ROOF HEALTH: Winter weather can be harsh on roof systems. Making sure the roof drainage system is in good shape now will help minimize problems in a winter storm and prevent leaks.

In most cases, metal or plastic gutters are hung along the eave of the roof and carry the water to downspouts, which discharge the water at ground level. The downspouts must be large enough to handle all the water collected by the gutters in a reasonable time period. At least one downspout is usually needed for each 25-30 feet of gutter length.

Gutters must be sloped toward the downspouts for proper flow. The downspouts should be piped away from the house foundation to prevent water accumulation and eventual seepage into the foundation. If underground lines are present, be certain to keep them unclogged and flowing. Gutters and downspouts also help reduce erosion along the foundation and protect steps and walkways from unwanted water (and ice) buildup.

Regular cleaning of gutters and downspouts, especially after the fall, is essential. A major cause of roof drainage failure is blockage due to leaves, twigs and sediment buildup. Also, coating of gutter interiors and sealing of seams may be needed in some cases to prolong their useful life and prevent leakage.

Remember, these tips are only general guidelines. Since each situation is different, contact a professional if you have questions about a specific issue.

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STATISTICS: The Durango Area Association of Realtors just completed its statistics for the 3rd quarter of 2007.

The total number of residential home sales for In-Town Durango increased slightly by 1%
compared to the same period in 2006, while In-Town Bayfield saw a decrease in units sold of 20%.

Average days on market for In-Town Durango increased by 1% to 133 days as compared to the
same period in 2006 and In-Town Bayfield decreased 17% to 115 days.

The condo/town home market experienced a 30% decrease in the number of units sold in both the Durango and Resort markets over the same period last year. The median price decreased for Durango units to $230,000 with average days on market of 90 days down from 239 same quarter last year.

The Resort market experienced a 30% decrease in the median price to $177,750 with
average days on market increase of 85% to 283 days.

The median price for a La Plata County country home stayed consistent at $379,450 in comparison to the previous quarter. This is an increase of 11% from the same period in 2006. The number of units sold is down slightly while total volume increased 3%.

While our market has slowed, it is important to note that only the condominium market has experienced a draw-back in prices; understandable due to the rapid price appreciation over the last two years and the number of units available.

Compared to the major real estate markets across the country our little piece of the world 1s doing quiet well.

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2008 BUDGET: Here is a summary of major capital improvement projects included in the city of Durango's 200 budget:

Streets and associated improvements - $1,507,500 for alley repaving, road construction, walk ramps, etc.

Parks and Recreation Department - $6,642,800 for parks, open space and trails and greenway acquisition.

Facility and system improvements - $1,003,00 for radio and computer upgrades for the police department, for the City Hall heating, air-conditioning upgrade and for the affordable housing fund.

Water and sewer systems - $2,116,750

Parking improvements - $1,653,750 for paving, vehicle washer, bus-stop shelters and signs.

Airport - $283,000 to replace the terminal's roof, to renovate the restrooms and to build an employee parking lot.

Total for Capital Improvements Program = $13,216.800

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WATER STANDARDS: Strict, new water standards approved by the La Plata County commissioners aim to curtail growth where the water supply is inadequate but make a concession to very small subdivisions by permitting them to rely on water being trucked in.

The standards apply only to new developments; existing subdivisions are not affected. Only two lot subdivisions, or in some cases, agricultural lands being subdivided into three lots, can rely on trucked in water. Land owners must prove no well water in available and sign a waiver saying La Plata Count cannot be held responsible in the case that they cannot find a water supplier.

The standards require subdivisions with five or more lots to do a comprehensive groundwater study, which can cost between $25,000 and $30,000. The amount of water required for each household would still be 350 gallons a day, but the new standards would allow developers to use a lower estimate if the could prove it was adequate.

The rules now become part of the county's new land-use code.

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WATER: Southwestern Water Conservation District board members have approved a $100,000 grant to further a long standing project to bring drinking water to the Dryside, as southwestern La Plata County is known.

The grant, which was approved Monday, will pay for the pursuit of permits, environmental studies and money to build the backbone of a potable water system.

The La Plata West Water Co. has been supported by small grants for several years while it looked for ways to give residents of southwest La Plata County a reliable source of water. Many southwest county residents now must truck water from a spring in Marvel or rely on a well.

The cost of the backbone of the system, engineering and construction of an intake structure, water treatment plant and a trunk line to carry Animas La Plata Project (A-LP) water to the New Mexico line is estimated at $49 million.

The Animas-La Plata Project is a negotiated settlement of Indian water rights claims. The Upper La Plata Water Conservancy District and others are entitled to water from the project. The La Plata Water Conservancy District owns 700 acre feet of A-LP water, which has been made available to La Plata West for nontribal water users. The city of Durango is purchasing 1,900 acre feet of water from A-LP.

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IGNACIO: Ignacio is experiencing a period of economic growth unlike anything in recent memory. Revenue from local sales tax soared 26 percent from 1995 to 2005 and property tax revenue rose 26 percent as well. A variety of new businesses have opened their doors on Ignacio's main Goddard Avenue, and others are expanding. Several factors are contributing to the upturn.

First there was the natural gas boom. Gas well pads form a patchwork on the lands surrounding the town. Much of that land is owned by the Southern Ute Indian tribe. Thanks to high gas prices and wise investments, the tribe has seen its worth mushroom to about $4 billion. It is said the tribe controls the distribution of about 1 percent of the nation's natural gas supply. Much of the traffic generated by this production funnels through Ignacio. Many workers stop for lunch and take advantage of other services in the town.

Also boosting traffic is construction of the new Sky Ute Casino Resort just north of the town. The new resort, schedules for completion in December 2008, is expected to provide between 400 and 600 jobs.

Another draw was Ignacio Bike Week, which filled the void left by the storied Iron Horse Motorcycle Rally and brought about 20,000 people to town this last Labor Day weekend.

One thing Ignacio doesn't have is the sky-high prices for property that Durango has. We have numerous 35 acres parcels on the market beginning at $140,000. Try to find that in the Durango marketplace.

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DIVERSE DURANGO: This past weekend the Durango Cowboy Gathering filled the Diamond Circle Theater and the Abby Theater with cowboy poetry and songs. Highlighting the event was a motorless parade and a Horse Exposition. Cowboys and cowgirls were everywhere.

At the same time, Saturday night Durango went Mo-Town. The Community Concert Hall played host to the Coasters, Marvelettes and, best of all, the Platters. This talent packed show presented most of each group's number 1's, including "The Great Pretender", "Smoke Gets In Your Eyes" and "Twilight Time."

Western swing, campfire music and Mo-Town - only in Durango! If you're not living here - we can help.

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Does lowering the thermostat at night mean that it takes more energy to reheat the house each morning?

According to the La Plata Electric Association, it is a myth that it takes as much energy to reheat a house in the morning as was saved during the temperature setback period overnight. The amount of heat a house loses through its walls, ceilings and floors is directly proportional to the difference between the indoor and the outdoor temperatures. Air leakage into and out of your house also increases with larger temperature differences.

When the indoor temperature is set lower, the indoor to outdoor temperature difference is smaller, so less heat is lost from your house. If less heat is lost, your furnace has to use less electricity to create the heat to replace it. The amount of heat used to reheat the house, therefore, is less than the amount saved over the temperature setback period.

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ECONOMY: Deborah Walker, Associate Professsor of Economics and co-director of the Office of Economic Analysis and Business Research at Fort Lewis College, says our local economy continues to look good despite what we hear from some economists regarding the national credit crunch caused by problems in the mortgage lending market.

Even thought we might eventually feel some of the fall out, as of now most local indicators are still positive. We are lucky to live in a fairly diverse seconomy and do not have to rely on one sector to keep jobs and income growing.

In looking at the local labor market, for example, the average number of people in the labor force in the second quarter of 2006 in La Plata County was 91,627. In 2007 the average increased to 93,800. The number of people in the county who want jobs is growing and our economy is accommodating them with new jobs. Most business people we talk to are looking for people to work.

The average unemployment rate in the second quarter of 2006 was 3.4 percent. In 2007 the rate was down to 2.6 percent.

The trend in Tourism is upward with with more passengers using the Durango-LaPlata County Airport and an increase in riders on The Durango & Silverton Narrow Gauge Railroad.
Agriculture dollars, an important sector in our economy, increased 16 percent in second quarter of 207 over the same period in 2006.

Median home prices increased 3.9 percent in Durango, 30.8 percent in Bayfield and 34.5 percent at the resort areas. The number of sales has slowed but values remain strong.

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OPEN SPACE: The dedication of a portion of Durango's sales tax to preserve open space was cited as a bright spot in the 2007 Colorado Conservation Trust report on land conservation statewide.

In 2006, Colorado land trusts and local government programs placed 167,500 acres of farm, ranches, wildlife habitat and scenic areas out of reach of development, according to the Trust's report. The total acreage protected statewide to date stands at 1,950, 693 acres, 2.9 percent of the state's total land mass.

In 2005, Durango voters approved a half-cent sales tax increase with the stipulation that half of the increase was to be used for capital projects (such as the new library) and the other half be spent on open space, parks and trails. Durango's land preservation program contributes to making Colorado a national leader in land conservation.

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REFINANCE: If you're struggling with a mortgage that has become hard to pay, due perhaps to an adjustable rate that adjusted itself upward more that you expected, you may want to refinance into a different, more stable loan. After all, interest rates are still on the low side, historically speaking. You may want to consider refinancing just because current rates are lower than what you're paying.

Refinancing involves taking out a new mortgage on your home; usually at a lower interest rate, decreasing the amount of your monthly payment. If you can get a new loan at a rate 1 or 1/2 of a percentage point lower than your current mortgage you can reap sizable interest savings over 15 to 30 years.

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SOLAR: For the seventh consecutive year, energy efficient homes in La Plata County will be open to the public through a self-guided tour. Each year the La Plata County Solar Tour offers innovative homes that feature passive solar design, active solar hot water and photovoltaic arrays for independent and grid tied systems. Homes selected for the tour also offer a variety of energy efficient building, lighting and appliance choices.

This local educational opportunity is sponsored by the National Solar Tour, an annual event held in communities across the county on the first Saturday of October., National Energy Awareness month and throughout the autumn months. Home and building owners demonstrate solar and other installed renewable energy and energy efficient features. Tour guests learn how they can reduce energy demand through energy efficiency and how to supply energy from clean renewable energy sources.

For more information on national solar tours and activities please visit the American Energy Solar Energy Society at http://www.ases.org/

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THE IRON HORSE INN: Owners of the Iron Horse Inn have received preliminary approval to demolish the 157 unit motel and build 203 condominiums and townhomes in a new development to be called North Animas Village. Long considered by locals to be the northern boundary of Durango it will be sad to see it go. The Iron Horse was the first place we stayed when Mary and I were considering a move to Durango 17 years ago.

The plans for North Animas Village include a unique approach to the affordable housing crisis in Durango. The developer has introduced the idea of a Transfer Fee Covenants as part of the preliminary application that was approved by the Citry Council.

The covenant would require developers , and later homeowners reselling the properties, to give 1 percent of the sale price of a home to the La PLata County Regional Housing Authority to go toward the agency's land-trust and down payment assistance programs. It will be interesting to follow this innovative concept as it develops.

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WATER: The public packed a hearing Tuesday on a plan that would pipe drinkable water to a 400 square mill area where many residents rely on wells or trucked-in water.

The proposal which voters would have to approve, is to create the La Plata Archuleta Water District. Residents of the district would pay a special tax to fund the construction of water treatment facilities and pipelines that would supply dependable water to rural southeast La Plata County. The project, at an estimated cost of $85 million, also would cover a corner of southwest Archuleta County.

Inclusion in the district would be voluntary. So far almost 670 residents have asked to be excluded.

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CONDOS: The Durango City Council voted 4 - 1 Tuesday to approve the preliminary plan for North Animas Village, which would replace the existing Iron Horse Inn with 203 residential condominiums.

The council approved the preliminary plan with the condition that developers I.H. Management negotiate with the city and the Regional Housing Authority to provide money for affordable housing by charging developers and future sellers a percentage of each unit's sale price. The developer's attorney estimated that the transfer fees would raise $300,000 in the initial construction phase and as much as $1 million in the future from the resale of units. Of course, the actual amount of revenue raised would depend on market conditions.

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HILLSIDE/RIDGELINE: Durango city planners are working out the kinks in an interim ordinance aimed at protecting the city's hillsides from future development.

A hillside and ridgeline ordinance was one of the first goals of a new Council that changed dramatically in April's election. The council expressed concern about the growing number of residential and commercial projects being built on higher ground throughout the city which critics say negatively affect Durango's scenic beauty.

The interim hillside ordinance prohibits new construction on slopes of 30 percent or greater and addresses sightlines for structures built at the top of a slope. For existing lots on slopes between 20 and 30 percent that are not yet developed, the ordinance does not prohibit development, but it does require a separate review by city planning staff before construction can begin.

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MEDIAN DURANGO HOME PRICES

1995: $145,000

1996: $160,000

1997: $150,000

1998: $163,500

1999: $170,438

2000: $199,250

2001: $230,000

2002: $252,000

2003: $275,503

2004: $300,000

2005: $357,700

2006: $422,982

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DURANGO: We just returned from a brief holiday to Orange County, CA (Newport Beach to be exact.) Newport Beach is a beautiful area but the exact opposite of Durango. Money and wealth were on display.

For example, automobile dealerships noted were Mercedes, BMW, Porsche, Ferrari and Bentley; no Ford or General Motors. The vehicle of choice, hands down, is Mercedes or BMW. Every vehicle was sparkling clean. We now refer to Newport Beach as "the land of the spotless automobile."

The median price of housing in Orange County is $653,000; twice that of La Plata County.

People were everywhere; thousands and thousands of people. They were not unfriendly but certainly were not as open and down to earth friendly as Durango. Perhaps that is a result of living shoulder to shoulder and being crowded together.

A tour of the Balboa Island harbour was an eye-opener. Huge yachts and sailboats lined the docks. More than just a few were obviously in the million dollar plus category.

We returned even more appreciative of our Durango lifestyle. Pickups with dogs in the back, friendly people in blue jeans, and most of all the beautiful green and majestic mountains.

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WELL MAINENTANCE: When a well-water supply system has been running flawlessly, there is a tendency for homeowners to forget that just like any other mechanical equipment in the house, the well equipment needs periodic maintenance and replacement. A lack of maintenance can lead to a sudden loss of the water supply -- one thing a homeowner certainly does not want to have to live without for even a short period of time. But with regular preventive maintenance, maximum reliability can be achieved. Prompt attention to changing conditions is important. If unusual noises or irregular flow conditions occur, it is best to have the system checked out as soon as possible. The effort to perform maintenance or servicing will vary with the type equipment involved. Many private water supply systems now use a submersible pump located at the bottom of the well. If problems with this type pump are encountered the pump may have to be pulled up from the base of the well. However, these units are durable and under normal circumstances can operate trouble-free for relatively long periods of time.

Others pumps are located above the well (typically in a well house or utility area). These pumps can be heard when they operate and may require more maintenance than a submersible pump; however, they are usually readily accessible if repairs are needed. Regardless of the type pump, water is usually pumped into a tank for water storage and pressurization purposes. The water in the tank ensures a small volume of water is always on hand so that the pump does not have to turn on each time a faucet is opened. The pressure of the water flow throughout the water distribution system is controlled by an automatic switch located at the storage tank. These storage tanks are designed to contain water as well as some air to help regulate the water pressure. Since water cannot be compressed, the compressible air provides a cushion to help regulate the water pressure for distribution throughout the house. Without this water storage capacity and air cushion, the pump would turn on and off on a regular basis, causing extra wear, while providing water at widely fluctuating pressures. In old tanks, over time, the air can be absorbed in the water, allowing the tank to become waterlogged. If the pump short-cycles on and off, the tank may simply need some air. Draining water from this type tank will recharge the tank with air. New tanks contain a membrane or bag to keep the water separate from the air. These are referred to as captive air or bladder tanks. Other tanks have a rubber diaphragm (wafer) that floats on the water while acting as a barrier between the water and tank. Both these type tanks usually have valve stems similar to the ones found on automobile’s tires that can be used to regulate the pressure. Occasionally, these membranes rupture and must be replaced but otherwise they provide for more uniform operation than the basic tank. Even if your well system appears to be operating properly, it would be prudent to have it checked and serviced by a qualified serviceperson every few years. The well water should also be tested periodically to ensure suitable water quality conditions are maintained.*

*HMA Franchise Systems, Inc.

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LAND USE CODE: After 5 long years of work, debate, praise and complaints county commissioners have approved a sweeping revisison to the county's land use code that seeks to clarify rules for development as our area confronts a period of unprecedented growth.

The document is 444 pages and codifies maps that divide the county into 10 districts and establishes zoned use for eight of those districts.

Proponents of the code praise it for eliminating months of uncertainty from the permitting process of home builders and for striving to preserve the area's natural beauty. They have point.

Critics say it represents an unwarranted intrusion on the rights of private property owners and fails to live up to its goal of simplifying and clarifying the process. At 444 pages - they also have a point.

The new code is effective January 7, 2008. It will be interesting to watch and participate in the process.

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