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In spite of all of the stories about California facing a deluge of foreclosures in the months to come, here’s some news:  June will begin a 90-day moratorium period on foreclosures of homes purchased between January 1, 2003 and January 1, 2008.   In today’s The Real Story, Chris George talks about how to use that time wisely, and start writing your own plan for working your way out of a foreclosure.

One of the best things about interviewing Mr. George, president of CMG Mortgage and a director of the California Mortgage Bankers Association, is hearing his optimism about homeowners having some say during the foreclosure process.

The key elements of the plan?  Honesty, both with your lender and yourself. There’s no reason to believe that you can renegotiate your home loan on hopes of blue skies ahead—take a hard look at your situation, and think proactively but realistically about your ability to get back into a regular payment schedule.  If you need some special help to get to that schedule, write down your ideas, and be ready to present them.  Chris cautions that it’s not easy to get through to the right person, or even the right department, as you pursue your lender.  He advises tenacity and patience. Finally, when it’s your turn to present your plan of action, try to control your frustration, and understand that the person on the other end of the phone line is dealing with tense situations like yours all day, every day.  There is a whole world of opportunities available to the homeowner who can say, “I want to stay in my home.  Here’s what I can afford.  How can we get me there?”

We are well into our third dry year in a row, and EBMUD is asking customers to come up with a priority plan for outdoor watering.  Here are some suggestions from their latest customer newsletter, Pipeline:

•    Lawns can be first to go, because they will often come back when watering is resumed. They are also less costly to replace than shrubs or trees.

•    Trees should take priority over groundcovers and shrubs, as they provide shade and help clean the air of greenhouse gasses.

•    Mature plants that are native to the Bay Area adapt well to our seasonal changes and won’t require watering in the summer.

•    Postpone new planting until the drought subsides.

•    Plant in “hydrozones,” grouping plants with the same water needs in the same area. Stick to drought tolerant plants as much as possible.

•    Protect existing plants with mulch.  Mulching will save water and is good for your garden any time of year.

Speaking of mulching. . .
Mulch is a good use for green waste:  grass clippings, wood chips, fallen leaves, compost, even shredded newspaper.  Instead of disposing these items in the waste stream, put them to good use in your garden.  Spread about 3 inches of brown mulches and 2 inches of green mulches lightly on moist soil, avoiding the base or woody plants and trees.  That’s all there is to in.  Mulch will retain moisture in the soil, inhibit the growth of weeds and provide nutrients to your plants.

Dozens of tips for conserving water in your home or in your yard may be found on ebmud.org.   Another good resource is the EBMUD publication, Plants and Landscapes for Summer Dry Climates, available through the Web site.

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If you’ve been looking for support in staving off a home foreclosure, The Real Story has some real answers to your questions this week. Christopher George, President of CMG Mortgage and a director of the California Mortgage Bankers Association, is joining us to talk about the process of foreclosure and ways to make yourself a better candidate for keeping your home.

First and foremost, Chris tells us, the bank does not want to own your home.  And if you are proactive during the early days of the process, you may find that the lender is looking for ways to help keep you in your home. Foreclosure, as a process, takes about four months, and during that time, the homeowner has access to his or her lender—access that is provided for by law.  There is a 30-day period in which the lender is required to talk to the homeowner about the status of the loan and discuss ways to get to a solution that keeps homeownership in the buyer’s hands.  This is a critical time for the homeowner to be candid, creative and honest about his or her prospects for making loan payments in the future.

Are foreclosures so prevalent today that they no longer affect your credit?  Contrary to stories about foreclosures being wiped off your financial records since so many people have them, a foreclosure affects your credit rating for five to seven years, with a severe rating for other would-be lenders to see. Obviously, there are a lot of different reasons behind foreclosures; that is among the reasons why everyone in the pre-foreclosure process has the right to discuss how they might best come through, with a win for the lender and themselves.

Now that grilling season is officially underway, The Real Story would like to offer tips to make your friendly neighborhood barbecue parties more friendly to the earth. According to Planet Green, “60 million Americans put fire to food during the summer. . . our barbecue celebrations cause 225,000 metric tons of carbon dioxide to be released into the atmosphere.” Here are some ideas that will help you do your part to lessen the impact of what has become an all-American summertime experience.

Let’s start with the grill.
The traditional barbecue with charcoal briquettes is polluting and leaves a sooty, potentially carcinogenic residue on your food. There are better choices:

• A natural gas grill is probably the greenest option, burning much cleaner than charcoal.
• An electric grill burns the cleanest but requires more energy.
• Solar grills are just being introduced and may be worth a try.
• Hybrid grills http://www.hybrid-grills.com/ use gas or electricity for the main source of heat, and then burn a small amount of wood or charcoal for flavor.
• If you do use a traditional charcoal barbecue, use natural charcoal made from hardwood. This burns quicker, hotter cleaner than briquettes and releases less CO2 and other chemicals. Briquettes often have additives such as coal, dust, sodium nitrate, limestone, sawdust and petroleum products—all of which produce residues that end up on your food. Use a chimney starter: no lighter fluid required!

Next, select your food carefully.
The old burger and hot dog model is still popular, but it may be time to expand your repertoire. Buy your vegetables from a local farmers’ market . Eggplant, squash, peppers, asparagus, corn—even fruits such as figs, apricots and peaches—do well on the grill. Grill organic, hormone-free meat, sustainable fish and tofu (it’s delicious grilled). Avoid foods that are packaged and wrapped in cellophane on Styrofoam trays.

Set a pretty table.
It’s best to steer clear of paper or plastic dishes, cutlery, cups, napkins, etc. Ceramic plates and metal utensils are a good choice. If you must use disposables, look for bamboo or corn-based biodegradable dishes and utensils or recycled paper plates. Select a natural cotton tablecloth and napkins, wash with eco-friendly detergent. Serve drinks in pitchers or family-size bottles rather than individual bottles or cans.

Natural bug repellent.
Look for DEET-free repellents to keep those pesky flies and mosquitoes away from your party. Natural citronella candles are elegant and will keep your party bug-free.

For more tips and links, here are some helpful resources:
http://sierraclub.typepad.com/greenlife/2007/06/get_your_grill_.html
http://planetgreen.discovery.com/go-green/green-barbeques/green-barbecue-tips.html
http://www.thedailygreen.com/green-homes/latest/green-grilling-bbq-460519

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The Real Story has been talking all week with Seth Bland from SF development firm Wilson Meany Sullivan and Thomas Murray Jr, from WJ Bradley Bank. Today the word from the frontlines is this: “When you’re looking for a condo or a first home, it’s your time. Have some fun.” They see a tremendous change in the atmosphere of residential project offices, from sales centers to educational centers. The landscape has changed in the last year, as sellers agents have come to realize that no one can make an informed decision without a lot of information. And where better to get the real scoop?

This is one situation where you can get a lot of information online, but at the end of the day, you need to talk to an insider to play Twenty Questions. Every building has a Preferred Lender who has all of the information you will need to make a good decision on the down payment side of the equation. In fact, did you know that the buyer of a new condo today actually gets rewarded for a larger down payment—say, in the 20-25% range—with a lower interest rate? According to Thomas Murray, the lender in a condo building sees a larger down payment as a sign of greater commitment from the prospective borrower—and can offer him a better rate because of it.

Seth Bland talks about urban buyers—who are less defined by age, and more by attitude—wanting to live in a high-character downtown setting, appreciating all of the amenities already in place—grocery, restaurants, banks–, and the no-car, public transit-lifestyle.  He is even seeing parents helping their in-college kids purchase a small condo because in this market, it can be cheaper than paying rent in a campus-close location.  Check him out on today’s podcast.

Photo: Bill Nale

If it’s June in Livermore and you can see a giant cowboy on I-580 near Airway Blvd., it’s time to get out those boots, kick some dust and lasso some calves.  Rodeo Week, with its California 6-Pack Rodeo Circuit competition and lively parade through Downtown Livermore, is a great time to discover Livermore’s hometown spirit. The rodeo and surrounding activities are a nice timepiece of western culture the whole family will enjoy.

Started in 1918 during World War I as a fundraiser for the Red Cross, and today draws enthusiasts from far and wide.  Here’s what’s in store for the 2009 event.

Thursday, June 11th
FAMILY NIGHT  Rodeo Grounds, Robertson Park
Local amateurs compete in events such as team roping, drill team and wild cow milking. Admission is free.

Saturday, June 13th
RODEO PARADE  Downtown Livermore
Organized by the Livermore Rotary Club, the Rodeo Parade of approximately 100 entries will take place on the streets of newly renovated downtown Livermore.  Bands, stagecoaches, equestrian teams, dance teams and drill teams give this “kick off” event a real hometown feel.  The parade follows 2nd Street.  Arrive early and bring your sunblock, as attendance is expected to be approximately 1,500.

Saturday, June 13th and 14th
RODEO  Rodeo Grounds, Robertson Park
The professional rodeo events are held beginning at 2 p.m. each day.  Billed as the “world’s fastest rodeo”, it claims to have more riders per hour than any other rodeo.  The fast pace with hardly any downtime between events adds to the excitement.  Organized by the Livermore Stockman’s Association, the line-up of events includes all your traditional cowboy skills:  bull riding, bronc busting, bareback riding, tie down roping and more.

Tickets, directions and more information are available through livermorerodeo.org.