If you want to make sure your bathroom remodeling project is as green as possible, here's how to save energy, conserve resources, and protect your budget.

You care about the environment. You also happen to have a bathroom badly in need of remodeling. How do you get the job done with minimal impact on both our fragile planet and your precious budget? Thankfully, the growth of the green building movement has given rise to many eco-responsible products and resources that allow you to create the water-conserving, healthy, energy-wise bath you've always wanted-all without busting your bottom line. Here's what you need to know.

It's all about the water

Thinking about greening your bathroom means considering how you use water in terms of consumption and energy. According to the American Water Works Association, your humble toilets are the thirstiest water users in the house, accounting for 27% of consumption. This fact inspired conservation schemes like placing something hefty in the toilet tank to reduce flushing capacity, and those low-flow toilets that too often didn't flush what needed flushing.

A more successful approach is the dual-flush toilet. It has two flush buttons, one for light work, one for heavy. Long a mainstay in Europe, dual-flush toilets are available in the U.S. for $250-$400, a price in line with top-quality conventional toilets. A dual flush toilet can save 17,000 gallons of water a year-about $50 off your water bill. If you wish to keep your old toilet (a very green decision), you can retrofit it with a dual flush mechanism costing only $70.

The shower is another squanderer of water. Showers use 16% to 20% of a home's water, most of it heated. The flow rate of a typical shower head is 2.5 gallons per minute. Switching it out with a low-flow head of 1.5 to 2 gallons per minute still offers adequate cleansing power with a substantial savings in water usage. (If you cherish a really forceful blast of hot water, consider a full-flow shower head with a lever that lets you shut it off while you lather.)

In addition to conserving water, you'll want to take a close look at the way your water is heated. Second only to the kitchen, the bathroom is your home's most intensive energy user, with most of that energy going towards those nice hot showers and baths. Curbing wasted energy can be as simple as adding an insulating blanket to your tank-type heater (reducing energy use by 4% to 9%) and insulating all accessible hot water pipes. In addition, most water heaters are set to 140 degrees; you can turn down the water heater temperature setting to a still-toasty 120 degrees and save up to $60 per year on energy costs.

If your old water heater is nearing the end of its 15-year life cycle and you're considering investing in a new water heater, you can achieve some handsome energy savings. One smart option is a condensing storage water heater. Using technology similar to that of high-efficiency furnaces, the condensing heater puts nearly every possible BTU into the water instead of sending it up the flue. Currently, a 50-gallon gas unit costs $1,700 (versus $380 for a standard tank-type heater), a price that is expected to drop as demand takes hold. Installation costs are around $400, slightly higher than that of standard units. Those higher costs are offset by a $300 tax credit and an EPA estimated annual fuel savings of more than $100.

A tankless water heater heats water only as it is needed, avoiding the heat loss that occurs with a conventional tank. A unit costs about $2,000 installed, and your annual energy savings will be $70 a year. Be aware that these units take some getting used to; expect a shot of cold water before the hot kicks in.

Move that air

A bathroom remodel is an excellent time to consider installing a new exhaust ventilator fan to remove odors, moisture, and mold spores. Many bathroom fans only vent to the space between ceiling joists, creating an environment for mold and dampness that can damage walls and ceilings. Make sure your new fan vents completely to the outside of your house.

Unfortunately, even properly installed fans that push the moist outdoors can carry away a lot of heated air as well. A clever solution to this problem is a heat-exchange ventilator that uses outgoing air to warm the cold incoming air. Such units cost about $250 uninstalled, twice the price of a standard fan. Whatever fan you have, avoid an on-off switch; it's too easy to forget to turn it off. Replace it with a timer switch or, better yet, buy a new fan unit with a motion- or humidity-sensing switch.

Selecting green materials

A green bathroom remodel need not stint on style. Classic ceramic tile comes in limitless colors and patterns, and is a green choice due to its low maintenance, durability, and low toxicological impact. Some tiles have high recycled content; recycled glass tiles are a lovely way to do the right ecological thing. Not buying something new can be good green idea too. Consider refinishing your old tub or sink. Use the pros for the best results. Expect to pay $500 for a tub, $300 for a sink. You'll save as much on installation costs.

LED illumination now produces pleasing light quality in fixtures that sip only 2 to 15 watts, emit little heat, and have a life span of 15-20 years. They cost about three times as much as conventional fixtures but use so little electricity that the payback can be as short as a year.

Paint and vinyl coverings often come loaded with VOCs (volatile organic compounds) that threaten indoor air quality. Look for building materials with Green Seal certification. Green Seal is a non-profit, independent organization that certifies products claiming to be environmentally friendly. Low-VOC options in paints and adhesives can be found at your local home center.

Waste not

Much of our landfill (estimates range from 22% to 40%) comes from construction debris. Any steps that reduce landfill potentially reduce the chance of ground water pollution, the odor and unsightliness of a local landfill, and in some cases the high cost of shipping waste elsewhere. Much of the debris that comes from a remodeling tear-out is not salvageable, but old toilets, sinks, light fixtures, medicine cabinets, and vanities can be donated to an organization like Habitat for Humanity's ReStore. In fact, it may be just what someone is seeking for their own green remodeling.

Dave Toht has written or edited more than 60 books on home repair and remodeling, including titles for The Home Depot, Lowe's, Better Homes & Gardens, Sunset, and Reader's Digest. A former contractor with decades of hands-on experience, Dave was editor of Remodeling Ideas magazine and continues to contribute to numerous how-to publications. He is currently putting the finishing touches on a green addition to his Olympia, Wash., home.

Today's choices include banks, mortgage brokers, home builders, and Internet lenders. Each has its advantages and disadvantages, and rates vary from lender to lender.

Types of Mortgage Lenders

Typically, most lenders do not keep money on hand but instantly sell conforming loans to third parties like the Federal National Mortgage Association (Fannie Mae) or the Federal Home Loan Mortgage Corporation (Freddie Mac). The most common source of home lending is a retail financial institution or credit union. They offer specific loan products and handle their own direct financing by taking consumer deposits and lending them to home buyers.

Mortgage brokers, on the other hand, act as the middleman and don't fund the loans themselves, but handle the mortgage financing for the borrower. Most earn their fees directly as a percentage from the lender and some from the borrower, or a combination of both. Since mortgage brokers have access to a wide variety of lenders they are usually on top of the latest rates, fees and lending practices.

Home builder financing is common in new developments where there is a single builder. The builder carries the construction costs until the homes are built. The builder works with a lender to set-up financing for the buyer and finances the construction costs. The buyer doesn't make mortgage payments until the property is finished.

The popularity of finding a mortgage on the Internet mortgage has grown in recent years. Many lenders offer competitive rates and the convenience of tracking your application through the approval process. Some can save you a significant amount in closing costs, since everything is automated and the time to get approved can be shortened.

Finding the right first home starts with a price range and a short list of desirable neighborhoods. But there are many other factors you'll need to consider before investing in what may be your biggest asset.

Before You Start:

• Grab your current household budget so you can consider your financial situation and your ability to make mortgage payments.
• Ask family and friends if they can recommend experts, like a lawyer and an inspector, who can help with the home buying process.
• Think about your lifestyle and how it might affect your choice of home and neighborhood.
• Do a little research on current home prices in the neighborhoods you plan to target.

Buying Your First Home

Home ownership is the cornerstone of the American Dream. But before you start looking, there are a number of things you need to consider. First, you should determine what your needs are and whether owning your own home will meet those needs. Do you picture yourself mowing the lawn on Saturday, or leaving your urban condo for the beach? The best advice is to look at buying a home as a lifestyle investment, and only secondly as a financial investment.

Even if housing prices don't continue to increase at the torrid pace seen in recent years in many areas, buying a home can be a good financial investment. Making mortgage payments forces you to save, and after 15 to 30 years you will own a substantial asset that can be converted into cash to help fund retirement or a child's education. There are also tax benefits.

Like many other investments, however, real estate prices can fluctuate considerably. If you aren't ready to settle down in one spot for a few years, you probably should defer buying a home until you are. If you are ready to take the plunge, you'll need to determine how much you can spend and where you want to live.

How Much Mortgage Can You Afford?

Many mortgages today are being resold in the secondary markets. The Federal National Mortgage Association (Fannie Mae) is a government-sponsored organization that purchases mortgages from lenders and sells them to investors. Mortgages that conform to Fannie Mae's standards may carry lower interest rates or smaller down payments. To qualify, the mortgage borrower needs to meet two ratio requirements that are industry standards.

The housing expense ratio compares basic monthly housing costs to the buyer's gross (before taxes and other deductions) monthly income. Basic costs include monthly mortgage, insurance, and property taxes. Income includes any steady cash flow, including salary, self-employment income, pensions, child support, or alimony payments. For a conventional loan, your monthly housing cost should not exceed 28 percent of your monthly gross income.

The total obligations to income ratio is the percentage of all income required to service your total monthly payments. Monthly payments on student loans, installment loans, and credit card balances older than 10 months are added to basic housing costs and then divided by gross income. Your total monthly debt payments, including basic housing costs, should not exceed 36 percent.

Many home buyers choose to arrange financing before shopping for a home and most lenders will "pre-qualify" you for a certain amount. Prequalification helps you focus on homes you can afford. It also makes you a more attractive buyer and can help you negotiate a lower purchase price. Nothing is more disheartening for buyers or sellers than a deal that falls through due to a lack of financing.

In addition to qualifying for a mortgage, you will probably need a down payment. The 28 percent to 36 percent debt ratios assume a 10 percent down payment. In practice, down payment requirements vary from more than 20 percent to as low as 0 percent for some Veterans Administration (VA) loans. Down payments greater than 20 percent generally buy a better rate. Lowering the down payment increases leverage (the opportunity to make a profit using borrowed money) but also increases monthly payments.

How Much Home Can You Afford?

Bob and Janet's combined income is $50,000 a year, or $4,166 a month. Their housing expense ratio of 28 percent yields a monthly maximum of $1,166 for mortgage, insurance, and taxes ($4,166 x 0.28 = $1,166).

Their total debt ceiling of 36 percent is $1,583 (4,166 x 0.36 = $1,500). Their monthly debt payments include a $200 car payment, credit card payments of $100, and student loan payments of $200. Subtracting this total of $500 from the $1,500 permitted leaves $1,000 in monthly housing payments.

Costs of Buying a Home

Many home buyers are surprised (shocked might be a better word) to find that a down payment is not the only cash requirement. A home inspection can cost $200 or more. Closing costs may include loan origination fees, up-front "points" (prepaid interest), application fees, appraisal fee, survey, title search and title insurance, first month's homeowners insurance, recording fees and attorney's fees. In many locales, transfer taxes are assessed. Finally, adjustments for heating oil or property taxes already paid by the sellers will be included in your final costs. All this will probably add up to be between 3 percent and 8 percent of your purchase price.

Ongoing Costs

In addition to mortgage payments, there are other costs associated with home ownership. Utilities, heat, property taxes, repairs, insurance, services such as trash or snow removal, landscaping, assessments, and replacement of appliances are the major costs incurred. Make sure you understand how much you are willing and able to spend on such items.

Condominiums may not have the same costs as a house, but they do have association fees. Older homes are often less expensive to buy, but repairs may be greater than those in a newer home. When looking for a home, be sure to check the actual expenses of the previous owners, or expenses for a comparable home in the neighborhood.

Choosing a Neighborhood

Before you start looking at homes, look at neighborhoods. Schools and other services play a large part in making a neighborhood attractive. Even if you don't have children, your future buyer may. Crime rates, taxes, transportation, and town services are other things to look at. Finally, learn the local zoning laws. A new pizza shop next door might alter your property's future value. On the other hand, you may want to run a business out of your home.

Look for a neighborhood where prices are increasing. As the prices of the better homes increase, values of the lesser homes may rise as well. If you find a less expensive home in a good neighborhood, make sure you factor in the cost of repairs or upgrades that such a house may need.

Finding a Broker

If you are a first-time home buyer, you will probably want to work with a broker. Brokers know the market and can be a valuable source of information concerning the home buying process. Ask lots of questions, but remember that most brokers are working for the seller, and in the end, their primary obligation is to the seller and not to you. An alternative is a so-called buyer's broker. This individual does work for you, and therefore is paid by you. Seller's brokers are paid by the seller.

Make sure that the broker has access to the Multiple Listing Service (MLS). This service lists all the properties for sale by most major brokers across the country. Brokerage commissions average 5 percent to 7 percent and are split between the listing broker and the broker that eventually sells the home. Don't be surprised if your broker is eager to sell you their own listing since they would then earn the entire commission.

Home Buying Costs

Once you've determined a price range and location, you're ready to look at individual homes. Remember that much of a home's value is derived from the values of those surrounding it. Since the average residency in a house is seven years, consider the qualities that will be attractive to future buyers as well as those attractive to you.

Although it can be difficult, try to remember that you will probably want to sell this home someday. The more research you do today, the better your decision will look in the years to come.

Summary:

• Buying a home can mean building significant value through the years.
• Think carefully about how much you can afford to spend and consider borrowing guidelines like those used by Fannie Mae.
• Pre-qualifying with your lender is a good way to determine how much house you can afford.
• You will need cash for a down payment and closing costs. Generally speaking, the higher the down payment, the lower the interest rate and monthly mortgage payment.
• In addition to your mortgage payments, you will also need to consider the other costs of home ownership.
• Schools, taxes, services, crime rates, transportation, and zoning are important considerations when selecting a neighborhood.
• Brokers usually represent the seller, but they can be valuable sources of information for buyers as well. A broker that belongs to the Multiple Listing Service will be able to offer a wider variety of homes to choose from.
• Remember to consider resale value when buying your home.

If you've ever made an informal bet with a friend, you may have asked a third person to hold the money until the wager was resolved. When you take out a mortgage to buy a home, you're doing something similar by opening an escrow account.

How it works

When you put money in escrow it is held by a neutral third party (called an escrow agent) who works for both the lender and the borrower. The agent's role is to carry out the instructions agreed upon by both parties. The money is released when all the terms of the agreement are met. Escrow can be involved in anything from multimillion-dollar building projects to purchases made on online auction sites.

When it's used

When your mortgage closes, your lender will usually require you to open an escrow account to cover property taxes and homeowner's insurance. You'll make an initial deposit, followed by payments to the account every month. (Usually these are added to your regular mortgage payment.) The escrow agent will then release these funds as your taxes and insurance premiums come due.

Its purpose

The idea is to protect the lender by ensuring that you pay your taxes and insurance on time. If you default on your property tax, for example, your municipality can put a lien on the house, which would make it difficult to sell. Or if your house burns down and you've neglected to pay the insurance, the lender would be left with no collateral.

How you benefit

Escrow can benefit borrowers by helping them spread insurance and tax expenses evenly over 12 payments. For example, assume your yearly property taxes are two payments of $1,000 each, and your insurance is $400 annually. If you paid these directly, it would mean three large payments a year; your escrow costs, however, would be a manageable $200 a month.

Escrow payments

Your escrow account will have a built-in cushion -- if you miss a payment, the lender must still be able to pay your accounts on time. However, federal law prohibits lenders from requiring more than two months. expenses in escrow. And because your tax and insurance costs will change slightly from year to year, the lender will review and adjust your escrow payments annually.

When escrow may be waived

In most states, the money you place in an escrow account earns no interest for you. For that reason, many borrowers prefer to pay their taxes and insurance directly. Lenders may agree to this if your down payment is more than 20 percent, although some will raise your interest rate slightly to compensate. Once you agree to putting funds into an escrow account, however, it is difficult to cancel it, so make sure you fully understand the arrangement before your mortgage closes.

There's a great saying in the real estate business. To succeed in life, you want to be:

• The First Child
• The Second Spouse
• The Third Realtor

And like with most sayings, there is some truth in that statement, as agents who pick up listings after sellers have made major mistakes will attest.

But We Want More Money

When the average seller sits down to interview real estate agents, it's easy to get caught up in the excitement over choosing a sales price. More money means more financial opportunities for the homeowner. Perhaps it means the seller can afford to buy a more expensive home, help pay for her child's college education or take that greatly overdue vacation. Unfortunately, uninformed sellers often choose the listing agent who suggests the highest list price, which is the worst mistake a seller can make.

Establishing Value

The truth is it doesn't really matter how much money you think your home is worth. Nor does it matter what your agent thinks or ten other agents just like her. The person whose opinion matters is the buyer who makes an offer. Pricing homes is part art and part science. It involves comparing similar properties, making adjustments for the differences among them, tracking market movements and taking stock of present inventory, all in an attempt to come up with a range of value, an educated opinion. This method is the same way an appraiser evaluates a home. And no two appraisals are ever exactly the same; however, they are generally close to each other. In other words, there is no hard and fast price tag to slap on your home. It's only an educated guess and the market will dictate the price.

Is it Too Low?

Homes sell at a price a buyer is willing to pay and a seller is willing to accept. If a home is priced too low, priced under the competition, the seller should receive multiple offers to drive up the price to market value. So there is little danger in pricing a home too low. The danger lies in pricing it too high and selecting your agent solely on opinion of value.

How It Starts To Go Wrong

The seller of the Spanish home pictured on this page didn't even interview her real estate agents. She plucked the first one off the Internet because, "He looked like such a nice guy." He priced her home at $1.3 million. This agent never heard the local agents chuckling behind his back because he worked in a different city. After 90 days, the listing expired.

Continues To Go Wrong

The next agent, also from another town, listed the home at $1.1 million. Months passed. Eventually the price dropped to just under $900,000. Still no takers. A few lookie-loos, but no serious buyers.

More Than a Year Later

By the time the last agent was hired to list this home, the seller had grown weary and exhausted. It was now 12 months later. Together, the seller and her agent priced the home at $695,000. It immediately sold for all cash. The sad part is the comparable sales in the neighborhood fully justified a price of $835,000, but the home had been on the market for too long at the wrong price, and now the market had softened.

Agents Specialize in Expired Listings

There is an agent in my office whose basic real estate practice is comprised of calling sellers of expired listings and relisting them at market value. He sits in a small room with a phone, desk and chair, dialing number after number. Last year he sold more than 34 homes valued at more than $13,600,000, and he has 18 active listings right now. He makes a pretty good living repackaging overpriced homes.

Protect Yourself

The question is how much money have those expired listings cost the sellers? The financial loss often exceeds the extra mortgage payments paid and goes beyond the uncompensated hassle factor of trying to keep a home spotless during showings. It affects the value that a buyer ultimately chooses to pay because it's not a fresh listing anymore. It's now stale, dated, a market-worn home that was overpriced for too long. Don't let it happen to you. Don't be that seller of an expired listing.

Hardly a day goes by that I don't receive a call from an interested buyer on one of my For Sale Signs. In some markets, buyers drive by a home, spot a For Sale Sign and slam on the brakes. The question isn't whether you should have a For Sale Sign in the yard, unless you want to keep secret the fact that your home is for sale -- and some sellers do. It's whether the For Sale Sign will generate buyer calls.

Types of For Sale Signs

Some homeowner associations do not allow For Sale Signs in the yard, or the HOA may have restrictions about size and placement. If you live in a planned community, you may want to read your HOA regulations before putting a sign in your yard.

Standard types of For Sale signs vary depending on inherent weather conditions where you live, type of brokerage that has listed your home and, in some cases, simply personal preference.

• For Sale By Owner Signs
  Sellers who try to sell without representation generally don't want to spend a lot of money on signage. In fact, a less expensive sign may play to a For Sale By Owner's advantage because a buyer might believe the seller is desperate to sell and the buyer can get a great deal.

  You can buy a For Sale By Owner sign at a hardware store, some Boards of REALTORS or online. Most of these For Sale Signs are made from metal or plastic and secure to the ground through the usage of stakes or wires.

   

• Real Estate Agent For Sale Signs
  The two most common types are small signs with stakes, which are pounded into the ground, or larger sign panels, which generally hang from a sign post. Materials for the signage can range from wood to plastic to metal. Sandwich boards are inexpensive but portable enough that some kid might run off with them.

For Sale Sign Content

A REALTOR'S For Sale Sign will catch the eye of a buyer, and promote the real estate brokerage and the agent. It may contain the following:

• Name of the brokerage
• Office phone number with area code
• Web site
• Company logo
• Brokerage address

Some agents utilize space on top of the sign post and below the sign panel. They may secure a smaller sign on top. Examples for the top of the post are:

• Virtual tour web site
• The actual asking price
• Price reduction
• Slogan
• Buyer benefit such as a home warranty

Here are examples of a sign rider, which may hang by hooks below the sign panel:

• Agent's cell phone number
• Co-Agent's name / number
• Home feature such as number of bedrooms / pool / horse property

Placement of For Sale Signs

The For Sale Sign should be easily visible from the street. If I don't like where the installers place my For Sale Signs, I call them and submit a move order. Sometimes signs can be blocked by cars parked on the street, trees or telephone poles.

• It seems less intrusive to place the For Sale Sign near the sidewalk or street than close to the home.
• If the home is located on a corner, consider installing a sign on each street.
• For out-of-the-way homes such as those on secluded streets or in an area where traffic is limited, you might ask home owners who live on a busy street if you can place a directional sign in their yard.

Number of For Sale Signs

Sometimes problems crop up when the listing expires with one agent and the seller signs a listing agreement with a new agent. It's possible that the first agent may be reluctant or slow to remove that agent's For Sale Sign. A delay could mean more sign calls for that agent.

I'm not suggesting that you yank the sign out of the yard yourself, but if calling the brokerage leads to a dead end, you might have to do it. The absolutely last thing that you want to happen is for a buyer to call your former listing agent.

Sometimes, when agents lose listings, they develop a bitter attitude. If a buyer calls your former agent by mistake, it's possible that agent may do everything in his or her power to talk the buyer out of viewing your home.

The Loan Application
If you're like most people, you'll probably need to secure a mortgage loan for your new house. Application for a home loan can take as little as one week and up to a month, depending on the type of mortgage.

Your lender or mortgage broker will be able to give you a better idea of the actual time it will take from application to approval. However, in general, conventional loans are processed more quickly than FHA or VA home loans.

Read more about types of mortgage loans.

The following is a step-by-step outline of what to expect during the loan application process:

1. Application
Bring all required documentation. (Also, see the Application Checklist.)
Good Faith Estimate of Closing Costs
Truth-in-Lending statement

2. Processing
Verification of employment
Verification of deposits
Credit report

3. Underwriting
Clear conditions

4. Purchase Homeowner's Insurance

5. Escrow
Determine funds needed for closing
Schedule appointment for closing
Prepare deed and mortgage note
Closing and Title Transfer

Application Checklist

To speed up the application process, bring the applicable following items to your loan application appointment.

Signed copy of Purchase Agreement plus all Addendums.
Tax and Legal description on subject property.
Residence addresses for the past two (2) years.
Past two years' W-2 statements or 1099's.
Computer generated paycheck stubs for last 30 days.
Names, addresses and phone numbers of Employers for past two (2) years.
Past two (2) month's statements for all Checking, Savings, IRAs, 401Ks, Money Markets, Profit Sharing and evidence of Stocks and Bonds. Document all recent large deposits.
In income received for commissions, bonuses, partnership(s), corporation(s), or if self-employed, requires two (2) year's Personal Federal Tax Returns with all Schedules along with a current P&L Statement and Business Balance Sheets and past two (2) years' Partnership and/or Corporate Returns, if applicable.
Cancelled checks from rent or mortgage for the last 12 months, and name and address of any landlord(s) within the last 12 months.
Names, addresses, account numbers, monthly payments and balances on all open loans and revolving credit accounts.
Copy of Bankruptcy Petition listing all creditors and copy of Bankruptcy Discharge Papers (if applicable). Please provide letter of explanation as to why the Bankruptcy occurred.
Copy of Driver's License and Social Security Card (VA Loans Only).
Certificate of Eligibility and DD214 Discharge Paper (VA Loans Only).
Application fee (check or money order).
Copy of divorce decree and/or separation agreement.
A "Friend of the Court" letter stating the amount of any alimony/child support payments and notification that the account is current.
1040 tax forms (if you're self-employed) for the past two years, 1120 Corporate Tax Returns (or Form 1065 for Partnerships) for the previous two years, year-to-date profit-and-loss statement and balance sheet signed by your accountant.
1040 tax forms for the past two years (including schedules) if you own income properties or if your income is based on commission or bonuses.
Fortunately, as you work one-on-one with your chosen home mortgage consultant, he/she should be able to offer valuable lending expertise and advice and answer all your questions while ensuring that your loan application process progresses as smoothly and quickly as possible.

Century 21 JRS Realty is affiliated with Century 21 Mortgage, LLC.

Steps to Buying

Buying on Your Terms
Buying a home is all about you. What you need. What you want in the house you'll call home sweet home. So naturally the buying process should be all about you, too.

That's why working with an agent is such a good idea - it puts the focus on what's important to you. Century 21 JRS Realty agents work hard to make your home buying experience just as good as you imagined it; and since they have the most innovative tools in the industry, they're well-equipped to do so.

Here's the Century 21 JRS Realty 10-step plan to buying on your terms:

1. Conduct a Comparative Market Analysis
A Century 21 JRS Realty agent can deliver a Comparative Market Analysis (CMA), which is a breakdown of homes in a particular location that are currently on the market, expired from the market, pending a sale, or already sold. The CMA helps you accurately determine a home's value by comparing homes in the same area that have already sold.

2. Start the Financing Process
Unless you're planning to buy with cash, you'll need to secure a mortgage loan. Your Century 21 JRS Realty agent can help you select a lender and coordinate the timing and paperwork of your loan. Working with our lending affiliate, Century 21 Mortgage may be a good option for you since we can help consolidate the many aspects of the home-buying process.

3. Narrow Your Search
The right agent will work to find your new home, first by opening up your options, then by helping you narrow the field. S/he will come up with a suggested list of homes that match your needs, and can even show you homes online, before arranging for home tours, and providing maps and directions to the homes you wish to visit.

4. Document Assistance
Your Century 21 JRS Realty agent can help you write and present your purchase offer on the home of your choosing. Rely on your agent's expertise in managing the paperwork that's a necessary part of the home-buying process.

5. Evaluate and Negotiate Offers and Counteroffers
While it may be true that anything is negotiable, it may not always be in your best interest. An agent skilled in negotiation is your best ally in a competitive market, helping you get the best purchase price on your new home.

6. Get Objective Advice
Your Century 21 JRS Realty agent is a professional dedicated to guiding you in your new home purchase. While emotion might color your judgment, you can rely on your agent to provide an impartial viewpoint and advise you of options and alternatives throughout the process.

7. Set Up a Home Inspection
Some states require sellers to disclose material facts about their home's condition to potential buyers. A home inspection can help you protect your interests by determining if there are any problems or repairs that need to be taken care of before you complete your new home purchase. Your Century 21 JRS Realty agent can arrange for an inspection appointment, accompany you (or fill in for you) at the inspection, and determine additional needs.

8. Negotiate Disputes and Issues
Even the smoothest, simplest real estate transaction involves two parties with needs and objectives that often differ. Your agent should negotiate, mediate and provide conflict resolution to help you and the seller come to a mutually beneficial outcome.

9. Prepare for Contingencies
Contractual contingencies are terms that must be met before an agreement can be binding. Written contingencies must be removed (in writing and by a specified date) before a contract can be in full effect. Whether it's financing, inspection, or any other item in your agreement, your Century 21 JRS Realty agent can help you understand how to fulfill or remove any contractual conditions.

10. Get to Closing
Taking possession of your new home is always top of mind. But unanticipated difficulties at closing can be downright annoying. Your Century 21 JRS Realty agent will help you resolve issues and finalize the transfer of ownership and house keys, so you can be in the home you always imagined.

You Want Answers? We Have Them.
Q: I'm thinking about buying a home. Where do I start?
A: The first step for potential homebuyers is a credit check. It's best to keep an eye on your credit reports so you can spot any mistakes and dispute them. You should also avoid running up high credit card bills in the months prior to buying a home.

These two steps will help you in the next phase of your game plan, pre-approval on a mortgage. A full-service real estate broker can help you with this portion of the plan. Pre-approval includes analyzing your income, assets, and present debt to estimate how much house you can afford. This means the lender has committed to loaning you money subject to the house you choose to buy. Being pre-approved for a loan will make you attractive to sellers because the contract won't be tied up with financial issues.

After you know how much you can spend, you're in the homestretch. This is the time for you to become familiar with neighborhoods and the features of a home. Educate yourself by visiting local real estate web sites and viewing the listings. This is also the time for you to decide what you want and need in a home.

A solid game plan needs a good coach. A Century 21 JRS Realty Realtor can help you through all steps of the plan, prepare you for any unforeseen problems and eventually help you to buy the home of your dreams.

Q: What should I consider when I start to look for a home?
A: First, put together a list of features and benefits you want in a home. Think of such things as pricing, location, size, and amenities. If you can't get a home at the price you want with all the features you're looking for, figure out what features are most important to you and rank them in priority so you know what you're willing to give-and-take. For instance, you could choose to have a large kitchen and smaller bedrooms?

You should also consider your future needs. Maybe now is the time to buy a larger home rather than buying a small home and expanding it in the future. Your agent can help you compare the price of homes with the features you are looking for or suggest alternate uses of space.

Q: Should I buy first, or sell first?
A: The answer to this question lies squarely with you. Do you need the equity that's built up in your present home to complete the purchase of a new home? If so, you either need to sell first or consider a bridge loan or house sale contingency. If not, you may choose to buy first and sell later. Before making a final decision, Century 21 JRS Realty strongly suggests that you engage a real estate agent with whom you can enter a trusting relationship. Then discuss this question with him or her, touching on every aspect of what it may mean for your particular situation.

Q: How do I choose between renting or buying?
A: Owning a home offers tax benefits, as well as the freedom to make decisions about where you live. Homeowners, unlike renters, can secure a fixed-rate loan and lock in their monthly payments, so they can make investment plans knowing their expenses won't change substantially. Renters are at the whim of their landlord, who can raise the rent each year without a renter's input. Homeowners, on the other hand, are in control of their property and decide whether they allow pets, decorating, or permanent improvements.

Q: Do your real estate agents cooperate with other companies' agents?
A. Our agents work according to specific laws, regulations, and customs in their respective areas. In every market that Century 21 JRS Realty serves, brokers and agents from different companies work cooperatively, showing and selling each other's listed properties.

Q: Why do I need an agent to help me find a home with all of the technology and advertising available?
A: The Internet and newspaper are good places to start researching the current housing market. You can also find information to help answer many of your financing questions. But once you've looked at what's available, it's a good time to get a professional involved.

If you go it on your own, you might spend hours scanning newspaper ads and home magazines, driving through neighborhoods seeking "for sale" signs, or phoning about individual listings and still miss some of the best available homes. A Century 21 JRS Realty agent will save you time, money, and provide access to a wealth of information resources to help find that special home.

Q: If I'm thinking about buying a newly-constructed house, why do I need an agent?
A: Building a home often requires hours of research and decision-making. You must first decide what area you want to build in and which builder you want to use. After these initial decisions, you still have many choices of floor plans, building materials, and fixtures.

Personalization and freedom of choice are some of the benefits of building a home, but they can also be very stressful. An agent will guide you through the entire home building process and help you along the way should you need it. You'll still get to make the choices on your own, but your agent will be there to help, keeping your best interests in mind. Plus, buyer representation comes at no cost to you.

Q: Is Century 21 JRS Realty a member of the Multiple Listing Service (MLS)?
A. Yes - in every market we serve, Century 21 JRS Realty is a member of the local MLS, as well as being members of the national, state, and local Associations/Boards of Realtors®

Q: What typically goes into an agreement for buyer representation?
A: Like any contract, a buyer representation agreement needs beginning and ending dates. It also has an acknowledgement of your willingness to be represented by the company and its agent, as well as the amount, if any, that you'll pay for real estate-related services. Buyer agreements may also indicate whether you'll work with only one company/agent or several.

Q: What is an Agency Disclosure?
A: An Agency Disclosure is a state-required document, disclosing to you as a principal-in this case, the buyer-in a real estate transaction whom the agent or agents in the transaction represent. A state's Agency Disclosure simply notifies you of that state's agency laws; it does not obligate you to work with any particular agent or broker.

Q: How are buyer's agents compensated?
A: The buyer and real estate agent come to terms on which services the buyer needs and the way the agent will be compensated for providing these services. In most cases, a fee or commission is based on the seller's proceeds of sale and shared between the seller's (listing) and buyer's (selling) agents. In some cases, the buyer makes a direct payment to his or her agent.

Buyers sometimes pay their agent/broker directly for finding and purchasing a home. If a broker charges buyers a direct fee, it should be outlined in an exclusive agency agreement that the buyer signs when engaging the broker.

Payment arrangements vary, depending on market conditions, customary practices, and consumer expectation. Some eager home buyers offer an incentive to give their real estate agent additional motivation (generally a cash bonus when title transfers) to find them the "right" property.

As you interview prospective agents and weigh their respective services, consider which compensation options and terms will get you in the home you want and meet your individual needs.

Q: What do all of those abbreviations in property ads mean?
A: If you find yourself stumbling to understand a property description, you're not alone. We've composed a list of some of the most frequently used abbreviations to help you understand a BA from a BR and more.

BA FDR BR
Bath Formal Dining Room Bedroom

LR MBR=Master Bedroom Dr=Dining Room
Living Room
FP, frplc, fplc FR=Family Room
Fireplace
WBFP LL=Lower Level
Wood Burning Fireplace
Entr grmet kit=Gourmet Kitchen
Entrance
Dck Pvt=Private pwdr rm=Powder Room
Deck
Gar Brk=Brick
Garage
Upr=Upper Floor HDW, HWF, Hdwd=Hardwood Floors

Q: As a buyer, do I have the right to obtain past information about the property I'm interested in purchasing?
A: Yes. Sellers are required to disclose all known property defects. With your agent's help, you can find out what has happened to the property in the past. You should make careful observations, examine the property, and request or otherwise obtain any other important records. Put these requests in writing. If you decide to put an offer on a home, it's important to have a professional inspection completed before closing.

What to Look for in a Buyer's Agent
Once you've made the decision to buy a home, your next step is one of your most important: finding a real estate professional to guide you through the process. A good agent will help you avoid common pitfalls, make wise home investment decisions, and bring order to the entire buying process.

Realtors are licensed professionals who adhere to the National Association of Realtors (NAR) Code of Ethics. Those belonging to the NAR receive continuing education and are up on the latest trends, making them well-prepared to offer you the most advanced real estate advice. Your agent will provide you a variety of tools and assistance to streamline your buying experience.

At Century 21 JRS Realty, we believe that both the buyer and the seller should have professional representation. If an agent represents you, you're privy to more information and receive the benefit of someone promoting your best interests at all times - usually with no out-of-pocket costs to you.

One of the things to look for in a buyer's agent is their reputation and standing in the community. Realtors know (and are known) favorably in their territories. Because they know the neighborhoods inside and out, they can help you decide which home is right for you. For example, you might see two houses in the same neighborhood as being identical, but your agent will be well-versed in their differences - no matter how subtle. In addition, even comparable homes may differ in terms of contract, financing, inspection requirements and closing costs. Let your agent help with all the details.

You should also expect your agent to provide you with quick and easy ways to make the home search process more convenient. Look for a buyer's agent who has access to tools that can help you weed through potential homes at your convenience, online. Being able to view property photos, information and details in advance of in-person showings can help save you a great deal of time in the home search process. Technology-savvy agents should provide this type of service as part of their overall offering to you as a client.

A Century 21 JRS Realty buyer's agent actively approaches the home-buying process with enthusiasm, experience and patience. Look for an agent who will:

Work on your behalf to find your new home.
Research comparable properties to determine a fair price and terms.
Prepare your purchase agreement and accompanying legal paperwork, including disclosure documents.
Negotiate for the price, terms and conditions that are agreeable to you.
Follow up with your mortgage lender, title company, seller's agent and others until the house is legally yours.
Finding the right sales associate involves asking tough questions of yourself and your agent. For example, if you're always on the go and prefer updated listing information via e-mail, ask your prospective real estate agent if s/he is technology-savvy. If you'd prefer a "one-stop shop" where you can get assistance with mortgage, title and relocation needs, consult with an agent at a full-service brokerage company, like Century 21 JRS Realty.

Finally, remember to employ an agent with whom you have a rapport. Knowing you're in capable, trusting hands will let you enjoy the excitement of the home-buying process, not agonize over it.

Find your Century 21 JRS Realty buyer's agent now!