March 2015 Newsletter

Manufactured Housing 201:  Insurance Basics
Each of us, as homeowners, are required to carry insurance coverage on our homes.  Do you fully understand the coverage you have?  There are basically two kinds of policies: 1) Replacement Cost Value Coverage, or 2) Actual Cash Value Coverage.  A simple way to look at the differences between the two is this example:  If you have RCV coverage and the wind blows your 10 year old roof off, you get a new roof, at the insurer’s expense, less your deductible.  If you have ACV coverage with a 10 year old roof, you get a loss payment, based on a depreciated roof, less your deductible.  Obviously, the dollar difference to you could be substantial and any shortfall between the insurance payment and the cost to replace the roof is all yours.  This is important to understand and as we approach storm season, it might pay to dust your policy off and make sure you know what kind of coverage you are buying.  Another area that is important to understand is the amount of personal property your insurance would replace in the event of a substantial loss.  This can vary based on the level of your overall insurance, but might also need to be increased if you have collectibles or large dollar amounts of  certain items like firearms, jewelry or electronics.  Take a walk through your home and do a quick estimate on what it would cost to replace your personal items like furniture, electronics, appliances, clothing, etc.  If your policy is for $50,000 and only 10% of that total, or $5,000, is allocated to replace your personal property in todays market, once again, you are likely to come up short.  Insurers recommend you review your policies every 2 years with your agent to make sure you have adequate coverage.  It’s a good idea!

Insurance and Home Value
The most important coverage area to understand about your insurance is how the insurance company would value your home in a major loss scenario.  Just because you have a policy with a face amount of $40,000 does not mean that the insurance company will pay you that amount under an ACV policy.  The age of your home, condition, and the starting value that the insurance adjuster determines for your home all go into the settlement you receive.  So, if the home is a total loss, how can a fair condition value be determined after the fact?  Good question!  What will the adjuster use for a starting value for the home?  Another excellent question!  Insurance adjusters use industry tools and standards to address these issues, but some mobile homes have greater values than others by virtue of their construction.  A certified appraisal of your home would be a good thing for you to provide to your insurance agent in some cases.  Once again, having your agent do a periodic review of your coverage and making sure they understand the condition of your home and are aware of improvements you have made is vital.  An adjuster never sees your home before a loss occurs, but your agent should.  In a dispute about value, what your agent knows about your home could make a BIG difference to you!

Neighbor News
Neighbor Tonya Yeager is a consultant for Mary Kay products and would like to offer you a free facial and $5 off your first purchase.  She is also selling Jewelry in Candle products.  If you are interested in either of these items you can reach her at 918-855-5007.  Please note that this insertion is not an endorsement or referral.  This listing is placed merely as a courtesy to our residents.

Insurance Value, Maintenance and Location
As we have covered certain insurance topics in this newsletter, we have touched on condition of the homes or upkeep.  Homes that are well maintained are simply worth more.  There is nothing profound about this and we all know it, because it is true for everything that has any kind of value.  A rare coin in “mint” condition is worth far more than the same coin that has been handled and traded for 75 years.  By the same token, the care you invest in your home is never lost and mobile homes can actually appreciate, rather than depreciate.  Along with maintenance, where your home is located can add significantly to the overall value of your home.  If you ever have a significant loss, the fact that you live in Johanna Woods, where we have high standards for maintenance and repair, can increase the starting value of your settlement!    So, keep this in mind when inspections begin again this year 🙂

Our American Heritage
“We have no government armed with power capable of contending with human passions, unbridled by morality and religion.  Avarice, ambition, revenge, or gallantry, would break the strongest cords of our Constitution as whale goes through a net.  Our Constitution was made only for a moral and religious people.  It is wholly inadequate to the governance of any other.”  John Adams, address to the Military, October 11, 1798

Cook’s Corner

BBQ Chicken
8 bone-in chicken thighs, with skin
1/2 cup oil
3/4 cup ketchup
1/4 cup Worcestershire sauce
1/4 cup white vinegar
3/4 stick butter
1 cup packed brown sugar, rounded
Garlic powder, to taste
1 to 2 Tbsp dried onion flakes
2 teaspoons mustard
2 teasp. Fresh lemon or lime juice
Salt and flour the chicken thighs and fry in the oil in a large skillet that has a lid, just until golden brown on both sides.  Drain the fat from the skillet.  In the meantime, prepare the sauce in a medium pan, mixing all sauce ingredients together well, then bringing to a boil.  Pour the sauce over the browned chicken and cook over a LOW heat for 30 to 45 minutes until very tender, checking periodically to make sure the sauce doesn’t stick to the pan.  Serve with white rice or as desired.  Thanks to neighbor Barbara Johnson for this recipe!  It has been taste tested and certified delicious by our maintenance supervisor!

Community Calendar
March 1st—Rent is due.
March 6th—Rent is late and subject to a $25.00 late fee
March 8th—Daylight Saving Time begins at 2:00 am.  “Spring forward” one hour.

For Johanna Woods Only…
For the Month of March we will have a drawing for a $25.00 Lowe’s gift card.  With home inspections just around the corner, there is no doubt that most of us could put one of these little items to good use!  All you have to do in order to be entered for the drawing is pay your rent on time!  We will hold the drawing on the 15th and will have the gift card in the hands of the lucky winner soon afterward.  So get those rent payments in on time and you just might win.  Rent is considered to be on time if it is in the office or the rent drop box by the time we open for business at 9:00 a.m. on the morning of the 6th.  If you bring it in AFTER we open on the 6th, it’s late and subject to a late fee.  As always, if you have any questions, please give us a call at 918-355-1681.

“Trash” Talk…
We have always asked our residents not to set their trash out at the curb until the morning it is to be collected.  However, a couple of years ago, the City of Broken Arrow passed an ordinance that allows trash to be set out on the curb NO EARLIER than 5:00 pm on the day BEFORE trash pick up.  That’s a little earlier than we prefer, but it is city code.  Please note however that because we are surrounded on 3 sides by woods, anything in your trash that might provide a midnight snack for opossums, raccoons, stray dogs or cats, and even coyotes might mean that your trash will be all over your yard and in the street by morning!  The same city code also requires that trash cans be moved AWAY from the curb within 24 hours of trash collection.  We will appreciate your observance of both these times…don’t set trash out earlier than this, then move those cans back right away!  Thanks!

Four-Sided Inspections Ahead
The annual 4-sided inspections will begin in Johanna Woods just as soon as the weather permits.  We enjoyed periods of mild weather in February and hopefully some of you took advantage of that to begin looking around your home for areas that need your attention.  The list of things we look at doesn’t change from year to year, so by now most should be familiar with what those things are.  Badly damaged skirting, torn screens, broken windows, missing light covers, damaged or broken window blinds, deteriorating siding or trim on homes or sheds are some of the common issues we see.  Taking care of any of these problems now will put you way ahead on your list of chores!

Community Improvements Continue
Johanna Woods continues to make improvements to our buildings and grounds.  Many of you have noticed our lovely new office doors and they do look nice!  We appreciate the opportunity to improve the facilities.  We recently replaced the carpet and trim in the clubroom and also installed new fencing and gates around the back half of the storage yard.  In the coming year we hope to make many more improvements.  As we ask each resident to carefully maintain their home and lot, we hope you realize that we are paying attention to the community grounds, buildings and additions in Johanna Woods.  It takes all of us, working together, to keep things in good order!