Manager
Village Green Owners’ Association
5300 Village Green
Los Angeles, CA 90016

(323) 294-5212

Office Hours:
Mon-Fri 8am – 5pm.
Walk-in hours: 8am – 11am; 3pm-5pm.

 

 

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Credit Repair

Oviatt building downtown - Copy

 

If you are reading this, chances are your credit needs a little work (or maybe a lot!). Real life has a way of not working out like the bedtime stories we were told as kids. The economy is cyclical, and if you have too many financial commitments during a recession, you can get into a bad situation.FICOScorephoto-1

Credit Damage doesn’t have to be a downturn in the economy either. A financial hardship such as a divorce, student loans, health issue, job loss, foreclosure, lawsuits, or bankruptcy can flip your life upside down.money_20s_vs_30s_8

 

Maybe in the past you were irresponsible with money, and borrowed more than you could pay back and now you have to pay for it.

Regardless of what the reason is, when your credit is damaged- it makes it hard to rent a place to live, buy a home, buy a car, you have to pay higher interest rates, and frankly, it’s embarrassing.

The first thing you need to do before your credit can improve is to get yourself in a situation where your income consistently covers your living expenses and allows you to save. Sometimes, this means the very humbling experience of moving in with a family member until you get back on your feet again.

Once you are in a good place financially- it is a good time to start repairing your credit.

Credit Basics

One of client’s with credit issues told me that they wish their teachers in school taught them about credit. It’s true, they don’t teach students about credit in school. You basically have to learn about it from your parents, friends, or from your personal experience. Credit is very important and is something every adult needs to know. If you already know the basics of credit skip down to the credit repair section. If you are somewhat clueless about how credit works, then these basics will catch you up to speed.

There are three credit Bureaus in the United States that track financial data:

-Transunion

-Equifax

-Experian

3-major-credit-bureaus

Major creditors (think mortgage companies, credit card companies, hospitals, insurance companies, the government) report to these credit bureaus. Creditors report the status of your credit accounts with them. Their report will say whether your credit is in good standing or late, delinquent, in collections, charged off, or settled. Each Bureau uses this information to give you a credit score. Keep in mind that if you do not use credit, you will not have a credit score because there is no information. This can happen for people who pay for everything in cash or with a debit card and don’t use credit. Even if you don’t believe in credit, it’s a good idea to get an emergency credit card, and to use enough credit to get a score, because this is the system we live in.

All-3-Credit-Scores

When you pull your credit score from each Bureau you will find that their scores vary. This is not uncommon, because some creditors only report to one or two of the bureaus while other creditors report to all three, so each bureau has slightly different information. Typically the scores between Bureaus doesn’t vary by more than 10 to 20 points. In some cases it can be as high as 40 points but that is rare.

What does the credit score mean?

Credit scores  are an estimate of the likelihood that a person will pay back the money they borrowed.

Credit scores can range from a perfect 850 to the lowest score of  400’s. If you are trying to qualify for a mortgage on a home, lenders want a credit score of at least 620-650, but I’d shoot for 660-680 range because the loan terms will be better. If you are trying to rent an apartment most landlords will be looking for at least 600 credit score on $2,500 month leases or less, and can want 700 scores for leases in the $3,500-$4,000 or higher price range. Any credit score below 600 is generally considered bad credit.

fico-credit-score-range - Copy

Credit scores of 700+ indicate that the borrower pays their bills, pays their bills on time, and are currently is in a strong financial position.

Credit scores between 600-700, show that the borrower pays most of their bills, may pay some of their bills late, and is currently in an OK financial position.

Credit Scores between 500-600 show that the borrow doesn’t pay all their bills, regularly pays bills late, and is in a shaky financial position.

Credit Scores below 500 are very bad and suggest that the borrower doesn’t pay many if any of their bills, and is in a very bad financial position.

Keep in mind that if your financial situation has improved but you have not repaired your credit, your credit score will not accurately reflect you. That’s why it is important to work with a credit repair company when your situation improves.

How do the Credit Bureaus come up with my Credit Score?

The formula for how the Bureaus determine your credit score is as closely guarded as the secret recipe for Kentucky Fried Chicken. However, the credit Bureaus do tell you the different factors that are used to determine the credit score and how they are weighted

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Payment History (35%)

To have good credit you need to pay your bills on time. Payment history has the greatest impact on your credit score. Paying bills on time raises your score. Late payments lower your score. Late payments can be 30, 60, 90, 120 days late. After that time, late payments can go into default and are sent to collections. Having a collection, charge off, or settlement on your credit report dramatically lowers your score. If you have any delinquent accounts on your credit report, settling them and deleting them will improve your score. Credit Repair companies can help you do this.

bad credit report

All these Late payments and collections lowered this person’s credit score under 500

Debt/Credit Use (30%)

Debt is how much of your available credit you are using. For Example, if you had a credit card with a $5,000 limit, and you had a $4,800 balance on the card, you would only have $200 left of available credit. With credit cards- the more money you borrow the higher your minimum monthly payment. Keeping high balances on your credit lines is bad for your credit score. You want to keep the amount of credit you use between 50% – 30% of the limit, the lower the balance the better. So for the Example of the $5,000 limit credit card, keeping a balance of no more than $1,500 to $2,500 on that card is good- if you can pay off the credit card completely each month that is ideal. If you have very high balances on your credit cards paying them down will improve your credit.

Length of Credit History (15%)

The longer your credit accounts have been open and in good standing the better. If you don’t have much of a credit history, it may be a good idea to sign up for a few credit cards – even if you don’t need them or use them they will help establish your credit history. Newly opened accounts lower your score initially, (see new credit), they will improve your score once they’ve seasoned in a year or so.

Type of credit (10%)

A good mixture of different kinds of credit can strengthen your score. If you have an auto loan, credit cards, and mortgages this shows the credit bureaus that you have good relationships with different types of creditors.

New credit (10%)

Opening new credit can temporarily hurt your score until those accounts have seasoned. Credit Inquiries can also lower your score, especially if you have made multiple inquiries in a short time. Inquiries from mortgage companies and automobile loans are treated as only one inquiry if they are made within a 45 day period. The credit bureaus know that consumers may decide to shop around a bit before deciding on a big purchase.

How long do Derogatories stay on my Credit Report?

A derogatory is a late payment, charge off, settlement, collection. The Fair Credit Reporting Act (FCRA) says that credit bureaus may only keep records for seven years back. So if you do nothing in seven years any bad credit items will be removed. However, seven years is a very long time, and if you work with a credit repair person, they can remove a derogatory in 1 or two years instead of having to wait 7.

There are some exceptions to the 7 year period:

Bankruptcy (10 years)

Judgments

Taxes

How do I check my credit?

You can ask Lenders, real estate agents, credit repair company, to check your credit score. Or you can check it yourself with online services such as creditkarma.com, freecreditreport.com, etc. With the online service be sure to read the fine print, they usually will let you check your credit for free, but also sign you up for an automatic monthly subscription service.

Credit Repair

As I said in the beginning of this article, if you are still in financial distress it is not a good time to start working on your credit, because even if the credit repair company helps you open new lines of credit, and remove derogatories, it won’t do any good if you are still getting late payments, and collections. When your financial situation has improved, but your credit score doesn’t reflect that- that is a good time to start working with a credit repair company.

What do Credit Repair Companies do?

Credit Repair companies advise you on which credit accounts to open, close, and pay down or pay off. They also challenge collections and charge offs on your report and settle and delete them. They help you raise your credit score.

I have no credit, can a credit repair company help me?

Absolutely! I see this a lot with foreign nationals, who have just moved to the United States from another country. The first thing you want to do is sign up for a secured credit card so you can start building your credit right away. Credit Repair companies will help you get a high score quickly.

How much can a credit repair company improve my credit score?

Anybody can have good credit, if you make good decisions, and get help from a credit repair specialist there is no reason you can’t get to a perfect score of 850.

How long does it take to repair credit?

It depends on your current score. 3-6 month’s  if you are in  the 600 range. 6 months – 1 year  if you are in the 500 range. And 2 years if your current score is below 500.

How much do credit Repair Company Cost?

It depends on your current score. For people with 600 scores it won’t cost as much to repair their credit as someone with a 500 score. In general they charge between $1,000 to $2,500 range to repair credit. This is money well spent because you will save this money on interest, and will make your life easier.

Should I hire more than one credit repair company?

No, you should only hire and work with one credit repair company at a time. You might think by hiring two or three credit companies that your score go up faster. This is not true. The information that your credit repair company is the credit bureaus and creditors needs to be consistent. If you have two or three different people talking on your behalf and they are all saying different things, this could actually hurt you and not help you.

Do you have referrals for Credit Repair Companies?

Jon Foley
Shamrock Credit Repair
818-554-1134
jonfoleyloans@sbcglobal.net

R.L. Kramer
http://rlkramer.com/
406-730-7989
information@rlkramer.com

DCR USA
http://www.dcrusa.com/
951-246-7754

 

 

 

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1300 Midvale Ave | Westwood Gardens

1300 Midvale Ave westwood

Address:
Westwood Gardens
1300 Midvale Ave
Los Angeles CA 90024

westwood gardens advertisement

1300 Midvale Ave is a 6-story, 60 unit, mid-century condo building in Westwood. Westwood Gardens was built as apartments in 1968 by developer Oscar Altman at a cost of $1,500,000. In 1979, prominent Westwood Developer Kam Hekmat of Indivest  converted the apartments into condos. Indivest also condo converted Park Westwood, Village House (11044 Ophir), and 540 Kelton.

Although not in the Westwood Village neighborhood per se, Midvale is as close as it gets, and should be given consideration by Westwood Village Condo Buyers, especially since there are so few condos in the village!

streetscape

Westwood Gardens has an excellent walking location, beautiful mature trees, upside potential and great balconies. The HOA has recently redone the Lobby and is planning to paint the hallways. However there is still a lot more work to do to bring 1300 Midvale up to date. The first thing should be replace the elevators and redo the hallways which need new carpet and the popcorn ceilings smoothed. The Spa and rec room could use some love.

Location

From the front steps, you might overhear a skinny blond 30 something wearing a pair of $600 Gucci sunglasses ordering a Salmon Skin Salad for lunch- to be delivered. Or see Blue and Gold emblazoned UCLA sweatshirts in their native habitat- purchased freshman year from the student union bookstore.

Westwood Gardens is just 5 minute walk to UCLA campus/Westwood Village and Hammer Museum, or at the same distance- visit the restaurant and shops of Westwood Blvd. Taste of Tehran is my favorite Persian restaurant in Westwood to do lunch.

Easy access to the 405 freeway. A large park- Veteran Park, is nearby, but there are a lot of homeless now. The closest grocery store is Bristol farms on corner of Ohio and Westwood Blvd. Trader Joes and Ralphs are in Westwood Village. Bustling Century City Westfield Mall or the sleepier Westside Pavillion are there for all your shopping needs. Being close to a college campus (one of the most beautiful in the country in my opinion and they have a fantastic extension program), you don’t have to look far for a coffee shop! Or a study partner! The Neighborhood is urban and has high density, with a mix of large apartment buildings, and condo buildings.

Real Estate

There are 60 condos total. The Layout of the building is an L Shape, the outside of the L faces Wellworth on the North and Midvale on the West. Condos that face these directions get indirect sunlight and tree top views. Condos on the inside face the Rec Facility and Pool Area, since they face south, they get direct natural light. I prefer the view of the trees personally.

One of the unique features of Westwood Gardens is the 40 foot cubist wall sculpture in the Atrium. Oscar Altman, the original developer, was an amateur sculptor himself, which might explain why he commissioned Claire and Michael Hanzakos to create the piece. It is a little spoiled nowadays by Bird Spikes, but I’m guessing the Pigeons found the curves of the shapes a perfect for roosting spots. To me, the building almost feels like an art museum like the old Midcentury LACMA building (demolished) the way it is laid out. I love the atrium!

Every condo has a balcony, Floorplans in the ’01 Stack and the ’07 stack have 3 balconies! The Balconies range in size from 60 sqft (12ft x 5ft) to 120 sqft (16ft x 7ft).

Condos are mix of 1Br and 2Br floorplans, they are all single level. The building is evenly divided between 1 bedrooms and 2 bedrooms. There are (30) 1 Bedroom condos and (30) 2 Bedroom condos.

1 Bedrooms: 750 sqft to 950 sqft
Prices: ~$500,000

2 Bedrooms: 1,000sqft to 1,400 sqft
Prices: ~$650,000

Record Sale: $654,000 6/9/216

Turnover Ratio: 7% (about 4 sales a year on average)

Appreciation: 4%

Since the building was built in 1968 condos that have not been remodeled are dated. Many condo are remodeled. The Ceilings were Popcorned- many owners have smoothed their ceilings and added recessed lighting cans.

The building is completely Electric (except for community laundry rooms)- this means that in the kitchen the range is electric, and the water heater is also electric.

The heating and cooling system in this building is a little funky. The Cooling system is commercial and maintained by the HOA similar to what you would see in high-rises on the Wilshire Corridor.

chiller commercial

There is a large chiller on the roof that sends cold water to the heat pumps in each condo for air conditioning. Unlike normal heat pumps, these heat pumps cannot be reversed to both heat and cool but only cool. The building was built with a completely separate heating system. The original heating system was electric radiant heating embedded in the ceiling. Some of these ceiling electric radiant heating systems still work, in a few condos. The majority don’t work and are broken. No companies service this type of system anymore either so it cannot be repaired. The HOA does not maintain the Electric Radiant heating system nor will the install a new heating system if you condo does not have heat. The HOA has put the responsibility of heat on the owner. Many owners hire HVAC companies to install floor radiators ($4,000-$5,000), or a split wall mounted system ($3,000 per unit installed).

Amenities

-Lobby

westwood gardens lobby

westwood garden lobby doors

-Atrium

westwoodgardens atrium

-Pool (pool hours?) Hours of use: 8:00 a.m. to 10:00 p.m. + Spa

1300 Midvale Ave Pool

spa 1300 midvale

-Rec Room

rec room westwood gardens

-Storage Bin

storage room3

-Rooftop Patio

Rooftop deck

-Elevators 2 elevators a freight elevator and normal elevator

Parking & Laundry

Parking is in two gated garages. Each garages is on its own level.

wellworth parking garage

Wellworth Entrance

The ground level garage entrance is on Welworth.

midvale parking garage

Midvale Entrance

The Underground garage access is on Midvale. (1) deeded parking space for 1 bedroom condos and (2) deeded parking spaces for 2 bedrooms condos. There is no guest/visitor parking.

Owners do Rent and Lease parking spaces from one another, check the bulletin board near the mailboxes for updates.

Laundry is community Laundry. There are coin operated laundry rooms on each floor. Washer/Dryers are not permitted to be installed in condos.

Home Owners Association

westwood gardens logo

HOA dues Monthly Cost? $400-$650/mo.

HOA dues cover? Water, Trash, AC, Building Insurance, Common Area Maintenance, Reserve

Owner Pays For? Electric, Internet, Cable, Condo Insurance

Any special assessments? None now, but likely in future

Pet Policy? Maximium 2 pets, either dogs or cats

Rental Policy? No restrictions on number of rentals or how long a owner must own a condo before they can be rented, so these can be purchased for investment. HOA does specify the Maximum number of occupants: two people maximum in 1 bedrooms and four people maximum in two bedrooms.

EQ Insurance? No Earthquake Insurance

Building Reserves? 100K 15% funded

Special move in instructions? Moving times are: 8:00 am to  5:00 pm Monday through Saturday, no moving on Sunday.

Can you have BBQ on balcony?

Management company:

Ontrack Management

877-278-5598

Transfer fee?

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Choosing Exterior Paint Color

 

paint-chip-colors original-48-paint-colors-benjamin-moore3

When Benjamin Moore began selling paint in 1883, they had 48 colors. The “Paint” wasn’t really paint at all. It was dry powder that you needed to “mix with boiling water, apply with a brush.”

1880s-muresco-tints-by-benjamin-moore-co-_57-copy

Fast-forward to today-> Benjamin Moore paints sells more than 3,500 different colors! And you were thinking picking from 48 colors was tough! Can somebody send me back in a time machine please?

benjamin-moore-store-colors

Benjamin Moore Paint Store

Picking a paint color for the outside of your house can be overwhelming because there are so many choices. Glidden ran a great commercial called “Tame the Beast” that shows paint chips turning into a terrifying monster! Picking a color doesn’t have to give you nightmares. Laurel Bern‘s says “Relax- it’s not like its brain surgery”.

When faced with a tough decision, it’s always a good idea to get a few different people’s opinions. Here are a few people to put on your shortlist, that are sure to offer up some helpful advice:

-Friends
-Paint Store Colorist (most Major Brand Paint Stores have a colorist, call ahead before making the trip to the store to make sure the colorist is there- they help home owners choose paint colors all the time. Don’t forget to grab some brochures to take home with you before you leave!)
-Architect
-Interior Designer
-Painter
-Real estate agent

Need a jumpstart? You can buy some home improvement magazines at the grocery store, walk your neighborhood, or visit some Sunday open houses to start the house color juices flowing.

Here are my tips to help you pick a winner for the color of your house:

#1 Tip: Focus on the main color family.

main-paint-color-families

There are 9 basic color families, that can be grouped into 3 types of colors.

Warm Colors: Red, Orange, and Yellow

Cool Colors: Green, Blue, Purple

Nuetrals: Grey, Brown, White

From these nine basic color families, pick the one or two color families that you like and think would look good on your house, and then pick out some individual colors from within those families to get swatches. Don’t get too caught up looking for the silver bullet paint color, finding the exact color you like might take some time. Just try to figure out which color family is the best and that will really narrow down your choices.

As a side note, I’d completely ignore “color schemes”, accent colors, or secondary colors, until after you have chosen your main color. The accent colors are dependent on the main color of your house. Trying to figure the accents colors before you have figured out the main color will have you running around in circles, like a dog chasing its own tail, until you are dizzy and fall down. Once you had decided on the main color of your house, you will find picking an accent color comes naturally.

#2 Tip: Don’t fix it if it aint Broken.

Like the color of your house already? There is no rule that says you have to change the color. You can paint your house the same color over again. The reason many owners pick a new color when they paint their house is that they just want something different. If that’s not you, stick to the tried and true.

#3 Tip: Dark Colors versus Light Colors.

light-dark-ilusion

Which Word Appears Larger or Smaller? Which Box Appears Larger or Smaller?

700-n-fairfax-white-and-black

700 N Fairfax was Painted White, then Painted Black. You can see the difference in the effect of dark and light colors

Any Color can be made darker or lighter by adding white or black. Adding White to a color is called Tinting, and adding black to a color is shading.

paint-chip-colors-copy

Paint Chips with Different Tints and Shades in the same Hue

Light colors advance in space and dark colors recede. This means that light colors will make your house seem larger and stand out, and darker colors will make your home seem smaller and blend in. Larger houses usually look better in darker colors and small houses look better in lighter colors.

#4 Tip: Consider your neighbors.

nieghbors-houses

Look at the houses immediately next door to yours and across the street. These houses will have the greatest impact on your color decision because they are the closest to yours. You don’t want to be a copycat and have the same color house as your next store neighbor. Or worse yet, **gasp** have three of the same color houses in a row! If you are surrounded by a white house, a blue house, and a tan house, you might choose yellow or mauve or green just to be different. Drive or walk through your neighborhood and look at other houses for inspiration. Each neighborhood has its own character. Try to follow the general color scheme of your neighborhood and you will stay in harmony with the other homes. Exterior paint colors tend to be duller and boring compared to what you can pull off indoors. That is because exterior paint colors are visible to the public. Avoid getting those dirty looks from your neighbors for picking a controversial color and stick to the basics, unless, of course, you live in a creative community like Venice, the Arts District Downtown, or Silverlake/Echo Park, where vivid exterior colors are commonplace. People in these areas paint their houses in the same wild and crazy colors that they dye their hair!

#5 What’s your favorite Color?

If you are totally stuck and can’t decide, why not pick your favorite color? It is a color you are guaranteed to like and enjoy.

#6 Tip: Work with the natural colors of your house.

Your house has design elements that have color and will not be painted. The Roof is one, but garage doors, brick or stone facades, chimneys, and walls or fences are a few other examples. If there is a strong natural color influence to your house, try to factor that in when choosing your best exterior paint color. It should blend and not clash with the colors that are already there.

#7 Tip: Choose color that match your Architectural Style.

Listen to your house speaking to you. It’s architectural style is hinting to you what color it should be.

Here is the Quick’n’Dirty of how to interpret the color signs, and make you a house whisperer, of Los Angeles 4 main architectural styles: Spanish/Mediterranean, Contemporary/Mid Century, Traditional, and Craftsman.

Spanish/Mediterranean

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Spanish and Mediterranean houses are made of natural materials like clay, stone, and sand (stucco). They are designed for places in climates that are sunny with dry heat. Natural warm earthen tones blend best with Spanish and Mediterranean architectural style.Some of the colors that these homes look best in are: White, Cream, Tan, Brown, Yellow, Orange, Rust.

Spanish and Mediterranean houses always have red tile roofs, and sometimes satillo tile floors, which clashes with the cool colors. That is why you don’t see Spanish houses often in Blue, Grey, Green, Black or Taupe – I don’t think they look very good in these colors. But you be the judge:

Contemporary/Mid Century

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Contemporary houses are almost exclusively white. This plays into their design aesthetic of simplicity and purity of form over ornamentation. Lately, homeowners are experimenting with grey for contemporary homes- I find this new trend refreshing.

The same thing for Contemporary Homes goes for Mid Century. They look Great in White and Grey. Mid Century Houses have very little area to paint because they have so many floor to ceiling glass windows and very low roof lines.

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Case Study House 22, Stahl House

So Mid Century Houses can be painted virtually any color. I personally think they look best in cool colors (Blue, Green, Muave). I’m no fung Shui master, but here is my amateur attempt to explain why. Mid Century homes have strong wind and water elements. The walls of windows are Water. Often Midcentury homes have a pool, which is more water element. Many of these homes were built in the hills, which gives them amazing views of the city and blue sky, which is the element of wind… Or maybe it’s just because I think they look cool!

 

Traditional (Ranch, Cape Cod, Tudor, Colonial, Ranch, Other revival Styles)

Colonial Homes traditionally painted white with green shutters

Traditional Houses can be painted in any warm, cool or neutral color. They tend to have a lot of woodwork and ornamentation, Light or Dark, not highly saturated.

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Palm Trees

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Santa Monica

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Rodeo Beverly Hills

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Echo Park Lake

There is no other tree that is so quintessentially Los Angeles as the Palm Tree.  You can’t turn your head without seeing one. Palm Trees are everywhere- they line the sand at Will Roger State Beach in Santa Monica and the Palisades Park, festoon the entrance of Fox Studios in Century City, run down the boulevards of Rodeo Drive, line the streets of Hancock Park and Los Feliz, surround the lake in Echo Park, occupy “Avenue of the Palms” off Stadium Way in Elysian Park.

Palm Trees have come to symbolize wealth, sunny weather, and a tropical climate.

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Wilshire Blvd 1926

Early settlers moving to Los Angeles were awed by these exotic looking trees that gave Los Angeles the mystic of an urban paradise.

The city planted Tens of Thousands of Palm Trees in the 1920s and 1930s.  They were lauded by the LA Times as being “Magical” and “Plumed Knights”. These are the same Palm Trees we enjoy today. Most palms trees live for 50-100 years so many of the street Palm Trees are reaching the end of their life cycle. As the street palms are dying the city has adopted a policy to replace them with more draught tolerant native trees such as Oaks and Sycamores. Palm Trees don’t provide a lot shade because they don’t have a big canopy.

Palm Tree Shade

I don’t expect our well loved Palm trees to ever disappear. There is an estimated 10 Million trees in the city.  8 Million of those trees are privately held, and the other 2 Million are on public land. Of the cities 2 Million trees about 700,000 of them are streetscape trees. The streetscape trees are a mix of 80-100 different species. Palm trees are one of the most popular species.

The climate in Los Angeles is changing and becoming dry arid, I expect a similar trend for Palm Trees as we are seeing for grass lawns- many palm trees will be replaced with less water intensive tree species but I still expect plenty of them to be around.

As you can probably tell, I have a particular soft spot for the Palm Tree. I love the way they look.

Some people criticize Palm Trees and say that they are genetically more like grass than a tree. When you compare Palm trees with other trees they do seem quite weird.

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Palm trees have no tree rings like other trees do. If you look at a trunk cross section of a Palm, the trunk looks like a Loofah Sponge. It’s trunk is very flexible and resilient to wind. Palm trees can withstand hurricane force gales. Another difference is the Palm Tree’s doesn’t have Bark.  Have you ever noticed Palm trees don’t have any tree limbs? Instead of Leaves or Needles, Palm trees have fronds.

Palm Tree Fronds come in two types: Feather and Fan

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Palm Tree root structures are very fibrous. Removing a Palm tree is the easy part, but removing a Palm Tree stump is a pain! It is not unusual to see Palm Tree stumps just left abandon in the ground because they are so difficult to remove.

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Palm Tree stump on Santa Monica and Gardner

Maintenance:

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Palm Tree fronds knocked down after winds blew in Hancock Park

Palm Tree Fronds die over time- if they are not removed than can become a safety hazard. The fronds are quite heavy, and when they fall from 30 or 40 feet they can cause some serious damage to cars or injury a pedestrian below.

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These 40-50 year old Palms look like they have not been trimmed in 20+ years.

The city of Los Angeles is running its tree trimming service on a shoe string budget. They complete a trimming of all the cities street trees every 15 years. Richer cities like Beverly Hills and Santa Monica do their tree trimming much more frequently. If you as an owner are tired of waiting for the city to come do it, you can hire a tree trimming service on your own and pay for it.

In addition to Palm Fronds, a lot of species of Palm trees create fruit. When the fruit drops it can get gooey and messy.

These tree’s can handle temperatures down to about 30 degrees and weather classification between 9-11. It be surprising that aside from the popular California Fan Palm, all the other palm trees in Los Angeles are not indigenous.

Common Types of Palms

Mexican Fan Palm/California Fan Palm

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California Fan Palms

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Fan Fronds. The California Fan Palm is slightly “beefier” than the Mexican Fan Palm, averaging 2-3 Feet diameter trunk, versus Mexican Fan Palms 1-2 Feet Trunk. The Mexican Fan Palm is the tallest Palm tree, and it can group up to 100 feet tall. One way to easily distinguish Fan Palms is their Basket Thatch Like Bark Pattern.

Canary Island Date Palm

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Feathered Fronds. Bear Orange Fruit. This is my favorite Palm Tree. Canary Island Palm are unique because they have massive trunks, giving them some serious gravitas. Their trunks can sometimes grow to 5 feet in diameter. The Dead Fronds leave a diamond pattern behind in their trunk. This girthy trunk gives the tree a very imposing, rich, and impressive look. Plant nurseries do not like to sell Canary Island Palms because they grow very slowly, averaging only 6 inches each year. Fully grown they reach 60 feet. It takes decades from them to reach their full growth height. To get a replacement tree, they are usually transplanted from another site. Prices for these trees can range from $15,000-$20,000.

Queen Palm

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Feathered Fonds. Queen Palm trunks are fairly skinny, averaging 1 or 2 feet in diameter. Nurseries love to plant and grow these, because Queen Palms grow fast- almost 2 feet a year, and they aren’t very fussy about conditions, they grow well in most settings. They can grow to a height of 40-50 feet tall. They have very smooth grey bark. Loves direct sunlight.

There are over 2,600 different species of Palm Trees located all over the world in equator regions. As you can imagine with so many different species, the gives rise to a great amount of variety between palm species. There are small ground cover and shrub palms, Fruit Tree Palms (Coconut Trees, and Date Palms), and the more familiar ornamental palms which we often see in our landscaping.

Palm Tree Diseases: Fusarium Fungus, Red Palm Weevil,

 

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1230 Horn Ave | Horn Plaza

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Horn Plaza
1230 N Horn Ave
Los Angeles CA 90069

Horn Plaza is a hillside, 7 story, 102 condo development in the Hollywood Hills above the Sunset Strip. Built in 1972, it was converted to condominiums in 1980 by American Capital Corp. There are only a handful of condos in the Hollywood Hills, so this is perfect for a hillside home buyer as an in-between step, or to stay for the long term.

Horn Plaza is on a Hilltop at the end of a cul-de-sac so it is very private and surrounded by mother nature’s artwork. The architecture is futuristic, modern, and quirky. Emblazoned Red glazed tiles on the façade grab your attention. The Views from the rooftop deck and some balconies reveal the city’s twinkly lights as well as it’s perfections and imperfections.

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The 80’s Marketing for Horn Plaza never let an opportunity pass to make cheesy horn puns. One Ad said “Take the Bull, BUY the Horn” (my favorite), another boasted “The Horn of Plenty”. Now I don’t mean to horn in on the puns, but if you want to buy, sell, or lease Horn Plaza- pick up the horn and call me!

Location

Just down Horn is the former location of Tower Records.

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A new Document by Colin Hanks called “All Good Things Pass” talks about the history of the now defunct record store. The only record store left in LA I can think of is Ameoba. There is a Coffee Bean  and Euro Café near Sunset & Horn so you can get yourself a caffeinated reward  for walking all the way down the hill.

Horn Plaza is right off the Sunset Strip- each year there is the Sunset Strip music festival, and you have music venues- Whiskey-A-Go-Go, The Roxy, and Viper Room. Down the Road on San Vicente is the London Hotel with its amazing Rooftop Lounge.

Go the other direction and Sunset Plaza shopping center and outdoor café’s are five minutes away.

Real Estate

Horn Plaza is a big complex. It has a complicated network of Elevators and Corridors so it takes a little while to learn your way around. I’ve gotten lost at least once or twice looking for the pool. The Condos are all moderately sized and a mix of (58) 1BR ranging in size from 800 -1,000 sqft and (44) 2BR ranging in size from 1,000-1,300 sqft. The 1Br go for between $400,000 and $500,000 and the 2brs are selling between $600,000 and $700,000.

Floorplans are all single level. Most Condos have a small balcony. No Formal Entry, walk straight into the living room. Living Rooms and Dinning Room are open concept. The Living room has a gas fireplace. The dining Room comfortably seats 4 and has a trayed ceiling, which is a great place to hang a chandelier. You are allowed to have in Unit Laundry, and most owners have added them in the unit, otherwise there are community laundry rooms. There is a ton of closet space in the bedrooms which is a big plus. Masterbedrooms have a walk in closet. Galley style kitchens with Electric Ranges.

Turnover Ratio?  5%

Appreciation: 4%

Record Sale: $785,000 7/13/2006

Amenities

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-Heated Pool and Spa. The Pool gets shade because it faces North.

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-Rec Room equipped with: Pool Table, Ping Pong Table, and TV.

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-Rooftop Deck

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-Lobby (Onsite manager M-F 8:00 am-7:00 pm)

-Dog Run

Parking and Laundry

Horn Plaza has excellent guest parking. 12 Guest spots! 1 Bedrooms get 1 deeded parking space, 2 bedrooms get 2 parking spaces. Parking Spaces are a mix of side by side and tandem.

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There are community Laundry Rooms however Horn Plaza allows owners to install Laundry in unit. Most condos have been upgraded to have in unit Laundry. Many owners put a stacked washer dryer in the bathroom.

Home Owners Association

Front Desk (310)659-2570

HOA dues Monthly Cost? $500- $600/mo.

HOA dues cover? Water, Trash, Basic Cable, Staff, Building Maintenance, Building Insurance, Reserves

Owner Pays? Electricity, Internet, Condo Insurance

any special assessments?

Pet Policy?

Rental Policy? No Restrictions

EQ Insurance?  NO

Building Reserves?

Special move in instructions?

Can you have BBQ on balcony? Yes

Management company?

 

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1131 Alta Loma Rd | Park Wellington

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Park Wellington
1131 Alta Loma Rd
Los Angeles CA 90069

Park Wellington is a 5 story, 162 condo, tropical resort feeling, low rise condominium complex in West Hollywood. Built in 1972- it was originally an apartment building. The building went into foreclosure in 1975, and Newport Beach based Developer “The Troy Investment Fund” bought it out of receivership for $3M. Troy held 1131 Alta Loma for 10 years continuing to operate it as an apartment building until 1985, when they converted it into condominiums.

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To raise the appeal to buyers Troy hired famous Los Angeles modern commercial architect William L Pereira to redesign the building for sale. William Pereira oversaw his team of associates: Steven Jellison, Diane Hussey, Chuck Grein, and David Pillman. The total cost of the renovations was $11M. They wanted to “create a light tropical feeling”, and added the glass pavilions in the entry, aluminum railings, remade the lobby into a grand two story entrance with imported marble and brass stair case, added crown molding in the hallways, stone pavers the driveway, planted Queen Palms and lush landscaping, and waterfalls.

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Queen Palms in Park Wellington Courtyard

 This building has a very Hawaiian Resort vibe to it.

The Building was marketed to Busy Professionals. In one add the developer stated “Park Wellington residents represent the West Los Angeles Professional Elite: attorneys, architects, screen writers, restauranteurs, and entrepreneurs.” These elite professionals led stressful lives. They probably appreciated Park Wellington’s numerous amenities that provided them with a place to recreate, unwind, and relax.  People still need a place where they can unplug, maybe more now than ever.

Location

The Neighborhood is very Quiet and Safe. Park Wellington has a 24 hour security guard on site, controlled access, and security camera’s. It has a pretty convenient location just 10 Minutes from Beverly Hills, 20 Minutes to West Wood and Century City, 10 Minutes to Downtown Hollywood, and Park Wellington is a lot more affordable than Beverly Hills prices!

Shopping and Café’s on Sunset Plaza are just five minutes away. Rodeo Drive is 10 minutes. Looking to catch a game? Check out Barney’s Beanery- it’s one of the oldest places in all West Hollywood.

Real Estate

All of the condos are single level except for 6 townhouses. The Townhouses are number in the 600’s (601, 602, 603,604,605,606) and sell for $1M right now.

The majority of the condos are 1BR. Out of 162 condos, (105) are 1BR condos range from 700 sqft -750 sqft and (50) are 1 Bedroom Plus Den and 2 Bedrooms ranging from 900 sqft – 1,100 sqft. All of the condos have at least 1 ½ bathrooms. The front doors are 8 foot high double doors. Condos have 9 ft high ceilings and floor to ceiling sliding glass doors that lead to 100-200 sqft Balconies. Many of the 1 Bedroom plus dens have been converted to 2 Bedrooms by their owners. Kitchens have Electric Stoves.

 Prices for 1BR and 2BR is $500,000- $800,000

Turnover Ratio?  5%

 Record Sale? $1,020,000 8/17/2016

Appreciation: 4%

Amenities

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Salt Water Pool w/ 7ft deepend and Spa (hours 7am -11pm)

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Full Fitness Center

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North/South Lighted Tennis Court

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Lobby- 24/Security and Front Desk

Parking & Laundry

Two Levels of Parking. Deeded Parking Spaces. No Valet. 1 Bedroom Condos have 1 Parking Space. 1 Bedroom plus Den and 2 Bedrooms have two Parking Spaces. There is plenty of guest parking. If you need another parking space the Home Owners Association has additional space available for lease.

 washer and dryer in unit

Home Owners Association

 Front Desk #???

No Sunday Public Open Houses allowed. Tuesdays Brokers Caravan is OK. Private Showings can be arranged anytime.

HOA dues Monthly Cost? $500 -$750/mo.

HOA dues cover? Water, Basic Cable, Staff, Building Maintenance, Building Insurance, Reserves

Owner Pays For? Electricity, (No Gas), Internet, Condo Insurance

any special assessments? No

Pet Policy? Pet allowed but there is a 25 pound weight limit.

Rental Policy? No Restrictions

EQ Insurance? No

Building Reserves?

Special move in instructions?

Can you have BBQ on balcony?

Management company?

 

 

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1134 Alta Loma Rd | Alta Loma West

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Alta Loma West
1134 Alta Loma
West Hollywood CA 90069

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Alta Loma West is a Low-rise condominium building with Pool in West Hollywood. Built in 1972, the building was originally an apartment complex before being converted to condos by Southmark Communities Inc in 1984. There are 47 condos on 3 stories. The building is a courtyard style building with condos on the inside facing the pool area and condos on the outside either facing the street or rear of building.

Alta Loma West is one of several condo buildings on Alta Loma Rd. To the South is Luxury Highrise Empire West, and across the street is Park Wellington.

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Alta Loma West 1984

Alta Loma West is a low-key building. The HOA has reinvested some money back into the building, spending a modest amount on the lobby and doing a re-piping in 2009. I found a picture of the building when it opened and it looks pretty the same since then. HOA dues are very low at $400/mo. Owners in the building have prioritized keeping the HOA dues affordable. Owners prefer to save that money or put it into the inside of their condo’s by remodeling. Yes, the building Hallways are a bit drab, and the elevator will need to be replaced, but all and all, Alta Loma West offers an outstanding location for an affordable price.

Location

Alta Loma is a dead end street, so there is not any through traffic. It is a night and day difference from La Cienega Blvd just one street over. It’s quiet, but the Sunset Marquis Hotel just north provides some activity. You never know who you will see getting picked up or dropped off.

The Weho Bistro is walking distance, and so is CVS pharmacy, both located at the corner of La Cienega and Holloway.  Down the Street is Dialog Cafe, which is a great spot for a latte or a breakfast sandwich. Up on Sunset is Equinox. And the most primo thing is you are sandwiched between Sunset Blvd and Santa Monica Blvd, so you have plenty of restaurants, shopping, and entertainment within minutes.

Real Estate

All of the condos are single story. The building has a mix of 1BR and 2BR condos. There are (12) 1 BR condos that are 750 sqft and (35) 2 BR condos that are between 1,000 and 1,1000 sqft. Most of the Condos have 50 sqft balconies.  Living Rooms have a wood burning fireplace.

Prices Range from $500,000 – $600,000

Record Sale $699,000 4-5-2007

Turnover Ratio?  10%

Appreciation? 4%

Amenities

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-Pool and Spa (Hours 9:00 am to 10:00 pm)

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-Gym

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-Lobby

-Extra Storage in Parking Garage

Parking & Laundry

There is a Single Level Gated Parking Garage. 1 Br’s get one parking space, 2 Br’s get 2 parking spaces. All Parking Spaces are Side by Side. There is extra storage in the parking garage.

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Laundry is not allowed in unit. Each Floor has a community laundry room that has two washers and two dryers.

Home Owners Association

HOA dues Monthly Cost? $400/mo.

HOA dues cover? Water, Gas (for Fireplace), EQ Insurance, Building Insurance, Basic Cable TV, Maintenance, and Reserves

Owner Pays? Electric, Gas, Internet

Any special assessments?

Pet Policy?

Rental Policy? No Restrictions

EQ Insurance? Yes

Building Reserves?

Can you have BBQ on balcony?

Management company?

Ross Morgan
8
18-907-6622
15315 Magnolia Blvd #212
Sherman Oaks CA 91403 

FHA Approved?

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7250 Franklin Ave | Franklin Towers

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Franklin Towers
7250 Franklin Ave
Los Angeles CA 90028

Franklin Towers is a 14 story mid-century luxury high-rise in Hollywood. Developed by Jack Bendat in 1964, at a cost of $8M, the high-rise was originally luxury apartment rentals. Architects Bart Bosworth and Shelby Taylor designed the exterior (Shelby Taylor also designed 818 Doheny), and was built by Crown Construction Co (who also built Empire West in West Hollywood and Crown Towers in the Wilshire Corridor about the same time).

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The Apartment building was called Franklin West, and it offered some pretty extravagant amenities, an onsite barber and beauty shop, a putting green, 24 hour maid service, and a Two-Story Oriental Tea House (still standing today, located by pool, converted to conference room) and parking for 400 cars.

In 1990 Axiom Development converted the apartments to condominiums and renamed the building Franklin Towers. There are 190 condos in Franklin Towers, ranging from Studios to Two Bedrooms and Penthouses. There are 16 different floor plans, so there is a lot of flexibility and choices.

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Like many full service luxury high-rises, Franklin Towers offers a cosmopolitan lifestyle, where you feel like you are a movie star, or you might actually be a movie star, this building is a favorite for actors as well as busy young professionals.

Franklin Towers is a grand and classy building and anything but ordinary. It reaches 340 ft tall and has a unique crescent Shape. Franklin Tower offers residents excellent amenities and a convenient location.

Location

See and be seen on Hollywood Boulevard, where the famous Walk of Fame, Chinese Theater, Hollywood & Highland Shopping complex are located. Head out for the night and you never know who you’ll meet! Some of Los Angeles best night clubs are on Hollywood: Roosevelt Hotel Pool, Supperclub, Playhouse, Ohm, Sound, Ora– are all within walking distance so you can save on an Uber. Or try hitting up the invitation only Magic Castle, just a block away. Yamashiro restaurant is another local legend. There is a 600-year-old imported pagoda and gardens can also be found there – your Instagram photos with it will make all your friends jealous.

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 If you love hiking, one of Los Angeles most popular hikes is right down the street. Runyon Canyon is a local favorite, and not just for humans, dogs love Runyon too! If you’re feeling adventurous take on the killer wooden stairs route. The work is worth it – the view from the top of Runyon is breathtaking.

Real Estate

Franklin Towers condos are all single level.  There are 16 different Floorplans in two separate towers.

(21) Studios, (63) One Bedrooms (21) One Bedroom + Den (66) Two Bedrooms, and (18) Penthouses.

Each tower has its own elevator. The Front Desk has control of the elevators and can call either elevator for visitors.

 Price Ranges

Studios 300K-400K

1 BR      500K-600K

2 BR      700K-800K

PH          1M-1.2M

 

Turnover Ratio?  6.5%

Record Sale? $1,2450,000

Appreciation? 4.3%

 

Condos have 9 Foot ceilings, so they feel roomier then their square feet suggest. Every condo has a gracious sized balcony, and some have two. The biggest balconies can add 100sqft to 150sqft of outdoor space to condos and provide some amazing views. There are floor to ceiling sliding glass doors that open to each balcony.

A lot of Franklin Towers floorplans have a darling breakfast nook. Be creative with this area! A small round table and two chairs is all you need for having a morning coffee or dinner for one, whereas the large combined dining room and living room is great when entertaining guests.

Every Bedroom has a window. Originally the development had wet bars in ever condo but many owners over the years have removed them.

One big plus is that Franklin Towers condos have excellent closet space. Many of the 1Br and 2Br floorplans have a nice size walk-in closet. And all condos have more than one closet which helps keep your condo clean and uncluttered and a place to hang your wardrobe. Central Heat and Air

Amenities

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-Pool (heated, gets good light, hours 7:00 am – 11:00 pm)

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-Valet (7:00 am – 2:00 am daily)

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-Front Desk 24 hours

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-Lobby

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-rooftop gym/rooftop deck 360 degree views

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-Conference room, former tea-house

Parking & Laundry

Parking is Assigned by Management in Subterranean Garage. Guest Parking? Valet 24 hrs?

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Laundry Room on each floor

Laundry: Washer & Ventless dryer may be installed in  each condo, but not every condo has been upgraded to have in unit laundry. There is a laundry room on each floor that has a stacked Washer and Dryer that takes credit cards and another Laundry Room area in the garage.

Home Owners Association

Website: www.franklintowers.com/home.html

Front Desk Phone: 323.876.6000

HOA dues Monthly Cost? 600/mo. -700/mo.

HOA dues cover? Water, Trash, Staff, Building Insurance, Maintenance, Reserves

Owner Pays for? Electricity (no Gas), Cable, Internet, Condo Insurance

Any special assessments? Yes – Additional HOA assessment of $120 a month for fire safety/common area rehab assessments (36 months left).

Pet Policy? 2 pets not to exceed total 50 lbs

Rental Policy?

EQ Insurance? No

Building Reserves?

Special move in instructions?

Can you have BBQ on balcony? Yes

Management company?

Ross Morgan & Company, Inc.
15315 Magnolia Blvd. Suite 212
Sherman Oaks, CA 91403

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