Author: Kathleen Driscoll

Hello I’m Kathleen Driscoll Broker Owner of Driscoll Realty LLC in Downtown Hamilton, Mt. I have been in Real Estate and Mortgage banking for 30 plus years, I traveled as a military wife for over 20 years, which has given me a great insight into the buying and selling of homes. I'm a 4th generation Montana native, having been raised here in the Hamilton area. I served as a past Ravalli County Commissioner. I dealt with land use, Roads, Bridges, Wells, Septic’s along with Subdivision laws and requirements. Adding to my expertise.

If you want someone who can walk you through the process or buying or selling a home I have a great background & knowledge. Plus I just love people and places to explore. Let me know how I can help you feel more comfortable in finding that home or investment property you've been looking for. The process can be challenging, so let me help make easier for you.

Can’t Top That! Tree Topping in HOAs

Written by on Tuesday, 29 September

Homeowner associations often deal with tree issues in the form of view blocking or overcrowding as they age and grow. Tree topping is sometimes used to address the view issue. But tree topping is perhaps the most harmful tree pruning practice known. Yet despite years of explaining its harmful effects, it remains a common practice. While the object is to reduce size or improve view, there are alternatives that achieve the same goals while protecting the health of the tree.

Topping is the indiscriminate cutting back of tree branches. Other names for topping include “heading,” “tipping,” “hat-racking,” and “rounding over.” Topping often removes 50-100% of the leaf-bearing crown of a tree. Since the leaves are the “food factory” of a tree, removing large sections can starve a tree. The severity of the pruning triggers a survival mechanism. The tree activates latent buds, forcing the rapid growth of multiple shoots below each cut. The tree needs to put out a new crop of leaves as soon as possible. If a tree does not have the stored energy reserves to do this, it will be seriously weakened and may die.

A stressed tree is more vulnerable to insect and disease infestations. Large, open pruning wounds expose the sapwood and heartwood to attack. The tree may lack sufficient energy to chemically “defend” the wounds against invasion. Some insects are actually attracted to stressed trees by chemical signals.

Topping Can Lead to Sunburn. Branches within a tree’s crown produce thousands of leaves to absorb sunlight. When the leaves are removed, the remaining branches and trunk are suddenly exposed to high levels of light and heat. The result may be sunburn of the tissues beneath the bark. This can lead to cankers, bark splitting and death of some branches.

Topping Creates Hazards. The survival mechanism that causes a tree to produce multiple shoots below each topping cut comes at great expense to the tree. These shoots develop from buds near the surface of the old branches. Unlike normal branches that develop in a “socket” of overlapping wood tissues, these new shoots are only anchored in the outermost layers of the parent branches. The new shoots grow very quickly, as much as 20 feet in one year, in some species. Unfortunately, the shoots are very prone to breaking, especially during windy conditions.

Topping Makes Trees Ugly. The natural branching structure of a tree is a biological wonder. Trees form a variety of shapes and growth habits, all with the same goal of presenting their leaves to the sun. Topping removes the ends of the branches, often leaving ugly stubs. Topping destroys the natural form of a tree. Without the leaves (up to six months of the year in temperate climates) a topped tree appears disfigured and mutilated. With the leaves, it is a dense ball of foliage, lacking its simple grace. A tree that has been topped can never regain its natural form.

Topping is Expensive. The cost of topping a tree is not limited to what the perpetrator is paid. If the tree survives, it will require pruning again within a few years. It will either need to be reduced again, or storm damage will have to be cleaned up. If the tree dies it will have to be removed.

Alternatives to Topping. There are times when a tree must be reduced in height or spread. Providing clearance for utility lines is an example. There are recommended techniques for doing this. If practical, branches should be removed back to their point of origin. If a branch must be shortened, it should be cut back to a lateral that is large enough to assume the terminal role. A rule of thumb for this is to cut back to a lateral that is at least 1/3 the diameter of the limb being removed. This method of branch reduction helps to preserve the natural form of the tree. Sometimes the best solution is to remove the tree and replace it with a species that is more appropriate for the site.

If pruning involves working above the ground, or using power equipment, it is best to hire a professional arborist. An arborist can determine what type of pruning is necessary to improve the health, appearance and safety of your trees. A professional arborist can provide the services of a trained crew, with all of the required safety equipment and liability insurance.

A couple of closing caveats. Avoid using any tree company that advertises topping as a service provided. Hire only a trained arborist. Arborists know that topping is not an accepted practice. Pruning work should be accomplished by free climbing, ladders or lift equipment. Climbing spikes can damage trees, and their use should be limited to trees that are being removed. And never, never, never top your trees.

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Fall Home Maintenance Checklist

Written by Leaf Filter September 28,

With autumn here it is time to get your house in shape for the cooler months ahead. Fall is a great time to take care of the little things that can make a big difference for you and your home. Getting ready for colder weather means checking, repairing, and prepping your home to withstand the upcoming rain, wind, and snow.

Here are some helpful tips that every homeowner should do before hibernating this winter.

1. Stow Your Mower

With the cooler months ahead, it’s time to start thinking about how you are going to stow your lawn mower. Before saying goodbye to your lawn mower for the winter season, there are a few things you should consider. First, it will be a good idea to sharpen the blade of your lawn mower to ensure that it is in tip-top shape for the spring. You’ll also want to empty your gas tank before putting your lawn mower to rest. Taking simple steps like these before putting your lawn mower into storage will help increase the longevity of your equipment.

2. Perform an energy audit

Performing an energy audit is really important because it will tell you where heat is escaping, so you can correct the problem and save money on utilities. If you are doing an energy audit yourself, first make a list of all air leaks in your home by seeing where there are drafts. You can learn how to detect air leaks by following these simple steps. Seal the air leaks that you have identified by applying caulk or weatherstripping. Potential energy savings by detecting and fixing drafts can range from 5% to 30% and will make your home much more comfortable.

3. Replace Your Storm Windows

Before it gets too cold, replace your screen windows and doors with energy-efficient storm windows. Consider a proper storage space for your screen windows so they do not get damaged over the winter months. You’ll want to give them a good cleaning, along with your storm windows, so that they are ready for the upcoming colder months!

4. Check your Furnace

Home heating systems that aren’t properly maintained may be less than 50 percent efficient. A dirty filter will increase your heating costs and reduce the life of your equipment. For these reasons, it is important to check your filter once a month and replace or clean if necessary. Have a professional take a look and perform any adjustments to your furnace during this time if needed.

5. Install Gutter Guards

Homeowners often overlook the importance of gutters, but they protect your home by diverting rain water safely away from your home. Gutter cleaning is a temporary solution to a permanent problem, but it is important to keep your gutters clear and clean in order to prevent home issues like foundation and structural issues.

If neglected long enough, these types of concerns can be serious and costly. One way to combat clogged gutters and eliminate gutter cleaning is to have gutter guards professionally installed to your home. Installing a micromesh gutter protection system, will help save you the time and hassle of cleaning your gutters when the leaves begin to fall.

6. Maintain your Home’s Exterior

Trim back trees and branches that are hanging too close to your home. Fall and winter are known for unexpected weather conditions, so it is important to prevent any type of debris from falling on your home and producing serious damage. Seal driveways, brick patios, and wood decks. For long term care of your home exterior, it is important to apply a layer of sealant to prevent weed growth, repel stains, and increase the longevity of these areas.

7. Chimney and Fireplace

You’ll want to call in a professional to inspect and clean your chimney. Annual cleaning of your chimney is important to prevent dangerous chimney fires. Test your fireplace flue to ensure that it is tightly sealed when closed.

8. Test smoke/carbon dioxide detectors

This is a simple task for homeowners, but it is often forgotten about. Detectors should have a “test” button. If the alarm sounds — you’re good to go! If not, try replacing the batteries and test again. If the alarm still doesn’t fire, you may need a new detector. Testing these systems is a quick, but very important quarterly test to perform.

Taking these steps will not only lower your utility costs, but they will protect your largest investment, your home, from the unexpected weather conditions ahead.

Five Ways Bargain-hunting Can Backfire On Home Buyers

Written by Blanche Evans on Thursday, 27 August 2015

It’s natural to want to save money when you’re making a purchase as large as a home. You want to buy the best home in the best neighborhood at the best price, and you may think the only way to accomplish your goals is to look for bargains. So instead of hiring a real estate agent, you scour the market for FSBOs, short sales, foreclosures, or homes that have been on the Internet too long.

While you’re bargain-hunting, here are five things you should keep in mind:

Lowballing sellers doesn’t work.

They don’t waste time with low-ball offers that they find insulting. Just as you want the home you buy to appreciate in value, sellers purchased their homes as investments, too. They want to net as much as possible, because they took a financial risk and had the foresight to buy the home they chose.

This sense of entitlement — that homes should only be sold at a profit – may cause them to overprice their homes or be less willing to negotiate. You’ll feel the same way when it comes time for you to sell your home, so make your offer reasonably and respectfully. Show the comparables that led you to make the offer. Be open to compromise.

Other buyers are getting professional help.

Ninety percent of buyers use a real estate agent while you’re spinning your wheels driving around neighborhoods and calling FSBO sellers who aren’t home to take your call. Soon, you’ll notice that the homes you’re watching are going under contract with other buyers.

True bargains are rare.

Sometimes a distressed home will impact the prices of the other homes because they typically sell at a discount of 17 percent, according to the National Association of Realtors. The other sellers may discount their homes somewhat, but if they’re not in distress, don’t expect them to negotiate as if they are. A bank foreclosure or bank-approved short sale could take months to close.

If a home has been on the market for a long time without a price reduction, there’s usually a good reason. You have an unmotivated, unrealistic, or upside-down seller, any of which could waste your time without resulting in a purchase. Move on to a deal that you can actually make.

The home needs work.

Sometimes a home will be marketed “as is,” which suggests that it needs a lot of work. Or, a home may be well maintained, but it’s so out of date it looks like a vintage sit-com set. You could be looking at a money pit.

Are you willing to perform the work or pay someone else to do the work? Before you buy, get a home inspection and then get bids from contractors who can help you bring the home up to today’s standards. If the purchase price and repairs come to approximately the same price as an updated home in the same area, then go for it.

It’s not a bargain if it doesn’t suit your needs.

A home is a good buy only if it suits your family’s needs for space, features, comfort, and function. If you buy a home without enough bedrooms or baths, you’ll pay more in transaction costs to sell the home and buy another that’s more suitable. Choose wisely in the first place because it takes time to build equity. Your home should meet your needs for a long time.