Most roses/rootstocks have coarse fleshy roots and then very fine feeder roots which tend to break in transplanting. It is hard to get a solid root ball. Problems in transplanting occur when the few remaining fine roots cannot supply enough water to replace the water lost through leaves, so that the plant wilts or can even die of dehydration. If the plant is dormant or leafless when transplanted, there will be hardly any moisture loss. The coarse roots will generate new feeder roots when the soil temperature is above 40. When the plant senses it is well supplied with moisture, and conditions are warm enough, it will produce new leaves. This new growth (roots and leaves) is fueled by energy (carbs) stored in the canes and fleshy roots. This stored energy is quite limited, so you don't want the new growth coming out on the verge of winter when it will be killed and the plant will be left depleted of energy. Ideally, when transplanting in late fall, you want the plant to remain dormant until March or April. So the things to guard against are (a) dehydration in summer and (b) unwanted growth in late fall or winter. But it's true that skilled gardeners can transplant just about any time the ground isn't frozen.

I maintain a local volunteer museum cottage garden downtown Calistoga, which is still a learning experience after 10 years. The front garden faces south east with a large expanse of blacktop which draws heat like a magnet. Most of our visitor traffic is in the summer so keeping the garden colorful through the summer is important. Last week I took out the primroses that lasted well through the winter and replaced with Lantana, well rooted in one gallon containers. Two containers, three gallon, flanking the stairway which contained Ranunculus(which fried there)I replaced with "purple dome asters"that had been cut back once to keep more compact. I am trying this year for the first time Phlox paniculata planted a month ago, which so far is holding up to the heat. Roses do well if I can keep up with the dead heading, the only one to get black spot is a David Austin variety. An old fashioned rose red peony does well while a white one sunburns badly. Summer planting is not impossible, just difficult. Al

Yip-yip-yeah, my big ol' envy full of seeds arrived yesterday!! Bit like a 2nd Christmas! Holy Katz,...what a wonderful, varied bounty! Willy, good sir, once again my hat's off to you and your hosting prowess! And of course, thank you everyone who participated! :)

....and people just tend to accept things because "It's been that way for 10 years." billl you are so right! I'm sure we will fall into that category to some degree, especially with appliances. Newer doesn't always mean better in my book and since we are diligent with maintenance our appliances (and HVAC) are older than most buyers *seem* to be willing to accept now. We'll see. Now I understand the reasoning for a pre-inspection - just have to convince DH. Lots of these inspectors are the reason he has steady business :-/ Not retiring, but determined to have a living environment that allows us to shift into a lifestyle that suits us more. Big changes coming. Work is flexible - DH has 2 businesses and one is internet based so can be located anywhere. The residential business will require time to establish again but he wants to shift earning emphasis to the internet business. I'd love to find PT work but that's not part of the financial picture. I totally trust this realtor - she is smart, professional and she did great things when I referred both my nieces to her. But it's a highly competitive area and worth hearing another view. If nothing else it could solidify my decision or add something she/we hadn't thought of. I'll talk to our lender here again and get updated information but I believe they don't finance in NC. Thanks for chiming in.