- Preparing Your Home To Sell
Buyers First Impressions
EXTERIOR:
"Curb Appeal"! The first impression from the street and the view outside the front door are the most important thing that entices the potential buyer to take a look inside. Remember you’re competing with other properties for sale.New floor mat at entry.
Install New Mailbox and post if aged.
Repaint exterior if needed. If brick, make sure trim is painted.
Pressure wash the home and driveway.
Keep front porch clean and newspapers and flyers picked up.
Replace missing shingles, as needed.
Clean gutters.
Clean windows until they shine—scrape if necessary.
Clean shutters.
Replace shutters if needed.
Repair any broken boards on fence.
Remove: old rusted swing set, old basketball goals, rusted lawn furniture, old rusted grill, dead trees or shrubs, old flowers from the past season, leaves, dead branches, weeds and debris.
Garbage cans need to be stored neatly in the garage or designated area.
Edge the lawn and use quick greening fertilizer.
Add mulch to flower beds and shrubs.
Remove children’s toys and bikes.
Remove leaves pine needles from lawn and roof.
Cut lawns, shrubs and plant fresh growing colorful flowers.
Paint, stain or varnish front door and polish brass. Install brass kick plate.
Oil squeaky doors.
ENTRY:
The Entry supports the desire to look further. Make sure it is clean, no cluttered furniture, light fixtures sparkles, floors are spotless and the general area is inviting.
A small entrance table with fresh cut flowers adds a nice touch.
GUEST CLOSET:
50% of hanging clothing should be taken out. No boxes or clutter. Lots of room.
"Simple Solution" added for fresh smell.
FAMILY-LIVING-GREAT ROOM:
Put away all collections, (figurines and fragile items)
Store all Political, Religious, Sports, Momentos, as well as any business, sports, personal awards, (warning - failure to do this will result in the potential buyer spending too much of their time looking at the awards etc., or being offended by your political, religious, or sports affiliations, resulting in less time looking at the house as it would fit their lifestyle).
No animal fur rugs.
No family Photos.
Remove all crowded furniture. Open the room up, show lots of space - with an even flow pattern.
Clean fireplace.
Clean light fixtures.
DINING ROOM:
Take extra leaf out of table.
Put nice white tablecloth on table.
Nice arrangement in center of table.
Clean chandelier and light fixtures.
KITCHEN:
Clean the kitchen from top to bottom.
Clean the oven and the stove until they shine.
Clean the refrigerator.
Remove all refrigerator magnets and items from the front and the sides. This includes all children pictures from school.
Put all small appliances under the cabinets every day.
Put away all items from the countertops.
Clean the inside of the dishwasher—Run the dishwasher with powdered instant lemonade such as Countrytime in the soap dishes. NO Dishes. The citric acid works wonders!
Clean out drawers to eliminate fears of too little space.
½ lemon run through your garbage disposal will give it a fresh clean smell.
Remove all trash daily.
Remove pet dishes, toys and little boxes from kitchen.
Have dated appliances re-finished. (Gold, brown, avocado green).
Eat-in kitchen, take out extra leaf in table. Nice table clothes. Center piece arrangement. Open curtain and let lots of light in.
HALLWAY:
Many people think the hallway is the place to hang all family pictures, when you’re living there it is. When you’re selling it's not. Remove all pictures, putty all holes and repaint the entire hallway.
If you have a disappearing staircase in the hall, make sure it is air tight, and it operates smoothly. All ladder rungs are secure and the light works in the attic.
BATHROOMS:
Clean ceramic tile and grout. (Paint and supply stores have a brush-on grout cleaner).
Repair loose or cracked tile.
Down play dated ceramic tile color with white towels and window treatments, plus scatter rugs.
Clean tub/shower thoroughly and leave the shower curtain open, to add more depth.
Shine all fixtures, and remove stain from sinks.
Replace rusted sinks or if small area cover with touch up.
Repair leaking faucets and commodes.
Remove personal toiletries on display.
Glue down all wallpaper where loose.
Repair or replace defected exhaust fans.
Install GFI outlet.
Clean all areas squeaky clean.
BEDROOMS:
New bedspreads if possible will make the room look great and can be taken with you when you move.
Make beds everyday.
Headboards free and clean of clutter.
All Children’s toys put away.
Remove bulky furniture, room will appear larger.
Remove dark or outdated wallpaper. Paint if needed with light neutral color.
Clean out closets (50% rule) make them appear as if there is plenty of room to spare.
Install closet organizers and keep clothes neat.
Organize shoes.
MASTER BEDROOM:
One of the most important rooms in the houseRemove all excessive furniture.
Closets (50% rule), no clutter on floor. (Seasonal clothing only in closet).
New bedspread, open curtains.
No clutter on top of furniture.
Clean ceiling fans and light fixtures.
GARAGE:
Remove stains from garage floors.
Make garage look functional and well organized.
Clean all windows/cobwebs in corners etc.
Do not store extra boxes in garage (consider renting a storage unit).
Spray with "simple solution" to give a fresh smell.
PATIO:
Make sure it’s clean and swept.
All screen holes are repaired or screen replaced.
Cobwebs removed and cleaned.
Furniture is clean and orderly- not excessive.
If there is a ceiling fan, clean it.
Make sure door operates properly.
DECK:
Clean and nail down any loose boards.
Consider staining with sealer.
All rails are to be secure.
Make sure all steps are tight.
GENERAL:
Very important $$$$ saving ideas.
Put higher wattage light bulbs everywhere. The added light can make a difference.
Oil all squeaky doors.
Tighten all doorknobs and make sure all doorstops are in place.
Replace any burned out lights.
Warning!! Warning!! Under no circumstances be home for showings. The buyer will spend more time looking if the seller is not there. Go to the neighbors or walk around the block. If you are there the buyer will not talk freely and the agent will not know their true thoughts. If by chance you do run into the buyer, do not volunteer information about the home. Many times what you consider an advantage to you is a disadvantage to the buyer.
Open all curtains, drapes, blinds, etc. during the day.
For every showing, turn on all the lights before you leave. If anything is broken you must, by law, disclose, better still FIX IT.
If there are items attached which will not go with the house, remove them at once and replace before anyone shows your house.
Sprinkle a few drops of vanilla extract on a warm stove burner, or on a lamp bulb before turning it on, or a few drops of vanilla in a small pan of water and put in a warm oven.
Run the vacuum every morning.
Please refrain from smoking in the house, a large percentage of buyers will not look at a house if it smells of smoke.
Refrain from the use of potpourri, many people are allergic to the odors.
Clean and repair all cracked windows.
Make sure all wall switches "do something". Lights, radio, etc. comes on when switched on.
ODORS - If you have pets, there will be an odor. A great product called "Simple Solution" is available at pet stores. This eliminates all type of organic odors. Consider boarding pets during the selling hours. 45% of the public is either highly allergic to or very afraid of any animal.
Repair any leaking taps and toilets.
IMPORTANT $$$$ SAVED
Reminder- a $500.00 repair problem becomes a $5,000.00 problem to the buyer and will result in a much lower offer. Another danger is not repairing the smaller problem is the idea created in the mind of the buyer, that if you let the small problem exist, what other much larger problems are hidden. The entire process of so called "Living in a glass house" will be quick and easy if you do the things we are suggesting. - 10 things to know about the Valley
10 things to know about the Valley
By Sadie Jo Smokey
The Arizona Republic
Jan. 4, 2003Does it rain in Arizona? When will it get hot?
Expect rain during the monsoons, season, July through September. Even though it's not technically correct to call each storm a monsoon, the term has become standard usage. These windy, rainy storms can be tricky. Intersections in one neighborhood may flood, while a mile away, there's not a drop of rain.
Last spring, triple-digit mania hit when the Valley reached 100 degrees on April 14. For the past 30 years, the average date for the first 100-degree day is May 5; for the last, it's Oct. 3. The hottest Valley temperature in recent memory was 122 on June 26, 1990. The hottest temperature ever recorded in Arizona occurred in Lake Havasu City: 128 degrees on June 29, 1994.
Can you tell me how to figure out which freeway is which?
As with two-digit interstate highways, Valley freeways that end with an even number run east/west and odd numbers run north/south. I call freeways by the number so it's easier to remember which direction the freeway goes.
Here's a handy list of names to memorize.
Papago Freeway: Interstate 10 from the Valley's western edge through Deck Park Tunnel to near Sky Harbor International Airport.
Black Canyon Freeway: Interstate 17 from the Valley's northern edge south to 19th Avenue in west-central Phoenix.
Maricopa Freeway: This one's tricky. It's I-17 from 19th Avenue east to the I-10 junction near Sky Harbor. Then it continues along I-10 south through Ahwatukee.
Superstition Freeway: U.S. 60 from I-10 in Tempe east to Apache Junction.
Squaw Peak Freeway: Arizona 51 north from I-10 (Papago Freeway) to Bell Road.
Red Mountain Freeway: Loop 202 (it's a line now but will loop when complete in 10 years) east from I-10 at Arizona 51 (the Papago Freeway at Squaw Peak) to Greenfield Road in Mesa.
Agua Fria Freeway: Loop 101 from I-10 in west Phoenix north to Glendale and then east to the I-17 junction in Deer Valley.
Pima Freeway: Loop 101 from I-17 east and south to Loop 202.
Price Freeway: Loop 101 from Loop 202 south to Frye Road cq/ADOT in Chandler.
Hohokam Expressway: Arizona 143 from McDowell to Broadway roads.
Sky Harbor Expressway: Arizona 153 south from Washington Street to University Drive.
Beeline Highway: Arizona 87 goes to Payson from Mesa. Take the Country Club Drive exit off Loop 202 in Mesa.
Who designed Phoenix?
Credit the logical layout to President Thomas Jefferson. He favored grids for frontier towns. The main roads are all right angles and run north and south, east and west. (Grand Avenue follows the train tracks.) Desk; the following is a rewrite. The intersection of Central Avenue and Washington Street is the center, which is zero block. Block numbers go up by 1000 every mile north or south of Washington Street, and up by 1000 every mile east or west of Central. The northernmost edge of Loop 101 is about 20 miles north of Washington Street, which makes it the 20000 block. Numbered thoroughfares to the east of Central are streets; to the west they are avenues.
Where can I take my family that's fun and outside?
How about fishing or hiking?
If Tempe Town Lake (Mill Avenue and Washington Street) is too timid a fishing hole, drive two hours east to Roosevelt Lake, the biggest lake in central Arizona. Take U.S. 60 east past the small town of Miami, then Arizona 88 northwest to the lake. Details: 1-(928)-467-2245.
With so many mountains to hike, visit travel.azcentral.com
What kind of creepy-crawly things do I need to look out for?
Scorpions and rattlesnakes top the dangerous list. Tarantulas, roof rats, gecko lizards, cockroaches, crickets, ants and termites top the icky but mostly harmless list. This is the desert; most of these creepy-crawlies will find a way into your home. My pup tries to eat any crickets he finds in the house while my boyfriend is yelling, armed with a broom should the creepy attack. Desk: the following sentence added. The Arizona Cooperative Extension Web site has information and publications on all kinds of insects and pests,
• ag.arizona.eduWho is "berto" and why does he have so many restaurants?
Call them the Valley's version of Taco Bell without the gimmicks. Filiberto's, Hilberto's, Alberto's and anything ending in berto's or beto's are fast-food Mexican restaurants, usually with a 24-hour drive-up window and booths or picnic tables to eat at. The food is inexpensive, tasty and usually hits the spot.
Where do I find out more about X
Driver's license and registration: Call (602) 255-0072 or visit dot.state.az.us.
Voter registration: Call (602) 542-8683 or visit sosaz.com.
Pet license: Maricopa County Animal Care and Control, (602) 506-7387.
Schools: Visit education.azcentral.com.
Hospitals: Just a few of the better known:
• St. Joseph's Hospital and Medical Center, (602) 406-3000;
• Good Samaritan Regional Medical Center, (602) 239-2000;
• Mayo Clinic Hospital, (480) 515-6296;
• Arizona Heart Institute, (602) 266-2200.Home telephone: The largest provider is Qwest, 1-800-244-1111, qwest.com. Pages 3 to 7 of the residential white pages of the 2002 phone book list other providers.
Post office: Locate the five nearest post offices to your work or home at usps.gov.
Electricity: The Valley is split between two major providers, Arizona Public Service (APS) and Salt River Project (SRP). Ask your landlord or real estate agent which company serves your area. For APS, call (602) 371-7171 or visit aps.com. For SRP, call (602) 236-8888 or visit srpnet.com.
Gas: Call Southwest Gas (602) 861-1999 or 1-800-873-2440.
Where is the nearest mall?
• Arizona Mills, U.S. 60 and I-10, Tempe.
• Arrowhead Towne Center, 75th Avenue and Bell Road, Glendale.
• Biltmore Fashion Park, 24th Street and Camelback Road, Phoenix.
• Borgata of Scottsdale, Lincoln and Scottsdale roads, Scottsdale.
• Chandler Fashion Center, Chandler Boulevard and Loop 101, Chandler.
• Desert Ridge Marketplace, Loop 101 and Tatum Boulevard, Phoenix.
• Desert Sky Mall, 75th Avenue and Thomas Road, Phoenix.
• Fiesta Mall, U.S. 60 and Alma School Road, Mesa.
• Gainey Village, Scottsdale and Doubletree roads, Scottsdale.
• Kierland Commons, Greenway Parkway and Scottsdale Road, Phoenix.
• Metrocenter Mall, I-17 and Dunlap Avenue, Phoenix.
• Paradise Valley Mall, Cactus Road and Tatum Boulevard, Phoenix.
• Scottsdale Fashion Square, Camelback and Scottsdale roads.
• Spectrum Mall, Bethany Home Road and 19th Avenue, Phoenix.
• Superstition Springs Center, U.S. 60 and Power Road, Mesa.Where can I catch a game or show?
Here are some popular venues:
America West Arena: Home to the Phoenix Suns, Phoenix Coyotes and other big-name events, 201 E. Jefferson St., Phoenix. (602) 379-7800; americawestarena.com.
Bank One Ballpark: Home to the Arizona Diamondbacks, 401 E. Jefferson St., Phoenix. (602) 514-8400; bankoneballpark.com.
Celebrity Theatre: 440 N. 32nd St., Phoenix. (602) 267-1600; celebritytheatre.com.
Cricket Pavilion: 2121 N. 83rd Ave., Phoenix. (602) 254-7599; cricket-pavillion.com.
Dodge Theatre: 400 W. Washington St., Phoenix. (602) 379-2888; dodgetheatre.com.
Gammage Auditorium: Gammage Parkway and Mill Avenue, Tempe. (480) 965-3434.
Herberger Theater: 222 E. Monroe St., Phoenix. (602) 254-7399; herbergertheater.org.
Mesa Amphitheater: University Drive and Center Street. (480) 644-2560; ci.mesa.az.us.
Orpheum Theatre: 203 W. Adams St., Phoenix. (602) 262-7272; phoenix.gov/STAGES/orpheum.html.
Symphony Hall: 225 E. Adams St., Phoenix. (602) 262-7272; phoenixsymphony.org.
Where can I see a jackalope?
You're kidding, right? Add jackalopes to the list of mystical, magical, make-believe creatures roaming the wild West. While we're at it, let's debunk a few more myths.
The longer you live in the Valley, the easier it is to tolerate the heat. Ha! Like I told my family in Seattle, the heat doesn't bother me; I work inside all day. It's the duration of the heat, the 100-plus degrees every single day for 100 days, ack.
• It's a dry heat. Friends from Kansas thought desert equals dry heat. That is, until they visited during monsoon season, when the humidity kicks in. Ick. In the summer, Phoenix's average humidity is less than 20.percent. During monsoons, the humidity soars above 50 percent.
• Every day cowboys fight it out with American Indians while cows roam the city streets dodging stagecoaches and tumbleweeds. It's 2003, people. If you want to see cowboys, drive to Payson for the rodeo, held for the past 118 years in August and billed as the "world's oldest continuous rodeo."
If you want to stare at Native Americans (it's rude, but your prerogative), drive to one of the casinos. Go play bingo. Or, take a look around. We're everywhere. Arizona ranked third behind California and Oklahoma in the 2000 Census for Native American population. In all, close to 255,879 residents. Learn more at indianaffairs.state.az.us
• Roadrunners cheep, "Beep, beep." Don't even go there.
About Sadie Jo Smokey: I moved to Phoenix in July 2001 from Overland Park, Kan., for love and a job at The Republic.
When I got here, I was told that many downtown Phoenix buildings were leveled in a massive earthquake and rebuilt. I'm usually not so gullible. But I grew up in earthquake country at the border of Nevada and California; this seemed like a plausible explanation for the odd pattern of high-rises.
I still have to remind myself to walk in the shade, and I'm still learning to talk like a native.
I've made it this far by asking lots of questions, which is what I want you to do, too. I promise to go out of my way to ease your transition to the Valley through my weekly column. So, send me your questions and observations: home@arizonarepublic.com or The Arizona Republic, Newcomers, 200 E. Van Buren St., NF-18, Phoenix, AZ 85004.
- New Law Provides Relief For Military Personnel
New Law Provides Relief For Military Personnel
Borrowers -- whether for mortgage loans, credit card debt or auto loans -- who have been called up for military duty have just been given greater financial and legal protections. On December 19, 2004, President Bush signed into law the "Servicemembers Civil Relief Act" (SCRA).
Under this new law, "Servicemembers" are defined as persons on active duty in the military, but also includes National Guard members who have been called up for active duty for more than 30 days.
If yourself or a family member have been called into active duty, all of your lenders should be immediately notified, and you must send them a copy of the military orders. Once the lender has been put on notice, it must reduce all interest payments down to six percent, and most importantly, must forgive all pre-service debts which exceeded this six percent cap. It should be noted that this protection applies only to debts incurred before the borrower went into active military service; debts incurred while on active duty are not similarly protected.
Since the start of World War II, there was a law known as the Soldiers and Sailors Civil Relief Act. That law also required lenders to automatically reduce the interest rate obligations of persons in active military service down to six percent. However, it was not clear that all interest above the six percent cap was to be forgiven. SCRA clarifies this, with clear language in Section 207 of the Act that "interest at a rate in excess of six percent per year ... is forgiven."
The old Soldiers and Sailors Relief Act was a very powerful tool designed to assist servicemen and women whose income is less while on active duty than what it was in civilian life. However, that law was enacted over 60 years ago, and times have changed. Additionally, various Court cases have given different -- and often conflicting -- interpretations of that old law. Accordingly, Congress decided to update and clarify the rights of our service men and women. The stated purpose of SCRA is:
To provide for, strengthen, and expedite the national defense through protection extended by this Act to servicemembers of the United States to enable such persons to devote their entire energy to the defense needs of the Nation; and to provide for the temporary suspension of judicial and administrative proceedings and transactions that may adversely affect the civil rights of servicemembers during their military service.
It should be noted that the reduction in the interest rate must be accompanied by a reduction of the monthly payment. The lender cannot require you to continue to pay your same payment each month, and credit more toward principal.
In addition to mortgage and other debt payments, the new law provides other important relief to the men and women in our Armed Services.
- Leases: If a lease was entered into prior to the tenant's entry into the armed services, the tenant has the right to terminate it, even before the term has expired. Members of the military who receive orders for a permanent change of station or to deploy with a military unit for a period of not less than 90 days also have the right to terminate leases, even if the leases were entered into while they were on active duty. The landlord must be given thirty days advance notice of the termination, and rent must be paid up to the date the lease ends. There is no longer a requirement that the lease contain a military termination clause.
- Rent: Military personnel -- as their civilian counterparts -- must continue to pay rent if the lease is not terminated. However, the Act does provide some protection from eviction. Only a court can order the eviction of the tenant. (Note: this is the law in many states anyway. A landlord generally cannot exercise self-help by evicting a tenant without first obtaining Court approval.) If the Judge determines that the military service has materially affected the ability to pay, the Court must stay (stop) the eviction for a period of three months, unless the Judge finds that "justice and equity require a longer or shorter period of time." There are three basic requirements imposed by the law:
- The landlord is attempting to evict a person who is in military service;
- The leased premises are used for residential housing by the spouse, children or other dependents of the military person, and
- The agreed upon rent does not exceed $2465 per month. It should be noted that the older law had a threshold of $1,200. The new law provides a formula for increasing the ceiling based on an inflation index.
Since this is a complex issue, tenants who are on active military service must consult with the legal assistance attorney assigned to their unit.
- Insurance: The private life insurance policy cannot lapse, terminate or be forfeited for nonpayment of premiums for a period while the insured is on active duty, plus one year.
- Garnishments and Attachments: On the request by the military person -- or the Court on its own -- may stay or vacate any attachments or garnishments against the debtor during the period of active duty plus up to 90 days after that duty ends.
- Legal Representation: Under certain circumstances, when a lawsuit is brought and the Court determines that the Defendant is on active military duty, the Court cannot enter a judgment until after the Court appoints an attorney to represent the interests of the servicemember. There is an interesting sentence in the new law, to the effect that 'if an attorney appointed ... to represent a servicemember cannot locate the servicemember, actions by the attorney in the case shall not waive any defense of the servicemember or otherwise bind the servicemember." In other words, Lenders beware: if your borrower is on active military duty, your best option is to refrain from filing a lawsuit until his/her service has ended.
Thus, the new law extends -- and expands upon -- the protections which Congress initially provided to the men and women who served during World War II. Our servicemembers should devote their energies to their military tasks and not have to worry about their creditors.
Written by Benny L. Kass
Copyright © 2004 Realty Times. All Rights Reserved. - HOME BUYERS SECTION
This page is under development. Please check back frequently. We will update often as possible.
- HOME SELLERS SECTION
SAVE THOUSANDS OF DOLLARS
Using some of the idea's from the links below, We will sell your home for up to $10,000 and more then the home next door.
For a free listing consultation contact us.
- IMPORTANT PROPERTY MANAGEMENT LINKS
This section is updated frequently to reflect the market conditions. Please follow the property management link for our Policies on Management, Leasing and our Fee Schedules to help you. Please contact us for any questions you have. We have included various important links related to property management for your convenience.
- Curb Appeal
Online Curb Appeal Brings Buyers to Your Home
by Phoebe Chongchua
Most of us have been to open houses where the wafting smell of fresh-baked cookies coming from inside a home lures us to the door. Curb appeal is a necessary tactic to get buyers and real estate agents into your home.
But nowadays the importance of curb appeal is taking on a more vital role, especially when the vehicle that first gets buyers to see your home is not a car, but an internet browser.
Curb appeal is no longer simply what you see from your realtor's car when you're driving by a house. Today, according to a study done by the National Association of Realtors, 74 percent of all home buyers use the internet as an information source when they are researching homes. Very often this is the first time a prospective buyer will see a home.
"The trend tends to be that they use the internet to do their window shopping and to get a lot of information and then they go to a realtor or licensed agent after they do their homework first," says Lorrie Mowat of the San Diego Association of Realtors.
That's why sprucing up photos of homes for sale is getting greater attention these days. Virtual tours of homes online are the next best thing to being there in person to view a home.
"A virtual tour will allow you to walk through the home online. You can see the front of the house, all the rooms on the inside, exactly how it lays out, which will give you an idea of the livability of the house before you ever go to look at the house or call an agent," says Christian Coleman, District Director for ZipRealty.
Online curb appeal can be the catalyst for getting buyers and real estate agents to your property. Consider these tips to enhance online curb appeal.
- Use colorful plants surrounding the exterior. Stand back and evaluate your home. Does it need color or landscaping fill-in? Are there any eyesores that distract from the home?
- Remember that when a home is photographed, lighting is very critical. Make sure you have light coming in from the outside so that the home appears cheerful and bright. Shooting with natural light rather than flash often gives a more desirable look.
- Make sure photos are taken of those extra-special areas that make your home stand out, such as a sitting area in a master bedroom, the beautiful garden view from a window or a yoga/meditation room. Even if they're described in a written summary, capturing them with a photo speaks to people's senses.
- Picture your home through the lens of a camera. Actually take a few photos with a digital camera. It's amazing what a camera can capture that the eye doesn't always see when the photo is being taken. You'll often find that a home is too cluttered; some furniture may need to be stored or moved to another room.
- If you leave in a condo/townhouse, virtual tours can be even more beneficial.
"Virtual tours when it comes to condominiums can help out a lot because they'll also show common areas. And the way that downtown [San Diego] is changing, and all the condos that are coming online, it can really help the buyers to not only see the unit and the size and the way that their furniture will fit in, but all the common areas. Does it have a swimming pool? If so, what does the pool look like? Does it have a gym? Does it have a concierge service?" says Coleman.
Curb appeal whether online or in person is the first step to getting buyers to notice your property, so, just like first impressions, make it a good and lasting one.
Published: June 6, 2005 Realty Times
- 4 Questions to Help Reduce Price
Questions Which
Reduce the PriceIf you want to reduce a price, you can start by asking an incompetent agent just four questions.
1. “Why are they asking this price?”
You don't have to say anything else. This question immediately puts the agent in the position of having to defend the price. And, if the agent is concerned about the price - as most of them are - you will often be given a reduction. The response is likely to be, “Well, it's a bit dear, I know. But they will listen to offers.”
You can use this question for any product. It doesn't have to be real estate. No matter what you want to buy, you can ask the reason for the price. It works in dress shops, it works in hotels, it works everywhere. All you say is, “Why are you asking this price?” And, if there is any chance of a reduction, you will get it.
Incompetent agents assume that a question about the price means the price is too high. As most agents want to lower the price to make a sale, they will admit that the price is high. They will try to get it cheaper for you. They won't realise that you may buy at the price being asked. Buyers often say the reason they didn't pay more for a home is that “the agent didn't ask for more.”
However, the best agents answer this question by saying: “They are asking this price because... [points out the positive features - location, condition and so on].” End of answer.
2. “Why are they selling?”
This is where incompetent agents reveal the sellers' confidential reason for selling. The answer will be something like, “Oh, they are getting divorced,” or “They are in a bit of financial trouble,” or “They have bought something else and they need to sell this to pay for the other place.”
It almost defies belief that a professional person could reveal such details. When you know that the sellers are forced to sell, who can blame you for offering a lower price?
The best agents answer this question by saying: “They are selling for personal reasons but I know they are serious.” End of answer.
3. “How long has it been For Sale?”
The longer a home has been for sale, the more likely it is to sell for a lower price. The perception is that the owners will be getting desperate and will accept a low offer. Often this is true. The incompetent agent will answer this question by saying something like, “Oh, it's been on the market for a while but they will listen to offers now.” The seller is again vulnerable to a low offer.
The best agents will answer this question by saying, “It has been for sale for six weeks (or however long) but we don't expect it to be for sale much longer.” The seller is protected.
4. “What will they take?”
This is where the incompetent agents really cost the sellers thousands. Their answers to this question can be incredibly negligent.
Assume the home is priced at $250,000. One of the most common responses goes something like this: “Oh, they did have an offer of $230,000 which they accepted, but the buyers found something else, so I know you can get it for $230,000.”
If the home is what you want and you can afford $250,000, the agent has just handed you at least $20,000 of the sellers' money.
Incompetent agents always reveal the sellers' lowest price in response to the “What will they take?” question.
The best agents will answer this question by saying: “Well, I know they will take the asking price. Did you want to buy it?”
These four questions show how incompetent agents under-sell homes. As a buyer, you can ask many more questions. Agents will keep giving you information which helps you.
- Rental Analysis Tool
Great Opportunity!!!
Here is a fantastic rental analysis tool that enables you to project the profitability of a real estate investment over the life of the home. The unfortunate part is you must have it e-mailed direct to you. The file is in a M.S. Excel form. Please email me and request the Rental Analysis Tool at BuyatWill@cox.net .
- 2006 Seller Must Do's
December 16, 2005
2006 Decorating Do's and Don'ts for Home Sellers
by Mark NashToday's savvy post-real estate bubble (it's only a correction) homebuyers require quality finishes and neutral color palettes in homes they ultimately purchase. If you are contemplating selling your home in 2006 and need to decorate before placing your home on market remember that cutting-edge interior design and commitment colors (strong, bold, trendy) are usually a red flag to home buyers. Buyers consider "visual veneer" a mask for defects in a home.
After a year of property showings in 2005 and eight previous years on property searches with homebuyers as well as requests from consumers after the review of "1001 Tips for Buying and Selling a Home" in The New York Times I've complied a list of home runs and strike-outs for those looking to sell to home in 2006.
Do:
- Purchase the best quality carpet pad which can make any new carpeting "cushy," and home buyers love cushy. Stay away from shag styles, buyers know it won't be around long in style cycles.
- Install bamboo floors in contempory settings, bamboo is out-pacing maple as the "new" light colored wood floor.
- Forget parquet and veneered wood flooring. Parquet is still out-of-favor and buyers are aware that thin wood veneer over wood products can't handle many sanding's to change stain colors.
- Take the time to paint walls, trim and ceilings. Keep adjoining rooms in the same color palette which will make your home appear larger and flow better. Clean up spills from messy painters. Hire professionals to paint mullions on windows and staircase spindles.
- Slipcover mismatched furniture in a room that requires visual unification.
- Streamline window fashions. Heavy drapes are in the minority. Think "let the light shine in" when placing placing blinds and shades. Light and bright can overcome other issues with home.
- Test all door and cabinet knobs. Replace mis-matched or inexpensive hardware for a quick update. Buyers rarely can get beyond a knob that comes off in their hand as they attempt to use a door.
- Freshen-up closets with closet organizers to maximize storage space and paint a neutral washable color. Make sure buyers can see the back of all closets and cupboards. Lighting is often overlooked feature in closets, but buyers will always turn on lights when viewing a closet, big or small.
- Locate wall spaces for large and flat screen tv's. They are a "must-have" for the majority of homebuyers. Plasma tv's are quickly becommming the "Monet" over the fireplace.
- Install technology wiring for high-speed Internet, cable, and wi-fi, if you have walls opened up. "Wired homes" are becoming one of the top whistle and bells buyers demand. Don't overlook the bathrooms!
- Consider the appropriate level for finishes in kitchens and bathrooms. Buyers in a mid-priced neighborhood aren't looking for high-end finishes.
- Clean every surface until it shimmers and shines. Clean can seal a deal. Don't forget the windows.
- Polish and wax hardwood floors to brighten and blend an old finish.
- Get rid of family and highly personal photos. Buyers can't visualize themselves in a home that's still territorially yours.
- Edit your furniture and accessories in every room. Less is more, buyers are looking to purchase your real estate not your personal property.
- Make sure there is balanced lighting in every room for dusk and evening showings. Dimmers help set the right tone.
- Take the time to clean, organize and paint basements, attics and garages. Many a home buyer has passed on a home they otherwise liked because it had a "creepy" attic or basement.
- Invite three full-time real estate agents to view your home before and after your interior design pre-market update.
- Install new light switch covers. Most buyers interact with these on home showings. Worn or out-of-date covers lack attention to detail.
Don't:
- install kitchen cabinets with the drawer fronts stapled on, buyers look for quality dove-tailed construction.
- assume everyone loves stainless steel appliances. Word-of-mouth says the cleaning requirements aren't for everyone.
- wallpaper. Buyers never have the same taste as decorators. Take it down (carefully) and paint.
- install inexpensive home-center light fixtures and use interior fixtures outside. The right fixtures say quality to buyers.
- use and do remove all mirror's placed as backsplash's in kitchens, dining room accent walls, bedroom ceilings (I see them way to much) and long hallways. Mirrored walls and ceilings say more about the homeowner than buyers want to know.
- block good room and house flow. Ackward furniture placement can make a room feel smaller than it is. Keep in mind that groups of people will be walking through your home together.
- overlook the front door. First impressions count. Paint the door, polish the hardware and illuminate the entry area and house numbers.
- stain newly refinished floors dark colors. Buyers if they want lighter floors will factor in refinishing costs when presenting an offer.
- forget to remove all dated and dusty sill flowers and plants. Budget for weekly fresh flowers and potted plants while your home is being toured.
- dismiss your location, southwestern looks out-of-place in most northern climates and contemporary is hard to pull off in a vintage saltbox colonial.
- install inexpensive laminate flooring instead of hardwood in living and family rooms. Buyers walking across it and hate the hollow noise that echoes up from it
- INFORMATION FOR SENIORS
What is a Senior Real Estate Specialist? Seniors Real Estate Specialists® are REALTORS® qualified to meet the special needs and concerns of maturing Americans. A national program since 1998, The Senior Advantage Real Estate Council® (SAREC®) offers a specific designation, SRES®, to identify those members who have successfully completed its education program along with other prerequisites.
By earning the SRES® designation, William Bourquin has demonstrated necessary knowledge and expertise to counsel senior clients through major financial and lifestyle transitions involved in relocating, refinancing, or selling the family home. He has also received special training, is updated regularly, and is prepared to offer the options and information needed in making life changing decisions.The following links below may have some helpful information for you. Please let us know if we can answer any questions you have.
- What is a Senior Real Estate Specialist?
Seniors Real Estate Specialists® are REALTORS® qualified to meet the special needs and concerns of maturing Americans. A national program since 1998, The Senior Advantage Real Estate Council® (SAREC®) offers a specific designation, SRES®, to identify those members who have successfully completed its education program along with other prerequisites.
By earning the SRES® designation, your REALTOR® has demonstrated necessary knowledge and expertise to counsel senior clients through major financial and lifestyle transitions involved in relocating, refinancing, or selling the family home. Your REALTOR® has received special training, gets regular updates, and is prepared to offer the options and information needed in making life changing decisions. - ULTIMATE HOME SELLERS PROGRAM
Buying or Selling a Home? Just click on the link that applies to you.
- Quarterly News Letter
Real Estate MattersSilver Edition. News & Issues for the Mature Market
Quarterly Newsletter – October, 2005
www.seniorsrealestate.com
The Importance of Title on Your Deed of Trust
The names on the title of your property and the form of that title can impact your ability to stay in your home. How you hold title can cut out your intended heirs or reduce their tax consequences. From a new perspective, think of the title to your property as part of your estate planning. For most Americans, their home is their largest asset.
Examples of not actively planning
A) Mrs. Anderson wanted to take care of her only son’s future. She added her son Ralph to the title of her home. In his early twenties, Ralph finally married his childhood sweetheart. Ten years later, Ralph and his beloved wife Dianna divorced. Dianna sued for half of her husband’s portion of the home and threatened to force the sale of the home if he did not buy out her ¼ of the property.
B) Miss Malone adored her niece. After her niece organized a party for Miss Malone’s 70th birthday, she added her niece Melody to the title. Unfortunately, Melody’s financial situation deteriorated rapidly due to the failure of her Soups Galore store. Melody declared bankruptcy and her interest in her aunt’s home was included in the items to be liquidated to pay off a portion of the debt.
C) Mr. Rodriquez, a widower, bought a luxury home in 1994 in a very upscale active adult community. He married a lovely widow in 1995. After the honeymoon, Mr. Rodriquez adjusted his will to ensure that his new wife would inherit their home. He always intended to add his wife to the title, but didn’t get around to it. When Mr. Rodriquez died on the tennis court in 2001, his bereaved widow was subject to capital gains tax on all of the property, instead of just half.
D) Mrs. Rodriquez met a wonderful man in grievance therapy and she married in 2003 to become Mrs. Bonheur. The day before the wedding, she added her husband
E) Mr. Bellingham’s daughter Emily had a medical condition that made it difficult for her to work outside the home, but she was able to cook and take good care of her father in his sunset years. Her father, who had limited resources, willed the debt-free family home to her, expecting the money from the sale of the four bedroom house to support his daughter. Unfortunately, probate took ten months and Emily barely made ends meet while waiting to clear probate and put the home on the market.
What are the different kinds of title and the implications?
In the event of a conflict between the title on your home and your will, title wins.
- You alone are on the deed of trust. In many states, if the property is held as an individual, at death, the property must go through probate.
What is probate?
Probate is the process that transfers legal title of property from the estate of the person who has died to his or her proper beneficiaries.
Probate formally proves the existence of a legitimate will or in the event of no will, ascertains who your legal heirs are. The process of probate decides who gets your property. While probate means that your estate is administered independently and supervises paying off debts, the process typically takes one year after someone has died, is public, can cost as much as 10% of your estate, and removes control from your heirs.- Joint tenancy has multiple names on the title and everyone has an equal share. Three people on the title means each has one-third ownership. Four people means each has one-fourth, etc. Anyone can be a joint tenant, including non-relatives such as neighbors or close friends. (Joint tenancy can provide a step up in basis on the decedent’s share for capital gains tax.) Upon death, ownership immediately transfers to the surviving tenant(s).
- Tenancy in common lets each person use 100% of the property but keeps separate his or her own share and allows each to sell or will his or her share to any one he chooses.
- Tenancy by the entirety is only available to married couples. Its applicability varies by state. If a spouse refuses, a bankruptcy cannot force the sale of the home.
- In nine states (AZ, CA, ID, LA, NV, NM, TX, WA, WI), Community Property refers to husband and wife only. Property goes to the surviving spouse unless contradicted in the will. You can will your half to someone else. For property with significant appreciation, there are major tax benefits.
Trusts
Two examples of several kinds of trusts are:
1) A Living Trust manages the assets, such as your property, during life and distributes those assets upon death. However, living trusts may continue after death to aid the beneficiaries. If you become incapacitated, the person you have appointed as the administrator of your trust can manage on your behalf without court interference. A revocable living trust can be changed at any time before death.
2) A/B Trusts are established up by Husband and Wife. Each puts his or her property onto an A/B trust. When one spouse dies, his or her half of the estate eventually goes to the beneficiaries named in the trust. Usually in this type of trust the beneficiaries are the grown children of the couple. The surviving spouse has use of the property for his or her life and any income generated from that property. When the second spouse passes on, the property goes to the beneficiaries. The federal tax exemption is another benefit.
Options: In Example A and B on page one, both situations could have been avoided with a living trust, protecting Mrs. Anderson from potential problems with her daughter-in-law’s demands and Miss Malone from her niece’s bankruptcy takeover. In Example C, Mr. Rodriquez could have avoided some of the tax liability for his wife if he had set up a trust.
Mrs. Bonheur in Example D would have ensured her sons’ eventual inheritance of her estate if she and
These are just a few examples of the many possible solutions.
Give a gift to yourself - peace of mind. Double check how title to your home is currently held. Make a conscious choice, even if it is to make no adjustments. Otherwise, talk to a real estate attorney and take action based on the laws in your state (such as quitclaim deed, etc.) Part of peace of mind is the satisfaction that you have your property title arranged to what best suits your situation. Action is a key component of Satisfaction.
- Finding and Working with a Reputable Moving Company
Are you getting ready to move? Moving to a smaller place or somewhere closer to your grandchildren? Whether moving across town or across the country, you will most likely need a moving company to transport your furniture and belongings. To ensure the smoothest move possible, follow these tips from AARP on finding and working with a reputable mover.
• Find a reputable mover – Ask for referrals from friends, neighbors, and coworkers. Check whether the moving company is a member of the American Moving and Storage Association (AMSA) and see if the Better Business Bureau or state consumer protection agency has a record of complaints. Ask how long the company has been in business. Some states require moving companies to register before doing business, so you can also check with state licensing agencies.
• Get estimates – Get estimates from three companies. Request a walkthrough with the company representative so you can point out exactly what you
want transported and what you want packed. If you get an estimate over the phone, be sure it is backed up in writing as to whether it binding or nonbinding estimate. A binding estimate is guaranteed, which a nonbinding estimate may be lower but can drastically increase at the end of the move. Don’t assume the lowest bid is the best choice as the mover may intentionally give you a low estimate to get your business but may later hike the final price.• Understand the costs – Moving charges include weight, distance, and services. Check for extra charges included in the bid, such as packing materials, traveling time, or waiting time. Find out what methods of payments movers will accept.
• Pack up – Ask the moving company for cost-saving tips on packing and preparation. While having movers pack everything can considerably increase your bill, some movers may not pay for claims to damaged items you pack yourself. You will want to pack and move certain things yourself, however, such as precious jewelry or live plants.
• Make an Inventory – Keep track of the contents that go into each box and make sure the moving crew head accurately inventories each item as it is loaded. Review the list before signing the bill of lading. Keep the contract and inventory to check off items as they are moved into your new home.
• File claims – It is a good idea to take pictures of major items before the move to prove their condition prior to the move. When unpacking, take pictures of any damaged items. Save the packing materials and call the company to send an agent if you find damage after the movers have already left. While you have up to nine months after final delivery to make any claims, it is better to make them as soon as possible.
• Resolve Problems – If you other problems or complaints that you can not resolve with your moving company, contact the American Moving and Storage
Association (AMSA) Dispute Settlement Program. Also notify your state consumer protection office and Better Business Bureau. For more consumer protection tips and additional resource links for dealing with a move, read the entire article at Source: AARP.org. “Get Moving: Using A Moving Company” - 1031 TAX DEFERRED EXCHANGE INFO.
- Landlord Tenant Act.
- PROPERTY MANAGEMENT
Bourquin Residential Group – “Improving Lives Through Real Estate” Our emphasis includes property management, 1031 Tax Deferred and Reverse Exchanges, fix-ups and investment properties, new home sales, resale properties, and relocations.
Our family has been in Real Estate and Development for over 50 years in
Our business is built on our clients needs and we provide them with superior service. This philosophy results in an 80% referral and repeat business. We bring added value to our clients by knowing and understanding the Real Estate Market. We work together as a team and combine our knowledge and expertise.
WE HAVE NO REQUIRED CONTRACT TERM. This shows how committed we are to you. If you're not happy, cancel. Risk Free! We do ask for a written 30 day notice of cancellation.
Property Management
Successful property management depends upon three factors.
- The home must be in good physical condition
- The tenant must be aware of and willing to fulfill the obligations set forth in the lease.
- The owner must be willing to support the legitimate needs of the property.
The range of management services available through Bourquin Residential Group at West USA Realty was designed to support and ensure these goals.
Accounting
Accurate record-keeping keeps you in control of your investment, and our computer system allows for a variety of disbursement methods. Disbursements are scheduled for the 15th of every month.
- Accounting is on a single-entry cash basis with a separate income and expense ledge maintained for each property.
- Rent income can be forwarded directly to you.
- It can be deposited into any account you specify worldwide.
- Our monthly statements provide you with an itemized accounting of all transactions affecting your property.
- Detailed annual statements are also provided, along with copies of the 1099 MISC form we are required to file by the Internal Revenue Service.
Rent Collection
Good tenants pay promptly and we take rent collection very seriously.
- Our leases require that payments be made on the first of the month.
- Any delinquency is followed up promptly with personal contact and a formal 5-day written demand notice.
- Late charges are imposed whenever appropriate and are yours to keep.
Vacancy Control
Minimizing the costs of vacancies and turn-around times are important concerns.
- Lease expiration dates are monitored carefully by computer, and Renewal Notices are forwarded to tenants approximately 45 days prior to expiration. The Notices include any necessary revisions in price or terms, and the lead time helps eliminate month-to-month extensions.
- Vacating residents are required to give 30 days notice. This policy helps us prepare, advertise and re-lease the property with minimal losses in revenue.
- In today's market everything is done online and that is our focus with advertising to find tenants.
Property Inspections
Our primary objective is always to protect the value of your investment.
- We conduct routine, announced inspections of every property we manage. Residents are present and problems are corrected promptly.
- Our property manager also makes frequent, unannounced driving tours.
- When residents vacate, a thorough check-out inspection is conducted.
- When your property is vacant, we also do weekly security checks.
Repair and Maintenance
Constant supervision, inspection and regularly scheduled maintenance combine to keep major repairs to a minimum. When maintenance or repairs are necessary, our goal is to provide prompt, quality service at a reasonable price.
- We contract for all repair and maintenance services with qualified, independent vendors and contractors. And since we manage a large volume of properties, We have the leverage to ensure quality performance. We know what repairs should cost and how long they take to complete.
- We monitor all contracted labor and accurately document all expenditures
Bourquin Residential Group, We really do improve lives through real estate.
- LEASING
Leasing
The range of leasing services available at Bourquin Residential Group at West USA Realty is extensive and was developed to support our commitment to property owners. Our goal is to minimize vacancies, secure top market rents, and provide owners with a sound, financially secure investment.
Owner Counseling
Writing a quality lease begins with good information.
· We monitor market conditions and provide all the data you need to price your property advantageously.
· We also work with you to ensure that all agreed upon deposits offer the financial protection your investment requires.
Marketing
Vacancies are minimized when property is well promoted.
· We share our listings regularly with thousands of local realtors through Multiple Listing Services.
· All available properties are showcased on the internet, 24 hours a day, 7 days a week.
· In addition, our computer system allows us to respond instantly to inquiries from prospective tenants. Accurate and detailed information is always available about your home.
Resident Screening
The best protection you can have is responsible tenants.
· We conduct thorough credit and employment checks to ensure that prospective residents are stable and financially well-qualified.
· We contact current and past landlords to evaluate rental histories and track records.
· We take the time to see that each resident understands the terms and responsibilities of the lease.
Documentation
Prompt and binding documentation is also critical to the security of your investment.· Leases, rental applications and other appropriate documents are accurately executed.
· Just as important, move-in funds are promptly recorded and distributed.
- FEE SCHEDULE
The leasing fee is $500.00* per rental period including marketing costs, property visits, and back ground checks. Our monthly management fee starts at $75.00 and goes up to $175 for homes that rent above $2000 per month. If the tenant holds over for an additional rental period, the lease fee is $100.00 for the renewal. The only other fee is a one time set up fee of $15. We do not have any hidden fees.
* Fee may vary depending on size and location of home.
- PROPERTY MANAGEMENT INFORMATION
- OUR HOME LISTING OPTIONS
Our listing options offer our sellers two levels. We will save you thousands of dollars. You can expect the best service and representation. We guide you through every step and proceedure of the home sale.
Please review the options and let us know your preferences!
Listing Options
Level 1
1. Full Broker Involvement – For your protection, we will negotiate and protect your interests from start to finish in the contract, recommend all necessary disclosures, guide your home through escrow, communicate with your title and escrow company, and stay in touch with the buyer’s lender.
2. CMA – A Comparative Market Analysis will be provided to assist you in the pricing of your home. The real estate market changes daily. Adjustments to the marketing price of your home may be required in order to compete in the market place for a successful sale of your home.
3. MLS – We use the full power of the Multiple Listing Service in the marketing of your home. Over 80% of all home sales result from the Multiple Listing Service.
4. Websites – Over 85% of buyers search the internet before the purchase of their new home. Our listings are posted on the largest public data base of Realtor.com. Others included are AZCentral.com, WestUSA.com, BourquinResidential.com, and will be linked to over 20,000 other realtor websites.
5. Photos – We take 6 digital photos of your home to be included in the marketing of your home.
6. Color Brochures – We will design and deliver 20 full color glossy card stock brochures to your home along with a digital CD containing the files should you require additional copies.
7. Professional Sign – We have a professionally installed sign and post installed at your home with an internet rider.
8. Electronic Lockbox – We will install an electronic lockbox that tracks the showings on your home. Weekly reports will be sent to you.
9. Free Home Warranty – We will provide you with a free limited home warranty during the listing period to help cover any unexpected break downs.
10. MLS Open House – We will provide 3 postings of your open house schedule in the MLS open house system. You will be responsible for holding your home open.
11. $200 Referral Bonus – We will give you a $200 bonus towards closing and escrow fees for every successful listing and buyer during your listing period.
Fee: 1% *
Level 2
Level 2 includes all of level 1 plus the following:
1. Open Houses – We will personally hold open houses. We greet open house guests, qualify their needs, and answer all questions.
2. Color Brochures – We will supply up to 300 full color brochures for the duration of the listing with unlimited changes.
3. Broker
4. Virtual
5. Vacant Home Checks – We will check the home on a weekly basis and notify you of any potential problems with pools, yard and security of the home.
6. Personal Assistance – We will personally come to your listed home to go over paperwork and answer any questions.
7. Home Staging – We will come to your home and help you organize and set the stage in order to obtain the highest sales value.
Fee: 2%*
We are happy to answer any questions you have about our offers. Please contact us directly. Our phone number is 480-734-3636 (days and evenings) or click the contact button above for email response.
* Bourquin Residential Group’s fee is only for the Listing portion of the sale transaction. This does not account for the Buyers Agent fee. We recommend a higher buyer broker fee to motivate the Buyer’s Agents.
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West USA Realty
7047 E. Greenway Pkwy. Ste. 180 • Scottsdale, AZ 85254
Office: (480) 948-5554 • Cell: (480) 734-3636
IMPROVING LIVES THROUGH REAL ESTATE
