Real Estate Snippets

Paint

Paint .  .  .   probably the least expensive and easiest thing to change in a house and gives the most "wow" for the time invested.  I love to paint.  It's like cleaning something that's very dirty . . . you can see the results of all the time and effort you put into the task.

Painting is not for everyone, however.  There are big "no-no's" associated with the task that are in my list of "things I hate that painters do". 

• Removing the switch plate and outlet covers but rolling over the switches and outlets with the paint.  How hard is it to roll around a hole in the wall?
• Painters who use masking tape to protect the woodwork and don't see the sneaky trails of paint behind the tape when they remove it.
• Thinking one can paint around the trim without masking tape and doing a shoddy job.  I'm a perfectionist and LOVE to paint around the trim (called "cutting in") without masking it, but most people can't do this.
• Rolling the paint to the top of the wall and hitting the ceiling with the roller.  This is really gross when it's a similar color to the ceiling and it looks like there was a water leak.  At least when there's a bright red strip around the edge of the ceiling that matches the walls, you know the painter was a schlepper.
• Forgetting to drop cloth the floors and dropping big globs of paint all over.
• Painting the metal rim on the ceiling light instead of loosening the light fixture so you can paint under the metal.
• Not using a wiping rag for when the paint drips on the closet doors.
• Painting doors, windows, and any movable surface shut.  Time after time I have required painters to come back and open windows that were painted shut.
• Painting the outside of the house but not the window pockets (the area between the inner window and the storm) or painting half of the window pockets so two colors show because they didn't want to take out the storms!
• Thinking that scraping paint on the outside of a house does not require a drop cloth.  Sometimes that paint is lead based and needs to be kept out of the soil.
• Slopping paint on the front steps of the house which are cement because it's outside and doesn't require a drop cloth.

Many of the things on this list I learned by making the mistake myself.  You only spill the paint can on the front porch once without learning to use a drop cloth thereafter!  It was a bear to wash off and never did totally recover!  The steps looked like they had been whitewashed by the time I was through!  Other items on the list have been added because of housing inspections.  They were things I hadn't thought of (Hmmmm.  There's lead in that there paint chip!) until some "friendly" inspector informed me of the error of my ways!

(c) Bonnie Erickson 2006

Have You Noticed?

My honey and I commented on it last week.  We can feel the change in the weather.  Days are still warm but the nights have turned fall-like.  The last big hurrah of summer, the Minnesota State Fair is in full swing.  Labor Day is next weekend!  The mums are full of buds and a couple brave blooms have burst forth.  The glads are trying desperately to open before the first frost.  The neighbor's walnuts are falling.  We can smell it in the air.  It's coming . . . It's sneaking up on us . . . Click here to see how soon.

(c) Bonnie Erickson

Staging

All the world is a stage and everyone wants the spotlight on their house when it's for sale.  Staging is one of the newer services provided in the real estate industry.  Years ago this service was considered frivolous, but not anymore.  Real estate agents have known for some time that cleaning the house, decluttering, de-personalizing, and generally dressing the home in its Sunday best gives the home an edge in the market.  The Twin Cities today has many months of inventory on the market and a high ratio of available houses to number of buyers.  This makes staging an even more important part of marketing.  Staging is rapidly becoming a "must have" instead of a "want"!

In a buyer's market anything that gives an edge to the seller's home, that makes it stand out from the crowd, is key to getting the buyers' attention and potentially getting the sale.  In my tour of homes this weekend, two thirds of the homes appeared to be staged and of those two were definitely vacant.  The staged homes were so nicely presented that it was hard to tell they were vacant until one opened closets and kitchen cupboards. 

The amenities offered in all 6 homes were comparable:  granite countertops, updated kitchens, hardwood floors, newer carpet, updated baths, vaulted ceilings, open spaces, and professional landscaping.  The two that were not staged appeared drab by comparison.  One had a beautiful kitchen but sticky granite countertops and weedy flower gardens.    One had too much "stuff"!  Attractive "stuff", but "stuff" nevertheless.  The buyer couldn't see the house because "stuff" was in the way!  Dirty countertop house was flat out rejected.  It felt used.  Note the word "felt".  The "stuff" house felt closed in.  Hmmm. 

Buyers have to feel comfortable in the home.  They don't always consciously see dirty countertops, windows, dusty screens, scuffed walls, or fingerprints.  But those things do register.  The subliminal message is "This house is not well maintained."  In like manner, too many tschakas prevent the buyer from visualizing their "stuff" in the house.  Don't get me wrong on decorations.  There is a balance where removal of too much makes the house feel sterile like a hospital.

To see some really good before and after pictures of staging, check out Craig Schiller's site.  I was impressed and wish he was in the Twin Cities area.  I'd hire him in a heartbeat!  His blog also has some great "do it yourself" ideas for the DIY crowd!

(c) Bonnie Erickson 2006

Blogoholic

Blogging is a tortured pleasure.  About 100 entries ago Sellsius posted an article on blogoholics.  My recollection is that one of the symptoms is having more than one blog.  At that time it was clear I was already a blogoholic despite the fact I had only one blog!   Blogging was fun in a twisted way.  It was hard work. 

Somehow this last week, two more blogs have crept into my sphere of responsibility.  My fairy blog mother invited me to join Active Rain, a community of real estate professionals who blog.  It's been an interesting experience as members of Active Rain can post "Members Only" posts asking for advice or opining to other professionals.  The public cannot view "Member Only" posts, but there are so many members and so many entries, one could read every night and not catch up on the public entries.  You can view my Active Rain blog by clicking here.

The second blog is a tool that has been fermenting in my brain for some time.  It is a completely private blog for my family only.  Each member has the ability to post an entry, photo, or anecdote.  It will be the place I record conversations with my dad about his war memories, dating my mom, his parents, and his life.  It's a vehicle to convey this information to my heirs.  When the entries reach 400, I've found a place to create a blog book at www.blurb.com.   

Blogoholics Anonymous beware.  The opiate of writing has definitely taken hold.  Three should be enough.  Yes, I think three is a perfect number!   

(c) Bonnie Erickson 2006

Dog Sequel

Well, I survived the dog ordeal.  It actually was quite anti-climatic.  The 35 pound white and champaign fluff ball approached the minute he heard the key.  Calm assertive was my mantra.  Calm assertive.  Upon entering the fluff ball took off through the family room to the garage door patiently waiting my assistance to get the door open.  He entered the garage without protest.  Well there was a tiny whine, but he patiently waited by the door until our exit.  The exit was a bit more exciting as he barked us out the door.  Woof, woof, woof!  I felt bad for the agent who arrived as we were leaving.  I hope she got the same calm treatment I did!

Ironically another agent posted this scenario on Active Rain the same day as my experience.  This could have been me! 

"We knock on the door, the sellers children greet us and allow us to enter. Everything appears normal until Shanto the German Sheppard appears from out of nowhere barking running towards yours truly!

Shanto is about 120 pounds of muscle! He`s now poised to pounce on me. I start YELLING "HELP,HELP ME.... NO,NO,OH GOD NO". My buyers run out of the door, can`t blame them. Shanto is pissed at something...

The kids attempt to grab this mongrel, but no luck, the Owner comes in and get this tells me "You`re scaring the DAMN DOG". I`m doing what I Yell?!!!"  Read more . . . .

Obviously not all dogs take to strangers as kindly as Jimmy the Dog.

(c) Bonnie Erickson 2006

REALTOR Does Not Equal Dog Whisperer

Watch out Gene Molloy.  Someone pulled my strings today and I'm about to rant and rave.  Out of six showing requests made for tomorrow, six have confirmed.  Out of six, three have dog warnings! Out of three dog warnings, one will be in the laundry room so we can't see it (scratch, sniff, scratch, whine, scratch), one will be in a kennel which prevents buyers from looking too closely (yap, yap, yap or grrrrrrrrrr), and one will be loose in the house!

Don't get me wrong, I like dogs . . .  now.  I own a dog.  But there was a time historically when dogs scared me to death.  They might have been little dogs, but if they barked or growled or jumped on me, they quickly became monster dogs.  My fear fed their fear, and the more fearful I became the more agressive they became.  I was incapable of being "calm assertive" as the Dog Whisperer commands.  I couldn't do it!

All of these dog owners consider their dogs to be well mannered and sociable dogs.  They are a part of their family afterall.  The problem is (again quoting the Dog Whisperer) they are dogs, not people.  When I come into their territory as a stranger they very well may consider me to be a threat.  If they do, what happens?  Do they attack?  Do they bite?  Do they pee on the floor (which I will then clean up) because they're scared?  They may just cower in a corner, but why put the dog through that?  And why put the agent and prospective buyers through that?  If the buyers don't like dogs (which believe it or not, many do not!), they may well skip seeing that house even though it appears to be the nicest.

So, here's my dilemma.  The instructions to the showing agent (that's me) are that Jimmy the Dog is loose in the house.  I am to put Jimmy the Dog in the garage for the showing time and return him to the house when we leave!  Huh?  "What breed is he?" I inquired.  "Dunno"!  Have the owners considered the liability they are taking on by expecting a stranger to deal with their dog?  "Dunno"!  Do they realize that many very nice dogs left alone in their homes get very territorial?  Nope.  Have they considered that this doesn't make for a good showing?  Probably not.   Did their agent counsel them about this?  I hope so.

Sigh . . .    So tomorrow I go with doggie treats in hand for emergency back-up.  I will put on my calm assertive attitude (I hope).  I will enter the house alone as the gladiator fighting the lion, but really to keep from rattling the dog too much.  Hopefully, Jimmy the Dog will not be a big dog or become a big dog in his behavior.  Hopefully, we will get to see the house!

(c) Bonnie Erickson 2006                                                                                    

Scrimping

Some buyers are on a really tight budget needing to scrimp and save every penny they can.  These buyers often ask if they need a home inspection.  Couldn't they just have Uncle John or Aunt Mary go through the house for them?  Despite the knowledge that they desperately need to cut corners, the inspection is not one of the places I recommend for cutting expenses.

One of the reasons for not compromising in the inspection is that a good inspector may find potential problems that might be a financial burden to the buyer in the future.  To scrimp on the inspection, and after the closing find a basement wall is bowing in, is not a savings!  Discovery of the bow in the basement wall during the time of the inspection contingency allows the buyer to knowingly assume the risk, ask the seller to fix the defect, or cancel the purchase agreement because the repair cost is too big to assume.

Buyers often ask me, "Would you get an inspection?"  The truth is I have never had an inspection on a home that I have purchased, but  . . . and that's a big but, my circumstances differ from most buyers. 

• I understand that when I buy a home it is used and there will be repairs I need to make.   I am willing to assume a lot of repairs.
• My real estate profession has afforded me a quick eye for serious problems.  Although I did miss the apartment building that was leaning like the Tower of Pisa which the inspector did point out!
• My experience as a rehabber (fixing distressed homes for resale) has exposed me to various trades and the costs involved in many repairs.
• My tolerance for making repairs is higher than the majority of home buyers as is evidenced in my entries regarding my current home.
• My stage in life makes my pockets a little deeper than many younger buyers.
• Family members can always be recruited to help and are skilled in repairs themselves.

My answer to clients who ask if I would get an inspection is that I would if I were in their circumstances.

The vast majority of inspections I have attended have found "defects" (that's what the inspection addendum calls them) which were important for the buyer to know.  Even new construction inspections have found defective items including twisted installation of a huge picture window,  an entire wing of a large home that was not properly fastened to the main structure, improper exhaust systems, flashing issues, and grade issues.  The defects don't necessarily need to be fixed unless they are harmful, but having the knowledge of their presence is important.  Sometimes it's simple maintenance items or inexpensive things like a plastic flexible exhaust pipe on the dryer (a common source of fires) that are exposed.  Most discoveries do not impact the home purchase, but are good for the future owner to know.  Many times the inspections becomes the first "honey do" list for the new homeowners!

My advice is not to scrimp on the inspection.  Hire a good inspector based on his credentials, your agent's referral, and what he will provide for you (i.e., written report with pictures to be used in negotiating repairs).  Minnesota does not currently require licensing for home inspectors so check to see if your choice is a member of one of the home inspector organizations (ASHI, NAHI, or NSHI).  Spend your money on an inspector, but don't waste that hard earned dollar on a person who just hung a shingle on the door with no real training or expertise.

(c) Bonnie Erickson 2006

Ouch

Real estate offices frequently get reminders about sign regulations from their associations and the communities in which they are located.  Each suburb has a different set of rules regarding permanent signs (the yard sign in front of the house for sale) and temporary signs.  Many communities have "sign police" (some are self appointed) who drive around grabbing illegally placed signs.  When a penalty is involved, the sign often has the company name and/or the agent's name who is then contacted to pay the fine for illegally placing the signs.  Almost universally, communities remind everyone, not just agents, not to staple or nail signs to the telephone poles.  There is a very legitimate reason for this request.

Years ago, the telephone poles used to have spiked ladders extending out the sides of the pole for climbing purposes.  Those spikes have been removed in recent years to prevent unauthorized climbing by children, pranksters, or not very careful homeowners.  As a result many of the line men either work from a "cherry picker" truck (the kind with an elevated bucket) or they have to put spikes on their boots to climb the pole.  Having seen similar spikes used by tree trimmers, it fascinates me that someone can actually go up a pole using them.  The spikes fit in the boot facing inwards at the arch of the foot.  To get secure footing, the foot must be swung into the pole securely enough to carry the climber's weight.  If the footing fails, the lineman is on his way down grabbing the pole for dear life, hoping his safety harness catches, and praying there are no large splinters, staples (from signs), nails (from signs again) or other foreign bodies that will impale him/her in the thighs, chest and other vulnerable places. 

When this bit of info came to my attention, it suddenly made perfect sense why signs are removed from telephone poles!  Having actually fallen down a tree trunk when a deer stand gave way, I can empathize with the resultant pain.  The damage caused by a small twig during free fall is pretty impressive.  The damage caused by an inflexible piece of metal could be life threatening.   Even a staple . . .  . .   I cringe to think about it.

(c) Bonnie Erickson 2006

Rental Repairs

One of the dubious privileges of owning rental property is dealing with city inspections.  In St. Paul, multi-unit buildings have an annual inspection required by the Fire Department.  The list of items checked includes whether the paint is in good repair, windows function, screens are intact and in place, halls and stairways are clear of personal belongings, smoke detectors and/or fire alarm systems function, number of occupants per unit, stairs have legal railings, glass shades are in place on lights, GFI outlets are installed within 6 feet of a water source, all electrical boxes have covers, bathrooms have exhaust fans or operable windows, etc.  The list seems endless.

Some owners dread this inspection like the plague, and sometimes with good reason.  If the property has deferred maintenance the list of required repairs can be extensive.  For owners who maintain their buildings, the repair list is shorter.  Sometimes the number of repairs depends on which inspector is reviewing the property as two different inspectors can come through the property and make two different repair lists.  In like manner two different owners of the same property can react entirely differently to the list!

My husband and I experienced this very situation recently.  A tenant's former girlfriend called the city in retaliation because her ex-boyfriend would not give her money.  (The tenant warned me the inspection was coming.)  The girlfriend said she was going to report his unit for overcrowding (it wasn't).  The scheduled inspection came out as well as another surprise inspection.  Each inspector had a different list of repairs.  The scheduled inspector created a minor list including things like removing a multi-plug adaptor from an outlet and replacing it with a power strip, installing a glass shade on the hall light, clearing the front entry in one of the units, making sure the windows were operable and screens in place, install a hydraulic door closer instead of the spring tension hinges, etc.  Because of my property management experience, the 12 minor items on our list were just a nuisance to me.  My husband, on the other hand, had heart failure and spent an evening ranting and raving about the city and how it didn't have the right!  He had been through 2 previous inspections with different inspectors who gave us no work orders.  He couldn't figure out why suddenly we had things to fix!  For him, the repairs were an affront to his attempt at maintaining a clean building.  For me, the work orders were a fact of property management.  It just is!

(c) Bonnie Erickson 2006

An Old Adage

Agents from several locations and companies were discussing the new phenomena of cancelled listings and buyers who back out of purchase agreements.  Several commented they had had their listings go off the market only to see them relist with a different agent at the discounted price the first agent had suggested.  One agent suggested being the follow-up agent was easier because the agents before had laid the ground work making subsequent agents' jobs easier.  Sharon Simms from Florida pipes up,  "Brings to mind the old saying - be a man's first love, second wife, and third Realtor."  I had never hear this adage, but it rang true for our buyers' market!