Brandon, thanks for the info on planting. This is new to me, and I just couldn't imagine anything young taking root in the dense soil I had to hack through to dig the hole so amending it seemed to make sense at the time. I can see how it would create an artificial tub now. I guess time will tell if the tree fully takes. I'll try to gauge the soil dampness better. With the sun around here, the surface dries out very quickly. It may well be that I'm not watering enough, though I'm not sure how to judge what's happening down at the bottom of the roots. jqpublic, I'm zone 9 by zip code but San Jose can be in the 8s too. In any case, the apple trees in the neighborhood seem to do very well. (and Ken - don't worry, I'm tickled pink that it set fruit so quickly. I just don't want to kill it!) Thanks for the help, everyone.

Hi, I quote your original post: "We took the energy and time to level the ceiling, put up new drywall etc... We then sealed it with an oil based sealer/primer. Waited a few days, then proceeded to paint on a laytex ceiling paint. " You directly state you used an oil based sealer primer. Show us a picture of the labels on the cans. There must be some product incompatibility going on. Rough texture shouldn't appear out of nowhere. When there's a problem I always suspect that the first coats were not allowed to dry fully, esp. if the primer was oil. If it is uncured it will cause mischief with the finish coat, esp. flat latex. Putting more coats on top to affect a remedy actually makes it worse. I'd let it dry a good long time and see what happens. Another thought: you absolutely never put oil primer over new plaster- the caustic components turn the oil in the paint to soap and it peels right off. If the drywall job involved a large quantity of setting-type joint compound, the house is unheated, and the work was finished immediately before painting, then that's a possibility; the moisture still inside the not-fully-cured Durabond is reacting with the oil primer. Casey

xamsx-Thank you so much for the advice. I think she has been in business so long in this town, no one has come to her with their own agent. I did sign the dual agency paper. I do have my own real estate attorney. Any inspector, appraiser etc she has reccomended I refused to use and went out of town for them and the roofer and the masonary contractor etc..and the seller being a trial attorney has refused to sign a disclosure form, so that is why I am also so adement on the inspection etc..when this agent saw the oil tank pipes coming out of the ground, she said not to worry they are fine. NOT I had my inspector go over everything then I had some enviromental company come out, now the seller has had them removed and the dirt around it, new oil tanks are in the basement and a certificate was given to the seller that the grounds are ok and negative of any oil spillage etc that will go to me if we should be the ones that get to purchase the home. Also the seller had some black box with a red light with a screetching noise coming out of it plugged in the upstairs hallway, we looked at the house 3 times and all 3 times we asked what is that thing? Agent said she didnt know? Inspector took one look at it and said "Oh thats to keep the bats out of the second floor" HUH??? So right from the get go I could clearly see the agent wasnt going to tell me other than what I could see about the house 7 bedrooms, 31/2 baths, office, den, lvg room, dinning room, kitchen and 3 car garage...the rest of the findings good or bad was going to be left up to me.. We will wait and see what the counter is, put in our best offer and then call it a day...Thank you again for all of your amazing help!!!

My thanks to all of you who posted comments, both good and bad. I can't begin to tell you how feedback about my florals opened my eyes, so I was able to change things for my next set of photos. I'd never think that removable "props" would turn someone off. I also have to say that you're taking it well and seem to appreciate the feedback. Those of us selling can now see our house through strangers eyes and what a potential buyer might think when seeing our house online. How the photos look will dictate whether they take the time to actually walk our houses. The last time our house was for sale we did not get any feedback, so I'm very thankful for this forum and hope that the feedback you got helps you. I noticed that the wallpaper in my home got some of the most frequent and critical remarks and it's left me wondering about something. Is wallpaper no longer in vogue in new or remodeled homes or is it that my particular wallpaper is not to the liking of most of you? I've walked a lot of new communities with model homes and can say that here they are still using wallpaper but not in all of the rooms. You might pick the nicest rooms to keep the wallpaper. I love the foyer wallpaper but not with the door color and not with the flooring. You might think to leave some of it up and paint other walls, using it as an accent. Back entrance wallpaper - I would take it down. Half bath - I like the wallpaper but not with the light fixture. Study - I've seen similar paper used in homes I've walked. Utility - dislike the walls - would sheet rock & paint 1st floor master - would paint 1st floor master bath - I like the paper but not for a room like this. I would paint and think about putting up beadboard 2nd floor master - while I like the top paper, I think it would look better painted. The wood on the door is much too dark. I'd also think about putting up a scarf on the windows, then opening the blinds for the photo. While I like pink, others do not :( Second floor vanity/dressing area - this paper you could get away with leaving. Bath 2, second floor - I would try to lighten this room up or leave the picture out. Living Room - I would paint this I also realize that the paneled family room is dated but my thoughts on that is to either paint the paneling a neutral color or rip off the paneling, put up sheetrock and then paint. I also want to install engineered wood flooring in that room and perhaps extend it in to the foyer where, I admit, the tile color is also dated. Another area of critical comments was due to my home having so much carpeting. Has carpeting also gone out of style or do I just have too many rooms with carpet? We just did this in the master bedroom. I would sheet rock. The carpet wouldn't bother me here. I'm one of the weird ones that actually likes carpet, especially for my bad back. Walking on wood floors kills me. BTW, the Saint Bernard that appeared in at least one photo and brought about a comment or two that some people wouldn't even consider buying a home where a dog had been passed away on June 10 much to my hurt. I'm in the process of cleaning up all traces of his presence here. That is, everywhere but in my heart! Very sorry for your loss. After 22 years, I still miss our German Shepherd.