Steamer, Congratulations on having a house that your GF likes! That makes it a lot easier. However, you have only been dating for a year. Unless you were friends for a few years before that, you don't know for sure whether you will get married. (Maybe she will get tired of seeing your clothes on the floor or you will get tired of the toothpaste she leaves in the sink - or an old flame will show up. Who knows?) I suggest that you pay the property taxes, share the joint expenses like food, and she pay for all the "extras" that you want as a couple - vacations, etc. This will not affect what you are already paying (mortgage, utilities, replacing appliances, etc.) If and when you get married, then you can reconsider who pays what. Meantime, encourage her to pay off her student loans quickly and build a "life happens" fund. The others are right that a spender and saver are a difficult combination, but it does not sound like you will have that issue. In a good relationship between savers, it does not matter so much who pays what because there is always $$ left over for savings. You two (or at least she) has some work to do re savings if you will have a comfortable retirement. That is a long term issue which will benefit from attention in the early stages. My husband (of 18+ years) and I are both savers, so who pays what has never been an issue. We each have our own checking accounts but charge nearly everything and pay that bill on line. About 15 years ago, we realized that we needed to increase retirement savings, so we have been transferring the excess funds to our investment accounts. We just paid off our mortgage, so we feel very comfortable. Best wishes to you and your relationship. In the long term, who pays what this year should not matter too much. Keep it low key and focus on whether your life styles, attitudes, etc. are a good match. Don't marry her in a year because you feel obligated after she paid half of your property taxes!

Hi, I think we're going to have to presume a "worst case scenario" here for the sake of argument, to get at the roots of this dilemma, and clarify the issues. (But we can certainly hope for the best!) Worst case scenario: Daughter tells you ---for whatever reason (BM interference or her own personal feelings)--- "no way", she won't consider inviting them and she wants only you there. Your decision now is whether or not you go solo. I feel very strongly that you should, and I'm going to explain why via responding to your list of concerns one by one: "1 - My fiancee is very family oriented and has gone out of her way to bring us together as a family" That's fantastic, and to me is evidence that this situation ---even in the worst case scenario--- will work out fine b/c if she's very family-oriented she will understand that you need to go to your daughter's wedding with or without her, as this is an extremely important day for her and b/c your kids have recently expressed their need for you to be there for all of them. I don't think I need to tell you that if you, as her father, were not present for her wedding, especially after the recent conversation about "being there" in general, that would definitely spell the end of that relationship at great loss to you and she. But it is not going to spell the end of what sounds like a great relationship with fiancee and kids if they don't go. It's the most important day of your daughter's life but one family function out of many to come with your fiancee and her kids. "2 - If my fiancee finds out that she and her kids were not invited, my fear is that she would feel rejected and possibly think it was her and call off our future so that I can be closer to my kids." Again, I really don't think that's going to happen, based on how family-oriented she is. And the way she feels about it can be somewhat modified by how you present it to her and what you do for her to ensure that even if she feels rejected *by your daughter* that she is not rejected by *you*. You might even be able to soften the blow of rejection altogether (i.e. "ex-wife's relatives are being crusty and old-fashioned about this and don't consider fiancee part of the 'family' until you're married...it's nothing personal", or "the guest list was made a long time ago and they can't change it" or "this wedding won't be the last chance we'll have to be together as a family and forge family bonds"). Yes, she'll probably still be able to detect that there's opposition to her being there behind whatever excuse you give, but then she has a choice: push it or not? A matter, for her, of picking battles. She's still relatively new in this situation and also would be well aware that if she pushes coming, she would be putting you in the same "middle" spot of having to choose that others may be attempting to do. She's most likely not going to want to do that, nor take the gamble that an ultimatum will fail. She'll probably decide to let this one roll off and do her best to form family bonds at future functions. And then you can further help the situation by encouraging/arranging plenty of those future family functions. "3 - My kids seem to like my fiancee but have not gotten close to my fiancee's kids" What are the age differences? Also, if they haven't seen each other but a few times, and never alone, they probably haven't had the chance to build bonds just yet. Especially because the blending of families is always an ambivalent thing and takes plenty of time. As I wrote above, this wedding will not be the only chance for the new family members to be together and grow closer. "4 - No, I did not have an affair with my fiancee before I divorced. I think my ex-wife still have not gotten over the divorce nor admits we had problems while we were married for 19 years. She has also stated that she doesn't ever want to meet my fiancee." Well, that is her issue to deal with. Hopefully she will be an adult and not continue to pressure her daughter to make an "either/or" choice which bio parent she wants at the wedding, thereby also setting the stage for others to possibly insist you make such a choice. Maybe BM will remove herself from the equation if she really can't handle co-existing at the same geographical location for the sake of her daughter's important rite of passage. But unfortunately we can't count on her rising to this level and certainly not her backing out. So you have to make a firm decision on what you will do regardless of what BM does. 5 - Yes, I'm paying a large portion of the wedding but this is not a leverage that I care to use - it is not a financial exercise. To me, it is all about bringing together my old and new family as closely as possible. I desperately need this.... I really hope your daughter and/or BM will be gracious adults and not exclude their soon-to-be-new family. But even if they refuse, this one event is not the last chance ever to bond, and is not insurmountable as a slight if you handle it well and make an effort to be as inclusive as possible in the future. Remember: your daughter's exclusionary behavior in this instance doesn't have to keep YOU from being all-inclusive. Hopefully, it might even encourage her to be more inclusive in the future, once she sees how welcoming you and fiancee are to her and those bonds continue to be formed over time.

An excellent analysis and I'm very impressed. As an engineer, I live in the world of assumptions. As long as they’re understood, all is well. However here, I’m making a LOT of assumptions that I don’t understand very well at all, so I’m not too comfortable with my conclusions. That is compounded by the inability to really check the change from last year because of my lack of consistency (I know, I know). After going through the numbers in detail, I now see just how helpful a truly consistent measurement would have been. I'd say that's a pretty accurate description for soil analysis: a bunch of assumptions. This isn't a controlled lab situation and each year's soil sampling and test results can/will very sometimes significantly, so any variable we can control when sampling helps reduce those fluctuations. To try to stay grounded in expertise, I’ve generally just taken morpheuspa’s plan from 2016 and based on RidgeRunner’s ranges and comments, tried to convince myself of whether I could justify using the same 2016 recommendations. So, my thoughts: Why not? It's as good a place to start as any and better than starting from scratch. Assuming M III Phosphorus is what I’m adding with starter fert, bag rate of scotts starter fert (24-25-4) is 0.75 lb/k Phosphorous, or 32.67 lb/ac. I added that 4 times in 2016 for a total of 131 lb/ac of P. Not all of that hung around apparently, and since the B1 section increased by 47lb/ac and the F1 section only increased by 14lb/ac, it appears that the F1 section uses/loses P faster than the B1 section. A couple of clarifications: 1) M III (M3) is the test that was used. It is a cocktail of chemicals that is used to extract nutrients for measurement. In this case the Phosphorous is reported as lbs per acre of P2O5. (Other labs may report it as ppm of elemental Phosphorous). The nice thing about reporting it as P2O5, is that P2O5 is the form of Phosphorous contained in fertilizers. So your assumption is right. 2) Phosphorous moves very slowly (down or otherwise) through the soil and phosphorous binds within days of application and can become unavailable to the plant. In acidic soils it binds to Aluminum and Iron. In high pH soils, it binds with calcium. An assumption: the difference between F1 and B1 may be due in part to the difference in pH between your two soils as reflected in the initial test. If the target is 200, seems like another season of about 4 starter fert applications would make sense, although in the B1 section it seems like I’m cutting it close. Maybe I’ll apply a couple of the apps in that section at 0.5 bag rate? I concur. As an alternative (based on your budget) Milorganite has reconfigured their formula to 5-4-0 from 5-2-0. Now only 10-20% might be organic P, but organic P is "slow" release and would help supply P to your turf better over time. (All of P2O5 is inorganic and although inorganic P is readily available to the turf plant, it also readily binds up. I gave you the 200 range, because you had mentioned that you didn't know what target you had been given last year, 200 is his/a common target for a high maintenance lawn. Some general points of clarification: 1) for every pound of N that a plant uses (not every pound of N that is applied--but USED) the plant needs and uses 1/2 pound of Potassium and 1/4 pound of of Phosphorous. whichever is missing, is the limiting factor. 2)The ranges I gave you are the ones that soil scientist have found within which plants "appear" to do well. They are quantities averaged for soil types and plants. Research has shown that values below the range result in poor performance. That as you approach the low end, additions of that nutrient are more likely to show a visible improvement in the plant and as you approach the high end, additions of the nutrient are much less likely to result in any improvement. Values above the high end are very unlikely to show any improvement and at some point can be detrimental to the plant. (did I say this before?) Bottom line, as you progress with balancing your soil, if you reach a point within the range where you no longer see improvement, you've reached your optimum in regard to any nutrient. My Ca/Mg ratios are roughly in range (F1/B1 5.1/13.1) and slightly up from 2016 (4.7/10.6), so that’s fine, but the Calcium saturation is fairly far off. I’m assuming that this is what is causing my low pH values, but not sure how that’s calculated. Also not sure how to calculate what my expected increase in Mg saturation should be based on the fast acting lime. But since my calcium is clearly low, at a minimum I can add the same calcium (lime) app I did last year (F1: 3lb/k, B1: 1lb/k, spring and fall). The question would be can I increase that app, particularly in the B1 section, and what should the corresponding Mg app be? Since the Ca/Mg ratio is on the low side in F1 maybe I should add less Epsom Salt than I did last year? Say, 1lb/k instead of 2lb/k? Add the same or more in the B1 section to keep that ratio from becoming too large. Say, 2lb/k again. This is when a buffer pH test would help- a lot IMO. If they still have your sample (30 days?) they could run that for about $10 per sample. You are correct that base saturation reflects low pH readings and if you fill up all but 10 to 15% of the cation sites with Ca, Mg. and Potassium and leave the 10-15% to Hydrogen, you should end up with a pH in the 6's. But none of those nutrients neutralize the acidity. For soils, an addition of carbonate will do that. It's better to know how much carbonate/lime (an amount derived from buffer pH testing) is needed to raise pH than to estimate based on total base saturations. BSCR, CEC, lime and differences in lime products, etc. is a bit involved, but I'm happy to clarify any questions you have on them. As it stands now, without a buffer test, as your pH is not really moving and/or dropping and as you want to avoid freeing up any more Aluminum (which can be toxic to the turf in addition to the P issue), you want to raise your pH using lime additions. Your Mg is near sufficient levels, so it shouldn't be an impediment to your turf, however, if you wish to address the base saturation ratio, yes, 1#/k for B1 only of Epsom (considering the difference in sampling and to avoid over shooting) and mixed with the lime. Yes, I'd increase the lime app. As both areas are near the same pH, fast acting lime at 9lbs/k (B1 and F1) would be indicated and even that may not make for much movement in pH on a future test. It should help the available P values to raise. Potassium values seem to be low, and the saturation fell significantly, which, based on morpheuspa’s statements, probably has to do with the Calcium. Common lawn wisdom makes me think I should add in a potassium-rich “winterizer” app in the fall to bump that number. But it again seems like I need to add at least what I added of Potassium Sulfate in 2016 (F1: 3lb/k). However, this time it looks as though adding 3lb/k to the B1 section also might be a good idea. Agree, in fact, I'd suggest increasing to three apps of 3#/k this year. Avoid applying within 2-3 weeks of any lime app. I’ve been sufficiently warned about playing with boron in my lawn to try to improve the number without very specific advice, so I’ll probably just leave that alone this round. That's up to you, based on the soil tests and your previous app,, you could apply 2 tablespoons of Borax per k again to raise values into the optimal range. Your decision. I would have done the jar test, but I came home to a light dusting of snow. Winter isn’t done with us yet, even in S. Carolina. Hope that makes sense. Feel free to ask for any clarifications. Once again, nice job.

While you can include all costs of the pool and landscape into a construction loan, pool and landscape may have little effect on the appraisal. That translates into a higher down payment or cash out of pocket up front. For example: Land+Design+Permits+Construction for a project that appraises at around $1.2 mil also appraises around $1.2 mil. At 80% LTV (loan to value) the client can borrow $960K. (75% = $900K). When we add solar (a CA requirement Jan 1), pool and landscape for about $150K more, the appraisal if we're lucky, increases $50-100K, increasing the loan $40-80K at 80% LTV. The effective loan on the solar/pool/landscape is 25-50%. If the market is less robust, the appraisal won't be affected creating a higher cash out of pocket requirement for loan recording. If you can wait until completion of the home, you can often get an updated higher appraisal and fund these with less cash out of pocket.