I think in the PNW multiflora rootstock does very well, so you can buy from Pickering and Palatine. I wanted to recommend you to check out Lynette, The Oldrosarian's website. She has a PNW garden with 6-800 roses to die for, with gorgeous photos and useful comments about every rose she grew. Alas, I cannot locate the website any more. Anyway, she gardens in British Columbia, and as far as I remember, she bought roses only grafted on multiflora and laxa. Dr. Huey is the rootstock for the alkaline soils in southern California and Arizona but you probably do not have alkaline soil in the rainy Seattle. As others already explained it, David Austin sells the right to certain nurseries to grow his roses. Some sell his roses own root, like Chamblee's, Heirloom, Vintage, RU, and some sells them grafted - for you the best choice is Pickering who has most of the Austins and their multiflora rootstock is grown from seeds so it is likely virus free. (So far I never got a virused rose from them - Austin or else). Own root, as others already explained you, does not mean that the rose will be virus free. Roses Unlimited announced a few years ago that they will clean up they virused inventory but that could not be done in such a short period of time considering the large variety they carry. There is a nursery on the west coast that guarantees (?) virus-free roses, Roses of Yesterday and Today if you want grafted plants and don't want to order from Canada, though Pickering is less expensive. And, Roses Y&T has very few plants grafted on multiflora but states that they sell only virus free plants. If you are willing to try bands, you have more choices: Northland Rosarium (WA), Heirloom (OR), Vintage (CA). I tried both Northland and Vintage and I was very happy with both though I was very reluctant to try bands. For bigger own roots you can check out Rouge Valley roses (OR)- they do not state that all their roses are virus free but accept the responsibility that no matter how many years later virus shows up they will reimburse you - so far this is the best guarantee I've read. Their selection is fantastic (unfortunately their shipping cost to the east coast is forbidding but for you it should be pretty good, I assume). Chamblee's (TX) has excellent 1 and 2 gallon own root roses, including some Austins, probably at the best price you can find. Their so-called Earthkind roses are the disease resistant ones. (Strangely enough they don't list Crepuscule among those while Crepuscule is one of my most disease resistant roses.)

Well, I for one didn't think spazzycat (and I thought the name was kind of funny in this situation, lol!) was overreacting or "spazzing" out. I think she was just making an observation. So many times I see here where someone makes an observation and people respond by saying "chill out" when the OP wasn't really that unchilled. :) I have noticed myself some of the confusing names, but it doesn't bother me much. I do know, however, that some people enjoy keeping records, lists, etc. My mother is an incredible list-maker - making lists of the most inane things, lol. For instance, when she comes to visit, she makes lists of what clothes she will pack, what books she will bring, what stops the train makes, etc. I think it's crazy; she thinks its fun. It's her nature. So, one person's anal retentiveness is another's fun, and we all relax differently. My husband comes home at 10:30 at night after working 15 hours and an hour commute and actually COOKS to relax! Ugh! I detest cooking and only do it because I have to feed my children, lol. Now that they're teens, they pretty much have to fend for themselves! So, spazz, perhaps you should change your focus a bit, or approach things differently. Perhaps instead of trying to sort things out meticulously, you can keep records of all the different names a plant goes by, kind of like compiling your favorite athlete's stats, lol. Maybe then it won't be so annoying, and you can keep records as to which plant has the most names! :) Dee

I have to think that even if you don't have extravagant tastes, you will spend more money than a spec house. Just doing things the way they should be done costs more money even if it isn't Brazilian hardwood. Spec houses often leave high $ amounts undone or underdone that you don't immediately notice. Things like small garages, small driveways, small decks, let alone minimal insulation, basic HVAC, limited lights. When you make the decision for the long term, you will spend more money. We spent $150 sq foot - better granite (not level 1), walnut floors, brick (not the cheapest), high end HVAC, a new luxury car's worth of appliances, lots of extra grading work/landscaping, solar hot water, extra insulation, beautiful Ipe screened porch and deck, wainscoting, 3 piece crown, 10 inch baseboards, 3 car garage etc etc. It doesn't sound like you are going to be anywhere near $150. Heck we spent $10k in permitting that I bet won't cost you half that. In most of the non coastal areas, $100 buys a pretty good build. In won't be totally high end but doesn't have to be the cheapest either. Here is some quick math on savings Vinyl vs Brick $7 Basic appliances $8 Laminate floor and counter $4 Basic HVAC (no solar) $3 No screened porch and basic deck $5 Minimal landscaping/no sig grading $6 Average permit cost $2 No trim $3 Basic stairs $2 I got you down to $110 without even trying

The cost difference would not be much to the dealer, but certainly the 45k is less expensive than the 75k. The problem you run into with eBay purchases is warranty coverage. Oftentimes manufacturers state that they will only warranty a product purchased through and installed by a licensed contractor and not a web seller (i.e., not eBay). I personally would feel better with around a 50k furnace if your climate is mild and the old furnace probably put out roughly the same capacity due to its lower efficiency (did they tell you how efficient it was)? In an ideal world, a heat loss calculation would be done to determine adequate sizing. Way things are done nowadays, many just go by what you have. But these dealers don't seem to be paying any mind to the fact that your current furnace is certainly not 80% (probably natural draft, ~60 efficient would be my guess).