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With these tips and tricks, your house will be swoon-worthy in no time.

All the world’s a stage, said the Bard.

That includes your house. Which is for sale. And thus needs to look bee-yoo-tee-ful.

Staging entails hiring experts with a flair for interior design. They re-imagine your living space and give your house a makeover (with temporary decor and furnishings) so that it gets “oohs” and “aahs” from the buying masses.

Great staging isn’t an insurance policy — there’s no guarantee it will bring in more money when you sell your home — but it’s an important marketing tool. It presents your house in a flattering light and helps you compete at a favorable price. (In that sense, staging is like dressing your house for the price you want, and not the price you have.)

Staging also leads to eye-catching listing photos, which are especially valuable given that most home buyers begin their search by scrolling through listings online.

So, are you thinking about hiring stagers for your home? Here’s what to consider.

Staging Really Does Help. Like, a Lot.

But you don’t have to take our word for it. A recent survey from the NATIONAL ASSOCIATION OF REALTORS® revealed that:

77% of buyers’ agents said staging makes it easier for their buyer to visualize the property as their future home. It’s like helping the buyer dream it so they can achieve it — and so you and your agent can make the sale.
39% of sellers’ agents said staging a home greatly decreases the amount of time a house is on the market. For you, time saved could mean moving into your new house even sooner.
21% of sellers’ agents said staging a home increases its dollar value between 6% and 10%. Simply put, that may lead to more money in your pocket.

Before You Stage, Budget Accordingly

Many listings agents offer staging services to clients as part of their services. If you want to use someone you find yourself, you typically will have to pay out of pocket.

Staging costs vary depending on where you live and how many rooms you’re staging. On average, home sellers pay between $302 and $1,358 for staging, according to HomeAdvisor.com. If your house is empty because you’ve already moved, you might also have additional expenses for renting furniture and other homey decorations to make it look lived-in.

Many stagers offer consultations for as low as $150, Fixr.com reports. Using the advice you learn during the consultation to try DIY staging may be your best option if you’re on a tight budget. Listen for tips on how to use the furniture and decor you already have to show off your home’s best assets.

For the Best Results, Declutter

Spoiler alert: No buyer wants to walk into a messy house.

So, take time to clean and declutter your home. Organize everyday household items into crates and keep them out of sight. Stow away seasonal decorations (that means no Christmas in July). Make time for — or invest in — a whole-house cleaning, including carpet shampooing. Change light bulbs, finally make those minor repairs, and add a fresh coat of paint to any room that needs it.

Also worth considering? Removing personal items from view, such as copious family photos, artwork, or religious keepsakes. The concern is not that home buyers will be offended by you or your lifestyle. The goal is to neutralize the space and help home buyers imagine themselves living there. (But don’t go overboard. You don’t want rooms to feel sterile, either.)

Yes, we did just tell you to clean out your closets. So where are you supposed to put all this stuff? If you don’t have a discrete place to tuck things away, consider renting a storage unit.

To Find the Right Stager for Your Home, Ask Questions

If your agent doesn’t offer staging services, he or she can likely recommend local stagers for you to work with. Before you hire a stager, it’s best to interview at least three candidates in person. You’ll want to get a sense of how much they charge — and whether they have good taste.

To do your due diligence, here are 10 questions to ask prospective stagers:

On average, how many days were your staged homes on the market last year? Experience is important, but it’s not the only factor to consider when vetting stagers. You want someone who stages homes that sell — ideally within 30 days, because that’s when agents often recommend making a price reduction if your house is still on the market.
What price range do you typically work in? Staging luxury homes is a totally different ball game than staging starter homes. Find someone who specializes in homes near your listing price.
What styles of homes do you usually stage? Staging different types of homes also requires different skill sets (think of a penthouse versus a bungalow, for instance). Look for someone with experience working in homes similar to yours.
What formal training have you received? A number of staging organizations, such as the Real Estate Staging Association (RESA) and the International Association of Home Staging Professionals (IAHSP), offer certification or accreditation. Training from these associations can distinguish professional stagers from beginners.
Do you have insurance? Your home could get damaged when the stager moves furniture in and out. Find someone with business insurance so that you’re protected.
Can I see your portfolio? One of the best ways to judge a stager’s skills is to look at their work. Ask to see photos from the person’s three most recently staged homes.
Do you select the accessories, furniture, and paint for the homes you stage, or do you collaborate with other experts? Some stagers work independently, while others collaborate with other vendors. Make sure you know everyone who will be involved in staging your home, so you don’t have surprise guests rearranging your living room.
What are your rates? Some stagers charge a fee for decorating services, plus a monthly fee for renting furniture, while others charge a flat fee per room for the duration of the listing. Ask about how a stager determines costs before you commit to working with him or her.
What’s your availability? If you’re on a tight timetable, make sure the stager can get your house ready by the date you want to put your house on the market.
Can you provide contacts for past clients? Get in touch with two or three people who have worked with the stager before. Ask how the stager’s services helped with the sale of their homes, and what they might have done differently.

Focus On the Rooms That Count the Most

You don’t have to stage your whole house to make buyers swoon.

Staging the rooms where people tend to spend the most time usually makes the biggest impression on buyers. Start with the living room, followed by the master bedroom and the kitchen.

Keep in mind that you’re not going for an HGTV-worthy overhaul: Even small touches, like putting fluffy towels in the bathroom or replacing shabby throw pillows in the family room, can make your home that much more attractive.

Oh, and BTW: Stage Your Yard, Too

Your house has to look its best — inside and outside. After all, buyers form their first impression when they pull up in front of your home. It’s no surprise, then, that curb appeal — how your home looks from the exterior — can increase your home’s sales value up to 17%, a Texas Tech University study found.

If you’ve never had your yard professionally landscaped, now may be the time to do it. Landscaped homes have a sales price advantage ranging from 5.5% to 12.7%, according to research by Alex Niemiera, a horticulturist at Virginia Tech. That would mean an extra $16,500 to $38,100 in value on a $300,000 home.

Professional landscaping, however, can cost a lot. You’re aiming for polish, not a new garden of Versailles. If budget is a concern, start with these DIY improvements:

Plant blooming flowers and fresh greenery. Even if it’s winter, you can add colorful winter blooms and seasonal touches such as garland or lights.
Mow the grass.
Reseed bare patches of lawn and add fresh sod, as needed.

Then move on to these easy upgrades to your home’s exterior:

Wash the front windows.
Power wash siding and walkways.
Repaint or stain porches and stairs, as needed.
Make sure house numbers are easy to see, visible, and pretty.
Make sure important outdoor features such as the front door, porch, and sidewalks and paths are well lit. (If not, install new fixtures or lighting.)

Even basic upgrades — like laying fresh mulch, changing porch lights, or installing a new mailbox — can help a buyer fall in love at first sight.

Just wait ’til they come inside and see what else you’ve done with the place.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Thursday, December 12th, 2019

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Holiday Lights Safety Checklist for Worry-Free Decorating

Wednesday, December 11th, 2019

By: Pat Curry

Don’t keep them up too long!

Lights, inside and out, are a beautiful part of the holiday season.

But before you deck the halls, run through this holiday lights safety checklist to keep your holidays merry and bright.

#1 Inspect Light Strings

Discard any that are damaged. Frayed or cracked electrical cords or broken sockets are leading fire hazards.

#2 Replace Burned-Out Bulbs Promptly

Empty sockets can cause the entire string to overheat.

#3 Make Sure Outdoor Lighting Is UL-Rated for Exterior Use

Exterior lights, unlike those used inside the house, need to be weather-resistant. The same goes for any extension cords used outdoors.

#4 Don’t Attach Light Strings with Nails or Staples

They can cut through the wire insulation and create a fire hazard. Only use UL-approved hangers.

#5 Take Exterior Lights Down Within 90 Days

The longer they stay up, the more likely they are to suffer damage from weather and critters chewing on them.

#6 Store Lights Safely

Tangled lights can lead to damaged cords and broken sockets. After the holidays, coil each string loosely around a stiff piece of cardboard, wrap it in paper or fabric to protect the bulbs, and store in a sturdy container until next year.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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How to Clean Up After Thanksgiving in Half the Time

Tuesday, November 12th, 2019

The Pilgrims were on to something when they planned a Thanksgiving potluck; here are other good ideas that’ll simplify your T-Day kitchen cleanup.

Want something to be thankful for?

Check out these tips that’ll make your Thanksgiving kitchen cleanup faster and easier — and will give you more time to enjoy family and friends.

Plan a Potluck

The first Thanksgiving was a potluck; so let your guests share the fun and bring dishes to share. Then make sure they take home their serving bowls and platters, which will cut down on dishes to wash and put away.

Set Up a Soaking Station

Soak pots and pans as soon as you transfer food to platters. But instead of filling the sink with soaking pots, designate a small trashcan as the soaking spot. Fill it will soapy water and dirty pots, and hide it under a sink or in a mudroom. That way, your sink is free throughout the evening to clean as you go and rinse dishes on the way to the dishwasher.

Triple-Duty Cookware

Cut down on cleanup by selecting cookware that can go from oven to table to freezer. Or, serve food in edible containers, such as bread bowls or hollowed-out winter squash, which you can either consume or compost.

Empty Fridge

Start your holiday with a clean slate, which will make the inevitable mess less daunting than piling clutter onto clutter. Before beginning Thanksgiving prep, pick up depressing home clutter and organize your fridge to make room for ingredients and leftovers.

If possible, designate a shelf for Thanksgiving food, which should be empty when you start your meal, then filled with leftovers when you’re finished. In a week, clean out that shelf again. Make soup from leftover meat and veggies, and then freeze. Compost wilted greens. Toss old dairy products.

Prepare Roasting Pans

You won’t have to clean what you don’t get dirty. So line your turkey roasting pans with heavy-duty aluminum foil, or cook the bird in a bag. Pour drippings into a pot to make gravy, then throw away the liner.

Line Garbage Cans

Double- or triple-line garbage cans, which saves time when the cleaning campaign begins. After you toss a trash bag, there’s another waiting for action.

Stop Stains

Don’t let stains on carpet or rings on furniture set. While wine stains are still wet, dab with go-to cleaner hydrogen peroxide mixed with a few drops of dish detergent; blot with a clean cloth. Get rid of water stains on wood furniture with a dab of white toothpaste (not gel). Rub in the direction of the grain.

Pump Up the Music

Up-tempo music will give you a second wind for cleaning. So turn off the soothing dinner tunes and get rocking with a cleaning playlist.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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4 Simple Tasks to Do in Fall for an Awesome Lawn in Spring

Wednesday, October 16th, 2019

By: Lisa Kaplan Gordon

Fall is the most crucial time for your lawn.

Although spring lawn care gets all the attention, fall lawn care is the make-it or break-it season for grass.

“I’m already thinking about next year,” says John Dillon, who takes care of New York City’s Central Park, which features 200 acres of lawn in the middle of Manhattan. “The grass I grow this fall is what will be there next spring.”

Fall lawn care is no walk in the park. It’s hard work, and Dillon guides you through the four basic steps.

#1 Aerate
Aeration gives your lawn a breather in autumn and provides room for new grass to spread without competition from spring weeds. Aeration tools pull up plugs of grass and soil, breaking up compacted turf. That allows water, oxygen, and nutrients to reach roots, and gives seeds room to sprout.

If kids frequently play on your lawn, plan to aerate twice a year — fall and spring. If your lawn is just for show, then aerate once a year — and maybe even once every other year.

A hand-aerating tool ($20), which looks like a pitchfork with hollow tines, is labor-intensive and meant for unplugging small sections of grass. Gas-powered aerating machines (rental, $20/hour) are about the size of a big lawn mower, and are good for working entire lawns. Bring some muscle when you pick up your rental: Aerating machines are heavy and can be hard to lift into your truck or SUV.

Depending on the size of your property, professional aeration costs about $150.

#2 Seed
Fall, when the soil temperature is about 55 degrees, is the best time to seed your lawn because turf roots grow vigorously in fall and winter. If you want a lush lawn, don’t cheap out on the seed.

Bags of inexpensive seed ($35 for 15 pounds) often contain hollow husks, weed seed, and annual rye grass seed, which grows until the first frost then drops dead. Splurge on the good stuff ($55 for 15 pounds of Kentucky Bluegrass seed), which resists drought, disease, and insects.

Water your new seed every day for 10 to 20 days until it germinates.

#3 Fertilize
A late fall fertilization — before the first frost — helps your grass survive a harsh winter and encourages it to grow green and lush in spring. Make your last fertilization of the year count by choosing a product high (10% to 15%) in phosphorous, which is critical for root growth, Dillon says.

Note: Some states are banning phosphorous-rich fertilizers, which are harmful to the watershed. In those places, look for nitrogen-rich fertilizers, which promote shoot and root growth. Check with your local extension service to see what regulations apply in your area.

#4 Mulch
Instead of raking leaves, run over them a couple of times with your mower to grind them into mulch. The shredded leaves protect grass from winter wind and desiccation. An added bonus — shredded leaves decompose into yummy organic matter to feed grass roots.

A mulching blade ($10) that attaches to your mower will grind the leaves even finer.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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10 Tricks for Hosting an Open House That Make Buyers Say “OMG, Wow!”

Wednesday, September 11th, 2019

Here’s what you can do to get your home ready for its big reveal.

Few words get home buyers more excited than these two: open house.

An open house is their opportunity to give your house a whirl. To wiggle the light switches. To admire the crown molding. To, y’know, awkwardly ask to use the bathroom. (Which, by the way, savvy buyers will totally do — because they’ll want to test how the water pressure holds up when they give the toilet a flush.)

For you, seller, an open house is a chance to throw open the doors. To dazzle buyers with the big reveal. To make someone fall head over heels for your charming abode.

These tricks can help you make your open house a massive hit.

1. Time It Right

Your agent will typically hold an open house for two to three hours between 11 a.m. and 5 p.m. on Saturdays and Sundays, when buyers have time and flexibility away from their jobs. To maximize your foot traffic, avoid having your open house during holidays, big community events (marathon days, for example), or unofficial “holidays” like Super Bowl Sunday.

2. Let Your Agent Take the Lead

In your own personal Open House Show, your real estate agent has two roles. To you, they are the director, giving you instructions on how to prepare for open house day, and what to do during the event. To buyers, your agent is the host. They will welcome viewers, introduce your home’s impressive features, and take questions from the audience.

Your job is to make your house look like a million bucks — or more like $300,000, depending on your price range.

The job of your agent, an expert on your local real estate market and what makes buyers tick, is to take care of the rest. That will include:

Staging your home, or recommending a reputable stager that you can hire
Hosting the open house
Communicating with home buyers and buyers’ agents
Receiving feedback during the open house and communicating that feedback to you

Your agent will also recommend that, actually, you should probably leave while they show off your house to strangers, who will look under your sinks and peek into your closets. Why should you heed that advice? Because it makes good business sense for you.

A homeowner’s presence can make it awkward for the buyer. Buyers want to make assessments on their own, without worrying about how the seller might react or try to influence them.
Buyers may have trouble picturing themselves living in the house when the owner is right there, say, serving lemonade in the kitchen.
Sometimes sellers say too much. You might point out something that you think is a nice feature or amenity of your home, when it’s something that might turn off a buyer. (That busy arcade bar down the block may have been your favorite place to meet friends and play Pac-Man during weekends, but it could be a deal breaker for a buyer looking for a peaceful block.) You might blurt out something that could tip your negotiating hand, like how motivated you are to sell (soon!), or that you always wanted to update the retro kitchen — but just never got around to it.

The last things you want buyers to think after the open house is, “This place needs work,” or “This seller is desperate — I have the upper hand.” So, let your agent take the lead. This won’t be their first rodeo. They know the nuanced ways to show your home in its best light so that buyers will oooh and ahhh. They also know how to strategically answer questions from buyers to help set you up for success later, during negotiation.

Your agent can also stage a broker’s open house on your behalf. Unlike standard open houses — where buyers can stop by — at broker’s open houses, only real estate agents and other industry professionals are invited to attend. Generally, a broker’s open is held within the first few days of a house being put on the market. Complimentary lunch is often served as an incentive to get more people to show up.

There are two main benefits of having a broker’s open house:

It gives your listing more exposure.
It allows you to get feedback from real estate agents on your home.

If your house “shows well,” as they say in the industry, the agents who toured your home may recommend it to one (or more) of their buyer clients. If your home doesn’t get rave reviews, your agent will relay that feedback to you, and may suggest improvements before the next open house, such as staging certain rooms.

3. Try Some Simple Staging

You want your home to look its best while it’s on the market — especially during the open house. Many agents say the best way to primp your home for its big day is to stage it.

Depending on what your agent recommends, staging may involve renting new furniture or decor for certain rooms in your home. There are also some easy staging tricks you can try on the day of your open house. Consider displaying a bouquet of fresh flowers in the entryway, setting your dining room table to make it look inviting, or turning on your outdoor sprinklers shortly before visitors arrive to make your lawn sparkle.

4. Clean Like Crazy

When your home is on the market, you need to keep it in showing shape — not only for the open house, but also for any scheduled showings with buyers. Even though you’ve already (hopefully) cleaned and organized your home for its listing photos, there’s a good chance you’ve let clutter or dust pile up again, especially if you have children or pets.

Make sure appliances, windows, and mirrors are fingerprint-free. Clean and organize your closets, cabinets, and under the sinks (during the open house, buyers are allowed to be nosy). Clear every bit of clutter and get rid of it or put it in storage.

Don’t have the bandwidth to do a deep clean? Hire a house cleaning service to do the work for you. A professional cleaning service costs around $115 to $230 on average. If you’re not sure about which service to hire, ask your agent to recommend cleaners.

5. Do a Smell Check

If buyers get a whiff of something funky, they’re going to run — not walk — out of your open house. A week prior to the open house, ask your agent or a neighbor to do an honest, no-holds-barred smell check. Some possible smell solutions:

If your house has the aroma of your beloved pet(s), deep clean the carpets, relocate the litter box, and take steps to eliminate all olfactory traces of Fluffy.
If the basement is dank and musty, buy a dehumidifier to remove air moisture and run a fan to circulate the air.
If the kitchen drain stinks, drop in a cup of baking soda, then two cups of white vinegar. Enjoy the bubbling, then let the mixture sit for 20 to 30 minutes. Finally run hot water for 15 to 30 seconds to flush the odor.

6. Put Your Pictures (and Valuables) Away

You want your home to feel cozy and inviting, but not like someone specific (you, for example) is living there. Personal belongings such as family photos, awards, and religious art can distract home buyers and make it harder for them to imagine themselves living in your home. You don’t have to go overboard — the idea isn’t to eliminate every trace of yourself — but consider temporarily hiding some pictures and personal effects out of sight during the open house.

There’s a safety element to stowing your personal belongings, too: Though your agent will be at the open house, you’re inviting strangers into your home.

Securely store checkbooks, jewelry, prescription medications, family heirlooms, and other valuables.
Alert your neighbors to your open house date — as a courtesy, but also to ask that they let you know if they notice any suspicious activity, in the unlikely event suspicious activity occurs.
Make sure your agent signs visitors in and asks them to show I.D., so that you have a record of who was in your house. (Bonus: With the sign-in sheet, your agent can follow up with buyers to find out if anyone is interested in making an offer.)
Lock windows and doors after the open house.

We’re not suggesting that visitors have any intention other than potentially buying your home. It’s just a good idea, generally speaking, to keep your home secure.

7. Let the Light In

Light doesn’t only (literally) brighten up your space. It also makes rooms look and feel larger. On open house day, open all curtains and blinds to let natural light in. (And in the week before the open house, make sure curtains and blinds are squeaky clean.)

Replace every single burnt-out light bulb in and outside the home — buyers should see a working light every time they flip a switch.

8. Give Your House Some Extra Curb Appeal

Buyers will judge your house on its outsides. So make last-minute improvements to turn up your home’s curb appeal. Cut the grass, prune the trees, and trim the shrubs. Touch up porch fixtures and furniture with a little paint. Heck, paint the whole porch, if your budget allows. Plant new shrubs or set out potted flowers.

Small, relatively low-budget outdoor enhancements will make your home look all the more enticing to buyers — and can add some last-minute value to its price.

9. Draw Attention to Your Home’s Best Features

After your agent signs in and welcomes buyers to your home, they typically will have some time to wander around on their own. Even though you won’t be there, you can still draw visitors’ attention to features in your home that you’d like to highlight.

Prior to the open house, post (friendly, aesthetically pleasing) signs around the house with calls to action such as, “look down, new hardwood floors,” or “gas fireplace, push this button.” Buyers will likely appreciate the help, and that they’re working with a conscientious seller.

10. Serve Refreshments

Serving warm cookies or freshly baked brownies at an open house is one of the oldest tricks in the book. That’s because it works: Buyers love being greeted with a sweet treat and a cold or warm beverage depending on the time of year. Refreshments also give people a reason to stay longer: No one will rush off because they’re hungry or thirsty.

Your agent may even have relationships with a local cafe or bakery, which might offer snacks for free advertising at the open house.

What to Do During and After the Open House

Once you’ve done everything you can to make your house look and feel amazing to buyers — and your agent is on site to assume their hosting duties — the time during your open house is yours to enjoy. Go to the park, get a three-course lunch, do whatever you like as long as you’re free to take calls.

Your agent may need to get in touch with questions, so make sure you’re available and have good cell phone reception. (A movie, for example, is not a great activity for you during the open house for that reason.)

After the open house ends, your agent will share with you what questions buyers asked and any comments they overheard by visitors. Buyers’ remarks will likely run the gamut, including some that could be negative. (“Why is the closet such a mess,” for example.)

The important thing is to stay open to buyers’ feedback, and to follow your agent’s advice about how to respond. Based on buyers’ reactions, your agent may recommend that you make certain repairs, do some painting, or invest in additional staging before your next open house. Whatever they advise, it’s not personal — it’s just the business of selling your home.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Your Questions Answered: Our Best Tips for Working With Agents and Lenders

Wednesday, July 10th, 2019

Save the headache and find your perfect home buying collaborator.

You’ve been boosting your credit score, saving up for a down payment, and creating your dream home wish list for months. You’re basically ready to move into your perfect new home, right? Not really. The buying process can be complicated, and even if you’ve seen 400 episodes of “House Hunters,” you’re probably not an expert.

That’s where your real estate agent comes in. They’re like a personal mentor to guide you through one of the biggest financial decisions of your life.

HouseLogic teamed up with REALTOR® Dale Chumbley of Camas, Wash., during a Q&A on Facebook, to answer your questions about how to work with agents and lenders.

#1 When to Reach Out to an Agent

Q: It’s probably unrealistic to think you can buy a home entirely online, but when and how does a real estate agent come into the process?

A: We know that almost all buyers now start their home search online. Listing sites are a great way to get familiar with the general marketplace and what’s going on in it, but you really need a local agent to understand the idiosyncrasies of any given neighborhood. Someone who’s working every day in the market you’re considering can help you decipher some of the nuances you don’t get when you browse online and direct you to the right area for all your home needs.

Once you have a general sense of your home wish list, start reaching out to agents and having conversations about what you’re looking for. The best way a buyer can find an agent is through the recommendation of a trusted resource. Ask your friends and family who they have worked with in a particular area, and try to interview a few agents so you can find the right fit.

Look them up online to read their reviews and get a feel for their level of business. And make sure you work with someone who you enjoy spending time with. Finding the right partner early in your buying journey can save you a lot of hassle later on down the road.

#2 How An Agent Helps You

Q: What sorts of things can real estate agents help with that most people don’t know about?

A: A good real estate agent is with you far beyond the actual transaction.

During the transaction itself, agents help you organize inspectors, contractors, and anything else that’s needed for the logistics of the home buy. They also can put you in touch with a great lender from the beginning.

After closing, your agent can continue to be your resource for any repair work you might need or help answer any general questions you may have about home improvement ROI, financing, and more.

A great agent should be a mentor and resource, so make sure you have someone by your side who can help guide you through your whole home ownership journey.

#3 How To Switch Agents

Q: Is it possible to switch agents without making anyone feel badly or causing problems?

A: Ifit’s not working out, and you’re under a buyer-broker contract, you’d need to work out the legalities of closing out that formal agreement with your current agent before moving on to someone new.

If you aren’t under contract and the relationship isn’t working for you, speak up. Have a heart-to-heart with your agent, and clearly explain what you need and why you feel you aren’t getting it.

[Whether you’re under a contract or not,] share your honest feedback, and give your agent a chance to get back on track.

#4 How to Decide Between an Online vs. Real-Life Lender

Q: You can get a loan online or from a bank in person. What do you think is the best approach, and why?

A: From my experience, the real-life mortgage broker tends to be the best. Having the ability to sit down face-to-face and have a conversation about your overall financial goals and how real estate plays into them is very important. An expert lender who can help you navigate the whole buying process makes for a better, less stressful experience all the way around.

I also believe you have a better competitive advantage when working with someone you have an in-person relationship with and that you can reach whenever you need to. There’s nothing worse than wanting to write an offer on the weekend and not being able to get a lender letter until Monday when your online loan officer is back in the office.

As for the loan, I’d recommend sticking with a mainstream mortgage broker or trusted bank. Keep in mind, if something appears “too good to be true,” it often is. If you have a red-flag feeling, listen to your gut.

#5 The Loan Process

Q: The loan process can seem a little scary. Should buyers expect their mortgage lender to help them through all the financial and paperwork details, or are they on their own? What should buyers get together in terms of finances before even reaching out to a lender?

A: The loan process can definitely feel overwhelming, especially if you’re a first-time buyer. But if you have a lender who has strong experience and with whom you have a good relationship, they can absolutely guide you through all the finer points of the loan process and make it as smooth and painless as possible.

You should try to meet with mortgage lenders as soon as possible. People often think they need to have everything exactly in order before connecting with a lender, but you really want to allow the lender to help you get ready. They can give you the road map to buying success as they evaluate your financial information, step by step.

Even though it’s a major commitment, I think buying a home shouldn’t be a scary or daunting project. If you have positive relationships with your agent and lender, the journey can and should go smoothly. (And be fun!)

#6 How to Choose the Loan

Q: If you’ve been pre-approved by, say, three different mortgage lenders that offer pretty similar loan terms, what’s the biggest differentiating factor when selecting a final lender?

A: In selecting your final choice for lender, you want to make sure you choose someone you feel comfortable with and who is competent to help all the way through the process. I would also lean on the expertise of your agent and who they have a relationship with; that can help streamline communication between all the parties involved in the transaction.

#7 Deciding on the Loan Terms

Q: If you’re more confident about the monthly payments on a 30-year mortgage over a 15-year, but you’re not planning to stay in your next home for decades, how do you know which type of loan to pick?

A: This is where having a lender that can help you look at your overall financial situation becomes critical, and it can be another major difference between an in-person relationship and one you’ve made online.

Particularly if you’re a first-time home buyer, you need that person who can walk you through each step of the financial process and explain the pros and cons of all the different loan types to help you make your best educated decision.

#8 Getting an Attorney Depends on Which State You’re In

Q: How important is a real estate attorney? If I’m considering employing one for my home purchase, at what point in the buying process should I reach out?

A: [Whether to use a] real estate attorneys varies from area to area. In some parts of the country it’s standard practice to employ one, but where I’m from a real estate attorney is never brought into the home buying process unless there’s an actual legal issue.

I would make sure to talk to your agent and ask them if it’s something you should be doing where you live.

At the end of the day, both agents and lenders are there to make you feel comfortable, confident, and prepared over the course of your home buying journey. Trust your instincts, and be honest about your needs and financial situation; the right partners will guide you to the perfect fit.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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8 Tips for Adding Curb Appeal and Value to Your Home

Tuesday, June 18th, 2019

By: Pat Curry

A good washing, and a bit of color are two low-cost ways.

Homes with high curb appeal command higher prices and take less time to sell.

But which projects pump up curb appeal most? Here are financially smart ways to boost your home’s equity.

#1 Wash Your House’s Face

Before you scrape any paint or plant more azaleas, wash the dirt, mildew, and general grunge off the outside of your house. REALTORS® say washing a house can add $10,000 to $15,000 to the sale prices of some houses.

A bucket of soapy water and a long-handled, soft-bristled brush can remove the dust and dirt that have splashed onto your wood, vinyl, metal, stucco, brick, and fiber cement siding. Power washers can reveal the true color of your flagstone walkways.

Wash your windows inside and out, swipe cobwebs from eaves, and hose down downspouts. Don’t forget your garage door, which was once bright white. If you can’t spray off the dirt, scrub it off with a solution of 1/2 cup trisodium phosphate — TSP, available at grocery stores, hardware stores, and home improvement centers — dissolved in 1 gallon of water.

You and a friend can make your house sparkle in a few weekends. A professional cleaning crew will cost hundreds — depending on the size of the house and number of windows — but will finish in a couple of days.

#2 Freshen the Paint Job

The most commonly offered curb appeal advice from real estate pros and appraisers is to give the exterior of your home a good paint job. Buyers will instantly notice it, and appraisers will value it.   Of course, painting is an expensive and time-consuming facelift. To paint a 3,000-square-foot home, figure on spending $375 to $600 on paint; $1,500 to $3,000 on labor.

Your best bet is to match the paint you already have: Scrape off a little and ask your local paint store to match it. Resist the urge to make a statement with color. An appraiser will mark down the value of a house that’s painted a wildly different color from its competition.

#3 Fix Up the Roof

The condition of your roof is one of the first things buyers notice and appraisers assess. Missing, curled, or faded shingles add nothing to the look or value of your house. If your neighbors have maintained or replaced their roofs, yours will look especially shabby.

You can pay for roof repairs now, or pay for them later in a lower appraisal; appraisers will mark down the value by the cost of the repair. According to the “Remodeling Impact Report” from the National Association of REALTORS®, the national median cost of a new asphalt shingle roof is about $7,500. And if you install a new one, you’ll get that back — plus a bit more. A new roof has an ROI of 109%.

Some tired roofs look a lot better after you remove 25 years of dirt, moss, lichens, and algae. Don’t try cleaning your roof yourself: call a professional with the right tools and technique to clean it without damaging it. A 2,000-square-foot roof will take a day and $400 to $600 to clean professionally.

#4 Neaten the Yard

A well-manicured lawn, fresh mulch, and pruned shrubs boost the curb appeal of any home.

Replace overgrown bushes with leafy plants and colorful annuals. Surround bushes and trees with dark or reddish-brown bark mulch, which gives a rich feel to the yard. Put a crisp edge on garden beds, pull weeds and invasive vines, and plant a few geraniums in pots.

Green up your grass with lawn food and water. Cover bare spots with seeds and sod, get rid of crab grass, and mow regularly. If you’re selling anytime soon, any work you do now will reap benefits in your home’s selling price, usually 100% or more according to the “Remodeling Impact Report” from the National Association of REALTORS®.

#5 Add a Color Splash

Even a little color attracts and pleases the eye of would-be buyers.

Plant a tulip border in the fall that will bloom in the spring. Dig a flowerbed by the mailbox and plant some pansies. Place a brightly colored bench or Adirondack chair on the front porch. Get a little daring, and paint the front door red or blue.

Beautiful colors enhance curb appeal and help your house to sell faster.

#6 Glam Up Your Mailbox

An upscale mailbox, architectural house numbers, or address plaques can make your house stand out.

High-style die cast aluminum mailboxes range from $100 to $350. You can pick up a handsome, hand-painted mailbox for about $50. If you don’t buy new, at least give your old mailbox a facelift with paint and new house numbers.

These days, your local home improvement center or hardware stores has an impressive selection of decorative numbers. Architectural address plaques, which you tack to the house or plant in the yard, typically range from $80 to $200. Brass house numbers range from $3 to $11 each, depending on size and style.

#7 Add a Fence

A picket fence with a garden gate to frame the yard is an asset. Not only does it add visual punch to your property, appraisers will give extra value to a fence in good condition, although it has more impact in a family-oriented neighborhood than an upscale retirement community.

Expect to pay $2,000 to $3,500 for a professionally installed gated picket fence 3 feet high and 100 feet long.

If you already have a fence, make sure it’s clean and in good condition. Replace broken gates and tighten loose latches.

#8 Keep Up With Maintenance

Nothing looks worse from the curb — and sets off subconscious alarms — like hanging gutters, missing bricks from the front steps, or peeling paint. Not only can these deferred maintenance items damage your home, but they can decrease the value of your house by 10%.

Here are some maintenance chores that will dramatically help the look of your house:

Refasten sagging gutters.
Repoint bricks that have lost their mortar.
Reseal cracked asphalt.
Straighten shutters.
Replace cracked windows.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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A Must-Read Guide On How To Sell Your House

Tuesday, May 14th, 2019

Selling your house can feel overwhelming in multiple ways. You’re pulling up roots and leaving all that’s familiar — and making a huge financial decision at the same time. Knowing how to sell your home takes some studying up. The more you know, the easier the big decisions will be.

Information is power, so we’ll answer your questions about how to sell your home.

Research the Market

Do some homework on what’s going on with the housing market in your area. Go to a property listing site, like realtor.com®, and see what homes are selling for in your neighborhood, and how long they’re sitting on the market before being sold.

Check mortgage rates. Note who some of the top agents are for the neighborhood or types of properties you’re interested in. Ultimately, the best way to select an agent? Get recommendations from friends and family.

Hire an Agent

Yes, you need an agent. Selling a house involves some strategy and know-how. An agent knows how to sell your house. He or she will help you set a price, market it, and make repairs, guiding you through the inspection, negotiating with buyers, and helping you navigate the closing.

They’ll also help you plan your timeline, and a really good one will help you through the emotional parts of selling a home you’ve loved.

Find the right agent by interviewing the ones — at least three — you learned about through research and recommendations. Go with one who knows the specific ins and outs of your market, the lowdown that’s not online.

The one who knows things like why that nice two-story down the block sold for $20,000 less than the asking price and why the house two neighborhoods over got $20,000 over. A knowledgeable agent will have information and experience.

Price Your Home to Sell

Go ahead and look at those sites that give home value estimates for a general idea on pricing when deciding how to sell your house. But don’t stop there. There are a lot of factors specific to your home that an algorithm won’t pick up on, but your human real estate agent will.

An agent has access to data you don’t. They can do a thing for you called a comparative market analysis, also known as running comps, that checks the price of houses similar to yours that have sold in the in past 90 days. It’s like taking the pulse of the market within a couple of miles of your house.

The agent will give you a market value for your house, and then it’s up to you, with your agent’s guidance, to set the price. And the price needs to be right.

If it’s too high, your house will sit on the market too long, which wastes your time and can raise a red flag to buyers. If your price is too low, you’ll miss out on all that value you worked hard to build in your home.

Your agent may have tips on setting the price so that it stays within certain search parameters on listing sites. Let your agent be your guide on setting a price.

Prepare the House

Time to get your house looking its best. When selling your home, you want to make it look like someone else’s dream home.

Repair everything you know of that’s broken. Fix the little things, like the toilet that runs, the closet doors that don’t shut all the way, the hole in the fence. Fix the big things, too, like a leaky roof or a malfunctioning HVAC.

Home buyers may not notice the windows are sticking and the wiring is outdated, but an inspector will. Head off problems now. Get a pro out to check any major systems you suspect could have an issue.

Clean up as if company was coming. Hire a cleaning service to do a deep clean — the kind where they scrub the baseboards and toekicks and vacuum behind the refrigerator. Power wash the house and driveway. Make sure your landscape is spiffy, too: boxwoods trimmed, lawn mowed, flower beds weeded. Curb appeal matters.

Declutter. Tidying up is the way to sell your house. You need to bust the clutter and make your house look Insta-perfect. Clear the kitchen counters, pack up most of your books and all of your knickknacks and take them to a storage unit or donate them to charity. Cull your clothes and donate the ones you haven’t worn in more than a year. Clean out the garage, tidy up the laundry room, organize the pantry.

All this tidiness and organization signal to potential buyers that your house has been well cared for — and has plenty of room for all their clutter.

Depersonalize your space. Take you out of your home. Box up family photos, your great-grandma’s heirloom quilt, your son’s Matchbox car collection. It sounds sad, but it’s how to sell your house.

You want buyers to be able to see themselves and their things in the house. They can’t do that if it feels like your house. Look at this as the first step in packing up to leave. Consider renting a storage unit for the stuff until you move.

Stage your house. This is one step beyond the decluttering, depersonalizing, and cleaning. This is when you set up your house to show off its assets and downplay its weaknesses. It usually means moving furniture and making your house look as perfect as a photo in a shiny décor magazine.

Staged houses can sell faster and at a higher price. Staging a home is key if you’ve moved out and the house is empty. A professional stager will bring in décor and make your house look as if it’s lived in by the tidiest, most tasteful minimalists in the world.

Some agents have stager they work with, or do it themselves. You can also hire a pro yourself, someone with top-flight design and décor skills.

Paint the interior of your house, especially walls that are an unusual color. You adore the Yves Klein blue in the bonus room. Buyers might not. This isn’t a criticism of your taste. It’s just part of depersonalizing your house, all part of how to sell a house. Pick a nice, neutral tone, like gray or beige.

Paint the outside of your house, too, if there’s any flaking or worn paint, or if you painted the exterior an unconventional shade that might turn off buyers.

Market Your Home

Ready, set, market. Once your house hits the MLS listings, it’s time to drive buyers to you. Your real estate agent will handle this, but here’s what you need to know.

Photos. This seems a no-brainer in a digital world, but plenty of sellers forget to prioritize the quality of their photography. Make sure photos are well-lit, in focus, and high resolution so they don’t pixelate on tablets and smartphones.

Your agent may very well offer a professional photographer as part of his or her services to you. If not, consider hiring a professional photographer, especially if you’re in a high-end home or a market where you’re hustling for buyers.

A good album of photos includes:

The exterior of your house from the front. Move your cars and the kids’ toys out of the driveway so all a potential buyer sees is your house.
Every interior room, and with the drapes open and the lights on. Bright is beautiful. Be sure to move trash cans, litter boxes, laundry baskets full of clothes and other banal evidence of humans out of the photos.
The yard and local amenities like the nearby park, the neighborhood pool, and clubhouse.

Got a luxe house or a huge piece of property near water or mountains and wondering, “How to sell my house?” Get drone photography done to show off the surrounding area. Another option for luxury properties: a night photo of the front of the house lit by the landscape lighting.

Virtual tours are becoming the norm. Buyers swoon over them, because a virtual tour takes them by the hand and leads them through the house. You’ll need to hire an outside company to create one. Your agent should be able to connect you with a business who does virtual tours. Again, some agents offer this as part of their listing services.

Signage — like the classic For Sale sign — are basics for selling your home. There should be a sign in your front yard, with your agent’s contact info on it. Especially during open houses, you should expect signs on busy streets nearby with an arrow pointing the way to your house. If you’re deep in a winding subdivision, you may need more signs directing folks to your house. If your home is part of a homeowners association, be sure to see if the HOA is OK with agent signs.

Direct mail still works. Your agent will probably set up the mass mailing of an oversized, full-color postcard to people in the area and to area agents who may have buyers looking to move to your neighborhood.

E-flyers are effective. Your agent can combine multiple photos of your house in an e-flyer and email it to neighbors, clients on his mailing list, and other agents in the area as well as out-of-town brokers.

Ads in those paper real estate magazines distributed for free, and digital ads on sites for newspapers and listing sites really do help spread the word.

Social media is how to sell your house in the 21st century. Your agent will likely post your listing to her various social channels, such as Facebook and Twitter. If not, ask for it. Instagram, for instance, draws more than 1 billion sets of eyeballs each month. Ask your agent, if she can put videos out on social media, not just photos, because videos get more engagement than photos.

And put your listing on your social channels, too.

Word of mouth is old-fashioned, but works. Tell your friends, acquaintances, and co-workers your house is for sale. Your agent should be working her network, too.

Property listing sites will pick up your house listing once your agent puts it on the MLS (Multiple Listing Service.) There’s a gaggle of them, from individual agency sites to biggies like realtor.com®.

Showcase Your House

Throwing open the doors and inviting the public to come tour your house is one of the most effective marketing tools out there. Here’s how to sell your home by pulling off a good showing.

Your agent will:

Schedule an open house for a weekend.
Socialize the open house by tweeting about it, posting it on Facebook, putting it on Instagram, and posting it on a neighborhood site like NextDoor. You can help by adding the news to your channels as well.
Send out e-flyers, run digital ads on local web sites, or go analog with print ads in local newspapers and fliers tacked up at the neighborhood pool and local businesses.
Put up plenty of signage all over the neighborhood on the day of the open house,and maybe even attach balloons to each sign. There should be a sign with an arrow pointing the way to your house every few blocks on routes from major streets to your house. Getting attention is how to sell a home.
Set out fliers and brochures with info on the home that visitors can take with them.

You should:

Clean again. You decluttered, depersonalized, fixed, and fussed over the place when you listed it. Take another pass, especially if you’ve been living in the house. Hire a housecleaning service to give it the once-over.
Make special preparations, like moving the cars out of the driveway and away from your house so the open house attendees focus on your house and have a place to park. Open the blinds and drapes to let in the light and turn on the interior lights. Your agent will likely serve refreshments.
Make sure your house smells fresh, but go easy on air fresheners. Some people are allergic to them, and heavy use of them may make shoppers wonder what smell you’re trying to hide.
Send pets away. Let them go on a playdate with a pal, or board them for a few hours. You don’t want them distracting visitors from the house. Hide their toys, bowls, and beds, too, to stave off smells.
Vacate the house during the open. Prospective buyers will be more open in terms of feedback if you’re not in attendance. Let your agent handle it.

Close the Deal

Offers. By this point, you’re probably getting offers on the house from buyers. An offer will specify a price, the down payment amount, the deposit amount, the terms, the date you’ll have to move out, and any contingencies. When you get an offer, you have three options:

You can accept it as is.
You can reject it.
You can reject it and counter it with an offer of your own.

Counteroffers usually hinge on four things:

Price
Terms
Occupancy (when you move out, and buyers move in)
Contingencies (special conditions)

Note, it’s rare to reject an offer with no counteroffer. That kills the deal, and it’s not how to sell your home. Counteroffers are the most common outcome. Your agent will help you craft the counteroffer and then negotiate with the prospective buyers.

Negotiations can be stressful and at times, fraught. The buyers want the best deal they can get. You want the most money you can get from the biggest asset you have. Emotions can run high, so let your agent do the heavy lifting of communicating with the buyers and reaching an agreement.

Closing the sale. You’ve accepted the buyer’s offer. Woo hoo! Now your agent will help you negotiate the sale’s final phase. This means seeing you through the inspection, negotiating any repair requests that may arise from the inspection, and dealing with last-minute snags.

Inspection. This is when a buyer’s housing inspector examines the house to look for problems, like windows that stick, wiring that’s not up to code, or mold. When they find a problem, the buyer will usually ask you to make repairs or knock money off the price they’ve offered so they can make repairs themselves. Your real estate agent is an expert on how to negotiate these types of requests.

Closing day. Finally! This is it, when you sign the papers, get a check, and hand over the house keys. This is how you sell a house. It’s a thrilling moment, and one that’s a little sad, too. But you did it. You sold your house!

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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The Ins and Outs of Setting a Price for Your Home

Friday, April 26th, 2019

Everything has value. Especially your home.

And when it comes to selling your home, assigning a price to that value is complicated. You made memories there. You’ve got a major financial interest in the place, too.

Buyers think of value, but they’re more concerned with price. And your home’s price is one of its most attractive — or unattractive — features. The right price can attract buyers, quickly. The wrong price may mean the house sits on the market, which can create the vibe among buyers that there’s something wrong it. (If the home buying process is Instagram, think of a wrongly priced home as a photo that isn’t getting any likes.)

It’s your agent’s job, as the real estate expert — mining his or her expertise and knowledge of the market — to determine the best price for your home. But it’s your house. You need to have your own idea of how much your property is worth. Here’s how to get it.

Work With Your Agent

This is crucial. Your agent brings the right mix of industry expertise and knowledge of your local market to the table.

To understand whether your agent is pricing your home properly, read through each of the steps below. Use what you learn about your home’s fair market price to evaluate any price your agent recommends.

Throughout the pricing process, a good agent will:

Listen to your needs
Take into account your research
Use his or her knowledge of the local market to help you pick the best asking price

You’re a team. It’s in both of your interests to price your home correctly — a timely, profitable sale is win for everyone.

And Yeah, You Should Also Check the Internet

Pricing a home is both art and science. To understand what will inform your agent’s pricing decisions — and to be prepared to bring your own educated input to the conversation — start with a pricing research phase.

This includes taking advantage of online estimating tools — but only to an extent. Property websites like realtor.com® and Redfin enable you to plug in your home’s address to see approximately how much your house is worth. They base their estimates on your home’s square footage and real estate data they’ve collected, such as recent home sales in your local market.

But those results are estimates based on generalized factors, not your unique situation. If at any point the price you see in an online calculator doesn’t align with what your agent suggests, prioritize the agent’s advice.

Online estimators also have a reputation among real estate professionals for misleading buyers and sellers alike with less-than-optimal pricing information. But as a starting point, they have their utility.

Know Your Local History

What your home’s listing price should be largely depends on what similar homes, or “comps,” recently sold for in your area. To price your home, your agent will run the average sales prices of at least three comps to assess your home’s value.

What constitutes a comp? A number of factors, including a home’s:

Age
Location
Square footage
Number of bedrooms and bathrooms

Agents will look into the difference between each comp’s listing price, and the price it sold for. He or she will consider price reductions and why they happened, if relevant. All the while, your agent will also rely on inside knowledge of housing stock and the local market. That nuanced understanding is invaluable, particularly when measuring the unique aspects of your home with raw data about comps.

When selecting comps, agents generally look for properties that sold within a one-mile radius of your home, and in the past 90 days. They find these homes using the multiple listing service (MLS), a regional database of homes that agents pay dues to access.

Size Up the Competition

In addition to recently sold homes, your agent will also look at properties that are currently for sale in your area. These listings will be your competition. But because listing photos don’t always tell the full story, a good agent will check out these homes in person to see what condition they’re in and to assess how your home sizes up.

You can do the same. For additional perspective, you can also get in touch with your local association of REALTORS®. Ask if they have information to offer about your neighborhood and the local market.

Understand the Market You’re In

The housing market where you live can greatly impact your pricing strategy.

If you’re in a seller’s market, where demand from buyers outpaces the number of homes for sale, you may be able to price your home slightly higher than market value.

But if you’re in a buyer’s market, where buyers have the advantage, you may have to price your home slightly below market value to get people interested.

You can see local market trends by checking the online resource realtor.com®. It offers charts that display important housing market data, such as a city’s average listing price, median sales price, and average days a home is on market. It’s a lot of information. At any point, you can ask your agent to help you make sense of how your local market will influence your home’s price.

Put Your Feelings Aside

As previously mentioned, many sellers think their home is worth more than it is. Why? Because memories. Because sentiment. Because pride.

But you have to stay objective when assessing your home’s value. Buyers, after all, won’t know your home’s personal history. What makes your home special to you may not be something that entices them. Read: They may want to convert that craft room you worked so hard to perfect into a man cave.

The lesson: As much as possible, set aside your emotional attachment to your home. It will make it easier to accept your agent’s realistic, clear-eyed calculation of its price.

Remember: It’s All Relative

As you and your agent are talking price, the local market may throw you a curveball or two.

In some markets, for example, it could make sense to price your home slightly below its fair market value to spark a bidding war.

Of course, there’s no guarantee a pricing strategy such as this will pay off. Similarly, there’s no one-size-fits-all playbook. Your home should be priced for its own local, or even hyper-local, market. Period. Confer with your agent before you decide to try any market-specific pricing tactics.

Be Savvy With the Dollar Amount

Pricing your home requires careful attention. In some cases, fair market value may not be precisely what you should list it for — and the reasons can be subtle.

For example, if comps show that your home is worth $410,000, setting that as your asking price can backfire — the reason is that buyers who are looking online for properties under $400,000 won’t see your home in search results in that case. This explains why many agents use the “99” pricing strategy and, for example, list $400,000 homes for $399,000. The idea is to maximize exposure.

Have a Heart-to-Heart With Your Partner

Not the sole decision maker in your household? Talk to your partner about your home’s price before it’s listed. You can use this worksheet as a guide for that discussion.

The reason isn’t just to foster the kind of open communication that’s important to any relationship. It’s that if you’re not on the same page about price or the other things that are important to you about sale, each subsequent step of the selling process will be impacted by that tension.

Keep Your Head in the Game

You’ve considered your agent’s advice, and the two of you have agreed on the right price for your home. Hey, champ! Your house is on the market.

Even after the listing date, price should be an ongoing discussion between you and your agent. Markets are fluid, so it’s possible that you’ll have to make tweaks.

In any case, it’s important to to stay in continuous dialogue with your agent, the MVP of Team Sell Your House. Together, keep your eyes on the price.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Spring Cleaning Guide

Thursday, March 7th, 2019

By: Alyson McNutt English

Make spring cleaning less of a chore by following these smarter–and mostly greener–tips for this annual rite of homeownership.

Spring cleaning is a time-honored tradition. After a long winter, you throw open the windows, let in fresh air, and scrub down the house. But modern spring cleaning presents challenges your grandmother never imagined. Today’s homes are bigger, and the choice of cleaning supplies seemingly endless.

While you’ll need to devote a day or two to this annual maintenance project, make it less of a chore by picking the right tools and methods. And by taking an environmentally friendly approach, you can also protect the well being of your family. Give this space-by-space cleaning guide a whirl this spring—or during any season, for that matter, when grime and clutter become unbearable.

Bathrooms

When it’s time to get down and dirty, many people start with the bathroom. Allen Rathey, founder of The Housekeeping Channel, says removing mineral deposits, rust, and such from toilets doesn’t have to mean chemical warfare. Don rubber gloves and use a pumice stone to erase stubborn stains. If you want more scouring power, Rathey recommends mixing baking soda with acidic vinegar. The concoction is just as effective as conventional cleaners, and there are no toxic fumes to inhale. This approach works equally well on tub and shower stains.

Buy your supplies in bulk to save. A 64-ounce bottle of vinegar costs about $4; a 12-pound bag of baking soda, about $7. Both items can be used throughout the house. For just $1 you can mix equal parts vinegar and water in a 32-ounce spray bottle to make a terrific all-purpose surface cleaner. That’s about $4 cheaper than buying a spray cleaner at the store.

Spring cleaning is the perfect time to extract dirt from porous grouted surfaces. For tile floors use your usual cleaner, but don’t mop. Instead, run a wet/dry vac, which will suck contaminants out of the grout. Mopping drives the grime into the grout rather than removing it. According to Rathey, grout can harbor stinky bacteria that leave a bad odor in the bathroom. This technique is more time-consuming than mopping, but it’s worthwhile to do at least once a year.

Kitchens

The kitchen can be a tough room to clean because there’s usually so much stuff in it, says Justin Klosky, founder and creative director of The OCD Experience, an organizational service. Before you break out the broom, go through your cabinets and drawers, and put together a box of items to donate and a box of items to store somewhere besides the kitchen. Clear your countertops of everything except items you use nearly every day.

After you’ve de-cluttered, you can get to work cleaning. Cloud Conrad, vice president of marketing for cleaning company Maid Brigade, says one tool you shouldn’t overlook is an all-purpose microfiber cloth (about $5). These aren’t run-of-the-mill dusting rags. Microfiber is a densely woven synthetic fabric that picks up dirt and greasy deposits without chemicals thanks to its unique composition. You should be able to clean surfaces like countertops, sinks, and stoves with warm water, a microfiber cloth, and a bit of elbow grease, Conrad says.

Since you prepare your food in the kitchen, consider using green commercial products for surfaces, or make your own vinegar/water spray. Conventional cleaners may remove dirt, but they can also harbor some nasty substances you don’t want in your PB&J. Microfiber, vinegar, and baking soda will clean and disinfect almost every kitchen surface at a fraction of the price. Don’t neglect once-a-year chores like vacuuming refrigerator coils (unplug your fridge first), and tossing out expired food from the back of the pantry.

Bedrooms

Since bedrooms are such individual spaces, there’s a lot of diversity in what needs to happen. Most homeowners should at least rotate and flip innerspring mattresses, and store out-of-season sheets and clothing. Also go through your closet, and donate or Freecycleitems you haven’t worn in the last 12 months. For carpets and mattresses, consider using a professional cleaning service. Figure a typical mattress will cost about $70-$90 to clean, a bargain considering how much time you spend in bed.

Even if you’re getting your carpet professionally cleaned, you still need to break out the vacuum, says Leslie Reichert, owner of The Cleaning Coach. Use the hose attachment to get to the hidden particles along baseboards, under your bed, and in your curtains, favorite environments of dust mites. If you have a large-capacity dryer, throw curtains in on high heat for good measure to kill the little pests.

Living area

Another surface you should consider getting professionally cleaned is living room upholstery. It can be tricky to know exactly how to deep-clean different types of fabrics, says Rathey, especially if there are stains you can’t quite identify. Costs vary widely depending on the size of the furniture piece and the quality and state of its covering, but a typical sofa might run $70 to $90.

Microfiber cloths are great to use in the living area as well. Make sure you have cloths for each area of the house, though, so you’re not cross-contaminating bathroom, kitchen, and living areas. Use a damp microfiber cloth to wipe down windows, wood, mirrors, the tops of bookshelves, ceiling fan blades, and even the plastic housing of electronics for a quick, chemical-free clean.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Keeping Your House Clean with Dogs While It’s on the Market

Tuesday, February 19th, 2019

Oof. Houses that smell or look like pets have lived in them are just harder to sell.

Here’s how to de-dog your house before putting it on the market — and how to keep it that way while you sell.

#1 Steam Clean Everything Fabric

“Job number one is to take care of the soft surfaces in your house,” says Melissa Maker, star of an eponymous YouTube channel and owner of a Toronto cleaning service. “They hold odors and hair like nothing else.”

This includes carpets, rugs, upholstered furniture, and even the drapes, she says. Pets rub against drapes, getting oils, odors, and fur on the fabric. Send curtains out for a professional cleaning.

#2 Groom Your Pet

Get your pet groomed by a pro before you list your house. You can do it yourself, but a pro can get more hair and dander off than you can — plus, all that gunk is better off in the groomer’s drain than yours.

Brush your furry friend regularly (outside, preferably) while your house is on the market. Any hair you get off on a brush is hair that won’t end up on your sofa or in your rugs.

#3 Clean Tile-Floor Grout

Tile resists dog stains, but grout is porous and sucks them up like a sponge. “I had a cat who had an accident on a tile floor, and the pee seeped into the grout,” Maker says. Steam clean grout to lift old smells and stains. If your grout is really cruddy, hire a pro to chip out the old grout and put in new — or DIY it if you have the skills.

#4 Get an Air Purifier Tower

To you, it smells like home. But your HVAC has been circulating the same hair and dander again and again (especially in hot and cold weather when the windows are closed).

Add an air purifier tower with a HEPA filter; it pulls hair and dander out of the air before they even reach your HVAC.

Most air ducts don’t need to be cleaned, especially if you change filters regularly. But if dander and fur seem to be taking over, hire a duct-cleaning company before putting your home on the market.

#5 Use Enzymatic Cleaners

They’re the special forces of odor busters. Enzymatic cleaners are made of beneficial bacteria that eat stains and odors. They’re formulated to stamp out a specific type of stain, so a cleanser that targets urine won’t be the same as one for vomit.

“They’re cultivated for a specific mess,” Maker says. Apply them liberally to stains regardless of how old they are, before listing your house.

#6 Get Rid of Scratch Marks

Pet toenails leave telltale marks on doors and walls. For walls and doors made of synthetic materials, you’ll just need to paint over the marks. For a wooden door, use wood-filler pen can fill in the scratches. For hardwood floors, rub out small scratches with steel wool or fine sandpaper followed by mineral spirits, wood filler, and polyurethane. For major damage, refinishing the hardwood is a good investment with a stellar 100% ROI.

#7 Absorb Odors With Charcoal

Charcoal pulls moisture and odors out of the air. You can get inconspicuous little bags of it to hang in places your pets love most. Or, just strategically stash some charcoal briquettes around the house.

Just be sure to get the ones that aren’t presoaked with lighter fluid.

#8 Spot Clean Furniture Daily

If you’re like many pet owners, trying to keep your dog off the couch completely isn’t worth the effort. Instead, cover your freshly-cleaned furniture with throws or pet covers, and wash them at least once a week. Vacuum rugs and carpets every day. Pet smells sink in fast.

For quick hair removal before a showing, wipe down the couch with rubber gloves. The hair comes right off.

#9 Get a Sniff Test

You’ve scrubbed everything, and you think your house smells like a dog has never set foot in the door. Get a second opinion as to whether the odors are gone, Maker says. “You may be noseblind. Ask your agent to walk through and give you an honest opinion.”

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Tax Deductions for Homeowners: How the New Tax Law Affects Mortgage Interest

Tuesday, January 8th, 2019

Tax changes for 2019 change the landscape for homeowners.

Tax season is upon us once again, and to make it even more interesting this year, the tax code has changed — along with the rules about tax deductions for homeowners. The biggest change? Many homeowners who used to write off their property taxes and the interest they pay their mortgage will no longer be able to.

Stay calm. This doesn’t automatically mean your taxes are going up. Here’s a roundup of the rules that will affect homeowners — and how big of a change to expect.

Standard Deduction: Big Change

The standard deduction, that amount everyone gets, whether they have actual deductions or not, nearly doubled under the new law. It’s now $24,000 for married, joint-filing couples (up from $13,000). It’s $18,000 for heads of household (up from $9,550). And $12,000 for singles (up from $6,500).

Many more people will now get a better deal taking the standard than they would with their itemizable write-offs.

For perspective, the number of homeowners who will be able to deduct their mortgage interest under the new rules will fall from around 32 million to about 14 million, the federal government says. That’s about a 56% drop.

“This doesn’t necessarily mean they’ll pay more taxes,” says Evan Liddiard, a CPA and director of federal tax policy for the National Association of REALTORS® in Washington, D.C. “It just means that they’ll no longer get a tax incentive for buying or owning a home.”

So will you be able to itemize, or will you be in standard deduction land? This calculator can give you an estimate.

If the answer is standard deduction, you’ll be pleased to know that tax forms are easier when you don’t itemize, says Liddiard. Find instructions for IRS Form 1040 here.

Mortgage Interest Deduction: Incremental Change

The new law caps the mortgage interest you can write off at loan amounts of no more than $750,000. However, if your loan was in place by Dec. 14, 2017, the loan is grandfathered, and the old $1 million maximum amount still applies. Since most people don’t have a mortgage larger than $750,000, they won’t be affected by the cap.

But if you live in a pricey place (like San Francisco, where the median housing price is well over a million bucks), or you just have a seriously expensive house, the new federal tax laws mean you’re not going to be able to write off interest paid on debt over the $750,000 cap.

State and Local Tax Deduction: Degree of Change Varies by Location

The state and local taxes you pay — like income, sales, and property taxes — are still itemizable write-offs. That’s called the SALT deduction in CPA lingo. But. The tax changes for 2019 (that’s tax year 2018) mean you can’t deduct more than $10,000 for all your state and local taxes combined, whether you’re single or married. (It’s $5,000 per person if you’re married but filing separately.)

The SALT cap is bad news for people in areas with high taxes. The majority of homeowners in around 20 states have been writing off more than $10,000 in SALT each year, so they’ll lose some of this deduction. “This is going to hurt people in high-tax areas like New York and California,” says Lisa Greene-Lewis, CPA and expert for TurboTax in California. New Yorkers, for example, were taking SALT deductions around $22,000 a household.

Rental Property Deduction: No Change

The news is happier if you’re a landlord. There continue to be no limits on the amount of mortgage debt interest or state and local taxes you can write off on rental property. And you can keep writing off operating expenses like depreciation, insurance, lawn care, and utilities on Schedule E.

Home Equity Loans: Big Change

You can continue to write off the interest on a home equity or second mortgage loan (if you itemize), but only if you used the proceeds to substantially better your home and only if the total, combined with your first mortgage, doesn’t go over the $750,000 cap ($1 million for loans in existence on Dec. 15, 2017). If you used the equity loan to pay medical expenses, take a cruise, or anything other than home improvements, that interest is no longer tax deductible.

Here’s a big FYI: The new rules don’t grandfather in old home equity loans if the proceeds were used for something other than substantial home improvement. If you took one out five years ago to, say, pay your child’s college tuition, you have to stop writing off that interest.

4 Tips for Navigating the New Tax Law

1. Single people may get more tax benefits from buying a house, Liddiard says. “They can often reach [and potentially exceed] the standard deduction more quickly.” You can check how much you’re likely to owe or get back under the new law on this tax calculator.

2. Student loan debt is deductible, up to $2,500 if you’re repaying, whether you itemize or not.

3. Charitable deductions and some medical expenses remain itemizable. If you’re generous or have had a big year for medical bills, these, added to your mortgage interest, may be enough to bump you over the standard deduction hump and into the write-off zone.

4. If your mortgage is over the $750,000 cap, pay it down faster so you don’t eat the interest. You can add a little to the principal each month, or make a 13th payment each year.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Resolution: Put Your House on a Diet

Wednesday, January 2nd, 2019

By: HouseLogic

Follow these six tips to get your home trim and clutter-free in the new year.

Every January, millions of people pledge to lose weight by hitting the gym or going on a diet. But like our bodies, our homes also accumulate excess baggage. So this New Year, why not put your house on a diet? Here are six tips to help your home lose its “love handles” of old clothes, obsolete gadgets, furniture and more. Now you and your house can both meet your weight-loss goals this year.

DO THE 27-FLING BOOGIE

You might not be able to think of 27 things in your house you no longer use, but if you get a box and don’t stop until you find them, you’ll clear up space and have something to donate to a local charity. FlyLady, who learned this tip from Suze Orman, adds this advice: “As soon as you finish filling the box, take it to the car. You are less tempted to rescue the items.” You can also do this again for a 54-Fling Boogie, and send 27 more items directly to the trash.

THE BIGGEST LOSERS

If your home is on the obese side of the spectrum, it calls for extreme measures. A Bagster acts just like a dumpster but with the portability of a large shopping bag. Just fill the container with all of the items you’re ready to let go of, schedule a pickup, and before you know it, you’ll have shaved some serious weight off your home.

OPRAH’S DIET PLAN

If you’ve been loath to help your home lose that extra baggage because you don’t know what to do with the items, Oprah has the answer. She gives a comprehensive, state-by-state list of where to get rid of anything from furniture to that old pair of golf clubs. Plus, you get to help a local charity.

LOSE THAT POST-CHILD WEIGHT

Did your kids skip town but leave their clutter? When children go to college or move out, their old stuff can add some serious heft to your home. It’s best to get them to come clean it out themselves—they know what items are significant, and which ones aren’t. But if they moved across the country, and home visits are too precious to waste cleaning, you can do the deed virtually. Just take photos of their items, upload them into a shareable album, and have them choose what gets sent to them and what gets pitched.

DON’T LET THE MAILMAN RUIN YOUR DIET

A few days of piled-up mail can easily put a few extra pounds on your kitchen table. Household advisor FlyLady says to combat the daily onslaught, deal with the paperwork the moment it comes into the house with a garbage can and calendar at your side. Then always put the bills in the same place, and set one or two days a month to tackle them.

BOOK YOURSELF A HEALTHIER WEIGHT

It’s hard to let go of books you’ve read, but bookshelves can only hold so many. Put them to a new use—as shelves! This simple DIY project actually uses your old books as a storage solution. With this, you’ll clear out your place and–just like with your own diet–you’ll probably impress your friends.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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7 Important Repairs to Make Before Selling A House

Monday, December 10th, 2018

By: Jamie Wiebe

As a smart seller, you’ll want your home in tip-top shape — but you don’t want to eat into your profits by overspending on home improvements. You won’t be around to enjoy them anyway. The key is to focus on the most important repairs to make before selling a house to ensure every dollar you spend supports a higher asking price.

“Smaller and less expensive updates in combination with good staging will have a great return,” says Colorado Springs agent Susanna Haynie. But how do you know what things to do before putting your house on the market? Prioritize these updates — and consider letting the rest go.

#1 The Most Important Repair to Make Before Selling: Fix Damaged Flooring

Scratched-up wood flooring; ratty, outdated carpeting; and tired linoleum make your home feel sad. Buyers might take one step inside and scratch the property from their list. Want to know how to increase the value of your home? Install new flooring.

“Replace what’s worn out,” says Haynie. “Buyers don’t want to deal with replacing carpet, and giving an allowance is generally not attractive enough. Spring for new, neutral carpeting or flooring.”

If your home already has hardwood floors, refinishing does the job. Expect to spend about $3,000 on the project — and recoup 100% of the cost, according to the “National Association of REALTORS® Remodeling Impact Report.”

Consider swapping any old flooring for new hardwood. This project costs more at around $5,500, but you could recoup more than 90% of that at resale. If that’s not in the budget, any flooring update makes an enormous difference.

#2 Fix Water Stains

You’ve learned to live with the results of a long-fixed plumbing snafu, but for buyers, a water stain suggests there could be a dozen pesky problems hidden beneath the surface. That’s why this is one of the things to do before putting your house on the market.

“No buyer wants to buy a money pit,” says Haynie.

First, make sure the problem is fixed: Bring in a plumber to look for leaky piping or poor yard drainage if your basement is damp. Diverting rainwater from your foundation may cost as little as $800, and repairing a leaking pipe costs approximately $300.

As for the repair work, replacing a water-stained ceiling runs about $670, and drywall costs around $1.50 per square foot.

All are cheaper than a lost sale.

#3 Repair Torn Window Screens

So super inexpensive — and even DIY-able. You can purchase a window screen frame repair kit from a home improvement store for $10 to $15.

Considering the simplicity of this repair, making the fix is always worth it — and so are other small but highly visible issues. When you’re debating how to increase the value of your home, nix any small problems, snags, or ugly spots that might make buyers scrunch up their brows.

#4 Update Grout

Is your grout yellowing or cracked? Buyers will notice. New grout, on the other hand, can make old floors look like they came straight from the showroom.

“The best return-on-investment projects before selling a home involve making a home look like new,” says Malibu, Calif.-based agent Shelton Wilder. She recently sold a home above asking price after a complete re-grout.

This is another small fix with a big impact: Simple bathroom re-grouting may cost just $1 to $2 per square foot, increasing to $10 per square foot for more complicated jobs. And if you’re handy, you can save even more DIY-ing it.

#5 Resuscitate a Dying Lawn

Nothing says, “This one’s gonna take some work” like a brown, patchy, weedy lawn.

Fixing the problem doesn’t cost a ton of money — and you’ll get it all back (and then some!) once you sell. Hiring a lawn care service to apply fertilizer and weed control will cost about $375. Once you sell the home, that comparatively cheap fix could recoup $1,000. That’s an unbeatable 267% return on investment.

#6 Erase Pet Damage

Did your (sort of) darling kitten scratch your bedroom door? Fix the damage before listing your home. Otherwise, buyers may consider the scuffs a canary in the coal mine.

”If you have pet damage, buyers will [then] look for pet stains on the floor,” says Haynie.

Refinishing a door costs between $100 and $215 (or less, if you’re willing to DIY). Replacing pet-damaged carpeting or hardwood may be a bigger job than buffing out some scuffs — but it’s worth the cash.

#7 Revive an Outdated Kitchen

A full kitchen renovation is rarely worth it when it comes time to sell — even though buyers love a fresh look. “Kitchens are still one of the most important features for buyers,” says Haynie.

The problem is, this $65,000 upgrade isn’t something that buyers will pay you back for. Sellers recoup about 62% of a full-on kitchen renovation. If you’re updating the space just for your sale, focus on low-cost, high-impact projects instead.

“Updating the kitchen doesn’t need to be expensive,” says Wilder. “Painting wood cabinets, updating hardware, or installing new countertops or appliances could be enough.”

Setting up your home for selling success doesn’t have to be expensive. Focus on the most important repairs to make before selling a house by picking projects that do more than look pretty. Choose updates that get your home in selling shape and justify a higher asking price.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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6 Simple Steps to Prep Your Home for Holiday Guests

Monday, November 26th, 2018

Hosting has its shares of anxieties, especially if you’re striving to make your home welcoming.

How do you know everyone will feel comfortable?

And will you ever get a chance to relax yourself?

You will if you focus on what’s really necessary. Here’s a list of steps to get your home ready — and take the stress out of hosting.

#1 Declutter

The day before guests arrive is no time to pull apart junk drawers and clean out linen closets.

Declutter your home, especially the guest rooms and public areas — foyer, kitchen, living room, den, and dining room. Remove anything unnecessary from countertops, coffee tables, and ottomans; if it’s out of sight, keep it out of mind, for now.

If you run short of time, bag up the clutter and store it in car trunks, basements, and out-of-the-way closets. Sort and arrange after your guests depart.

#2 Add Night Lights

Even though you can navigate your home blindfolded, your guests can’t. Make sure outside lights are working so they don’t trip on the way to your door. Put motion-activated night lights in hallways, bathrooms, and bedrooms to ensure safe passage after the sun sets.

#3 Make Space in the Entryway

Your home’s foyer is the first place guests see, so make a good first impression.

Place a small rug or welcome mat at the entrance to protect floors from mud and snow.
Clear out shoes, umbrellas, and other clutter.
Add extra hooks to walls so guests can hang coats and hats.
Add a storage bench where guests can remove boots and shoes.

#4 Add a Coffee Station and Extra Stools

Your kitchen is command central during the holidays, so make sure it’s clean and ready for guests and extra helpers.

Move your coffee station into a family room so guests don’t crowd the kitchen when you’re trying to fix meals.
If you like to visit while you’re cooking, place extra stools and chairs around the perimeter of your kitchen so guests can set a spell.

#5 Create Extra Sleeping Space

If you’ve got a guest room, replace the ceiling fixture with a ceiling fan and light combo, which helps guests customize their room temperature without fiddling with the thermostat for the entire house.

To carve sleeping space out of public areas, buy a folding screen or rolling bookcase, which will provide privacy for sleepers. Fold or roll it away in the morning.

#6 Make Extra Bathroom Supplies Easy to Find

Bring toilet paper, towels, and toiletries out of hiding, and place them on open shelves so guests can find them easily.

If you don’t have enough wall space for shelves, place these items in open baskets around the bathroom.

Also, outfit each tub with a bath mat (to avoid falls) and each toilet with a plunger (to avoid embarrassment).

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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A Fall Checklist of 10 Things You Gotta Do Before Winter Sets In

Friday, October 12th, 2018

By: John Riha

Such as look for roof leaks before the first winter snow. Preventative maintenance is key.

When the last of summer’s heat is a faint memory, and you’re pulling out your hoodies more than your shorts, it’s time to tackle a few simple chores that’ll make winter more pleasant and prevent some nasty surprises next spring.

This fall checklist helps:

#1 Clean and Stow Your Mower

If you’re not familiar with fuel stabilizer, get to know it. If your mower sits for months with gas in its tank, the gas will slowly deteriorate, which can damage internal engine parts. Fuel stabilizer ($10 for a 10-ounce bottle) prevents gas from degrading.Add stabilizer to your gasoline can to keep spare gas in good condition over the winter, and top off your mower tank with stabilized gas before you put it away for the winter. Run the mower for five minutes to make sure the stabilizer reaches the carburetor.

Another lawn mower care method is to run your mower dry before stowing it.

1. When the mower is cool, remove the spark plug and pour a capful of engine oil into the spark plug hole.

2. Pull the starter cord a couple of times to distribute the oil, which keeps pistons lubricated and ensures an easy start come spring.

3. Turn the mower on its side and clean out accumulated grass and gunk from the mower deck.

#2 Remove Garden Hoses From Faucets

Remove garden hoses from outdoor faucets. Leaving hoses attached can cause water to back up in the faucets and in the plumbing pipes just inside your exterior walls. If freezing temps hit, that water could freeze, expand, and crack the faucet or pipes. Make this an early fall priority so a sudden cold snap doesn’t sneak up and cause damage.

Turn off any shutoff valves on water supply lines that lead to exterior faucets. That way, you’ll guard against minor leaks that may let water enter the faucet.

While you’re at it, drain garden hoses and store them in a shed or garage.

#3 Drain Your Sprinkler System

Time to drain your irrigation system. Even buried irrigation lines can freeze, leading to busted pipes and broken sprinkler heads.

Turn off the water to the system at the main valve.
Shut off the automatic controller.
Open drain valves to remove water from the system.
Remove any above-ground sprinkler heads and shake the water out of them, then replace.

If you don’t have drain valves, then hire an irrigation pro to blow out the systems pipes with compressed air. A pro is worth the $75 to $150 charge to make sure the job is done right, and to ensure you don’t have busted pipes and sprinkler head repairs to make in the spring.

#4 Seal Air Leaks

Grab a couple of tubes of color-matched exterior caulk ($5 for a 12-ounce tube) and make a journey around your home’s exterior, sealing up cracks between trim and siding, around window and door frames, and where pipes and wires enter your house. Preventing moisture from getting inside your walls is one of the least expensive — and most important — of your fall maintenance jobs. You’ll also seal air leaks that waste energy.

Pick a nice day when temps are above 50 degrees so caulk flows easily.

#5 De-Gunk Your Gutters

Clogged rain gutters can cause ice dams, which can lead to expensive repairs. After the leaves have fallen, clean your gutters to remove leaves, twigs, and gunk. Make sure gutters aren’t sagging and trapping water; tighten gutter hangers and downspout brackets. Replace any worn or damaged gutters and downspouts.

If you find colored grit from asphalt roof shingles in your gutters, beware. That sand-like grit helps protect shingles from the damaging ultraviolet rays of the sun. Look closely for other signs of roof damage (#5, below); it may be time for a roofing replacement.

Your downspouts should extend at least 5 feet away from your house to prevent foundation problems. If they don’t, add downspout extensions; $10 to $20 each.

#6 Eyeball Your Roof

If you have a steep roof or a multistory house, stay safe and use binoculars to inspect your roof from the ground.

Look for warning signs: Shingles that are buckled, cracked, or missing; rust spots on flashing. Any loose, damaged, or missing shingles should be replaced immediately.

Black algae stains are just cosmetic, but masses of moss and lichen could signal roofing that’s decayed underneath. Call in a pro roofer for a $50 to $100 eval.

A plumbing vent stack usually is flashed with a rubber collar — called a boot — that may crack or loosen over time. They’ll wear out before your roof does, so make sure they’re in good shape. A pro roofer will charge $75 to $150 to replace a boot, depending on how steep your roof is.

#7 Direct Your Drainage

Take a close look at the soil around your foundation and make sure it slopes away from your house at least 6 vertical inches over 10 feet. That way, you’ll keep water from soaking the soils around your foundation, which could lead to cracks and leaks.

Be sure soil doesn’t touch your siding.

#8 Check Your Furnace

Schedule an appointment with a heating and cooling pro to get your heating system checked and tuned up for the coming heating season. You’ll pay $50 to $100 for a checkup.

An annual maintenance contract ensures you’re at the top of the list for checks and shaves 20% off the cost of a single visit.

Change your furnace filters, too. This is a job you should do every two months anyway, but if you haven’t, now’s the time. If your HVAC includes a built-in humidifier, make sure the contractor replaces that filter.

#9 Prune Plants

Late fall is the best time to prune plants and trees — when the summer growth cycle is over. Your goal is to keep limbs and branches at least 3 feet from your house so moisture won’t drip onto roofing and siding, and to prevent damage to your house exterior during high winds.

For advice on pruning specific plants in your region, check with your state extension service.

#10 Give Your Fireplace a Once-Over

To make sure your fireplace is safe, grab a flashlight and look up inside your fireplace flue to make sure the damper opens and closes properly. Open the damper and look up into the flue to make sure it’s free of birds’ nests, branches and leaves, or other obstructions. You should see daylight at the top of the chimney.

Check the firebox for cracked or missing bricks and mortar. If you spot any damage, order a professional fireplace and chimney inspection. An inspection costs $79 to $500.

You fireplace flue should be cleaned of creosote buildup every other year. A professional chimney sweep will charge $150 to $250 for the service.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Make an Offer Like a Boss

Thursday, September 27th, 2018

Ah, the offer!

Cinematically speaking, this is the iconic moment — we’d forgive you if you imagined, say, putting a hand on your agent’s shoulder and whispering (in your best Vito Corleone) that you’re going to make them an offer they can’t refuse.

In reality, it’s not that simple (or dramatic). Your offer marks the beginning of a back-and-forth between you and the seller, typically with real estate agents advising you both.

The more intentional you are about your offer, the better your chances of making a successful bid. Follow these 10 steps, and you’ll be well prepared — that’s a true story. (“The Godfather” again. We couldn’t resist.)

#1 Know Your Limits

Your agent will help you craft a winning offer. You can trust your agent’s advice on price, contingencies, and other terms of the deal: It’s a mutually beneficial relationship. The more collaborative you are with your agent, the more quickly you’ll be able to move.

But ultimately, it’s you who decides what the offer will be — and you who knows what your financial and lifestyle limits are. Buying a home means mixing strong emotions with business savvy, so now is also a good time to reflect on your “musts.”

Have a top limit to your offer price because you’re also saving for retirement and love beach vacations? Stick to it.
Want a vegetable garden or to paint your home’s exterior purple? Make sure your homeowners association rules permit it.
Besides reading HOA rules, find out how much the HOA has in reserves to cover common area repairs. You don’t want to be slapped unexpectedly with a special assessment.
Want a dog-friendly community? Make sure there are no pet weight limits or preventing you from cohabitating with your (extra-large) canine bestie.

#2 Learn to Speak “Contract”

Essentially, an offer is a contract. The documents and wording vary across the country.

In the spirit of due diligence, take time to review sample offer forms before you’ve found a house (LawDepot.com has purchase agreements for each state). If you’re high-maintenance, a real estate attorney can explain the documents to you so you’re familiar with their vocabulary when you’re ready to pull the trigger on an offer with your agent. Your agent will have offer forms for your state.

#3 Set Your Price

Homes always have a listing price. Think of it as the seller’s opening bid in your negotiation to buy a home.

As the buyer, your offer will include an offer price. This is the first thing home sellers look at when they receive a bid.

Your agent will help you determine whether the seller’s listing price is fair by running comps (or comparables), a process that involves comparing the house you’re bidding on to similar properties that recently sold in the neighborhood.

Several factors can also affect your bargaining position and offer price. For example, if the home has been sitting on the market for a while, or you’re in a buyer’s market where supply exceeds demand, the seller may be willing to accept an offer that’s below the list price. Or if the seller has already received another offer on the home, that may impact the price you’re willing to offer. Your agent will help you understand the context here.

#4 Figure Out Your Down Payment

To get a mortgage, you have to make a down payment on your loan. For conventional loans (as opposed to government loans), making a 20% down payment enables borrowers to avoid having to pay private mortgage insurance (PMI), a monthly premium that protects the lender in case the borrower defaults on the loan.

But 20% isn’t always feasible — or even necessary. In fact, the median down payment was 10% in 2017, according to the National Association of REALTORS®. Your lender will help you determine what the best down payment amount is for your finances. Depending on the type of loan you get, you may even be able to put down as little as 0% on your mortgage.

You might qualify for one of the more than 2,400 down payment assistance programs nationwide. Many of them make funds available to households earning as much as 175% of area median income. In other words, middle-income households. And the savings can be substantial: Home buyers who use down payment assistance programs save an average of $17,766 over the life of their loan, according to real estate resource RealtyTrac. Find out more about down payment assistance programs in your state.

You can use an online mortgage calculator to see how different down payments would affect your mortgage premiums and how much you’ll pay in interest.

#5 Show the Seller You’re Serious: Make a Deposit

An EMD — short for earnest money deposit — is the sum of money you put down as evidence to the seller that you’re serious (read: earnest) about buying the house. If the seller accepts your offer, the earnest money will go toward your down payment at closing. However, if you try to back out of the deal, you might have to forfeit the cash to the seller.

A standard EMD is 1% to 3% of the sales price of the home (so, that would be $2,000 to $6,000 on a $200,000 loan). But depending on how hot the market is where you live, you may want to put down more earnest money to compete with other offers.

In most cases, the title company is responsible for holding the earnest money in an escrow account. In the event the deal falls through, the title company will disperse the funds appropriately based on the terms of the sales contract. Title companies also check for defects or liens on a seller’s title to make sure it can be transferred cleanly to you.

#6 Review the Contingency Plans

Most real estate offers include contingencies — provisions that must be met before the transaction can go through, or the buyer is entitled to walk away from the deal with their EMD.

For example, if an offer says, “This contract is contingent upon a home inspection,” the buyer has a set number of days after the offer is accepted to do an inspection of the property with a licensed or certified home inspector.

If something is wrong with the house, the buyer can request the seller to make repairs. But most repairs are negotiable; the seller may agree to some, but say no to others. Or the seller can offer a price reduction, or a credit at closing, based on the cost of the repairs. This is where your real estate agent can offer real value and counsel on what you should ask the seller to fix.

Just remember to keep your eye on the big picture. If you and the seller are bickering over a $500 repair to the hardwood floors, keep in mind that’s a drop in the bucket in relation to the size of the bid.

In addition to the aforementioned home inspection contingency, other common contingencies include:

A financing contingency, which gives home buyers a specified amount of time to get a loan that will cover the mortgage.
An appraisal contingency, where a third-party appraiser hired by the lender evaluates the fair-market value of the home to ensure the home is worth enough money to serve as collateral for the value of the mortgage.
A clear title contingency, where the buyer’s title company verifies that the seller is the sole owner of the property and can legally convey ownership to the buyer.
A home sale contingency, where the transaction is dependent on the sale of the buyer’s current home.

Although contingencies can offer protection to buyers, they can also make offers less appealing to the seller because they give buyers legal ways to back out of the sale without any financial repercussions. So, if you’re going up against multiple offers, making an offer with fewer contingencies can potentially give you an edge over the competition.

In other words: A chill offer is an attractive offer. But keep in mind you have to be comfortable with the risks that come with this strategy. If you don’t have a financing contingency, for example, and you can’t get a mortgage, you’d likely lose your earnest money deposit since you’re on the hook. (An outcome that’s decidedly un-chill for you.)

#7 Read the Fine Print About the Property

The sales contract states key information about the property, such as the address, tax ID, and the types of utilities: public water or private well, gas or electric heating, and so on. It also includes a section that specifies what personal property and fixtures the seller agrees to leave behind, like appliances, lighting fixtures, and window shades. The seller provides prospective buyers with a list of these items before they submit an offer. This can be another area of negotiation.

Carefully reviewing the property description also helps you know, for example, if the seller plans to take that unattached kitchen island with them when they move. (Stranger things have happened.)

#8 Make a Date to Settle

The sales contract you submit to the seller must include a proposed settlement date, which confirms when the transaction will be finalized. The clock starts as soon as the purchase agreement is signed. If you don’t close on time, the party that’s responsible for the delay may have to pay the other party compensation in the form of “penalty interest” at a predetermined rate.

A 30- to 60-day settlement period is common because it gives the typical home buyer time to complete a title search and obtain mortgage approval, but settlement periods can vary. Some sellers, for example, prefer a longer period so they have more time to move or look for their next house. Being flexible, with respect to the closing date, could give you more negotiating power in another area of the deal.

One thing that’s the same no matter where you live is that you’ll have a three-day period prior to settlement to review the Closing Disclosure, or CD — a five-page form that states your final loan terms and closing costs.

Once the sales contract is signed, the parties can change the settlement date if they both sign an addendum specifying the new day.

#9 Write a Fan Letter to the Seller

Want to make a truly compelling offer? Pull on the seller’s heartstrings by attaching a personal letter to the bid documents. Tell a compelling story about your family and your connection to the area. Get deep about your roots.

Also, sincere flattery can go a long way. Compliment the seller on how their kitchen renovation looks Apartment Therapy–worthy, for instance, or how the succulents in their landscaping remind you of a resort in Palm Springs.

Your agent can help you gather background on the sellers (e.g., are they crazy about their labradoodle, like you are about yours? Did they run a small business from the home, like you dream of doing?). And you should — of course — refer to information you gleaned during the open house or private showing. Use this intel to write a message that really speaks to the seller, and it may very well seal the deal.

#10 Brace Yourself for a Counteroffer

If you’re making a lowball bid or going up against multiple offers, the seller may decide to make you a counteroffer — a purchase agreement with new terms, such as a higher sales price or fewer contingencies.

At that point, it’s up to you to accept the new contract, make your own counteroffer to the sellers, or walk away.

Don’t panic: The next part of our guide walks you through the counteroffer process, and it offers strategies to give you more negotiating power.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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“I Need 20% Down” and Other Home-Buying Myths About Mortgages

Thursday, August 9th, 2018

By: Kelley Walters

Tips for shopping around for a mortgage — even if you think you don’t qualify.

Think you’re not ready to unlock home ownership yet? That the financial hurdles are too high? You may be short-changing yourself. Many of the things renters believe about home-buying are myths.

Here’s the real deal.

Myth: I Have to Put Down 20%.

Saving 20% of the price of a home in many places isn’t just a challenge; it’s a roadblock. And it’s not a must-do. Roughly 60% of home buyers put down less than 6%. How can you become part of the less-than-20 club?

FHA Loans: The Federal Housing Association (FHA) is an old friend to first-time buyers and others who are ready to become homeowners with less than a 20% down payment. If you qualify, you may be able to get a loan with as little as 3.5% down.
DownpaymentResource.com and NeighborWorks: Some local and state agencies sponsor down-payment assistance programs that help prospective home buyers in different ways. Follow the links to find out if any are available near you.
VA, USDA, and Navy Federal Credit Union loans: Three government-related lenders offer mortgages with as little as zero down. The VA is for veterans and family members; the USDA is for buyers in qualifying locations (typically rural); and Navy Federal Credit Union is for the military, family members, and some government employees.
Gift Funds: Sixteen percent of buyers ask friends or relatives to help jump-start their home ownership with a gift. Talk to your lender first, though. There may be limits to the amount of gifted funds they’ll accept, and they may require your benefactor to sign some paperwork.

Myth: My Low Credit Score Means I Can’t Buy a Home

So, your credit could use a tune-up. That doesn’t mean you have to forgo your home-buying dreams. Here are some options for those with a less-than-stellar credit score.

FHA loan: With a credit score of 500, you can apply for an FHA loan, but you’ll need a 10% down payment to offset the risk. If your score is a tick better (580), you can participate in their down-payment assistance program, requiring only 3.5%.
A higher down payment: On the off-chance you have enough cash on hand to put down more than 20%, the higher down payment can help those with lower credit scores be less risky for lenders.
A co-signer. Find someone with better credit to co-sign the loan – but understand that if you don’t make the payments, the cosigner will be financially responsible (and their credit will also suffer).
Check your credit report. Maybe your credit isn’t that low after all. Order a copy of your report from all three reporting agencies (Equifax, TransUnion, and Experian). If you find inaccurate or old information, ask the agencies to correct it. (You can order a free report from each of the bureaus once a year at annualcreditreport.com.

Myth: I Can’t Afford the Agent’s Commission

Here’s one you can immediately mark off your worry list. The seller pays all commissions, not the buyer.

This is one of many reasons to contract with a buyer’s agent. The seller’s agent doesn’t work for you, and you need a pro in your corner.

Myth: My Bank Will Give Me the Best Mortgage

There are a lot of positive things to say about working with your local bank, but assuming they’ll give you the best mortgage is a mistake.

Banks are only one type of home-loan lender. Others include credit unions and mortgage companies. Mortgage rates aren’t the same across the board, so contact several institutions to ensure you’re getting the best price.

Or, if you prefer to let the lenders come to you, consider getting a loan through a mortgage broker. Brokers have access to several lenders, and they’ll shop their market, getting you a wider selection of loans. But unless you contract with one, brokers aren’t obligated to find the best deal for you. So you’ll want to shop around for a broker, just as you would for a lender.

Myth: I Was Pre-Approved. I Got The Loan!

Well . . . no. Don’t order that couch from West Elm or pack away your tax documents just yet.

You don’t get the loan until:

(a) The seller accepts your offer

(b) Your lender approves the loan (which you’ll need those tax docs for)

Between (a) and (c), the lender will have the home appraised to ensure its value is in line with the purchase price, check your credit again, and ask you for more documents than you ever knew existed.

So what does “pre-approved” mean for a loan? It tells sellers you’re eligible for a loan and shows them you’re a serious, qualified buyer. This gives them confidence in your offer, increasing your chances of (a), (b), and (c) actually happening.

Myth: The Interest Rate Is What Matters Most

A low interest rate is important, but it’s not the only thing to consider. When shopping around for a loan, check the annual percentage rate (APR). It includes all loan costs, such as origination and processing fees that can vary widely from lender to lender, in addition to the interest rate.

One loan may have a lower interest rate, but the up-front fees cost more than you’d save in interest. The APR lets you compare apples to apples.

Before you sign the loan, your lender will give you a loan estimate, a line-by-line estimate of fees. You’ll find the APR there. Use that rate to compare the loans you’re considering.

How about that? You may be closer to home ownership than you thought. Happy house hunting!

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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6 Ways to Lose at Negotiating a House Price

Tuesday, July 24th, 2018

Real estate negotiation tips so you can buy your dream home — and not overpay.

You’ve looked at enough houses to fill an entire season of House Hunters and finally picked one to buy. Now you’re ready to make an offer.

Your agent can help guide you through this nail-biting phase of negotiating a house price, but ultimately, you call the shots. Here’s how to negotiate like a boss.

#1: Thinking House Price is All That Matters

That house with a price point $15k below your budget? It may seem like a deal — until you add on the costs of maintenance and replacing the aging appliances.

Planning on repainting, remodeling, or landscaping, too? Suddenly the price looks a whole lot higher.

When developing your offer, calculate in the costs that will go above and beyond a mortgage payment. Then you can negotiate with an eye on the total cost of owning the house, not just the sticker price.

On the flip side, the price may not be all that matters to the seller, either.

She may have to start a job on the other side of the country in a month and value a quick closing. Or she may be looking to rent from you for a bit after the sale until her next home is ready. Sometimes being accommodating is negotiation gold.

#2: Refusing to Back Down on Small Repairs

Before you draw a line in the negotiation sand over, say, a deck with some rotten boards, ask yourself if it’s worth losing the house over a repair that would cost less than a thousand dollars.

Say the house price is $250,000, which makes that deck repair less than half of one percent of the cost of the house. There’s a lot of emotional energy at this point in the process, so give yourself a break rather than dickering over it.

A house negotiation is not about winning for the sake of winning. It’s about getting the house you want at a fair price on good terms.

#3: Waiving Formalities Because You’re So in Love With the House

Don’t be so blinded by house love that you do something silly like skip some of the formalities of home buying, such as the home inspection or the appraisal, in an effort to close the deal.

Those steps, and others like a termite or septic inspection, are known as contingencies. They’re there to protect you from ending up with a six-figure money pit.

Imagine how quickly the house-honeymoon would end if you found a termite colony or that the identical house across the street sold for much less?

Besides, if you’re taking out a mortgage, your lender won’t let you skip an appraisal because they don’t want to loan money on a house that isn’t worth the loan amount. So even if you want to make it easy for the seller, your lender may stop you.

There are other ways to sweeten your offer and get that house:

Pay some of the seller’s closing costs.
Offer a fast close.

If this is your first house, speed is an ace up your sleeve because you can move faster than someone who can’t buy a new house until they sell the old one (another type of contingency).

And remember, while there’s a lot of emotion tied up in choosing a house, it’s still a business deal.

#4: Getting Hung Up On a Few Grand

You offered $198,000. The seller won’t budge from $200,000.

Before you walk away, consider this: Two grand is a lot of money, but in the house-buying world it’s not so much. At an interest rate of 4%, with 20% down on a 30-year mortgage, that additional $2,000 will add just $8 a month to your payment.

If you can swing it — maybe you can cut a small thing out of your budget each month — it could be worth it.

#5: Folding Because the Inspection Turned Up Issues

A good home inspection is going to turn up something. Usually several somethings. That’s good. It means the inspector is doing their job. It’s a rare day when a home passes inspection with no problem at all.

Plus, many things that turn up on an inspection are easily handled. You can ask the seller to do the repairs or knock some off the price so you can pay for repairs.

And while some problems may seem scary at first, like a roof leak or plumbing problem, they’re almost always fixable and negotiable.

#6: Offering Less Because the Decor is Hideous

The faux-Tiffany swag lamp and trippy orange-and-brown wallpaper make your eyes itch. So you’re planning on offering less — way less.

Before you do that, know the market. If it’s a seller’s market, your offer may be seen as an insult especially if the home’s in good shape. And just like that, you’ve lost your dream home.

When you’re ready to make that offer, look past the little stuff that you can easily change, and focus your negotiations on what matters, like the location and the bones of the house.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Patio Shade Ideas Under $300

Friday, July 6th, 2018

By: Jan Soults Walker

Not all shady deals are bad. These patio shade projects are each under $300.

If you hop-skip like a rookie firewalker across your sun-drenched patio, then patio shade projects are probably a hot priority.

But there’s no reason to get burned on price; you’ll find plenty of low-cost shade-giving options to cool your tootsies.

If you’re looking for shade beyond the typical market umbrellas ($45) and freestanding gazebo kits (starting at $200 at home improvement centers), check out these other easy, affordable patio shade projects — all for under $300:

Tall Order: Vertical Trellis

Even if you have overhead shade, low morning or late afternoon light can make your patio uncomfortably hot in summer. Filter low-flying rays with a vertical trellis for growing leafy climbing plants.

The taller the trellis (60 inches or more), the more time you enjoy in the shade. Plus, an attractive trellis adds structure, lush greenery, and home privacy to your outdoor getaway.

Trellises can be made of weather-resistant wood, metal, PVC, or a combination of materials. Build one from scratch in just a few hours for less than $100 using vertical posts and cross members that plants grip and climb.

Or, make a simple frame and add pre-made garden lattice, $20 for a 4-by-8-foot sheet.

Trellises also come in kits ($40-$250 and up) or ready-made ($15-$200 and up). In an hour or less, you’ll be ready to set the trellis in the ground.

For plants, choose climbing leafy or flowering vines, such as English ivy, golden hop, morning glory, clematis, bougainvillea, or roses. Prices range from $10 to $40 and up for climbers.

Or, start veggie climbers from seed ($1 or less per packet), such as pole beans or sweet peas, and harvest the rewards later.

Patio-Dwelling Trees

Add leafy shade by planting a sapling or ornamental tree in a container. A small (6-10 feet tall) tree will still throw plenty of shade — Japanese maples and dwarf red buckeyes are favorites. You’ll pay $40-$100 for a young tree.

Select a container large enough to stabilize the tree so wind won’t blow it over. Add a wheeled base for shade mobility. Fill out with these other ideas for container gardening.

A potted tree requires more care than one in the yard. Feed it monthly during the growing season and water regularly (once or twice a day in dry weather). As your trees grow, transplant them to larger pots. Winter over container trees indoors — anywhere with ample light and temperatures that won’t drop below 40 degrees.

Potted citrus trees are a beautiful, bountiful option. A lemon tree loves a sunny patio while offering shade and juicy fruits for squeezing. Other fruit-bearing trees include fig and semi-dwarf apple trees.

A potted palm transports your patio to the tropics with wide fronds for dappled shade and an island feel. Chinese windmill, or chusan palm (Trachycarpus), for example, can grow up to 7 feet tall in a container.

Sailing in the Shade

Shade sails are triangular or square pieces of high-strength nylon that you suspend over your patio, adding color, pattern, and plenty of shade. The sails require connections to posts, trees, or rigid structural members of your house, such as exposed rafter ends.

A sail with 11-foot sides starts at $40. More expensive shade sails ($170 and up) include hardware (turnbuckles, eye bolts, and cable) for sturdy, wind-resistant installations.

As a frugal alternative, make your own shade sail using a canvas drop cloth ($15 for a 6-ounce, 9-by-12-foot piece). Install grommets ($10 for a kit) at the corners and loop clothesline ($5 for 50 feet) through the grommets.

Shade From the Islands

Mix up a mai tai and enjoy a cool respite beneath these tropically inspired patio shade projects:

Top an existing structure, such as a pergola, with reed or bamboo fencing. A 6-by-16-foot roll of bamboo fencing starts at $22. Secure the fencing with galvanized staples or roofing nails.

Thatch panels ($200 for a 12 pack of 4-by-4-foot panels) are typically made from palm fronds cut into strips. Staple or nail the panels to the top of an existing pergola or awning frame for tiki-hut charm.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Summer at the Coast

Wednesday, June 20th, 2018

Summer is finally here and with it comes so many fun events and activities! We talked with our broker staff and came up with a list of some of their favorite things to do this season. From the river to the coast, Wilmington to Carolina Beach, young to old – there’s something for everyone! Check it out!

Fourth Friday Art Walk in downtown Wilmington

4th Friday of each month 6:00pm – 9:00pm
The Arts Council of Wilmington & NHC is pleased to coordinates these self-guided tours. They are held from 6:00-9:00 p.m. on the fourth Friday of each month.

Wilmington Farmers Market at Tidal Creek

Saturdays weekly from 8:00am-1:00pm
This is a produce only market from local vendors. Tidal Creek Coop is dedicated to providing an alternative grocery shopping experience where you will find food grown and sold with integrity.

Airlie Garden Concert Series

Every 1st and 3rd Friday from 6:00pm – 8:00pm
Airlie’s 2018 Summer Concert Series begins May 18th and runs every 1st and 3rd Friday through September 21st. Concerts are from 6pm-8pm each scheduled evening, and are open to the general public.

Downtown Sundown

Every Friday 6:30pm-10:00pm
The Downtown Sundown Concert Series is a free, family friendly event that attracts both local residents and out of town visitors.

Movies at the Lake

Every Sunday 8:45pm Free Outdoor movies Sundays through Labor Day Weekend September 2, 2018. Grab your kids, blankets and beach chairs and head to Carolina Beach Lake Park to enjoy an outdoor movie on a ‘gigantic’ screen. Movie goers can purchase cotton candy, popcorn, candy, soft drinks and much more. You can also bring your own food and beverages.

Live Music at the Ocean Grill & Tiki Bar

Every Thursday 7:00pm – 9:00pm
Enjoy live music every Thursday from 7-9pm while watching the sunset and waves crashing. Check the link for schedule of bands!

Kilwins Ice Cream and the Riverwalk

Grab a cone and enjoy the scenic walk along the river. Stop in some of the stores along the way. You won’t be disappointed!

Fort Fisher Aquarium

Rainy day at the beach? Check out the aquarium at Fort Fisher! Pet a stingray, watch the daily dive shows, visit the albino alligator, wonder at baby sea turtles and much, much more!

Capt’n Bills

Who doesn’t love a little beach volleyball! Whether you’re there to play or just grabbing some food and drink to watch – it’s always a fun time!

Hugh MacRae Park – Splash Pad

If you have children – this is the perfect place to spend an afternoon and cool off!

Jungle Rapids, Museums, River Cruises and MORE!

Other fun family activities can be found through the link below.

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What Not to Do as a New Homeowner

Friday, May 18th, 2018

By: John Riha

Avoid these easy-to-prevent mistakes that could cost you big time.

You’ve finally settled into your new home.

You’re hanging pictures and pinning ideas for your favorite bath.

But in all your excitement, are you missing something? Now that you’re a bonafide homeowner are there things you should know that you don’t?

Probably so. Here are six mistakes new homeowners often make, and why they’re critically important to avoid.

#1 Not Knowing Where the Main Water Shutoff Valve Is

Water from a burst or broken plumbing pipe can spew dozens of gallons into your home’s interior in a matter of minutes, soaking everything in sight — including drywall, flooring, and valuables. In fact, water damage is one of the most common of all household insurance claims.

Quick-twitch reaction is needed to stave off a major bummer. Before disaster hits, find your water shutoff valve, which will be located where a water main enters your house. Make sure everyone knows where it’s located and how to close the valve. A little penetrating oil on the valve stem makes sure it’ll work when you need it to.

#2 Not Calling 811 Before Digging a Hole

Ah, spring! You’re so ready to dig into your new yard and plant bushes and build that fence. But don’t — not until you’ve dialed 811, the national dig-safely hotline. The hotline will contact all your local utilities who will then come to your property — often within a day — to mark the location of underground pipes, cables, and wires.

This free service keeps you safe and helps avoid costly repairs. In many states, calling 811 is the law, so you’ll also avoid fines.

#3 Not Checking the Slope of Foundation Soil

The ground around your foundation should slope away from your house at least 6 inches over 10 feet. Why? To make sure that water from rain and melting snow doesn’t soak the soil around your foundation walls, building up pressure that can cause leaks and crack your foundation, leading to mega-expensive repairs.

This kind of water damage doesn’t happen overnight — it’s accumulative — so the sooner you get after it, the better (and smarter) you’ll be. While you’re at it, make sure downspouts extend at least 5 feet away from your house.

#4 Not Knowing the Depth of Attic Insulation

This goes hand-in-hand with not knowing where your attic access is located, so let’s start there. Find the ceiling hatch, typically a square area framed with molding in a hallway or closet ceiling. Push the hatch cover straight up. Get a ladder and check out the depth of the insulation. If you can see the tops of joists, you definitely don’t have enough.

The recommended insulation for most attics is about R-38 or 10 to 14 inches deep, depending on the type of insulation you choose. BTW, is your hatch insulated, too? Use 4-inch-thick foam board glued to the top.

#5 Carelessly Drilling into Walls

Hanging shelves, closet systems, and artwork means drilling into your walls — but do you know what’s back there? Hidden inside your walls are plumbing pipes, ductwork, wires, and cables.

You can check for some stuff with a stud sensor — a $25 battery-operated tool that detects changes in density to sniff out studs, cables, and ducts.

But stud sensors aren’t foolproof. Protect yourself by drilling only 1¼ inches deep max — enough to clear drywall and plaster but not deep enough to reach most wires and pipes.

Household wiring runs horizontally from outlet to outlet about 8 inches to 2 feet from the floor, so that’s a no-drill zone. Stay clear of vertical locations above and below wall switches — wiring runs along studs to reach switches.

#6 Cutting Down a Tree

The risk isn’t worth it. Even small trees can fall awkwardly, damaging your house, property, or your neighbor’s property. In some locales, you have to obtain a permit first. Cutting down a tree is an art that’s best left to a professional tree service.

Plus, trees help preserve property values and provide shade that cuts energy bills. So think twice before going all Paul Bunyan.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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What Every Seller Needs to Know About Closing

Monday, April 23rd, 2018

By: HouseLogic

Walk-throughs, closing costs, and other items to check off your list before the big finish!

Closing time. The end of the road. The last hurrah — and hurrahs are in order.

If you’re here, then you’ve found a buyer, negotiated home repairs, and are ready to move out — and on. But before you can make this sale official (and get paid!), you still have a few items to cross off your list.

Here, we’ve laid out everything you need to know to have a successful settlement.

Closing Is the Final Step

Closing, or “settlement,” is when both parties sign the final ownership and insurance paperwork, and the buyer becomes the legal owner of the home.

Typically, closing day takes place about four to six weeks after you signed a purchase and sale agreement. During this window, the buyer’s purchasing funds are held in escrow until all contingencies, like the home inspection contingency and appraisal contingency, are met.

Your agent will be able to answer questions and offer support through closing. Here’s what to expect from the process, start to finish.

Before You Close, You’ll Have a Final Walk-Through

Most sales contracts give the buyer one last chance to do a walk-through of the home within 24 hours of settlement. This is their chance to check that the property is in good condition, and to make sure the agreed-upon repairs were completed.

In most cases, no problems arise at this stage of the transaction. (If something is amiss, your agent can walk you through it.) The final walk-through mostly gives buyers peace of mind knowing that you, the seller, have adhered to the conditions of the sales contract and home inspection-related repairs.

Follow These Steps to Prepare for the Final Walk-Through

To help ensure that the walk-through goes smoothly, take these six steps ahead of time to prepare:

Step #1: Clean house. Your home should be spotless for the final walk-through. Assuming the buyer is taking ownership on closing day, you should be fully moved out at this point. But moving can be messy. After purging, packing, and moving, you may want to do one more deep cleaning.

Step #2: Leave owner’s manuals and warranties. Make the buyer’s life easier by providing all manuals and warranties you have for home appliances. Print physical copies and put these documents in one place for the new owner. If you have receipts from contractors for repairs, leave them with the manuals.

Step #3: Provide a vendor list. Give the buyer contact information for home contractors or maintenance companies that you’ve used in the past. These vendors are familiar with your home, and the new owner will appreciate having a list of servicers they can trust will take good care of their new home.

Step #4: Check for forgotten items. Do one more check throughout the home to make sure you’re not leaving anything behind. One exception: You may want to leave unused or leftover paint cans in the colors currently in use within the home — but confirm with the buyer first.

Step #5: Turn off water shut-off valves. The last thing you want before closing is a flood. With the buyer’s permission, turn off your house’s main shutoff valve 24 hours before closing.

Step #6: Lock up. Until settlement is complete, you’re legally responsible for the home — meaning you’d be liable if there’s a break-in before closing. So, the day before settlement make sure to close window coverings and lock the entry doors. If a house looks un-lived in, it’s a welcome sign to burglars. It’s a good idea to leave a porch light on, or to set an interior light to turn on and off with a timer.

If the final walk-through reveals an issue with the house, don’t panic. The standard protocol is for the buyer’s agent to immediately alert the listing agent that there’s a problem. Then, both parties work together to solve it. Typically, either the closing gets delayed or there’s additional negotiation, such as monetary deduction of the sales price. In other words: There are options, and your agent can help you through this.

Up Next: The “Closing Disclosure”

Let’s assume the final walk-through is smooth sailing. (Woo-hoo!) What happens next?

You’ll get info about your closing costs from the title company.

Meanwhile, the buyer’s mortgage lender must provide the buyer with a Closing Disclosure, or CD, three business days before settlement. This is a formal statement of the buyer’s final loan terms and closing costs. As the loan borrower, the buyer is entitled to a three-day review period to see if there are any significant discrepancies between their CD and Loan Estimate (LE) — a document buyers receive when they apply for a loan. The LE outlines the approximate fees the buyer would need to pay.

In most cases, there are no major differences between the CD and LE. However, if certain closing costs differ by 10% or more between the estimate and the disclosure, the buyer’s loan has to go back to the mortgage lender so that cost differences can be reviewed. If that happens, closing is usually delayed until the issue is resolved.

Expect to See These People at the Closing

The closing typically takes place at the title company, attorney’s office, or the buyer’s or seller’s agent’s real estate office. (Unless you live in a state that allows for electronic closings — eClosings — with remote notaries. In that case, the involved parties can opt to sign documents digitally.)

The list of legally mandated attendees will depend on your state, but usually you’ll be joined by:

Your agent
The buyer
The buyer’s agent
A title company representative
The loan officer
Any real estate attorneys involved with the transaction

Remember to Budget for Closing Costs

Closing costs can vary widely by location, but you’ll generally pay closing costs of 5% to 10% of the home’s sales price. So, on a $300,000 home, you can expect to pay anywhere from $15,000 to $30,000 in closing costs. In most cases, these costs are deducted from your proceeds at closing.

Closing costs for sellers typically include:

The commission for the listing agent and buyer’s agent
Transfer taxes or recording fees
Loan payoff costs
Unpaid homeowner association dues
Homeowner association dues included up to the settlement date
Prorated property taxes
Escrow, title, or attorney fees

Be Sure to Bring These Things to Closing

At the closing you should have:

A government-issued photo ID
A copy of the ratified sales contract
House keys, garage remotes, mailbox keys, gate keys, and any pool keys
A cashier’s check, or proof of wire transfer, if your closing costs are not being deducted from the sales price. (Yes, it’s OK to use a cashier’s check — especially if you don’t want to deal with the hassle of a wire transfer, which can take time to clear. With a cashier’s check, you’re guaranteed the money you need for settlement will be there at closing.)

Don’t Forget to Dot These I’s and Cross These T’s

Before you rush off to pick out paint samples for your new place, remember to do these two steps that are often overlooked by sellers:

Transfer utilities. Don’t want to pay for the new owner’s utility bills? Coordinate with the buyer so that utilities — including not only gas and electric but also water and cable — are transferred to the buyer on closing day

Change your address. You obviously want your mail to be sent to your new home. Setting up a forwarding address will also ensure that you can be reached if there are any post-closing matters. You can file a change of address with the U.S. Postal Service here.

Finally: Celebrate!

At last, your home is officially sold. Congratulations! Give yourself a pat on the back — and then start settling into your new phase of life.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Here’s How You’ll Know You’ve Found the Right Agent

Wednesday, March 14th, 2018

By: HouseLogic

For every journey, there is a guide. To explore the West, Lewis and Clark had Sacagawea. To navigate his magical powers, Harry Potter had Dumbledore. And to discover our best lives, America has Oprah.

Then there’s the all-too-real journey of buying a home. For that, you have an Oprah of your own: your real estate agent — a licensed professional who’s familiar with local home values and neighborhood perks, understands real estate trends, can write an offer on your behalf, and who negotiates with home sellers so you don’t have to.

Think of your agent as a therapist/consultant for your home search. A collaborator. A co-conspirator. A mentor. Someone who amps up your confidence and counsels you through big decisions (teamwork makes the dream work, after all). And, someone who wants you to find a house you can be happy in because they’re invested in your happiness.

If the housing market doesn’t line up with your needs and budget, your agent will go back to the drawing board with you. They interpret raw housing data through the filter of your unique search, then tell you what’s important and why. They help you map the path to your goal, and connect you with trusted experts who can get you into your dream home. (Cue selfie of you drinking wine in your new living room. First like on Instagram? Probably your agent.)

That’s a lot of responsibility. And a lot of pressure. There’s obviously a lot at stake: money and time, of course, but also your happiness. So reach out to an agent sooner in the process rather than later, and you’ll be on the fast track to picking out paint swatches for your new kitchen.

Agents, Brokers, and REALTORS®: What’s the Difference?

“Agent” is a catchall phrase that is used, in casual conversation, to describe the three types of professionals who buy and sell real estate: agents, brokers, and REALTORS®.

No, they’re not really the same. Yes, you should care about what makes them different. Here’s a breakdown:

A real estate agent is a licensed professional who helps people buy, sell, rent, or invest in homes. To become an agent, a person must take pre-licensing training from a certified institution (these vary from state to state) and pass their state’s real estate licensing exam. Once they have their license, an agent must affiliate themselves with a real estate brokerage.

Some agents specialize in representing buyers, some specialize in representing sellers. Some do both. An agent who represents both the buyer and the seller in the same real estate transaction is called a dual agent. By law, a dual agent must disclose dual agency to both parties. (If an agent is seeing other people, you obviously need to know.)

A real estate broker is a professional who has additional education beyond the agent level, as required by state law, and who has passed a broker’s exam. In some cases, brokers also have more years of experience than agents. The biggest difference between a broker and an agent is that a broker may work independently. An agent must be overseen by a broker.

A REALTOR® is a broker or agent who belongs to the National Association of REALTORS® (NAR), the largest trade group in the country. (Full disclosure: NAR publishes HouseLogic.com). A REALTOR® commits to following a strict Code of Ethics intended to protect buyers and sellers; for example, REALTORS® pledge themselves to protect and promote the interests of their client. Agents and brokers who are not NAR members can’t call themselves REALTORS®. There are more than 1 million REALTORS® in the United States. You can use realtor.com®’s Find a REALTOR® tool to connect with one in your area.

In most cases, using an agent, broker, or REALTOR® won’t cost you a penny because the seller typically pays both the listing agent and buyer’s agent’s commissions. However, some buyers’ agents request a representation fee from the buyer. That’s rare.

The Best Agent for You Depends on … You

Before you seriously partner with anyone, you’ll probably survey family, friends, and trusted acquaintances for at least some input. Finding a real estate agent is no different: A great starting point is to ask your inner circle and neighbors for recommendations. According to recent NAR research, 52% of buyers 36 and younger found their real estate agent through a referral.

Then there’s the internet.

Each of the major property listing websites — realtor.com®, Zillow, Redfin, and Trulia — has an agent-finder tool that lets you search for agents in your area. These property sites also collect reviews and ratings from an agent’s past clients, which gives you insight into an agent’s reputation. Keep in mind, though, that the sites vary in their policies about whether agents can edit or remove reviews. (Like with Yelp, use your own discretion.)

The sites also show an agent’s sales history, so you can see how many homes a person has sold. In general, it’s best to choose an agent who has a large number of sales under his or her belt (a sign they’re committed to real estate work). Perhaps even more important: an agent who has sold homes at the price point and in the neighborhood where you’re looking to buy — a sign they understand the local market.

Whatever you do, don’t rely on online listings alone. Always interview prospective agents — at least three — in person. A meet-and-greet will give you the perspective you need on the agent’s personality and style. Is this someone you’ll like working with? Who has a sense of humor? Who has your back? Who communicates in the ways you want to be communicated with? Best to find out in person.

How to Know If An Agent Is Knowledgeable

Once you’ve gathered all the information, listen to your gut: It won’t steer you wrong about who’s the best agent for you.

But, that said, there are a few qualities you’ll want to look for in any agent (your gut would agree):

Local expertise. Does this person know their stuff about neighborhood home value trends, shops and restaurants, schools, commute times, and geographic factors such as floodplains? These things are important, especially if you’re looking for a home in a new city or town. If the agent seems lost or like they’re winging it, keep looking.
Responsiveness. You’ll have a lot of questions, and will be asked to produce documents at certain steps during the buying process. Think about how available you want your agent to be, and how quickly you want him or her to respond. One way to figure that out? Contact a prospective agent online or by phone and see how long it takes them to reply. If you don’t hear back within a timeframe that works for you, it’s probably best to move on.
Reputation. This is when to consult your inner circle again. The agent-finder tool mentioned above can also help. In addition, you’ll want to verify the agent’s license; search “[state] real estate license lookup” to find a resource for your state. If you want to confirm whether an agent is a REALTOR®, you can call NAR at 1-800-874-6500.

There are a number of professional designations that indicate an agent has obtained additional education beyond their licensing work. An accredited buyer’s representative (ABR®), for instance, is someone who specializes in working with home buyers and has taken a course on buyer-client relationships. You can search the different types of designations here.

Questions to Don’t Be Afraid to Ask a Lot of Questions

Congratulations! You now have a list of agents you like based on their stats, and you’re ready to get to know the finalists. Binge a few episodes of “The Bachelor” for pointers — just kidding, don’t do that.

What to really do: Schedule interviews with the top three agents, at least. During each conversation, your goal is to understand the agent’s experience, personality, and working style.

Here are 13 questions that will help the vetting:

How many years have you been in the business? Having more experience doesn’t guarantee that someone is a great real estate agent, but a lot of the business is learned on the job.
How many homes have you sold in the last year? Volume isn’t the most important factor when choosing an agent, but you want someone who is active in the industry. Also, the more transactions an agent has under their belt, the more adept the person should be at solving complicated problems that can crop up during a home sale. Remember: Your transaction is unique.
How will you help me determine my needs and priorities? The agent’s first task is to help you identify your list of “musts” and “wants” — the home features that you need, versus the features that you’d like to have but can live without.
Is your real estate license in good standing? You can also check with your state’s Real Estate Commission to confirm the agent has no disciplinary actions.
How will you stay in touch with me? Your agent’s communication style should align with yours. If you prefer to be contacted via text when new listings crop up, make sure your agent is able to do that.
What neighborhoods do you specialize in? You want an agent who’s intimately familiar with the neighborhood(s) you’re interested in. Another way of framing this question is to ask, “How many homes have you sold in this neighborhood in the last year?”
What price range do you typically work in? In addition to being a neighborhood expert, your agent should do a large portion of their business with home buyers in your price range. It’s important because challenges and negotiation strategies can vary based on what type of home you’re buying.
How many other clients are you working with? You want someone who can give you quality, one-on-one customer service when you buy your first home. If the agent seems spread thin, it’s probably because they are.
How are you a good agent for first-time buyers? First-time home buyers face specific challenges. Every buyer has a unique transaction. Good agents can explain what you should expect and how they’re going to help you navigate your special circumstances.
How will you find homes that match my criteria? Seasoned real estate agents don’t just use the local Multiple Listing Service (MLS) — a regional database of registered property listings — to help home buyers find homes. They also keep track of listings through colleagues, door-knocking, and canvassing neighborhoods to find the right properties for their buyers. They’ll also work their industry connections.
Have you ever recommended that a buyer not buy a property? Why? An agent should work in your best interest, which means being honest with you about when to pass on a house that will not meet your needs — even if you’re starry-eyed about it. It’s your choice, obvs, but they should empower you to make a sound decision.
Do you have a list of recommended vendors who can help me get a mortgage, inspect a home, and so on? To buy a home, you’re going to need other important players on your team — specifically a mortgage lender, home inspector, settlement/title company, and attorney. An experienced agent has already developed relationships with reputable pros, and should provide you with several references for each; though it’s ultimately your decision to choose who you want to work with.
Can you provide contact information for your three most recent buyers? Past clients can offer valuable insight into an agent’s skills. Don’t just ask an agent for references, or you’ll get three pre-vetted clients who are guaranteed to sing their praises. Instead, ask for phone numbers and email addresses of the agent’s three most recent buyers. Contact those people directly to learn about their experiences.

Whew, you made it through the interviews. (Are you thirsty? We could use a glass of water.)

By now, there’s likely one agent left standing. Someone you can trust. Someone who listens. Someone who knows more about real estate than you, but who also really cares about finding your house.

Now that you’ve got a partner in buying a home, it won’t be long before you own it.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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7 Tips for a Profitable Home Closing

Friday, February 16th, 2018

By: G. M. Filisko

When you’re ready to close on the sale of your home and move to your new home, you may be so close to the finish line that you coast, thinking there’s nothing left for you to do. Not so fast. It’s easy to waste a few dollars here and for mistakes to creep into your closing documents there, all adding up to a bundle of lost profit. Spot money-losing problems with these seven tips.

1. Take services out of your name.

Avoid a dispute with the buyers after closing over things like fees for the cable service you forgot to discontinue. Contact every utility and service provider to end or transfer service to your new address as of the closing date.

If you’re on an automatic-fill schedule for heating oil or propane, don’t pay for a pre-closing refill that provides free fuel for the new owner. Contact your insurer to terminate coverage on your old home, get coverage on your new home, and ask whether you’re entitled to a refund of prepaid premium.

2. Spread the word on your change of address.

Provide the post office with your forwarding address two to four weeks before the closing. Also notify credit card companies, publication subscription departments, friends and family, and your financial institutions of your new address.

3. Manage the movers.

Scrutinize your moving company’s estimate. If you’re making a long-distance move, which is often billed according to weight, note the weight of your property and watch so the movers don’t use excessive padding to boost the weight. Also check with your homeowners insurer about coverage for your move. Usually movers cover only what they pack.

4. Do the settlement math.

Title company employees are only human, so they can make mistakes. Before your closing, check the math on your closing disclosure and compare it with your loan estimate.

5. Review charges on your closing docs.

Are all mortgages being paid off, and are the payoff amounts correct? If your real estate agent promised you extras — such as a discounted commission or a home warranty policy — make sure that’s included. Also check whether your real estate agent or title company added fees that weren’t disclosed earlier. If any party suggests leaving items off the docs, consult a lawyer about whether that might expose you to legal risk.

6. Search for missing credits.

Be sure the settlement company properly credited you for prepaid expenses, such as property taxes and homeowners association fees, if applicable. If you’ve prepaid taxes for the year, you’re entitled to a credit for the time you no longer own the home. Have you been credited for heating oil or propane left in the tank?

7. Don’t leave money in escrow.

End your home sale closing with nothing unresolved. Make sure the title company releases money already held in escrow for you, and avoid leaving sales proceeds in a new escrow to be dickered over later.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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8 Tips for Finding Your New Home

Monday, January 8th, 2018

By: G. M. Filisko

A solid game plan can help you narrow your homebuying search to find the best home for you.

House hunting is just like any other shopping expedition. If you identify exactly what you want and do some research, you’ll zoom in on the home you want at the best price. These eight tips will guide you through a smart homebuying process.

1. Know thyself.

Understand the type of home that suits your personality. Do you prefer a new or existing home? A ranch or a multistory home? If you’re leaning toward a fixer-upper, are you truly handy, or will you need to budget for contractors?

2. Research before you look.

List the features you most want in a home and identify which are necessities and which are extras. Identify three to four neighborhoods you’d like to live in based on commute time, schools, recreation, crime, and price. Then hop onto realtor.com to get a feel for the homes available in your price range in your favorite neighborhoods. Use the results to prioritize your wants and needs so you can add in and weed out properties from the inventory you’d like to view.

3. Get your finances in order.

Generally, lenders say you can afford a home priced two to three times your gross income. Create a budget so you know how much you’re comfortable spending each month on housing. Don’t wait until you’ve found a home and made an offer to investigate financing.

Gather your financial records and meet with a lender to get a prequalification letter spelling out how much you’re eligible to borrow. The lender won’t necessarily consider the extra fees you’ll pay when you purchase or your plans to begin a family or purchase a new car, so shop in a price range you’re comfortable with. Also, presenting an offer contingent on financing will make your bid less attractive to sellers.

4. Set a moving timeline.

Do you have blemishes on your credit that will take time to clear up? If you already own, have you sold your current home? If not, you’ll need to factor in the time needed to sell. If you rent, when is your lease up? Do you expect interest rates to jump anytime soon? All these factors will affect your buying, closing, and moving timelines.

5. Think long term.

Your future plans may dictate the type of home you’ll buy. Are you looking for a starter house with plans to move up in a few years, or do you hope to stay in the home for five to 10 years? With a starter, you may need to adjust your expectations. If you plan to nest, be sure your priority list helps you identify a home you’ll still love years from now.

6. Work with a REALTOR®.

Ask people you trust for referrals to a real estate professional they trust. Interview agents to determine which have expertise in the neighborhoods and type of homes you’re interested in. Because homebuying triggers many emotions, consider whether an agent’s style meshes with your personality.

Also ask if the agent specializes in buyer representation. Unlike listing agents, whose first duty is to the seller, buyers’ reps work only for you even though they’re typically paid by the seller. Finally, check whether agents are REALTORS®, which means they’re members of the NATIONAL ASSOCIATION OF REALTORS®. NAR has been a champion of homeownership rights for more than a century.

7. Be realistic.

It’s OK to be picky about the home and neighborhood you want, but don’t be close-minded, unrealistic, or blinded by minor imperfections. If you insist on living in a cul-de-sac, you may miss out on great homes on streets that are just as quiet and secluded.

On the flip side, don’t be so swayed by a “wow” feature that you forget about other issues — like noise levels — that can have a big impact on your quality of life. Use your priority list to evaluate each property, remembering there’s no such thing as the perfect home.

8. Limit the opinions you solicit.

It’s natural to seek reassurance when making a big financial decision. But you know that saying about too many cooks in the kitchen. If you need a second opinion, select one or two people. But remain true to your list of wants and needs so the final decision is based on criteria you’ve identified as important.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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9 Tips for Easy Holiday Lighting (That Saves $$, Too!)

Monday, December 4th, 2017

Christmas lights can be modest displays to show good cheer, or million-bulb light-apaloozas that draw gawkers from near and far. Here are some tips on how to get the most from — and spend the least on — your holiday display.

#1 Safety First

Emergency rooms are filled with homeowners who lose fights with their holiday lights and fall off ladders or suffer electric shocks. To avoid the holiday black and blues, never hang lights solo; instead, work with a partner who holds the ladder. Also, avoid climbing on roofs after rain or snow.

#2 Unpack Carefully

Lights break and glass cuts. So unpack your lights gingerly, looking for and replacing broken bulbs along the way.

#3 Extension Cords Are Your Friends

Splurge on heavy-duty extension cords that are UL-listed for outdoor use. To avoid overloading, only link five strings of lights together before plugging into an extension cord.

#4 LEDs Cost Less to Light

LED Christmas lights use roughly 70% to 90% less energy and last up to 10 times longer than incandescent bulbs. You can safely connect many more LED light strings than incandescents. Downside: Some think they don’t burn as brightly as incandescent bulbs.

#5 Dismantle Lights Sooner Than Later

Sun, wind, rain, and snow all take their toll on Christmas lights. To extend the life of lights, take them down immediately after the holidays. The longer you leave the up, the sooner you’ll have to replace them.

#6 Plan Next Year’s Display on Dec. 26

Shop the after-Christmas sales to get the best prices on lights and blowups that you can proudly display next year. Stock up on your favorite lights so you’ll have spares when you need them (and after they’re discontinued).

#7 Permanent Attachments Save Time

If you know you’ll always hang lights from eaves, install permanent light clips ($13 for 75 clips) that will save you hanging time each year. You’ll get a couple/three years out of the clips before sun eats the plastic.

#8 Find Those Blueprints

Instead of guessing how many light strings you’ll need, or measuring with a tape, dig up your house blueprints or house location drawings (probably with your closing papers) and use those measurements as a guide.

#9 Store Them in a Ball

It sounds counter-intuitive, but the best way to store lights is to ball them up. Wrap five times in one direction, then turn the ball 90 degrees and repeat. Store your light balls in cardboard boxes, rather than in plastic bags: Cardboard absorbs residual moisture and extends the life of your lights.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Thinking “Local” to “Global”

Friday, November 10th, 2017

By Tony Harrington, ABR, AHWD, ALHS, CIPS

When I think back to my first experiences with the terms “global” and international,” I think back to a quote from the famous Yogi Berra, “You couldn’t know what you didn’t know, but now you know.” This is true for my first experiences with the terms “global” and “international.”

In 2016 alone, NAR found that more than $153 billion of international money flowed into the U.S. for residential purchase. In North Carolina, there are great opportunities to attract a piece of this investment. NC REALTORS® is now working to grow programs to help REALTORS® with this effort, and I am proud to be a part of the vision.

Two years ago, I was excited to be asked by 2016 NC REALTORS® President Kim Dawson to be on the newly formed NC REALTORS® Economic Development Committee. This group included business leaders from across the state with various levels of expertise and experience. As the committee evolved, we realized quickly that there was a need for additional education for brokers across the state. Connecting commercial and residential agents with economic development partnerships, local and state government agencies, as well as federal organizations, was needed to create a “network” of communication to effectively draw global business and transactions to our state.

During a meeting of the Committee during NC REALTORS® Legislative Meetings in June 2017, NC REALTORS® CEO Andrea Bushnell spoke to the group about the need for creating a “global” program. Internally, I thought this was a great idea, and then she looked at me and said, “Tony, would you chair this initiative?” You have all been there. You smile and say, Why of course, while inside you are saying, WHAT? What is global? Where do I even begin?

As the broker/owner of a firm who was comfortable in my area of the state, I did not really branch out of my comfort zone. Unfortunately, this is the case for most brokers. They do not participate much in their local or state organizations – not to mention with their local politicians and chambers. Most just sell real estate, and that is good enough for them. I was fortunate to have a mentor pull me out of that zone and show me that there is a much bigger picture! Due to that guidance, I knew I had to dive in headfirst.

The leadership at the National Association of REALTORS® (NAR) and Isabel Villa-Garcia at NC REALTORS® were my first connections to develop a plan to lay the groundwork for our program. Quickly, I knew that if I was to understand and promote such a program, I needed to live by experience. I signed up to take NAR courses to better understand what was being offered. The first course I took was “At Home with Diversity,” an NAR certification program designed to present a picture of the changing face of the real estate industry. The curriculum encompasses topics of diversity, inclusion, fair housing, and risk reduction.

Through this course, I realized global brokers who conduct international transactions need further education and experience through in-depth training tools and knowledge. The pinnacle of this education is the Certified International Property Specialist (CIPS) program offered by NAR Global Programs. After taking the five-day course in Annapolis, Md., I changed my business model.

I originally attended with the intention of observing the program and realized quickly the benefit of putting the knowledge to use. This course was dynamic, covering everything from transactions to global cultures, currencies, money transfers, and so much more. The CIPS instructor was well versed and had strong knowledge of international processes with relatable stories and examples. With the coursework completed, I submitted my application for the designation. Once accepted, CIPS designees instantly join a tight-knit network of over 2,800 international property professionals around the world. These referral partners can help you do business in over 50 countries.

Know your market, find out what attracts people to your region, educate yourself, find a mentor and go global! Needless to say, I have gone from thinking “local” to “global.”

I now know what I didn’t know.

Stay tuned for exciting announcements in the coming year, as we roll out the program, NC REALTORS® Global Network, online and around the state.

Tony Harrington is the Broker/Owner & Certified Residential Real Estate Appraiser with The Property Shop of the Carolinas in Wilmington, N.C

Tony holds the designations of ABR, AHWD, ALHS, CIPS

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6 Halloween Must-Do’s to Keep Little Trick-or-Treaters Safe

Thursday, October 19th, 2017

By: Oliver Marks

Everyone loves a good scare on Halloween — as long as it’s just a trick.

To help you avoid any real-life scares — such as falls, fires, and traffic accidents — around your property this All Hallows Eve, play it safe while you’re setting up your Halloween lights and decorations.

Here are seven simple precautions recommended by John Pettibone, curator of Hammond Castle, a Gloucester, Mass., mansion that draws thousands to its renowned 20-room haunted house every Halloween season.

#1 Increase Wattage of Outdoor Lights

Providing plenty of illumination ensures that your visitors can see where they’re walking, helping to avoid missteps and falls. Pettibone suggests using the highest wattage bulbs your outdoor lighting fixtures can safely take (check the label on the socket), and adding landscape lights every few feet along your front walk.

“We use the solar-powered kind because there’s no wiring needed,” he says. “Just push them into the ground, let them soak up the sun during the day, and they’ll light up the walk after dark.”

#2 Use Friction Tape on Steps

If you have a concrete stoop, which can get slippery when wet, apply friction tape ($16 for a 60-foot roll of 1-inch-wide tape) to ensure stable footing, says Pettibone. He also stocks up on chemical ice melt ($20 for a 50-lb. bag) just in case of an early freeze.

Also, be sure to clear your walk, steps, and stoop of any obstructions that could trip youngsters focused more on tricks and treats than watching where they’re going. That means moving potted mums and jack o’lanterns out of the way, and hammering down any nail heads protruding out of your steps.

#3 Tighten the Railings

If your porch railings are wobbly or broken, family members and friends may know not to lean too heavily on them, but Halloween visitors won’t. So hire a contractor or handyman to fix the problem. It’ll make your home safer for guests all year round. Because more strangers come to your front door this night than the rest of the year combined, now is the time to take care of it.

#4 Eliminate Fire Hazards

Don’t put real candles into your carved pumpkins or paper lanterns. “That’s a fire waiting to happen,” says Pettibone. Instead, pick up a bulk pack of LED-bulb faux candles, which emit a yellowish, flickering, battery-powered light that looks amazingly similar to the real thing — without the danger.

#5 Use Caution Tape to Prop Open Storm Door

In addition to spooky items like cotton cobwebs and half-buried skeletons, consider a few safety-related scene-setters. Pettibone suggests propping open the screen or storm door so it doesn’t get in the way when there’s a big group of kids congregated on your stoop.

“We use yellow caution tape to tie open the door,” he says. “You can order it online and it works well with the Halloween theme.” A 1,000-ft. roll of 3-inch-wide caution tape is about $8.

You’ll also want a working doorbell, so if yours is broken, either hire an electrician or handyman to fix it — or install a wireless doorbell in its place.

#6 Clear the Curb of Cars, Obstacles

Four times as many child pedestrians get killed on Halloween night than a normal night. So limit the danger as much as you can by clearing parked cars off the curb to allow better visibility and placing a reflective “watch for children sign” at the edge of the road. For for high-traffic roads in Halloween-intensive neighborhoods, consider posting an adult in the street with a hand-held traffic control light to help maintain safety.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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The Property Shop Adds 3 New Brokers to the Team

Thursday, October 5th, 2017

The Property Shop of the Carolinas is pleased to announce the addition of 3 new brokers; Tyler Berry, Jason Worthy and Jeff Ramsay. Each of these individuals bring a diverse level of experience and knowledge to the team.

Jason Worthy is passionate about helping others achieve their goals and has invested much of his time in becoming a certified Accredited Buyers Representative. He prides himself on putting your needs first and building lasting relationships with everyone he works with. He services Brunswick, New Hanover and Pender County.

Tyler Berry has held a diverse career over the past 14 years and this background gives him the unique ability to help find ideally suited properties and buyers for his clients. He takes the time to thoroughly understand his client’s needs to ensure that whether buying or selling a home, it’s an effortlessly enjoyable experience. Tyler specializes in the Carolina Beach and Kure Beach areas.

Jeff is a life-long Wilmingtonian and has over 30 years of family real estate experience. Jeff also owns his own local landscaping business which has allowed him to really engage with the community and make great connections.

This growth allows The Property Shop to continue to provide the same, high-level, quality service that our clients have come to expect. To learn more or contact one of these brokers, please reach out to us through the information below.

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Garage Organization Ideas Under $50

Tuesday, August 29th, 2017

By: Jan Soults Walker

If clutter is leaving little room for cars, get organized with these smart, budget-friendly garage storage solutions.

If you’ve got a garage, most likely you’ve got waaayyyy more than cars in there. It’s the catch-all place to keep stuff (mostly) out of sight and out of mind.

Put order to the chaos and protect your car’s paint job with simple storage systems and organizing hacks for everything from sports equipment to tools.

Bikes, Skates, and Other Wheels

Hoist bicycles to the rafterswith a rope-and-pulley system (starting around $40) that makes it easy to raise the bike and lock safely in place. When you’re ready to ride, release the lock and lower your bike to the garage floor. You’ll need an hour or two and basic tools to secure the pair of pulleys to ceiling joists and thread the ropes. (Similar hoists are available for kayaks or small boats; starting around $25.)

Use a specially designed wall rack to hang helmets and skateboards together; starting around $20. Secure this one to wall joists in less than an hour.

Keep scooters and bikes out of the waywith tool hooks installed on a length of 1-by-6-inch lumber. You’ll pay $3 for each pair of vinyl-coated screw-in tool hooks and $1 per foot for lumber. You’ll need only an hour or two to secure the lumber to wall joists and screw the hooks into place along the board.

Sporting Goods

Bring together balls and bats on a convenient wire rack equipped with hangers that hold gloves too; starting around $35.

Stash two pairs of snow skis, poles, and bootsin one handy steel ski rack; $45. Securing this rack to wall studs helps it hold the weight of the equipment. If you can’t position it on studs, use wall anchors for a secure installation. You can do the task with or without anchors in an hour or two.

Stow your fishing rods by suspending two wire shelves from your garage ceilingabout 5 feet apart, then threading the rods through the openings. Use shelves left over from a project or purchase a 4-foot-by-16-inch vinyl-coated wire shelf for less than $9, and saw it in half crosswise (or clip with bolt cutters) to make two 2-foot shelves. Snip additional wires where you need wider slots to accept pole handles or reels.

Tools

Hang wrenches and bungee cords using an ordinary vinyl-coated wire tie-and-belt rack, available at big box stores; $8.

Hang metal toolson a magnetized rail, keeping items in view and easy to retrieve; starting around $30. Simply screw the rail to wall studs to safely hold the weight of the tools (it’s an idea you may be drawn to.)

Cushion and protect toolsby padding your toolbox drawers with a soft, non-slip liner.The open-weave design keeps moisture away and prevents tools from rolling around. Enough material to line eight average-size drawers is $15. Just cut the liner to length to fit and slip it into the drawer.

Organize small items — such as pencils, box cutters, and tape measures — by stashing them in electrical junction boxes; about $2 each (free if you have spares). Purchase a variety of sizes and shapes and secure them to studs or pegboard.

Yard and Garden Gear

Transform an old filing cabinet into storage bins for various yard tools. Remove the drawers, turn it on its backside, and use a couple afternoons to apply paint and pegboard sides. Less than $25.

Mount heavy tools, long-handled implements, and ladders on long steel rails with extruded holes high on the garage wall and secured to studs. Add hooks and pegs on the rail to hang big tools. Two 48-inch rails sell for $22.

Secure a wooden pallet to wall studs to create a pocket for holding long-handled garden tools. To find free wooden pallets, check with local businesses as well as online classifieds, such as Craigslist. Cost: Free.

Use a can rack to keep bottles of fertilizers, repellents, and lubricants upright and easy to retrieve. Rack ($15) prevents cans and bottles from tumbling off shelves.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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Understanding Real Estate Representation

Thursday, July 6th, 2017

By: G. M. Filisko on HouseLogic

Whether you’re buying or selling, it’s important to choose representation that meets your needs in the transaction.

You have choices when selecting representation in a real estate transaction. Here are five tips for understanding which type of legal relationship with a real estate professional, called an agency relationship, will best protect you when you buy or sell a home.

1. Buyer’s Agency

When you’re buying a home, you can hire an agent who represents only you, called an exclusive buyer’s representative or agent. A buyer’s agent works in your best interest and owes you a fiduciary duty. You can pay your buyer’s agent yourself, or ask the seller, or the seller’s agent, to pay your agent a share of their sales commission.

If you’re selling your home and hiring an agent to list it exclusively, you’ve hired a selling representative–an agent who owes fiduciary duties to you. Typically, you pay a selling agent a commission at closing. Selling agents usually offer or agree to pay a portion of their sales commission to the buyer’s agent. If your seller’s agent brings in a buyer, your agent keeps the entire commission.

2. Subagency

When you purchase a home, the agent you can opt to work with may not be your agent at all, but instead may be a subagent of the seller. In general, a subagent represents and acts in the best interest of the sellers and sellers’ agent.

If your agent is acting as a subagent, you can expect to be treated honestly, but the subagent owes loyalty to the sellers and their agent and can’t put your interests above those of the sellers. In a few states, agents aren’t permitted to act as subagents.

Never tell a subagent anything you don’t want the sellers to know. Maybe you offered $150,000 for a home but are willing to go up to $160,000. That’s the type of information subagents would be required to pass on to their clients, the sellers.

3. Disclosed Dual Agency

In many states, agents and companies can represent both parties in a home sale as long as that relationship is fully disclosed. It’s called disclosed dual agency. Because dual agents represent both parties, they can’t be protective of and loyal to only you. Dual agents don’t owe all the traditional fiduciary duties to clients. Instead, they owe limited fiduciary duties to each party.

Why would you agree to dual agency? Suppose you want to buy a house that’s listed for sale by the same real estate brokerage where your buyer’s agent works. In that case, the real estate brokerage would be representing both you and the seller and you’d both have to agree to that.

Because there’s a potential for conflicts of interest with dual agency, all parties must give their informed consent. In many states, that consent must be in writing.

4. Designated Agency

A form of disclosed dual agency, “designated agency” allows two different agents within a single firm to represent the buyer and seller in the same transaction. To avoid conflicts that can arise with dual agency, some managing brokers designate or appoint agents in their company to represent only sellers, or only buyers. But that isn’t required for designated agency. A designated, or appointed, agent will give you full representation and represent your best interests.

5. Nonagency Relationship

In some states, you can choose not to be represented by an agent. That’s referred to as nonagency or working with a transaction broker or facilitator. In general, in nonagency representation, the real estate professional you work with owes you fewer duties than a traditional agency relationship. And those duties vary from state to state. Ask the person you’re working with to explain what he or she will and won’t do for you.

Visit HouseLogic.com for more articles like this. Reprinted from HouseLogic.com with permission of the NATIONAL ASSOCIATION OF REALTORS®

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How to Keep Your House Cool Without AC

Friday, June 9th, 2017