Waldo Home Prices Rise in 2013

Posted on January 27, 2014 by Mary Hutchison

As promised, this year I will begin reporting home sales stats for the Waldo area in the blog. The geographical area I’m tracking is: 89th St to the south, Gregory to the north, State Line to the west and Holmes to the east–these are the boundaries defined by the Waldo Business Association. Prices are up in Waldo for the 2013 year–let’s look at the numbers.

In 2013, 386 single family homes sold. The median price was $133,000 and 79 days on market.

In 2012, 335 single family homes sold. The median price was $121,500 and 110 days on market.

Overall, prices rose by 9.46% and days on market dropped by one month! Currently, there are 83 active homes for sale in Waldo, with a median price of $125,000 and 107 days on market. The lowest price home is $58,900 and the highest is $289,500.

(All figures taken from Heartland MLS; deemed reliable but not guaranteed.)

KC Restaurant Week – Participating Brookside/Waldo Restaurants

Posted on January 13, 2014 by Mary Hutchison

Are you getting burned out making dinner every night? Do you need an excuse to call a friend and grab lunch to break up the workday? Is there a locally owned KC restaurant you’ve always wanted to try?? Here’s my suggestion: make plans now to dine out during Kansas City Restaurant Week January 17-26, 2014.

Participating restaurants are offering a two course $15 lunch and/or three course $33 dinner. This is a real deal folks–most of the dining spots are locally owned and a portion of the proceeds benefits Harvesters-The Community Food Network. You’ll get an excellent meal at a favorite dining spot…you can try a new place…you can earn dining points if you make reservations through Open Table!

For a sneak peak at the special menus lined up, visit the Harvesters website and follow the links. Below is a list of participating restaurants in the Brookside/Waldo areas:

Louie’s Wine Dive

Michael Forbes Grille

75th St Brewery

Remedy Food and Drink

The Well

I suggest you make reservations early in the week…this is a popular event in Kansas City and many restaurants will fill up fast! Thanks for supporting Harvesters and our locally owned businesses.

KCMO Sewer Line Insurance–More Details on How It Works

Posted on January 7, 2014 by Mary Hutchison

Happy New Year everyone! For the first blog of 2014…part two of my experiences with Sewer Line Warranties of America. You can read the first post here. SLWOFA offers insurance policies for Brookside/Waldo homeowners regarding water and sewer lines outside the home. Recently I spoke with a ‘warranty specialist’ with some questions about making a claim and how they choose their contractors. Jessica was very helpful and spent a lot of time on the phone with me. Here’s what I found out:

I asked her how SLWOFA selects their vendors. She said the company uses Plus One Solutions to check out the contractors–they make sure all are drug tested, licensed, insured and bonded. Contractors are locally based in the specific area they serve. She would not share the contractor list with me, saying it was ‘proprietary information’, and added if there was a contractor I thought should be added to the list, that person call SLWOFA. She did confirm some of their contractors sub-contract the work. Jessica said the work most sub-contracted was excavation, as that requires heavy equipment many plumbers don’t have. (This isn’t how it worked with my neighbors who made a claim earlier this year, FYI. A subcontractor did all the work–read details in the blog link above). However, Jessica stated that the company does guarantee work done by both contractor and subcontractor. She also said they do rotate work among all the contractors on their preferred list of vendors.

I was curious as to what happens if there is a claim for service without a clogged pipe initiating a service call. What happens if you have the insurance in place and decide to send a camera down your sewer line as preventative measure–to see if there are already breaks in the line, tree roots growing through, etc? Jessica explained SLOFWA would schedule a second inspection of the sewer line with one of their preferred vendors. Depending upon the outcome of the second inspection, choices would be made about the work needed. If Inspector #1 suggested a complete replacement of the sewer line and Inspector #2 (provided by SLOFWA) said just a repair is needed, it would be up to the homeowner to decide what to do. SLOFWA would pay for the repair only, not the replacement. I also asked “what if the homeowner wants to use his own contractor–one that isn’t on the list?”. She said they can authorize a pay-out, especially if the contractor the homeowner wants to use will charge more.

Here’s the bottom line as I see it: the insurance is relatively inexpensive, and if there is a problem, you can make a claim to cover the fix, ultimately spending less. However, as a homeowner you should get two opinions about the repair, and then be very aggressive as to what will permanently solve the blockage. There are some plumbers who may tell you a $8000 complete pipe replacement is needed when just a partial pipe replacement will do. Usually insurance companies want to pay out as little as possible regarding claims. It can be time consuming dealing with contractors and subcontractors. If you have a problem with your sewer line and have the SLOFWA insurance, make detailed notes about every conversation you have with any representative who is connected with the repair. Get a second opinion. Ask if the entire job will be subcontracted. Be comfortable with the local contractor SLOFWA sends out. As a customer and homeowner, you want to make sure the job is done right! If you are thinking of buying the insurance, be sure to read the FAQ on the SLOFWA website first.

The Best Kansas City Breakfast Spot

Posted on December 2, 2013 by Mary Hutchison

Back in the 1980s, BK (before kids), my husband and I spent quite a few Sunday mornings having breakfast at The Corner Restaurant. We would bring our newspapers, order the blueberry pancakes (it seemed like that was the ‘special’ every week) and sip coffee from those classic New York deli-style mugs. Usually there was someone we knew at a nearby table: my dentist, a real estate developer, a pencil salesman, hung-over friends–we would push tables together and enjoy a tasty meal that kept us full all day.

The Corner Restaurant in Westport

The Corner has re-opened, thanks to two new owners, and yesterday hubby, college daughter and I finally got around to trying out the new place.(We remarked to our waiter that the last time my daughter was there she was in a car seat). Nostalgically familiar yet new in a comfortable, laid-back way, it’s a must visit for a morning meal. The old wall benches and chalkboard (much larger) are still there, along with the huge windows streaming in bright sunshine. I love the long burlap curtains, the hardwood floors (no more sticky carpet!!), new tables and chairs (with cushions) and wood trim accents. Walking in, you are greeted by a friendly hostess and offered fresh Roasterie coffee (yes, there is a special Corner blend) and our wait was just ten minutes or so (we arrived just before 9am). Server Mike was sincerely friendly, efficient and attentive.

The classic Corner ‘scramble-fuls’ are still on the menu ($12 for the basic dish that comes with toast and potatoes, add-ins of meat, cheese and veggies are extra), plus some new items (whole grain waffles or pancakes for $5, gluten free items, homemade granola, food supplied from area farms). I ordered the whole grain waffle, which comes with REAL maple syrup and two over medium eggs that were cooked perfectly. The huge cinnamon rolls look so tempting–one would feed three people. Alas, no bagels on the menu, but the classic biscuits and sausage gravy are there. Bonus: inside the entrance is a tall ladder with daily newspapers, including the New York Times.

You will spend a little more for breakfast here than say, Chubby’s, Eggtc. or Huddle House–but it’s worth it. The menu is basic breakfast but with a true chef’s inspired touches (my waffle came with a tarragon-grape-onion butter; I saw prosciutto hash and pesto cream on the menu). The Corner offers brunch after 11am and a variety of salads and sandwiches for lunch.

: For Steve Friedman, outside The Corner entrance

Steve Friedman was the owner of The Corner during it’s heyday in the 80s through the mid 90s–after he passed away, the place slipped in food quality and cleanliness. Steve created the casual, cool vibe of the restaurant– midtown’s eclectic residents were welcome at all hours and served equally. People didn’t mind waiting outside ‘on the corner’ for a table, chatting and striking up new friendships. During my visit it was mostly young families and baby boomers, but the atmosphere is the same: friendly service, delicious food, a neighborhood joint where you could show up in your pajamas, welcomed with a hot cup of coffee. The Corner Restaurant is open Monday through Sunday, 6am-4pm, 4059 Broadway–the corner of Broadway and Westport Rd.

KCMO Sewer Line Insurance: Is It Worth It?

Posted on November 18, 2013 by Mary Hutchison

I’ve wanted to blog about this topic for a long time…just what happens when a Brookside homeowner makes a claim on their sewer line insurance policy? A bit of background: earlier this year, the city of Kansas City MO mailed out information to residents regarding purchasing sewer line insurance for their properties through Service Line Warranties of America. Because these homes have the (decades old) original clay pipes carrying water and other household waste to the main sewer line, there are a number of things that can cause the pipes to back up, collapse, break, etc. It is very expensive to replace the line (estimates I’ve seen run $4000 and up). A one-year insurance policy (approximately $140) can save the homeowner thousands if the line needs repair or replacement.

Earlier this year, a neighbor on my block bought the policy. I listed their house for sale in September and the new buyers, as part of their inspection, had a contractor run a camera through the line to check for any blockages, breaks, or tree root obstructions. There was a break in the line, under the ground in the front yard. Although my sellers had not experienced any back ups, the inspection revealed problems. So, Mr Seller called to make a claim. Here’s what happened next:

The insurance company contacted one of their ‘approved’ plumbers to re-camera line again (at no cost to my seller) to make sure there was an issue. This took a few days. Plumbing Co X confirmed there was a break in the line and said it would be repaired. Over two weeks passed before someone finally came out to fix the break. Mr Seller kept calling, as Plumbing Co X kept saying ‘someone would be out this week’ but no one showed up. Finally, on a Saturday, someone arrived to make the repair. Was it Plumbing Co X? No, they had subcontracted the work out to a third party.

Repaired Sewer Line break, about 7 feet underground

I was home that Saturday when I saw the heavy dirt diggin’ machinery pull up in front of Mr. Seller’s house (they were not home). I went outside to introduce myself to the 3rd party contractor and was happy to discover that I know him from doing other sewer line repair work in the area. Mr Sewer Line Repair Man has a good reputation and does the job right. He was very careful not to disturb the landscaping. He replaced a 4- foot section of clay pipe. I asked how much he was charging for the repair–he billed Plumbing Co X $1400.

The next step was to have Plumbing Co X come out and run a camera through the line once more to be sure there were no more breaks or obstructions farther down the pipe. Again, it took several phone calls to the company, asking them to do the second camera scope. At one point I called Plumbing Co X myself, bugging them to get us paperwork that the line was clear. At this point, I asked him what he charged the insurance company for the work that was completed, as there is a cap on the payout. He replied, “$2400”.

Looking back on the experience, my sellers and I feel the insurance company was responsive, but Plumbing Co X could have provided better service and communication. I understand many companies sub-contract out work. But that’s a pretty hefty mark up for Plumbing Co X, who did not repair the break. Does SLWOFA know this job was sub-contracted? I also found it interesting that the plumbing company was not based in Kansas City, but about an hour away. On the business card they left with Mr Seller, there was no address or contact name–just a phone number and company name. How does the insurance company decide on their ‘approved contractors’?

We recently purchased sewer line insurance, so part two of this blog is going to be about my conversation with the insurance company as a policy holder. I have many questions, especially about the approved contractors on their list.

I do think it’s worth the money to buy the insurance as if there is a problem, it will save you thousands of dollars. The majority of the sewer line inspections I see do reveal issues-even if the homeowner isn’t experiencing a back-up, there is usually a break in the line or tree roots growing in the pipes. But the water and waste just keep flowing through until eventually, an problem occurs. And when it does, you as the homeowner need to make sure the job is done right after making the claim.

Brookside Holiday Open House-Nov 7-10, 2013

Posted on November 7, 2013 by Mary Hutchison

Now that you have the Halloween decorations put away…it’s time to think about the Christmas holidays! Here’s your chance to start shopping for those on your list before the crowds emerge..in Brookside of course!

Brookside’s Holiday Open House 2013

November 7-10 is the Holiday Open House, sponsored by the Brookside Merchants Association. It kicks off tonight at 5pm…many stores will stay open until 8. Check out the holiday window decorations, indoor gift displays and seasonal merchandise while browsing from shop to shop. If you spend $250 during this time, show your receipts for a $10 gift card (details here). A few of the participating merchants are: 5B&Co Candles, Brookside Jewelry, Brookside Toy and Science, Fiddly Fig, Reading Reptile and World’s Window. Just visit those few stores I mentioned and you’ll find gift ideas for almost anyone on your list: men, women, kids, teens, co-workers, friends.

Brookside merchants appreciate your business…the employees are helpful, friendly and welcome everyone during the busy holiday shopping period. Plus, in Brookside you’ll find gifts you just can’t find in a sterile suburban mall. Come out this weekend to shop and support Brookside!

Brookside/Waldo Business Profile: Jennifer Dunklin, State Farm Insurance

Posted on November 4, 2013 by Mary Hutchison

As I work with a lot of first time homebuyers in the Brookside/Waldo area, I thought it would be informative to write a blog about purchasing homeowner’s insurance. The very act of researching and comparing various company policies can be confusing–where to start? How much do you need? What’s the difference in policies? How to compare rates? Who gives good service during the claims process?

State Farm Insurance, 105 E Gregory in Brookside

I recently visited Brookside/Waldo business owner, Jennifer Dunklin, who has a State Farm Insurance office at 105 E Gregory Blvd. I asked her her some basic questions about buying homeowners’ insurance and a few specific questions that relate to the older homes in our neighborhood. Here’s an excerpt from our conversation:

What are the important issues to consider when researching insurance companies?

Check JD Power rankings to see if the company provides the services you want. You should purchase enough insurance to rebuild the house and replace the personal property inside. Be sure to compare ‘actual cash value’ vs ‘replacement cost”. Actual cash value considers depreciation of your property; replacement cost actually replaces the items you lost. If there is a catastrophic incident, such as a total loss from a fire, some companies offer a dollar limit for the coverage. State Farm covers a two year period of expenses rather than a certain monetary amount as some companies do. Also consider liability protection, which protects the homeowner from lawsuits initiated by a guest, contractor or stranger who may be injured on your property.

How do you handle inquiry calls about insurance?

A series of questions will be asked about the home, location, size, etc. Some discounts may apply, such as a lower premium if you have an alarm system, newer HVAC, impact resistant roof shingles or auto coverage in place with the same company. Often the agent will drive by the property, take outdoor photos, look for wood rot and debris around property, visible foundation issues. A roof inspector may also come by to examine the roof. Most insurance companies, including State Farm, will not insure 3 layer roofs or wood shingle roofs covered by composition shingles.

Are insurance companies concerned about the old knob and tube wiring found in older homes?

Most carriers will insure a small amount of knob and tube wiring if still in the home. Many older homes have had this type of wiring replaced, and any remaining wires are inactive.

What happens when a homeowner needs to make a claim?

With State Farm, the agent’s office number is answered 24 hours a day. If there is an emergency, such as a fire, a State Farm agent can write a check immediately to cover essential expenses. When the claim is made, a claim number is assigned and the process of fulfilling the policy requirements begins.

Jennifer Dunklin, State Farm Insurance in Brookside

Are you active in the Waldo/Brookside business community?

Yes! My office participates in the Waldo Art Crawl on the third Thursday of every month; in October we collected food for Harvesters, and I am a member of the Southtown Council.

Do you have questions about homeowner’s insurance? Jennifer is happy to help. Her office is open 8:30-5:30 on Mon, Wed and Fridays; until 7pm on Tues and Thurs, and 9am – noon on Saturday. The phone number is 816 333 5853. Thank you for supporting our locally owned and operated Brookside/Waldo businesses! .

Academie Lafayette 5K Run Nov 2

Posted on November 1, 2013 by Mary Hutchison

Expect traffic delays in Brookside tomorrow, as Academie Lafayette’s Allez 5K run starts at 9am.

It starts at the school, 6903 Oak, and proceeds north on Oak, west on Meyer to Valley, then circles back. It will be difficult to cross Meyer–so plan an alternate route if you are headed north.

Avoid Oak St as well from Gregory north to Meyer.

Brookside Trick or Treat Street on Thursday

Posted on October 30, 2013 by Mary Hutchison

Another great Brookside tradition happens on Thursday Oct 31- the Brookside Trick or Treat Street! Participating Brookside merchants will hand out goodies from 4-6pm on Thursday, along 63rd and neighboring side streets.

Special guest appearance this year from Cinderella and Ariel!

Even if you don’t have little goblins gathering treats, it’s fun to see the various costumes on kids and adults. Please be extra careful when driving through the Brookside shops area Thursday afternoon – there will be hundreds of children walking about.

Also, remember to see the uniquely carved pumpkins on display at the Crestwood Shops along 55th Street–courtesy of the students at the Kansas City Art Institute!

Will the Streetcar Proposal Eliminate the Trolley Trail?

Posted on October 14, 2013 by Mary Hutchison

“The Trail stays!”

This promise was made at the NextRail KC meeting last Wednesday night in Waldo. The meeting was open to residents of Brookside and Waldo, organized to discuss the topic of expanding the streetcar through our beloved neighborhood.

Attendance was strong–I counted approximately 75 people in the room. After an overview of the project by a representative from the BNIM architect firm, we broke up into small groups and discussed how the streetcar service would affect this area from three viewpoints: resident, business owner and visitor.

Rather than get into the details of what the various groups talked about (pros and cons of the Brookside service), I wanted to relate some new information I learned via the bullet points below:

*Vincent (from BNIM, didn’t hear his last name) emphatically stated ‘the trail stays’ if the streetcar is built here. The plan is to run the streetcar in the right of way along the Trolley Track Trail, so the trail and the streetcars coexist side by side. An easement of 100 feet would be enough space for both the streetcar and the trail.

*The “Country Club Right Of Way” route runs roughly from 47th St (Cleaver Blvd) at the Plaza south to 85th and then curves to the east through The Paseo.

*Four parking lots would be affected by this route: the lot between the tennis courts and The Brooksider/Blue Grotto retail strip and the lot between Shopgirls/Foos and Bank Midwest/Roasterie, plus the Metro Park and Ride lots at Gregory and Wornall plus Wornall and 74th St …just as the trail runs through those lots now.

*Could the trolley run along the elevated part of the trail,over the bridge east of Wornall along Brookside Road through Armour Hills? This is unknown.

*One car holds approximately 148 persons; they run on electricity but the ground rails will not be ‘hot’; each streetcar can move north or south, so there is no need for a ‘turn around’ area.

Other corridors besides the Country Club ROW are proposed, and you can read more about those at the NextRail KC website. (this website doesn’t look like it’s updated often, but it’s easy to navigate; there’s also a NextRail KC Facebook page.) The starter line first must be built from downtown to Crown Center (construction will start next year). The other routes will not be confirmed for a while as BNIM and NextRail KC conduct these neighborhood meetings for input from area residents and businesses.

Brookside/Waldo residents love the Trolley Trail–it’s one of our most prized amenities. It’s reassuring to know ‘the trail stays’ if the streetcar ever makes it south into our area.

Inside Brookside (And Waldo)

What's Happening In Brookside and Waldo (Kansas City, Missouri)

Category Archives: Waldo Community News