Homeowner Advice

We encourage you to use the Homeowner's Advice blog to educate you on the benefits and challenges of home ownership. If you have any questions, please contact me directly!

Falling in Love with a Money Pit

August 15, 2017 by RE/MAX Results

There are many of us who dream of owning an older home, full of charm and personality. We imagine gorgeous woodwork, wrap-around porches, arched doorways, ornate fireplaces and sweeping carved staircases. All those hopes may come true, but be careful to evaluate the work and expense that can go along with owning an old house.

Talk to your real estate agent about getting a very thorough inspection. Some experts even recommend two inspections for an older property because there can be so many hidden problems. You want to be in a position to negotiate repairs in case significant or dangerous problems are discovered. Here are some possible pitfalls to anticipate.

Foundation and Structural Issues

Even meticulously built homes can shift over time, causing cracks in foundations and walls. Doors and windows may jam; chimneys may need realignment and stonework might need attention. Moisture creeping in over time can cause dry rot or corrosion, which can lead to mold or mildew. Old homes have a high risk of termite damage which can devastate floors, structural supports and drywall. All these repairs can be extremely expensive and homeowners insurance likely will not cover the cost.

Hazardous Materials

If the house was built before 1978, it likely contains lead paint inside and out. Professional paint removers can be hired if you are uncomfortable living with lead paint, especially if you have young children. Old lead pipes pose another issue. A water filtration system for the entire house or at least the kitchen faucet is the most cost-effective fix, but you might be faced with replacing all your pipes.

Asbestos was commonly used in insulation and fireproofing material until the mid-1970’s. Old popcorn ceilings probably contain asbestos, too. Removal costs vary greatly depending on the size of the project. If you are planning to remodel, asbestos removal is recommended.

Unsafe Electrical System

Find out the age of the home’s electrical system. If it is still the original knob-and-tube wiring, you should get a quote to replace it. Insulation for the wiring needs to be intact and the electrical panel and circuit breakers should be up-to-date. If the original wiring has already been replaced, it must be up to code to be safe and efficient. Check for code with updated plumbing as well.

Old Appliances and Mechanics

Kitchen and laundry room appliances, air conditioning systems, furnaces and water heaters all have an expected lifespan. Check the age of every unit to determine how much longer it should be operational so you can create a reasonable replacement schedule. Figure that into your household budget for the coming years if you decide to purchase the home.

Trees, Leaves and Roots

The beauty of a long-established neighborhood is usually a big plus when buying an older home. Towering trees and mature flowering shrubbery have great appeal, but keep in mind the price that comes with them. Trees need to be trimmed regularly or you risk dramatic problems when they are covered with ice in the winter. Autumn brings bushels of leaves to be removed. Old, tall trees have long roots that can crack foundations and sidewalks or grow into plumbing systems. All of this is costly.

Good News

The caution here is simply to be aware of hidden costs when you find your perfect antique dream house. There are plenty of excellent reasons to buy. Older homes are frequently in wonderful locations close to downtown cores. You are likely to find a long-established, close-knit community with lots of history. There is a good possibility that you will find craftsman-quality construction in the architectural features you admire. You also have a good chance for building equity with a strong long-term investment, if the upkeep isn’t too steep. Old houses are in limited supply and if you have a gem in a desired part of town, it will likely always be in demand when you decide to sell.

Reduce the Stress of Selling

July 15, 2017 by RE/MAX Results

There are many unavoidable tasks to tackle as you prepare to sell your home and move. However, you can reduce some of the stress with this checklist. Use it as a guide to avoid over-thinking and over-doing a few things. You’ve got enough to do already!

First: Hire an Agent

You want to get the best price for your home and there are plenty of potential pitfalls before reaching that goal. A good agent will help you set the right price, handle marketing, manage negotiations and guide you through all the necessary paperwork. You will increase your chance for a quick sale with an agent working for you, so hire a well qualified person and listen to their advice. Let your agent shoulder some of the stress.

Restrain Your Urge to Decorate

A few strategic changes to your home may really boost your asking-price, but don’t overdo it. Replacing worn carpet and paint are good ideas, but choose neutral colors even if that may not be your taste. You might love a Southwest motif, but your potential buyers might flinch. Going neutral with everything as you prepare for a sale should make decorating decisions easier.

Don’t Over Do Improvements

Again, there are changes you can make that will help your house sell, but don’t worry about the small stuff. You might opt to replace outdated appliances or broken door hinges. Concentrate on necessary fixes, but don’t overdue it. There are plenty of repairs that you could make that will neither increase the home’s value nor accelerate the sale. Be sure to ask your REALTOR^® what you should fix and what you should ignore before your house goes on the market.

Start Packing to Eliminate Clutter

Reducing the clutter around your house is a stress reliever because it helps get part of your packing done. This is your chance to weed out items you don’t want to keep: donate some, recycle others and toss the rest. A thorough clutter reduction before the house goes on the market will make it easier for you to do a quick clean up before each showing, too.

It’s Not Personal

When your house is for sale, you need to think like a business person and not a home owner. That means having a thick skin when prospective buyers are judging the pros and cons of your place. Of course, you have lots of emotion, memories and dreams tied up in your home. You need to put all that aside and distance yourself during the sale. Don’t feel badly if potential buyers complain about your choice of draperies or talk about digging up your rose bushes. Just get the house sold and then make plans for your next garden.

Don’t Stick Around

Get the entire family out the door when a showing is scheduled, including pets if possible. Buyers need to be able to imagine themselves in your home and that’s difficult if you are there. Refer back to the “It’s Not Personal” item above. They will likely say things that could hurt your feelings, so don’t stick around to hear their discussion. Avoid this stress, leave the house, and at the very least wait in the backyard while they are there.

Moving is a hard task and you want to get the sale completed quickly. Remove the stressors where you can. Before you know it, you’ll be handed the keys to your new dream house and be ready to start your next chapter.

Your Closing Date is Key

June 15, 2017 by RE/MAX Results

There are advantages to choosing a closing date either close to the first or close to the last of the month. Whether you are the buyer or the seller, you have a vested interest in the closing date working for you. The date is negotiable until the contract offered by the buyer is accepted by the seller. From that point on, all efforts must be made to ensure the date is met. If you don’t close on time, you can complicate your move and risk losing the house.

As a buyer, you need to give yourself plenty of time to work out details with your lender. Most people set a closing date 30 to 45 days after the offer is accepted. A home purchase has many moving pieces and there’s always a risk that more time will be required than you think. For example, the lender may ask for additional documentation as part of the loan process. Unless you are paying cash, you don’t want a quick closing date.

Frequently, it is wise to choose a closing date near the end of the month. Interest is prorated from the date you close to the last day of the month, so you will pay less if you close near the 30th. For example, if you close on July 10, you will have to pay 21 days of interest. If you close on July 25, you only pay six days of interest result in a savings of several hundred dollars due at time of closing.

However, there are certain advantages to closing early in the month. While you will indeed pay more in pre-paid interest, you won’t have a house payment for nearly two months. This may be your best choice when considering cash flow during your move. Loan interest is paid in arrears and your pre-paid interest will cover to the end of the month. If you close in early July, for example, you won’t have a house payment due for August until the first of September. Also, because many people choose the end of the month for their closing, it is the busiest time for mortgage brokers. If the lender has a backlog, the closing could be delayed.

You will establish an occupancy date as well as a closing date. At closing, you will assume ownership of your new home. However, the actual move-in date may occur later depending on your circumstances. Sometimes the sellers have already vacated the property or will move out immediately upon closing. Others may request an extended occupancy due to the move-in date of their next home and will then pay rent to you as the new home owners until they are gone. Also, you may choose to do some renovation work on your new home before moving in and will plan on a later occupancy date. Of course, your plans will need to coordinate with the move-out date of the property where you currently live.

One last tip: avoid the holiday rush. If you are planning to make your move over a holiday, such as the four-day Thanksgiving weekend, don’t schedule your closing date for the Wednesday before Thanksgiving. Back it up to the Monday prior so that any glitches that might arise won’t derail your long-weekend moving plans.

Throughout the closing process, your real estate agent will guide you in planning dates and avoiding pitfalls. Lean on their expertise and you’ll be living in your new dream home before you know it!

Housing Market Changes with the Seasons

May 15, 2017 by RE/MAX Results

Spring has sprung, which means the housing market is in full bloom. “For Sale” signs are sprouting up along with azaleas and dogwoods as buyers start to search for new homes. Each year, around 40 percent of real estate transactions occur between the months of May and August, with peak inventory times varying some depending on the region. Metropolitan areas in the Sun Belt have a much more consistent market, for example, because of their year-round warm weather. It is important to be aware that although there are advantages to buying and selling in these prime months, they aren’t necessarily the best time for real estate transactions.

Peak Season Market Tips for Buyers

House hunting during peak months has more inventory so you may be more likely to find your dream home. It’s also easier to conduct a home inspection when the lawn isn’t covered with snow. If there are problems with the air conditioner, the pool, the driveway or the roof, they are easier to spot in the summer. This is the easiest time to make a move with school age children, so families frequently opt for peak month purchases.

On the other hand, there is more competition. You may find homes being snapped up before you even have a chance to view them or you might find yourself in a bidding war for prime properties. Sellers are more likely to reject lowball offers or contingency requests. You may also discover that lenders and home inspectors have very busy schedules.

Off Season Market Tips for Buyers

Because there are usually fewer buyers, you may find that sellers are more willing to negotiate their price. You could find a real bargain if the seller has put the house on the market due to an urgency, such as an unexpected job change or a death in the family.

Of course, winter house hunting can be a headache working around the holidays and contending with bad weather. Inspections are more difficult in snowy areas. You might also find a number of homes that are for sale during these months because they failed to sell earlier. Be sure to ask your agent how long a house has been on the market and why it hasn’t sold if it has been languishing there for a while.

Peak Season Market Tips for Sellers

You can expect a better valuation for your home because the increase in sales will give more comparable data with heftier spring/summer sales. If all you have available are lower priced winter comparisons, your valuation could be hurt.

Green lawns and blooming flowers will make your home look its best and curb appeal is key. The arrival of daylight savings time means days are longer and buyers have extended time to look. More people viewing your home will give you a larger pool of prospective buyers. While buyers hope to avoid bidding wars, they can be a big bonus for you. Enthusiastic buyers are less likely to demand repairs or make other requests.

Off Season Market Tips for Sellers

You may have to contend with thrifty buyers who have waited for the off season hoping to find bargains. They may want you to take on closing costs or repairs that you will have to accommodate to get your house sold quickly. Buyers can be pickier this time of year and may decide to pass if your home needs lots of work.

The winter weather means more work to make your home look inviting. Shoveling walks and steps is essential both for visual appeal and safe access for visitors. You might want to have photos of your home during the spring months included in your online listing and displayed in the house for buyers to see.

Be Smart and Make the Season Work for You

Although some people are able to be very precise about when they buy or sell, most moves are dictated by life changes. Ultimately, the best time will be when it’s right for you. With the help of an experienced real estate agent, you can navigate the perils and advantages of the housing market no matter the season.

A Backup Offer Could Be Your Secret Weapon

April 15, 2017 by RE/MAX Results

If you are disappointed to find that someone else has already submitted a contract on your dream house, you may want to consider making a backup offer. The housing market has been tight everywhere in recent months, so discuss this option with your real estate agent if you really love the house. Backup offers don’t always work out, but enough do that you might want to consider the possibility.

Because the backup offer is a binding contract, you want to be sure that your financing is approved and that you’ve included all the contingencies that you would have in a first offer. If the original contract falls apart for any reason, you must be prepared to follow through with the purchase. Make your offer a fully executed agreement signed by you and the sellers, outlining price and terms. This will ensure that they must sell to you within a specified time period if the house becomes available again.

There are many reasons the original offer might fall through:

The buyers’ loan might not be approved. Loans are becoming tougher to get and if they can’t get approval, the buyers will have to back out of the deal.
The lender will require a home appraisal to verify the home’s worth. If the appraiser says the property is worth less than the price offered, the lender can deny the mortgage.
The home inspection might uncover problems that the buyers don’t want to deal with and the original contract can fall apart.
The buyers may have made a contingency contract based on the sale of their current home. If that sale doesn’t materialize in time, the domino effect could make your dream home available again.
There might even be problems due to homeowner association requirements. For example, the buyers might have three pets and back out of the contract when they discover the HOA only allows two.

Several of these scenarios can work well for you and your backup offer. If the first deal crumbles, the sellers may be willing to move ahead very quickly with your offer. With a contract on the table, they had already begun the mental process of packing, moving and handing over the keys to someone else. If their deal comes to a screeching halt, the seller may be very willing to accept your backup offer just to keep the momentum going.

You may also realize an advantage if problems were uncovered by the inspection conducted for the first buyers. Those issues aren’t going away, so the seller may be more reasonable in negotiations with you rather than lose the deal a second time. The seller is legally required to disclose any problems with the house, so you will know any of issues uncovered by the first inspection before you start to spend time and money on inspections of your own.

Real estate transactions require many steps and something can go wrong at any phase of the process. Rely on your agent to walk you through every phase, including preparing a backup offer. It may save the day when your dream house is on the line.

A Seller’s “Love Letter”

April 9, 2017 by RE/MAX Results

Home inspections, sales history and a good school district are the kinds of things that tend to speak to a buyer’s head. A personal letter from you about your home can speak to the heart. A home sale is an emotional choice and a “love letter” about the features that have made your house a home can make your property stand out. It may not clinch the sale on its own, but it could certainly make your place more attractive and memorable to prospective buyers. Leave copies of the letter out during an open house next to other information provided by your agent. Some sellers frame their letter and leave it in a prominent place for buyers to see. Your agent could also email it to interested prospects. Be sure to include a photo of the house within the letter.

Your writing needs to sound authentic and sincere. Make it personal and positive. You can include family memories, details about the neighborhood, information about nearby shopping and restaurants, the schools your children attend, or a little history of the house itself. Explain some of the reasons why you have loved living in this home. The sample here incorporates many of these options:

Dear Home Buyers,

Nine years ago, we were searching for our first house. We had looked in many parts of the city, but kept hoping something would open up here in Deer Run. When this house became available, we only looked at it once before making an offer and still talk about how lucky we were to get it.

The house had all the things we wanted most on our wish list: a gas stove and double oven in the kitchen, lots of storage, a laundry room by the master bedroom and a fenced yard for our dog. But it also had nearly everything else we hoped for – a pretty mantelpiece, room for my grandmother’s piano, and a big window over the kitchen sink. The large atrium area for the breakfast nook was an extra bonus.

So many traditions and memories are tied up in this home. We always put our Christmas tree in the front window and rearranged the furniture so we could sit on the sofa to look at the tree and watch the fireplace at the same time. Add a long table or two to extend the dining room seating out into the front hallway and you can have at least 20 people here for dinner. We did that lots of times for birthdays and holidays.

We had many wonderful parties out on the deck — there’s room for a crowd. Laughter and good food were enjoyed while the kids caught lightning bugs and played flashlight tag. The neighbors whose yards touch ours are all such good people. We’ve had many great talks over the back fence. The annual Popsicle Parade on the Fourth of July has always started in front of our house with everyone back here at the end. All our immediate neighbors help host it — so much fun!

Tomato plants thrive in the side yard and the dogwood trees are beautiful in the spring. There are pink and white peonies in front, lots of tulips and daylilies come up every year and the maple tree at the back of the yard turns a spectacular red color every fall.

Aside from our house, we are going to miss the neighborhood. We are close to a couple of fabulous restaurants (be sure to try the shrimp and grits at McNeally’s!), our favorite golf course is only a half mile away, and the kids can walk to the elementary school. Actually, if we could commute to Springfield, we wouldn’t consider moving, but it’s just too far away.

This has been a home filled with love and we wish you, the next owners, the same good fortune.

Be sure to sign your name. You are giving potential buyers a look at the special memories you created in your house. It might also be a gentle, cathartic exercise for you as you say goodbye to one part of your life and get ready for the next chapter.