How to Sell a House and be Safe-- COVID-19 Precautions

Selling a home during this challenging time, may seem daunting but the California of Realtors (C.A.R.) has outlined steps to protect you and your buyer while selling your home. 

C.A.R. has released two new forms to help clarify how to protect the seller and buyer: One is a Listing Agreement Coronavirus  Addendum or Amendment (RLA-CAA) for sellers and listing agents to sign, and the other is a Property Viewing Advisory and Declaration (PEAD) that is to be given to and signed by the seller, buyer, agents and anyone else who will be entering a property.

Seller should expect Buyers and their should follow the steps that were previously discussed agents in How to Safely Buy a House--COVID-19 Precautions.   Other guidelines that Sellers should follow: 

1. The written approval of the seller for all pre-marketing activities must be obtained by the listing agent. No third party can enter the property if they have not agreed to follow CDC, Center of Disease Control and Prevention, Guidelines. Even for contractors and workers, gloves and other protective gear are mandated, as is the declaration that they are asymptomatic and agree to follow the CDC guidelines.
2. Listing presentations and staging should be done virtually.
3. Virtual photography using a video-based system. Keep in mind that the usual copyright  considerations governing photographic images still apply.
4. Shoe covers, gloves and hand sanitizer should be located near the front door.  If hand sanitizer is not available, soap and water at a designated sink should be made available. 
5. Sellers should be gone during all showing appointments that are scheduled for individual parties, one set of clients at a time. 
6. No open houses, broker tours or broker previews should be held. A virtual open house or showing scheduled for a specific time with the Seller's permission, can be scheduled; however, no one will be present other than the listing agent holding the virtual open house.
7. REALTORS® CANNOT BE conducting any face-to-face marketing during the COVID-19 related declaration of emergency.
8. Flyers will be posted on the on-line multiple listing service.  No paper flyers at property.
9. After each showing, the agent or seller should clean doorknobs and counter tops with disinfectant wipes and follow the CDC's Cleaning & Disinfecting Guide recommendations.
10. All negotiations and discussion regarding the property will be done by phone or virtually.
11. All transaction paperwork will be done by electronic signature systems. 
12. For HOAs, he seller should obtain a copy of any new rules that may govern showings of common areas or entry to the property.

Using these COVID-19 precautions, sellers should be able to safely show and sell their home. 

Written by 
Virginia Hall, CRS, ABR, CNE, SFR
Keller Williams Realty
619.258.8585    

 

How to Safely Buy a House-- COVID-19 Precautions

While Realtors are considered an essential business, they are taking special precautions to protect their clients.  The California Association of Realtors has laid out the best practices to protect buyers and sellers with new forms and procedures in an effort to prevent the spread of COVID-19.  Buyers and their agents should adhere to the follow precautions:

1. To avoid unnecessary home viewings, buyers will provide proof of funds, as well as be fully pre-approved for a loan.
2. Showings should be done virtually, if at all possible.
3. Buyers will have no signs of cold or flu, fever, cough, shortness of breath and understand the risks of showing and visiting properties.
4. Buyers and their agent must electronically sign the Property Viewing Advisory and Declaration form prior to the showing appointment. 
5. Showing appointments must be made with the seller. 
6. Buyers should meet the agent at the property.  
7. All persons visiting a property will agree to wash their hands with soap and water or use hand sanitizer prior to entry. 
8. Buyers should be instructed not to touch anything and/or to wear disposable rubber gloves and protective face masks, if available; and to dispose of them after leaving the property.  Bring your own sanitizers, and gloves — don’t rely on others to bring them. 
9. Only a single agent and two people maximum will enter the home at the same time while maintaining a six foot social distance with masks on.
10. Wash your hands or use hand sanitizer after leaving the property.
11. Discussions after the showing with the buyer should be conducted through electronic means such as email, telephone, Zoom or FaceTime, rather than in person, as maintaining a conversation while adhering to the social distance guidelines is difficult.  Offers and all transaction paperwork should also be discussed over the phone and signed electronically.
12. Further more, if anyone who enters the property is later diagnosed with COVID-19, the person who is diagnosed must immediately inform the listing agent, who will then make best efforts to inform everyone who entered the property after the person diagnosed, of that fact.

Using these COVID-19 precautions, buyers should be able to safely shop and buy a home. 

Written by 
Virginia Hall, CRS, ABR, CNE, SFR
Keller Williams Realty
619.258.8585

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Simple Home Changes That Can Affect Your Family's Health

Your home is meaningful in many ways; not only is it a place where you and your loved ones can relax and feel safe, but it’s also a spot that affects your health on a daily basis. Allergens in the air, fall hazards, and mold are all things that can be exacerbated by a home that doesn’t meet your needs. Whether you’re single, a young parent, or an older adult, it’s important to make some simple changes throughout your house that will help you stay healthy. Here are a few ideas.

Remove Excess Moisture from the Air

Depending on where you live, the type of weather your city experiences, and the way your house is designed, your home may experience more moisture than others. It may sound innocuous, but excess moisture can lead to mold, mildew, and dust mites, all of which can contribute to health problems (especially in children and older adults). Mold, especially, can be hazardous and can cause breathing problems and chronic illness. It’s most prevalent in basement areas and bathrooms but can occur anywhere in the home. To make the air more stable, it’s a good idea to invest in a dehumidifier, which essentially removes moisture from the air and deposits it into a receptacle. There are several types on the market, so read reviews before making a purchase so you can get the right one for your needs.

Pull Up Your Carpet

Many people don’t give their carpeting a second thought outside of how clean it looks, but deep down in the pile lurk allergens, dust, dirt, pet hair and dander, and dust mites. Vacuuming regularly can help, but if your vacuum doesn’t have a HEPA filter, you may be throwing those things back into the air every time you clean. Pulling up your carpet is a much cleaner solution; you can lay down hardwood or the more cost-effective laminate, which will not only improve the air quality in your home but will also boost its value.

De-Stress

Your home may be the place you go to relax and unwind, but it may be contributing to your stress without you realizing it. Clutter and disarray can leave you feeling anxious or depressed, so get organized. Declutter, utilize storage solutions for books and other large collections, and, if possible, turn an extra room into a relaxing space to practice yoga, meditate, or read quietly. Having such a space in your home can help boost your mental health, especially if you’re feeling the effects of stress at work.

Go Green

Going green — or living a more eco-friendly lifestyle — can accomplish many things, and there are several ways to get started. Changing out your old light bulbs for more energy-efficient ones will save you money on your utility bills while reducing your carbon footprint; changing the landscaping around your home to one that conserves water will also save money while helping the environment at the same time. There are several health benefits to going green, as well; starting a vegetable garden can help you eat healthier, whereas riding a bike or walking rather than driving or taking public transportation can reduce emissions and help you stay fit. Think about the easiest ways you can be more eco-friendly and figure out ways to get involved.

Making simple changes to your home and lifestyle in order to be healthier can help you feel and look better, and in some cases, it can help you become more Earth-conscious in your daily life. Think about which modifications make the most sense for you and your budget, and keep your family involved so they can feel better, as well.

Written by Natalie Jones

Photo by Pixar

5 Questions to Help Downsizing Seniors Deal with Their Current Home

Are you downsizing to a smaller home for your retirement years? Before you start settling into a new home, you need to figure out a plan for the old one. You have a lot of options when it comes to handling your current home and buying a second property, so it makes sense to take your time making this decision and to ask yourself the right questions along the way.

How Much Will You Need for Your New Home?

The best way to figure out what to do with your current home is to budget properly for the new one. After you use online tools to determine your new home price range, you can better determine what sort of profits, proceeds, or financial options you will need to help pay for the new property. Be sure to factor in things like a down payment or accessibility upgrade costs into your overall budget so that you will have a solid plan to guide the rest of your home decisions. Once you have a budget, be sure to stick to it when shopping for smaller homes for retirement.

When putting together a budget, there’s one particular aspect that many people forget to include: the cost of professional movers. If you intend to bring in the pros, you need to set aside some cash for this service. The average cost a moving service tends to run between $25 and $50 per hour, though this can easily jump to approximately $1,000 per room if you intend to move out of state. Therefore, you need to take this expense into consideration when you’re formulating your budget — you don’t want to come up short if you need help moving!

Does Selling Your Old Home Now Makes Sense?

When you are moving to a smaller home, the first option you may consider when deciding how to handle your current home is to sell it. This may seem like a straightforward process for many retirees, but there are a few factors to consider before you decide to sell your home right away. Are homes currently selling like hotcakes in your local real estate market? If so, then listing your home now could be a wise financial move. Are you still paying off a mortgage on your current home? If you haven’t built up a lot of equity, you may want to hold off on listing your home.

Could Renting Your Home Help Your Retirement Savings?

If you need to build more equity in your current property or if you want to add some additional income to your retirement budget, owning rental property could be a solid financial bet. There are some definite perks to owning investment property in retirement, but there can also be some decided financial cons. So, be sure to weigh your options and consult with a financial advisor, to see if turning your current home into an investment property makes sense for your retirement.

Could Turning Your Home Into a Vacation Rental Be an Option?

Residential rentals can provide a steady stream of income during retirement, but renting your home out long-term may not make sense if you plan to split your time between two places. So, if you are planning on this sort of living arrangement for your retirement, it may make more financial sense to rent to vacationers when you are not using your home. Short-term rentals can be easily managed through sites like Airbnb or VRBO, and you may even be able to help pay off both homes if you take the right steps to attract travelers to your homes while they are vacant.

Does Keeping Your Home Fit into Your Retirement Budget?

Buying a second home and keeping the first one can be a big financial commitment, but it can also be the right choice for many retirees who want to keep a home in their family. Downsizing seniors who choose this option may need to get creative with financing since lenders tend to be more restrictive when it comes to providing mortgages for second homes. Plus, they need to factor in taxes, insurance, and other routine home expenses. If your home will be vacant for most of the year, you should also consider using property management services to keep it maintained and secured, especially if your homes are far apart from one another.

Downsizing can be freeing for seniors. You have to create a plan for your old home before you can begin to enjoy all of the perks of downsizing. Selling or renting can help your retirement savings, but holding onto your old home may be the best choice for your situation. So, weigh each choice and choose the one that will help you make the most of your retirement!

Written by Jim Vogel

Photo Credit: Rawpixel

Don't Be Surprised by the Supplemental Tax Bill

After buying a home, the last thing a buyer wants is a surprise bill.  So when the supplemental tax bill arrives in the mail in 6-12 months after closing, hopefully it is not a surprise. 

While reviewing the disclosures about the home, an experienced agent understands the important of disclosing the Supplemental Tax Bill.  When I mention the supplemental tax, new buyers already in disclosure input overload give me a puzzled look. "What the Heck is that?"  When I begin to explain the complicated tax, some people get a glazed look in their eyes and even tune out until they hear it may be a few hundred or few thousand dollars.   That always seems to catch their attention. Then I begin to repeat what the tax is all about, with their full attention.

The San Diego County Treasurer-Tax collector's office has an excellent video explaining the Supplemental Tax.

When you buy a house, you normally buy it at higher price than the seller did.  The price that the seller bought the house at is the base price that property taxes are calculated for in escrow.  So part of the closing costs, are the buyer's prorated portion of the property taxes, again based on what the seller paid for the property. 

Once the home closes, then the tax assessor reevaluates the taxes based at the higher value.  So the supplemental taxes can vary depending on what the difference in the price is.  If the seller owned the home for 30 years, then there can be a big difference in the original versus the new value, creating a large supplemental tax.  Where if the seller bought it only a few years ago, there may not be much difference at all.  The San Diego Tax Assessor's office has an online supplemental tax calculator that a buyer can access online to calculate what the difference due should be. 

Since Loan impound accounts do not include money to cover Supplemental Tax Bills, it is important to be prepared, and save some money to cover it.   Don't be surprised by your Supplemental Tax Bill. 

For other Buyers information, go to the Buyers tab at VirginiaHall.com.

Written By Virginia Hall
DRE License #01409760
San Diego East FootHills
Keller Williams Realty
619-258-8585

 Image courtesy of Pixabay

Moving to a new area is exciting, but it can take some doing to make your new surroundings feel like home.  Not only do you have a house to unpack, but also you have a community to explore.  Here is how to feel less like a stranger and more settled in, both in your new home and in your new hometown.  

Clean, unpack and organize.  Making your new house feel like home can be a daunting task, but sometimes the most difficult things can be simple underneath it all.  You Move Me recommends cleaning your new home before you do anything else, lifting any residual grime previous homeowners left behind.  You can use a house-cleaning checklist to help ensure you don’t miss any major points, but you’re better off hiring a cleaning service for the job. In Santee, maid services charge an average of $108 - $215, depending your home’s size. Next, you’ll need to unpack some belongings so you have familiar items surrounding you can be a great step toward feeling settled.  Unload your essentials and set up your key furniture and appliances so your home is functional and do some organizing as you go. 

Get your bathrooms and kitchen up and running since you need those areas for daily basics, and add your creature comforts later.  Pet owners can benefit from hiring a dog walker (an hour-long walk can cost you $22 - $27) to help ensure Fido doesn’t get into anything while unpacking, or if you venture out to take in the town or pick up essentials. 

Learn and explore.  Getting to know the area is another key to feeling at home.  While you obviously can’t take it all in at once, exploring local culture can help you feel oriented.  For dog owners, this can be challenging.  If you can’t bring your pup along, consider hiring a pet sitter (the average cost of pet-sitting services is around $17 per hour) while you are out and about, so he isn’t left alone right away.  Once you decide on arrangements, where should you venture first? 

One idea is to visit some of the elements in your own neighborhood you plan to use frequently, such as the local library, a coffee shop, and the visitor’s center.  These basic features offer a taste of what your new community offers and can help you feel welcome.  Another idea is to familiarize yourself with the area online so you can locate all the major assets of the new community.  Simply exploring via the web can help you get a sense of direction, helping you better navigate future comings and goings.  

Saying “hello.”  Becoming acquainted with your new surroundings is more than maps, attractions and architecture.  Make it a point to greet your neighbors, and if you belong to a homeowners association get familiar with the rules.  Take your kids and pooch along for a stroll through the neighborhood, so everyone has a chance to get comfortable and say “hello.”  Another engaging suggestion for getting to know your new neighbors is to throw a party.  Think of it as an open house after you’re moved in.  Keep things casual!  Think pitch-in, backyard barbecue, or game day celebration. It’s a great get-to-know-you opportunity. 

Doggy dilemmas.  Dog owners have unique concerns when it’s time to settle into a new place.  Transitioning into a new home can be hard on your pup, so allow him some time for adjustment.  Make sure you set up his necessities right away and try to put them in areas where he would expect to find them.  If possible, spend the first few days at home with your dog.  It can help him to see this change is permanent and feel reassured you aren’t going to leave him somewhere strange.  The Spruce suggests keeping your dog’s routine as normal as possible throughout your move and while settling in so he feels secure. 

It’s exciting when you’re making the transition into a new place, but it also presents challenges.  Do some unpacking, organizing and exploring to feel at home in your new surroundings.  Before you know it, you’ll feel settled and comfortable. 

By Natalie Jones

SHHH! When and Why Homebuyers Should Stay Quiet

Buying a home is a big deal! You may be overflowing with excitement and nervous anticipation—and brimming with questions. Of course, you want to talk about it! Who wouldn’t?

Take a moment to hit the pause button. 

Remember: buying a home is a negotiation process. Everything you say and do could broadcast information that benefits other people—like sellers and their agents.

For example, imagine how a seller will respond to your deeply-discounted offer if they know:

“We have to close before school starts.”

“Our landlord already has a new tenant.”

“It’s the only place that ticks off all the boxes.”

Even though your purchase contract doesn’t mention any of these points and your buyer’s agent isn’t going to share details like that, there are other ways damaging information can inadvertently get back to the current homeowner.

Buyers should be particularly cautious in these situations:

Interviewing buyer’s agents

Every homebuyer should have a qualified real estate professional by their side. Buyer’s representatives can help you find the best property and navigate the complexities of purchasing it.

When picking your buyer’s rep, ask the right questions. You want to select someone who will do an excellent job representing your interests and helping you make the best decisions. 

If you limit your search to agents who’ve earned the Accredited Buyer’s Representative (ABR®) designation, you’ll know they already have specialized training and experience in representing buyers.

Before making a decision, refrain from divulging sensitive details that could hurt your negotiating position. After all, a second-place agent could show up on the opposite side of the table, representing the sellers of the property you’d like to purchase.

Attending open houses

Open houses are a fun and easy way to view homes, as long as you remember that the agent who greets you at the door represents the sellers. They’re happy to meet prospective buyers and will probably ask questions about your current situation, what you’re looking for, etc.

Be sure to let them know if you’re already working with a buyer’s rep. Also, be careful about sharing any details that could come back to haunt you, in terms of hurting your negotiating position.

Touring homes

You and your buyer’s agent may be the only people in a house, but the owners could still be listening to your conversations. Today’s technology makes it easy to place cameras or other surveillance devices throughout a home.

It’s not just a question of the sellers hearing things that make them more confident about driving a hard bargain. If they know you’re ridiculing certain aspects of their home, they may also be unwilling to compromise. 

Stick with straightforward, non-judgmental comments until you’ve completely vacated the property. Some sellers will go so far as to spy on prospective buyers from a neighbor’s home or ask neighbors to report back on what they heard and saw.

Posting social media updates 

Don’t take pictures while touring someone else’s home unless you’ve received permission from the owner. In some states, you could be breaking the law. If you’re not sure, ask your buyer’s rep.

Even if you’re allowed to take photos, it’s a bad idea to post them on social media. That’s another way you could hurt your negotiating position by divulging information or angering the sellers. Be patient and post as many photos as you want when YOU’RE the owner! 

By: 

REBAC Staff

Posted: 

04/22/2019

Say Farewell to Winter with a Whole-House Cleaning

Spring is here! Each day is bringing extra sunlight and the promise of more time spent outdoors. It’s the perfect time to clean out months of dirt and grime, air out stale rooms, put away winter things, and unpack warm weather items.

What’s the most difficult part of spring cleaning? According to a recent survey, it’s getting started!

However, there are many excellent reasons to push through that psychological barrier, including the experience of “lightness” that comes from accomplishing cleaning tasks, as well as numerous health benefits!

If you’re ready to let your rooms sparkle, eliminate the dust and allergens lurking around, kill the germs, and prepare for the glory that is spring, here are some tips to get you started.

Step 1: Clear the clutter.

Get rid of anything you don’t need. The less you have lying around, the less there is to clean. So start by tossing! Donate what you don’t need or want. For example: 

• Winter clothes – Eliminate anything you or family members didn’t wear. Unless younger children are waiting to grow into these items, there’s no reason to store them for next year.
• Spring clothes – Determine if these packed-away items don’t fit or aren’t your current style. Why stuff your closet with things you don’t need, don’t want, and won’t use? Ditto for the spouse and the kids.
• Kids’ toys, games, books, furniture – Your little ones did some growing over the winter months, physically, emotionally, and intellectually. Do you really want to store, display, clean, and organize things that are no longer important to them?

Step 2: Assemble your cleaning equipment.

Whole-house cleaning will be easier if all your products and tools are pulled together before you begin. It’s difficult to maintain your momentum if you have to run out and buy stuff while cleaning.

Evaluate your supplies. Do you need a new broom or mop, a squeegee, or a fresh pair of heavy-duty rubber gloves? What about cleaning products? Do you need to restock bottles or purchase supplies to make your own?

Be sure everything is ready before you organize the rest of your house and begin cleaning!

Step 3: Put things away.

Cleaning is more difficult and takes longer if you have to move things to get under or around them.

Ask everyone in your home to grab a laundry basket, gather all their personal belongings, and put those items where they belong. If an object doesn’t have a designated place, create one. It’s hard to keep things orderly if items don’t have a “home base.”

Step 4: Let there be light and air!

Your house has been closed up all winter. Before you begin cleaning, open as many windows and doors and vents as you can. Encourage natural airflow, pull back the curtains, and invite the sunshine!

As you clean each room, you can close it off again, knowing that the inside air is now as fresh and clean as your ceiling, walls, furniture, and floors!

Step 5: Clean from top to bottom and back to front.

Start at the top floor of your home and work your way down.

Gravity is a glorious thing unless you dust all your furniture before cleaning the overhead HVAC vents and the ceiling fan. Then, gravity will double your work.

Begin at the ceiling, clearing cobwebs, dusting any molding, cleaning air vents, ceiling fans, and light fixtures.

Next, clean the walls, window treatments (curtains, blinds, etc.), windows (inside and out), and woodwork on the walls.

Then, and only then, strip and remake the beds and clean and polish the furniture.

Next, wipe down the baseboards and vacuum the floors. If you have hardwood or tile floors and use a broom, be careful not to kick up dust with over-zealous sweeping before mopping!

Work from the back of the house to the front, so you are cleaning “as you go” and not tracking dirt back into clean areas. Likewise, clean steps from top to bottom before beginning work on the lower level.

Pay particular attention to deep cleaning in the kitchen and bathrooms, but don’t reserve disinfecting for these areas.

Clean and disinfect every room and every surface in your house. For example, it’s surprisingly easy to disinfect upholstered furniture with a fabric-safe disinfectant spray.

Step 6: Enjoy!

After you have cleaned every room and swept off the last step of your entryway, enjoy your newly clean house. Revel in your fresh, spring-ready environment!

By: 

REBAC Staff

Posted: 

04/08/2019

Be Ready for the Home Inspection

A home inspection is highly recommended when buying a home.  It is important for the buyer to know what problems they are buying.  Discovered issues can be disappointing to both the buyer and seller.  It might become an obstacle in negotiations process.  By taking these 10 steps, sellers can take care of some basic maintenance issues that often appear on home inspection reports.

1.  Fix any leaky faucets and fixtures. Regrout discolored areas around the tubs and sinks.  Make sure all sinks are draining well.
2.  Have your furnace and air conditioning serviced.
3.  Install a battery operated carbon monoxide detector on each floor of a home as well as smoke detectors inside each bedroom, above the door, and one in hallways.
4.  Replace any cracked or broken windows.
5.  Professionally clean the fireplace and chimney.
6.  Have an electrician inspect receptacles and switches and make any needed repairs.
7.  Make sure all doors, including the garage door and closet doors, and windows open and shut easily.
8.  Remove or repair any trip hazards.
9.  Roofs older than 15 years should be professionally serviced, repairing any missing or damaged shingles or flashing.
10.  Make sure that hot water heaters are strapped properly with two metal straps.

Taking care of these issues ahead of the home inspection should make the process much easier.

Virginia Hall, CRS® 
San Diego Foothills
Keller Williams Realty
619-258-8585

Why Won't My Home Sell?

With fewer buyers able to afford a house in San Diego County, a shift in the housing market is starting to occur. While home prices are still rising, the number of sales is slowing. The best of homes are selling at top market prices. At the same time we are seeing longer market times and a growing number of homes on the market. Homes are a commodity and markets go up and down. As the number of homes for sale grows, the value decreases. Here are some tips on how you can help get your house sold in the quickest time and at the best price as the number of homes for sale increases:

 1. Price Your Home Right. When interviewing Realtors® , make sure they bring comparable home sales in your immediate area to review. Comparable homes are ones within plus or minus 15% estimated square footage, similar number of rooms, and improvements. While you want top dollar, pricing your home at or just below the most recent comparable sales, will keep you from lingering on the market and may even get you multiple offers. The longer a home sits on the market, the more bargaining power a buyer has and more likely the price will drop. Be leary of agents who promise to get you more than the market will bring. They start with a high price and end up lowering it in a few weeks when there is no activity.

 2. Clutter is Your Downfall. If you have lived in your house for years, this is likely to be a problem. Before you deep clean or have your home professionally cleaned, get rid of the clutter. Look at each room and reduce furniture and personal belongings. Too much furniture and belongings can make a room look much smaller. If you are down sizing, have a huge garage sale, rent a pod or a storage unit.

 3. In Need of Repairs. As you prepare to sell your home, make a list of all the things in your home that you know need to be fixed. If you are not good at repairing things, hire a handyman to repair all those annoying loose fixtures, cabinets and doors, replace broken tiles and replace light bulbs that aren't working. Make sure that all of your appliances are working properly. Some sellers even hire a home inspection prior to putting it on the market, so repairs can be completed prior to putting it on the market. Buyers will steer away from a home in need of a lot of work.

 4. Stage Your Home. An experienced Realtor® can often give you ideas or some sellers hire professional stagers. Staging includes all All Five Senses. After decluttering rooms, stage furniture and decor to help buyers see the potential of the room size and bring attention to special features. A vase of flowers on a table, a dinner table eloquently set, new color cordinated bathroom towels, and cleared counter spaces, all make a difference. If the house is empty, a stager can help furnish a few rooms to help the buyer envision how to furnish a space.

 5. Hire the Right Realtor® . The Realtor® you hire needs to be able write up a description of your home that highlights the features that you love and will sell your home. Look for Realtors that have taken the extra education and steps to gain designations that sets them apart. The Certified Residential Specialist (CRS®) is the gold standard for Realtors®. Only 4% of the nation's Realtors have it. Once you know your Realtor® has gone the extra mile in their education, then review their marketing plan for your home. Make sure they will have Professional photos of your property for the multiple listings and other marketing materials. No dogs or reflections of people in your photos. Virtual Tours and videos help bring you home to life and pushes it up in internet searches. You need an agent to reinforce the positive things about your home, that knows the area, and can negotiate to get you the best price. Make sure to review all marketing for accuracy.

 6. Personalized Home Improvements. Remove those family photos and any unusual items, like voodoo dolls, skulls and crossbones. If you are planning to do home improvements before selling, make sure that they are of neutral color and flows with the rest of the house. Don't add a lot of special, costly touches. Buyers have to be able to visualize their belongings in the house. 7. When Buyers Come, Best to Leave! When buyers come to visit, a Seller's first instinct is to stay, to protect their belongings, or to try to sell the house. However, buyers need to be able to explore the home freely without the hovering eyes of an over protective seller or a nonstop hard sales pitch. Often, while you are pitching the house, inadvertently the seller tells the buyer something that is a problem to the buyer. When sellers insist on staying, they cannot help but tell you something that can be used in negotiating the price down or turns the buyer off all together. Step out. The house will sell itself and the buyer's agent will supervise their client. 

Choosing an experienced Realtor® can help guide you through the process on how best to sell your home. Follow these tips, so you won't have to chase the market as your home declines in value.

8 Tips to Downsize and Upsize Successfully

Your children are grown and gone.   They call you an empty nester.  You are ready to downsize, move to smaller home.   Or perhaps, you're expecting your third child and living in a two bedroom condo.  Time to upsize, move to a bigger home. 

However, you have to sell your present home first in order to afford a new home.  Many people fear not being able to find the perfect new home after selling their present home.  So many people want to find a new home before trying to sell their present home.  Unfortunately, most sellers won't sell to a contingent buyer who needs to sell their home before they can afford to buy a new home when they are multiple  ready-to-go buyers.  The dilemma is who knows how long it could take you to sell your present home, delaying the purchase of your new home. 

When you are downsizing or upsizing, here are tips to insure you don't end up in a compromised position: 

1. For those downsizing, one of the most difficult things is to downsize your belongings to fit in a smaller home.  This could take months, but needs to be done prior to putting your home on the market.  Once you are in escrow, you need to be prepared to move. 
2. Next, you must get a loan preapproval to buy a new home. 
3. Then you must sell your home and get into escrow with a strong, motivated buyer with the means to buy your home.  
4. In the listing and purchase agreement counter offers, you must include that you have a Seller's Contingency for Buying a Replacement Property until you have released all of your contingencies, including inspections, loan, and appraisal on the replacement home.  
5. Plan a 60 day escrow versus the standard 30 day escrow for your present home sale.   You will also need to remain in possession of your present house for 3 days after close of escrow, so that the proceeds can transfer from one sale to the next.
6. You will also want to request that the buyers of your home have an appraisal ordered within 48 hrs, release their physical inspections contingency within 10 days, and release their loan & appraisal contingencies within 17 days.     
7.  If your buyer is on track to remove all contingencies by day 17, then you can begin looking for a new home on day 14.   Once all of your buyer's contingencies are removed by day 17, if your buyer backs out, then they would lose their good faith deposit.  The purchase home seller will know that your buyer is solid at this point.   
   
   If by some chance it takes longer than expected to find a home, you can request for an extension from your buyer. If the buyer doesn't want to wait then they can back out.  But more likely, they won't want to because they have invested money at this point.  
8. Plan to close consecutively.  Your present home would close.  The proceeds from your sale would be wired to the purchase property the next day. Escrows will work out the details for you.   You could start moving in the day the new home closes. So it is very important to be organized.  Clean as you box up your belongings. 

While it is challenging, it can be done.   Using an experienced agent and organization are key.  For more buying and selling tips see www.VirginiaHall.com.

Written by Virginia Hall
                   Keller Williams Realty
                   (619)258-8585

Four Reasons Why Selling a Condo is Different Than Selling a House

Listing a property requires experience, skill and finesse. From the initial marketing to the final price negotiations, everything needs to be tailored to the type of home being sold. However, because of their main differences, selling a condo versus selling a house is very different. 

Reason #1: The Homeowners Association or HOA
All condos come with some type of HOA, or homeowners association that handles the common areas like swimming pools, the exterior of the building, some insurance, and landscaping.  

However, all of this comes at a cost. The first is money; a HOA cannot operate or pay necessary expenses without charging residents a monthly fee. The second is freedom; most HOAs have rules called CC& R's that need to be followed.

When selling a condo, potential buyers will balance the costs of each HOA with the benefits.  When comparing the benefits to the cost, the value is very close.  If water is included in your HOA fee, the cost will be higher.  While the average San Diego County condo HOA fee without a pool or water included runs $275 to $350; with water and a pool, the fees run about $350 to $450.  However, downtown San Diego high rise condos have much higher HOA fees to cover the maintenance of the elevators, insurance, security, and the building itself in the $750 to $950 range. 

Reason #2: Real Estate Investors

When selling a condo, it's reasonable to expect a larger number of investors considering the property than when selling a house. After all, renting out condos is a big business.

As a result, selling a condo could mean a faster closing, a cash offer, or even competing bids if the condo is on prime property.  

Reason #3: The Type of Buyer

Different types of buyers look at a condo versus a house. For starters, condos are generally smaller, have a patio or small yard if any yard at all.  All exterior landscaping is handled professionally, and frequently come with amenities like a swimming pool or fitness center.

While a good majority of potential buyers with children would love a swimming pool with zero maintenance, they aren't willing to make the trade for a smaller space. This means that when selling a condo, potential buyers will generally be single adults, newly married couples, or retired professionals looking to downgrade to an easier property.

Reason #4: Location, Location, Location

Every real estate agent knows that one factor, above all others, is most important when selling a property: location. Being close to town versus far away from traffic, near downtown excitement versus in a quiet neighborhood, or near shopping centers versus on the edge of nowhere all come into play for a property's value and desirability.

Generally speaking, condos tend to be closer to urban areas, shopping, and entertainment. This also means that their price per square foot is frequently higher. As a result, owners looking to sell their condo should carefully consult with their real estate agent about the best way to market their property and a fair listing price.