When my home is for sale and my key is in a lockbox, how does my REALTOR make sure all the other REALTORS Call Before Showing my house?

You've staged the rooms and taken the photos.  

You wonder how many potential Buyers will come looking before the offers start rolling in. Will the showings begin during the week? Will they wait until the weekend? You've asked for a couple of hours notice before a showing, but are willing to be flexible. Just enough time to clear the dishes and grab the dog.   

What if an Agent is driving around with clients, and decides to pop in and take a quick look unannounced?  A Real Estate Agent can face fines for using a lockbox without following the showing instructions, but sometimes mistakes - and accidents - happen. Everyone has likely heard a variation of an embarrassing story about a Seller being surprised by a REALTOR. But it can be avoided.

The most common electronic real estate lockboxes (the ones I use) have a feature titled Call Before Showing, or CBS. A CBS code is a 7 digit code that can only be obtained from the Listing Agent, who sets the code on the box itself. If the CBS feature is enabled, an Agent trying to access the lockbox who doesn't have the additional code will be told they do not have permission, and the box will not release the key.  And the CBS code can be changed by the Listing Agent at any time. It's an extra layer of protection, and I don't put a lockbox on an occupied listing without it.

You have enough concerns when you're selling your home, and a showing mishap shouldn't be one of them. So clear those dishes and grab that dog, you've got a house to sell!

If you're looking to buy or sell a house next month, it's never too early to start asking the right questions

So, what are the right questions?

Of course, there are always the basics. "How much house can I afford?"  and "What will I need for a down payment?" Or if you're selling, you might be asking "How long will it take to sell my home?" and "What are houses selling for in my neighborhood?"

Then there will be the questions along the way, like "What does a title company do?" and "How long can I take to decide?" or "How long will it be until we hear back from the Buyer or Seller?" 

Communication is key. And not just in real estate. However, when you're making decisions regarding one of the most significant financial investments you can make, communication is essential. You should be asking questions early and often.

The right questions will not only pertain to the real estate transaction itself but also get the answers you need to help you make the best decisions based on the available information. Knowing what to expect and what could be unexpected can also lower your stress level by helping you feel better prepared.

It doesn't matter if you're looking to buy or sell next month or next year. The right time to ask a real estate question is when you have one. You never know what kind of difference the answer can make. Is there a real estate question I can answer for you?

 

 

When Your Fledglings Fly Free, How Do You Part With Your Empty Nest?

When the last child leaves home, for some parents there is no question whether or not to keep the "empty nest." They stay where they are and remodel a room (or two). Maybe there are - or will be - grandchildren. Perhaps there are close ties to the community, or it is an heirloom home that has been passed down from a previous generation. There are myriad reasons not to move, and it is a very personal choice made for very personal reasons. 

But what about the parents who don't want to stay? The parents who want to downsize, travel, or relocate closer to other family members or interests? Letting go of your family home can be an emotional process, whether you've lived there for 5, 10, or 20 years. But you want to move on to the next phase of your life.

Often when I list a home, I consult with the Sellers regarding staging and preparing their home for the market. I give them a plan for packing and purging, and removing personal belongings like photographs and memorabilia. We pare down decor items and sometimes bring in new linens, shower curtains, and occasionally small rugs and sometimes window treatments. I will come in and complete the finishing touches, and sometimes move a couple of last-minute items before the photographer arrives.

When the listing photos are finished, I send them over to the Sellers to preview.  And the Sellers almost always comment that they hardly recognize the place or that it doesn't even look like their house. And that's what I like to hear. Letting go can be complicated, even when change is the desired result.  For some Sellers, the process of transforming their house can be cathartic, as they start to see it less as their house, and more as potentially somebody else's. For some Sellers, a well-executed staging strategy can be the first big step towards stepping away from their old home, and into their new life. 

If you're one of those Sellers, give me a call. I'd be happy to have a conversation with you about transforming your house into someone else's home, so you, too, can spread your wings and fly!
 

Congratulations to the new owner!

Congratulations to the new owner of this fantastic townhouse in Glendale! This was an incredible find and will make a great home in the coming years. It was my pleasure to assist you with your new home purchase!

The Top 3 Seller FAQ For Staging To Sell Your Home

Many of my clients ask in advance if I will help them prepare their home for sale.

They know me and are familiar with my staging process and results, and perhaps I have even staged and sold a home for them in the past. (You can click here for some before and after photos of homes I have helped Sellers stage.) But when that isn't the case, there are three questions I am frequently asked.

1. What do you charge for your staging services? I don't. If you've listed your home with me to sell, you pay nothing extra for my staging consultation, staging strategy, and the staging I do before the photos are taken for the listing. I want my client's listing to have every advantage in today's market. And I love doing it. 
2. Will I need to rent furniture or decor items? Not typically. I haven't had a situation yet where we haven't been able to stage a home with the Seller's current furniture. I may bring in some new linens or decor items from my stock, but there's no rental fee involved. If a Seller has already sold or moved most of their furniture and would like furniture brought in for staging, that's certainly an option we can explore.
3. Do I have to stage my home? Absolutely not. If you have no interest in staging your home for sale, it is not a requirement. But if you're going to be packing up items anyway, packing them up in advance during the 'pack and purge' phase of the staging strategy will save you time and stress after you've accepted an offer on your home and the clock starts ticking. Often a little decluttering and light strategic furniture moving are all that's needed to take advantage of the added value my staging services provide. Or perhaps we implement some but not all of the strategy suggestions. The choice is always yours.

When You Shouldn't Just Sweep Home Staging Statistics Under The Rug

Can staging a home really have an impact on its sale? Absolutely! I have seen first hand the impact staging can have on a home's marketability and value. But don't just take my word for it. 

According to the National Association of Realtors 2017 Profile of Home Staging report:

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The Top 5 Things You Need To Know About Buying Real Estate In Arizona, If You're Moving Here From Another State

The process of buying a home can vary from one state to the next. Regardless of where you're moving from, here are the top 5 things you will need to know about buying a home in Arizona.

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What to do when you can qualify to buy a house, but you can't afford to buy one.

It happens every day. Renters qualify to buy a home. They have good credit and steady income and are ready to take the next step. So what's holding them back? Down payments and closing costs. 

Fortunately, Arizona home buyers have a couple of programs available to them. And qualifications for these programs can vary. Income, credit score, and debt-to-income ratios, the type of loan and purchase price are just a few of the factors. Some down payment assistance programs offer funds in the form of grants, which do not require repayment and some programs are part of a mortgage program.

So before you think you can qualify for a home, but can't afford to buy one, talk to your REALTOR about available programs, and get qualified with a participating Lender.  

You can check out some of the currently available programs here.  And if you are looking for home buying assistance, you can contact me by clicking here.

What to do when you can qualify to buy a house, but you can't afford to buy one.

It happens every day. Renters qualify to buy a home. They have good credit and steady income and are ready to take the next step. So what's holding them back? Down payments and closing costs. 

Fortunately, Arizona home buyers have a couple of programs available to them. And qualifications for these programs can vary. Income, credit score, and debt-to-income ratios, the type of loan and purchase price are just a few of the factors. Some down payment assistance programs offer funds in the form of grants, which do not require repayment and some programs are part of a mortgage program.

So before you think you can qualify for a home, but can't afford to buy one, talk to your REALTOR about available programs, and get qualified with a participating Lender.  

You can check out some of the currently available programs here.  And if you are looking for home buying assistance, you can contact me by clicking here.

Should You Have Flood Insurance? Are You Certain?

By now everyone has seen the images of the devastating flooding from of Hurricane Harvey's path. While our thoughts are with the victims for their safety, one cannot help but wonder what the future holds for these people, and how we would deal with such loss. (If you're looking to help with the current efforts for the victims of Hurricane Harvey, here's a link to npr.org's "Here's How You Can Help People Affected By Harvey").

Under current flood insurance rules, most homeowners with mortgages that live in high-risk areas for flooding, called Special Flood Hazard Zones, must buy flood insurance. Unfortunately, most of the Houston area falls outside areas where flood insurance is required and according to a recent AP story it is estimated that fewer than 20% of homeowners with flood damage in Houston's Harris County have flood insurance. Those without coverage will be left applying for federal disaster relief benefits in the form of low-interest loans, paying for repairs on their own, or simply not be able to rebuild.

So what if you aren't in a Special Flood Hazard Zone, or you don't have a mortgage on your home? If it isn't required, should you still purchase flood insurance? Is flood insurance available for renters, too?

Does everyone need flood insurance? The answer is most likely 'no'. But don't make the assumption that you don't, without talking to a qualified individual. You can start with asking your insurance agent and checking out the NFIP website. Review your current policies and ask questions about different scenarios. Am I at risk for flooding from excessive runoff from higher elevations or overflow from rivers, canals, or laterals? Does my current policy cover my belongings if flooding is caused by a city water line break or a sewer back up?

Adding an endorsement to your existing policy will go into effect immediately. But should you decide to add a separate flood insurance policy, there is a 30-day waiting period from the date of purchase until your policy goes into effect, with few exceptions. The time to ask is now.

Home Inspection For A New Home?  Yes!

Most everyone knows to get a home inspection when purchasing an existing home. But did you know you can also have home inspections done when building a new home, too?  Not only is it a good idea to have a home inspector present at your final walk-through before closing, but some new construction contracts also allow for progress inspections (foundation, framing, etc.) that can be completed by a home inspector, as well. 

Already in your new home but still in your warranty period?  Great!  If you’re still in your warranty period (typically the first twelve months after construction), it’s a good idea to have a home inspector complete an inspection on your home a couple of weeks before your warranty expires.  Your builder will give you a final opportunity to submit warranty items for repair just before the end of your warranty period.  A home inspection report can give you a comprehensive list of items to submit, from an experienced, professional perspective.

Is My Mortgage a VA, FHA or Conventional Loan and Why Is It Important?

The type of loan you are using to purchase a home can make a big difference in your search, especially if you're looking to remodel or renovate after closing. But why?

VA and FHA loans are guaranteed by the government, and the government insures these loans in the event of a default by the borrower.  Homes being purchased by a VA or FHA loan must meet minimum requirements as per the VA or FHA inspection, which are similar. The scope of these inspections ranges from examining the walls, ceilings and roof for conditions that could affect the integrity of the foundation or framing, to verifying the operation of the electrical, HVAC, and plumbing systems, to checking for cracked or peeling paint on the exterior of the home.  Safety issues are also addressed, such as a working stove, no missing doors or missing stairs (or missing handrails on stairs) and no broken windows.  If a home fails inspection, the home is eligible for re-inspection and subsequent approval once the repairs have been completed.

So if you're purchasing a home with a VA or FHA loan, you'll need to make sure your search is limited to homes that currently meet VA/FHA standards, or are being sold by Sellers who are willing to bring the home up to these standards.  VA and FHA purchase eligibility will be noted in the listing, and your Realtor can customize your home search to filter out homes that are not eligible for purchase with your VA or FHA loan.

But what's the difference between a VA and an FHA loan?  

VA loans are only available to eligible military service members and surviving spouses.  VA loans require no PMI (private mortgage insurance) and no down payment.

FHA loans are available to anyone.  FHA loans do not require PMI (private mortgage insurance) if the Buyer is making a down payment of at least 20% of the purchase price.  FHA loans with less than 20% down require PMI, but Buyers can be approved for an FHA loan with as little as 3.5% down.

Conventional loans are not insured or guaranteed by the government in any way.  They require a minimum of 20% down and are approved solely on the value of the property.  That's not to say repairs may not be required, but that situation occurs when the value of the property would be dependent upon the completion of those repairs.

In addition to these programs, the USDA offers mortgages for rural areas, and FHA offers a 203K loan specifically for purchasing a home requiring renovation and repairs.  Each of these programs also has eligibility requirements for the Buyer and the property.

Is the type of loan you're using to make a purchase important? Absolutely. But often folks will qualify for more than one type of loan.  That's why communicating your needs and desires with your Lender, and your Realtor is key.  Communication can help simplify and streamline your search for the type of home you want and the best way to buy it. And that's what's truly important!

 

Why Do We Never Stop Moving?

Right now a lot of Buyers and Sellers are waiting until after the year's end to look for or list their home.  It's certainly understandable.  There are Holiday plans, shopping, guests, decorating. So much to do.  Perhaps you're busier at work, too, as your business prepares for year-end. 

But the truth is, people never stop moving.  Maybe someone is being transferred with their employment.  Or wanting to get settled before the new semester starts in January.  There are myriad reasons people move during this time of year.

It's true there are fewer Buyers looking right now, but it's also true those Buyers are serious. Sellers who list their home now are competing against fewer listings than in the months after year's end.  If you're concerned about packing up your Holidays, often closing dates can be negotiated as part of the contract.  

Relocation happens.  And it happens regardless of the season.  So if you need to buy, know there are homes out there waiting for you.  And if you want to sell, there's no time like the present.  

Why? Because we never stop moving. 

Irrigated Lot Homes Available in Glendale, Az

URBAN FARMING AND RESIDENTIAL IRRIGATION

Are you an urban farmer or looking to become one?  Did you know homes with residential flood irrigation make excellent urban farms? Flood irrigation is the most cost-effective way to deep water your property, flooding yards with 2-3 inches of water each delivery cycle, which penetrates the ground within about three hours.  

You've likely driven through neighborhoods in the valley and seen front yards flooded with water.  That's flood irrigation at work and while not every neighborhood has it, many do. Flood irrigation neighborhoods can be expansive, or consist of only one street.  Most flood irrigation neighborhoods do not have a Home Owner's Association (HOA), and that can be a desirable feature to many home buyers as well.

So when you're relocating, know that flood irrigation can be a great feature to look for in your next home.  And before you find yourself adrift in a flood of listings, give me a call and I'll help you navigate. 

FHA "Back to Work" Program shortens waiting period for qualified borrowers

The FHA’s Back to Work - Extenuating Circumstances Program is the FHA’s “second chance” for mortgage applicants who lost their homes as a result of a direct hardship and the traditional two or three-year waiting periods will be waived for those who qualify.  

Homeowners who experienced a qualified "economic event" (short sale, deed-in-lieu, foreclosure, loan modification or forbearance agreement of Chapter 7 or Chapter 13 bankruptcy)  but can demonstrate a full financial recovery from this event and meet other criteria may be able to receive an FHA loan in as soon as one year after the event.  There are also other stipulations regarding a 20% or more decline in household income for at least 6 months that coincided with the event and an agreement to complete housing counseling at least 30 days prior to loan application.  

Read the complete HUD Mortgagee Letter here: 

portal.hud.gov/huddoc/13-26ml.pdf