John P. Wells' Blog

Newburyport Real Estate Home Inspections Electrical: Fuses

John P. Wells (Wellsco Realtors LLC) — Tue, 28 Feb 2012 05:10:13 -0800

Realtor John P. Wells interviews Andy Consoli of ABC Home Inspections as he checks out an older electrical system. Find out what you should do about an old fuse box in the Newburyport home you want to buy.

John P. Wells resides in Newburyport, MA. His 16 year career in real estate varies from buyer representation, listing agent, development and planning, and adult community design. His interests in architecture and construction are invaluable to his clients. His true interest in helping and guiding others contributes greatly to the enjoyment that his clients experience in the real estate process.

John has a serious background in marketing and has learned how to use the internet to build his business and sell your home. Check out his series of websites through HappyInNewburyport.com. You'll find client reviews, links to his other community websites and everything about living in Newburyport right there!

John invites you to create your own Property Finder account at http://www.mlspropertyfinder.com/login.asp?agentid=BB700224

Newburyport MA Real Estate Home Inspection with ABC Home Inspections

John P. Wells (Wellsco Realtors LLC) — Tue, 28 Feb 2012 04:59:46 -0800

John P. Wells interviews Andy Consoli of ABC Home Inspections as he checks out an older boiler. Find out what you should do about an old boiler in the Newburyport home you want to buy

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Newburyport MA Short Sales

John P. Wells (Wellsco Realtors LLC) — Tue, 28 Feb 2012 04:53:17 -0800

Newburyport MA Short Sales

Unlike neighboring Amesbury MA, Newburyport MA short sales are rare. The reason for this is simple; real estate values in Newburyport have not suffered that much. Short sales occur when people owe more on their homes than their home is worth, and have suffered a hardship that makes it difficult or impossible for them to keep the house. If the value of the home is worth more than the mortgage, there is no reason for a short sale. Newburyport values are such that there is rarely a reason for a short sale.

Banks may be forgiving some of the seller debt, but they don’t like to give away money. They want the house to sell reasonably close to market value. Banks have become much more efficient in handling short sales so they are no longer as complex or need to take months to accomplish. A year ago I was still avoiding them, now I am doing them on a regular basis in some communities.

The homeowner doesn’t really care about the price of the home as long as the bank approves the sale and forgives the balance of their debt. Between this and the bank wanting a reasonable price, you will find that short sales are priced to sell, based upon market value. Many homes on the market may be overpriced because the seller refuses to accept real value and their Realtor takes the listing anyway. That generally will not be the case with short sales.

Unfortunately, some Realtors are still pricing short sales at unrealistically low prices to collect offers to send to the bank. Beware of pricing that seems too good to be true – the lender won’t go along with it and you will be wasting your time.

Call us and let us help you in your search for a home

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4 Bedroom Home for Sale Stratham NH

John P. Wells (Wellsco Realtors LLC) — Tue, 21 Feb 2012 18:08:38 -0800

15 Easton Hill Lane, Stratham 4 Bedroom Home For Sale $729,000 3960 sq. ft. Exterior Front Yard: Invisible Fence to road, 30 +/- apple trees (pruned), and multiple landscaped raised beds. Back Yard: 34 x 18 heated In-ground Gunite Pool with tile interior edge (replaced 2 years ago), 12 x 24 awning that extends over mahogany deck. Sprinkler system. Wrap around front porch with 3 season enclosed room. Cedar shake siding & field stone accents. Interior Two story ceramic tile foyer Kitchen/Family Room/Dining area Kitchen table area with slatted wood ceiling (not bead board), door to patio, ceramic tile floor Kitchen: Cherry cabinets – dove tailed drawers, natural deep finish. Uba Tuba Granite counters with tumbled Italian custom designed backsplash. Ceramic tile floor, center island with built-in microwave (staying), French door stainless steel Maytag fridge with in door water dispense. Fisher & Paykel 2 drawer – super quiet dishwasher. 6 burner, stainless steel, Thermador stove. Thermadore double convection ovens. Arched Entry Ways Field Stone Hearth, gas stove in fireplace – on thermostat Computer/Office work area with custom Cherry cabinets Dining Room Built in china cabinet with interior lights. Wainscoting & Large bay windows overlooking the apple orchard. Formal Living Room with pocket door to family room and view of front apple trees – off foyer. 1st Floor Bath ½ bath with ceramic tile floor. Master Suite Large bathroom, double vanity, walk-in closet, jetted (MTI) tub, separate toilet room with marble enclosed shower with glass door. Additional walk in closet. Newer carpeting. Laundry in closet just outside of master (washer/dryer negotiable). Three additional bedrooms, newly carpeted, large double closets. Full Bath Double vanitity, tiled 2nd Floor Office Carpeted, built-in cabinets. Basement Finished game room with leather pocket pool table (staying), bar area (fridge not staying), 60 bottle wine fridge built-in with extra wine storage area. Carpeted. Work-out area off to the side in separate area. Carpeted and with additional storage. Storage Area in Basement 2, 275 gallon oil tanks on auto delivery (have sensor that lets oil company know when to deliver) Set-up for central vac but not installed. Radon mitigation system Water filtration/softener system Generator panel fully installed – generator not staying House wired for stereo in Master Bedroom, Outside by pool, Kitchen area (3 rooms), Porch, basement game room. 3 Car Garage with access near kitchen. Elementary close by Exeter High School Magnificent Real Estate in Stratham NH

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Newburyport MA 3 BR Condo Townhouse for Sale $329,000

John P. Wells (Wellsco Realtors LLC) — Sat, 18 Feb 2012 11:21:32 -0800

So much room! this multi-level condo is within walking distance from downtown Newburyport and has much to offer. Underground garage, clubhouse, fitness center... Plus a sunny and delightful living space! Check it out!

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Newburyport Area Realtors: Want to win market share and build a business?

John P. Wells (Wellsco Realtors LLC) — Mon, 26 Dec 2011 09:27:49 -0800

Join our new company with proven strategies that we will use for you to help you overcome the slow market and build a serious future. Must be highly ethical and conscientious - we aren't looking for salespeople but people who like people, homes and have business savvy with professional backgrounds.

We will put our marketing strategy to work for you immediately!!

We are only looking for a few people - we want to create high volume for a few good Realtors, not masses of agents who aren't making a living because the company doesn't care....

If you are new to the business we will train you!!

John invites you to create your own Property Finder account at http://www.mlspropertyfinder.com/login.asp?agentid=BB700224

Realtors Wanted! MA North Shore and NH Seacoast

John P. Wells (Wellsco Realtors LLC) — Tue, 20 Dec 2011 19:10:30 -0800

Tired of working for a company that looks after itself instead of you?

Newburyport Area. Rockport, Ipswich, Portsmouth. Exeter.

Yes, it’s come to that. Time to go forward with a new brokerage that understands how to communicate with people, is responsive, and, most importantly, doesn’t view each client as a commission, but rather puts their needs first.

This is not about taking listings that you can’t sell to find buyers and talk them into buying something else. I don’t want that kind of real estate agent, I don’t want salespeople; I want genuine people who do the best for their clients. It all comes back to you in the long run if you are willing to focus on the client rather than on yourself. Ethics and honesty above all.

If you are the right kind of person, I’ll promote you and get your name out there. You’ll be surprised how well we can do that. We have the lenders, the attorneys, the home inspectors who jump for our clients, so if you do your job, things will get done smoothly and efficiently. We have clients, great compensation, and serious marketing know-how.

If you are new to the business but have the right attitude we’ll stand by you and help you grow. We know we have to promote YOU, not the company. If you have lots of experience but aren’t happy where you are, we have a lot to offer. But above all, you must know how to put your clients’ interests first. If this appeals to you, please tell me why you think we might be a good fit.

This is a great opportunity for great Realtors to join a dynamic new company.

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Best Website for Newburyport MA Real Estate and Lifestyle

John P. Wells (Wellsco Realtors LLC) — Tue, 06 Dec 2011 08:30:53 -0800

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Antique Home For Sale In Newburyport MA

John P. Wells (Wellsco Realtors LLC) — Mon, 05 Dec 2011 13:17:37 -0800

64 Liberty Street

Newburyport, MA

$649,000

It is unusual to find an antique Newburyport house that has retained so much of its authenticity. This Georgian period home is in the heart of Newburyport near the Tannery and on the corner of well known Federal Street.

This meticulously restored 2-1/2 storey Georgian home, C. 1730, is located in the highly desirable South End of Newburyport. Its rich history starts with the property being defined as being on the corner of Chandler's and Elbow Lane prior to the revolution. Street names were then changed to be patriotic turning to Federal and Liberty.

The house was originally 4 rooms with a center chimney and an asymmetrical facade featuring 9/6 windows. The east wall follows the line of Federal Street. It was owned by a Confectioner in 1804, a Druggist in 1797, a Distiller in 1784, and a Shipwright in 1755 among others in the maritime trades.

Local Architect and historic preservation expert Greg Colling of Merrimack Design Architects has completed an amazing revival of this 18th Century home.

Offering all the amenities of contemporary living, the chef's kitchen is complete with stainless appliances, exotic wood cabinetry, granite countertops that match the granite floor and more.

Kitchen Amenities Include:

African Bubinga Custom Cabinets
4 burner Thermador Gas Range w/Center Grill
Thermador Industrial Range Hood
Sub-Zero side by side Refrigerator/Freezer
Uline Wine Fridge
Bosch Dishwasher
Uba Tuba Granite Counter & Floor
4 Large Remote Controlled Skylights
1/2 Bath
Slider to Outside Patio

Step from your state of the art kitchen back in time. The massive 8' wide working fireplace with two bread ovens, brick hearth and raised panels are the main feature of the original kitchen, now the dining room. Pine floors, custom shutters and a candle chandelier complete the atmosphere.

The Foyer features a double front door with wroght iron hardware, a fully restored main winding staircase and wide pine floors.

Large, sun filled living room flanked by enormous custom restored 9/6 and 12/8 pane windows. Custom shutters, wide pine floors and a working fireplace with raised panel details.

Ascend the front staircase to the oversized Master bedroom. Large windows let the sun stream in. Wide pine floors, working fireplace and amazing wood details.

The second bedroom boasting early 18th Century period details, currently being used for an extra study/guest room. Offering a working fireplace that has been newly parged, wide pine floors and direct access to the full bathroom.

Beautiful full bath has Italian limestone double vanity with a mosaic marble floor heated by radiant heat. Statuary marble walls and tub enclosure with rain shower head and hand held. Two Shaker cabinets for generous storage. Access the bath from either the 2nd bedroom or the back hall which leads directly to the Master Bedroom.

From the back hall, climb the stairs to the 3rd floor where you will find 2 extra rooms. Both with custom walk-in closets, wide pine floors and skylights with a view of the Old South Church.

In addition to these bonus rooms, additional storage space in closets and attic.

Click here to view all the pictures of this amazing property: 64 Liberty Street, Newburyport

Historical Information

Georgian (1725-1785)

The Georgian building period spanned from 1725 to 1785, during the Revolutionary War at which time commerce, trade and building were disrupted although, the number of houses during this period increased from 393 to 616. Georgian period houses are characterized by heavy classical ornamental details, a 2-storey facade and gambrel roof. The Dalton house located on State Street is the most prominent example in Newburyport.

64 Liberty Street is located directly across from the William Bartlett House, built in 1797. Barlett was born in Newburyport in 1746, a wealthy merchant who owned a shipping fleet that traded with the West Indies and the the continent. He owned Bartlett's Pier at the end of Federal Street.

Bartlett was influenced by George Whitfield, the popular British born Evangelical Minister who preached at the Old South Meeting House. He funded the Whitefield Cenotaph, a beatiful Greek revival urn on a high marble base located inside the church. The urn was designed by prominent Philadelphia Architect William Strickland, Highlighting the importance of Newburyport trade wtih other American ports along the East Coast.

Newburyport incorporated in 1765 and separated from the town of Newbury, after the stamp act when the economic balance shifted from agriculture to maritime trade.

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Home Inspector talks about Decking Problems at your Newburyport Home

John P. Wells (Wellsco Realtors LLC) — Fri, 02 Dec 2011 13:28:18 -0800

ABC Home Inspections offers Newburyport MA Understanding Decking Problems services to Home Buyer . Hiring a quality Home Inspector is extremely important when buying a home.

Benefits of Working with ABC Home Inspections

They will provide you with the necessary information to address each issue that arises.

Newburyport MA Understanding Decking Problems Services Summary

Watch this video and learn what you need to look out for when it comes to that deck.

What's wrong with this deck?

For additional information on Newburyport MA Understanding Decking Problems services, contact ABC Home Inspections by calling 800-556-4455 or emailing info@abchomeinspection.com.

For additional information on real estate contact: John P. Wells, Realtor at 978-518-1481 or by email at john@johnpwells.com.

John invites you to create your own Property Finder account at http://www.mlspropertyfinder.com/login.asp?agentid=BB700224

Got Mold? ABC Home Inspection talks about mold

John P. Wells (Wellsco Realtors LLC) — Fri, 02 Dec 2011 13:22:39 -0800

Do You Understand Mold?

An Experienced Home Inspector does!

Watch this video of Andy Consoli, owner of ABC Home Inspections discussing what you need to know about mold when he finds it.

Your home and mold.

If you are interested in buying a home in Newburyport you will need a quality Home Inspector to go through the home with you. They can explain what they find, how to handle it and what you make come up against down the road. Take the time to work with a quality Home Inspector like Andy at ABC Home Inspection. It's and extremely important part of buying a home.

For additional information on understanding mold in your Newburyport home or surrounding areas, contact John P. Wells by calling 978-518-1481 or emailing john@johnpwells.com.

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The Racket Club of Newburyport Newburyport MA Athletic Club

John P. Wells (Wellsco Realtors LLC) — Sat, 10 Sep 2011 12:53:48 -0700

The Racket Club of Newburyport is a Newburyport MA Athletic Club located at 178 Low Street.

The Racket Club of Newburyport - Specializing in Family Tennis Facility

Offering six indoor courts and a wide range of services including tennis lessons, round robins, leagues, a junior program, social events and more.

Newburyport MA Athletic Club Worth a Visit

From tournament training to children's group lessons, The Racket Club is the only game in town! Visit the The Racket Club of Newburyport Newburyport MA at 178 Low Street.

View my video blog on The Racket Club of Newburyport.

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24 Alice Lane Winchester MA - Sold by John P. Wells at Virtual Homes, Inc.

John P. Wells (Wellsco Realtors LLC) — Fri, 02 Sep 2011 07:44:47 -0700

24 Alice Lane, Winchester Lane sold by John P. Wells, Virtual Homes, Inc. for $1,360,000. on 7/27/11.

Features of 24 Alice Lane, Winchester
Enormous fireplaced family room with french doors to screened porch. Gourmet granite kitchen, 1st floor office, Master suite with fireplace. Additional 3rd floor was completed (included in sales price).

4 bedrooms

3.5 Baths

10,000 s.f. lot

2 car attached garage with 6 additional parking spaces

John P. Wells assists Winchester, MA home buyers as a real estate Buyer's Agent. John grew up in Winchester, MA and offers a unique understanding of the market and area.

For more information on John P. Wells or Winchester, MA contact: http://johnpwells.com/

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Newburyport MA Real Estate Market Strong

John P. Wells (Wellsco Realtors LLC) — Wed, 31 Aug 2011 08:53:59 -0700

Buying real estate in Newburyport MA is smart, according to savvy investors. Newburyport is posed for significant economic growth and is a unique city. Check out this article in The Daily News.

Even as a small investor it makes sense to buy a rental condo here and hold long term. I'd be happy to help you with this.

For more information on Newburyport Homes and Real Estate, check out this Newburyport Real Estate for sale site with articles, market trends and community information.

John invites you to create your own Property Finder account at http://www.mlspropertyfinder.com/login.asp?agentid=BB700224

Newburyport MA Condos for Sale: What to Expect

John P. Wells (Wellsco Realtors LLC) — Mon, 22 Aug 2011 21:00:03 -0700

Newburyport MA Condos for Sale: What a great place to live! What's your budget and what can you find here?

Newburyport MA is becoming an increasingly popular and attractive city to live near the water, enjoy culture, nightlife, restaurants as well as architectural and natural beauty, and yet be within a hour’s easy commute to Boston.

The downtown area is filled with half houses and condos priced as low as $145,000 for a very nice, 500 sq. ft. one bedroom condo, to $209,000 for a comfortable and spacious two bedroom, one bath townhouse, quite a few more great properties for more money. The closer to the center, of course, the higher the price, but the walking distance to the coffee shops, pubs and restaurants make that so worth it!

Garages are in short supply. You’ll want to make sure you have at least one off street deeded parking spot, or you’ll be parking your car elsewhere during winter snow emergencies. The Atrium on Warren St, about 1/2 of a mile from the center, is a wonderful restored mill building with underground garages. Prices start close to $300,000 and it may be a little too far for most spontaneous walking trips to town.

The two bedroom condo on Boardman Street at $209,900 and about 750 sq. ft. is probably the best deal in town, with the center only 4 blocks away. The master is on the second floor and the bath is on the first floor which explains why a 2 BR condo like this is available at this price in an attractive antique gambrel.

Much less expensive condos are to be found out on Woodman Way, where at numbers 5 and 6 you find a modern, reasonably tasteful building, but behind it a series of dull brick structures that leave a lot to be desired. There is no sense in buying a condo in Newburyport if you are going to live among the gas stations, donut shops and supermarkets. Stick to downtown!

I’d be happy to help you find what you need.

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Massachusetts MA Laws about Landlord and Tenant Rights and Responsibilities, Evictions

John P. Wells (Wellsco Realtors LLC) — Mon, 22 Aug 2011 11:54:11 -0700

Being a landlord requires care and understanding of the Massachusetts Law about Landlords and Tenants. If you are a Landlord you must understand Tenant Rights, and how to evict a tenant if needed. If you have not folllowed Massachusetts Landlord Rental laws to begin with, then you may have a real problem evicting a problem tenant.

What follows is the Massachusetts Association of Realtors summary of Massachusetts Tenancy Laws:

Landlord Rights and Responsibilities: A Massachusetts Consumer Guide

Finding a Good Tenant

Finder’s Fee: When renting an apartment, you are not permitted to charge a finder's fee to a prospective tenant if you ore also the landlord of the unit. (M.G.L. c. 112 §87DDD-1/2 and 254 C.M.R. § 2.01 et seq). Only a licensed broker or salesperson can lawfully collect a fee for bringing together a landlord and a tenant.

Duty Not to Discriminate Unlawfully: A matrix of Federal, State and local laws combine to prohibit discrimination on the basis of race, color, national origin, ancestry, sex (gender), sexual orientation, age, marital status, religion, military/veteran status, blindness, hearing impairment, receipt of public assistance or housing subsidy, and children, with minor exceptions. Discrimination is prohibited against children because the apartment contains lead point and you do not want to incur the expense of de-leading the apartment. Be certain your rental agents understand that you will not tolerate rental discrimination.

Screening Prospective Tenants: Because paying your mortgage is directly dependent upon your tenants paying you, you should always run a credit check and a check of the tenant's prior rental history through companies making this information available for a nominal fee. You should always confirm current employment, salary level, prospects for remaining with the employer, and landlord references from not just the current landlord, but the tenant's landlord just prior to the prospective tenant's current landlord. Also, you may want to meet your tenants prior to giving final approval, especially in an owner-occupied multi-unit rental. The rule of thumb that tenants should pay no more than 1/4 of their income for rent has been stretched beyond that recommendation by increases in market rents. However, if the tenants offer a co-signature of a parent or friend on their lease to guarantee their rental obligation to you, consider carefully that a guarantee by an out-of-state signer is very difficult to enforce.

Pre-Rental Preparation of The Apartment: Before renting an apartment, you should inspect it completely after the current tenant vacates or near the end of the current tenant's occupancy to assess any damage, to assure that it is in good repair when attempting to re-rent the apartment, and for the incoming tenant once it has been rented. You are obligated under certain circumstances to have the local Board of Health inspect and verify that the apartment meets State Sanitary Code and safety standards prior to re-renting.

It makes good business sense to do this in all occasions whether required to or not, because anticipating and resolving problems before they become major issues is essential to the smooth, cost-effective and profitable operation of residential property.

Inspector's Sign-Off Once All Violations Cited Have Been Repaired: Obtain the Inspector's sign-off once all violations have been corrected. This sign-off also acts as a violation-free base line if the tenant should claim there are problems with the apartment after taking occupancy.

Obligation to Delead The Apartment: Whenever a child under the age of six (6) resides in residential premises containing unlawful levels of lead, you are obligated to properly remove the offending substances. (M.G.L.c. 111, § 199(a)).

You or your agent are required to give the Massachusetts Lead Law Notification form to tenants regarding the dangers of lead point, and the requirement to remove lead paint where children under the age of six (6) intend to reside.

Maximum Pre-payments: While a tenant may have a pet, or some interest such as portrait painting, which may potentially harm the apartment, you are prohibited from collecting as advance payments more than the first and last month's rent, one month's security deposit, and the cost of installing a new lock. (M.G.L. c. 186 §15B)

It is an unfair or deceptive practice for you to demand that a tenant prepay rent when a tenant is not obligated to and did not, in fact, occupy the dwelling, unless otherwise agreed to in writing by both parties. (940 CMR § 3.1 7 (6) (d)).

A violation of the Consumer Protection Statute, c.93A, for committing an unfair or deceptive act against a tenant exposes you to up to treble damages, costs and payment of the tenant's attorney's fees.

Types of Tenancies

Your legal rights will vary depending on the type of tenancy.

A Tenant Under Lease: A lease generally means a signed agreement to rent an apartment for a finite time, for a specific amount of money usually paid per month. You may not evict the tenant before the end of the term, unless the tenant violates some provision of the lease. You may not increase the rent until the end of the term, unless the lease states otherwise. Most leases provide that if the tenant violates the lease you may evict the tenant. A fourteen (I 4) day notice to quit is required for nonpayment of rent. (M.G.L. c. 186, §11). Although your tenant has agreed to pay you for every month of the tenancy the lease exists, if the tenant leaves the apartment without your consent, the tenant, except as stated below, owes rent for the entire remaining balance of the lease. However, you must make reasonable efforts to find a new tenant to take over the balance of the former tenant's lease. This is known as the landlord's duty to mitigate damages.

Tenancy At Will: You have a Tenancy at Will when, with your permission, a person occupies your apartment, paying rent regularly, usually monthly. A Tenancy at Will may be written or oral. Either you or your tenant may terminate this agreement at any time for a specific reason or for no reason by giving 30 days written notice or notice which covers a full rental period, whichever is longer. Termination of a Tenancy at Will for nonpayment requires only a 14 day notice to quit. (M.G.L. c. 186, § 12)

While a valid Tenancy at Will may be either oral or written, reducing the agreement to writing provides added protections for both you and the tenant, and this should be done at all times. It is also recommended that the tenancy agreement be written because, in the absence of a writing placing the burden of paying utilities on the tenant, the law places the burden of paying those utilities on the landlord, even in the face of an oral agreement stating the tenant will pay them. A handshake is nice, but a written agreement is far better. (105 C.M.R. § 410.190, § 410.201, § 410.354.)

Subsidized Tenancy: Most aspects of a subsidized tenancy are controlled by the lease and applicable State and Federal law, much of which differs from the summaries given here for market rate tenants.

Security Deposit and Last Month's Rent

A last month's rent is a prepayment made at the beginning of the tenancy to the landlord to be applied to the last month of the tenancy. There is no requirement for you to escrow the money in a separate interest-bearing account. A receipt must be given at the time the last month's rent is taken indicating the amount, date of receipt, a notation identifying the money as a last month's rent, the name of the person receiving the money or for whom the money is being received, the description of the premises for which the last month's rent is taken, a statement indicating the tenant's entitlement to yearly interest at the rate of 5 percent or such lesser amount as the landlord actually receives if the landlord chooses to escrow the money, and a statement telling the tenant to provide a forwarding address by the end of the tenancy to which the interest may he sent. Upon increase of the rent, you may require the tenant to increase his or her last month's rent to the current rent level. (M.G.L. c. 186, § 15B).

Payment of Interest On Last Month's Rent: Interest must be paid to the tenant either on the anniversary date of the tenancy or on a pro-rata basis, if the tenancy ends before one year, for all months except the last month of the tenancy. On the anniversary date of the tenancy, the landlord must send a statement as to the amount of interest due with payment of that interest or a statement indicating that the tenant may deduct the appropriate amount from the next rental payment. If you have not sent either of the above to the tenant by the anniversary date of the tenancy, the tenant may lawfully deduct the prescribed amount of interest from the next rental payment. This deduction is not a breach of the tenancy agreement allowing eviction. If you do not pay the interest within 30 days after the end of the tenancy, or the removal of the tenant from the premises, you will be exposed to liability of three times the interest due, plus court costs and attorney's fees. (M.G.L. c. 186, § 15B (2) (a)).

Transfer of Last Month's Rent to New Landlord: Upon the sale, foreclosure or other transfer of the building, the landlord must transfer the last month's rent to the new landlord with accrued interest. The new landlord must give the tenant written notice of the transfer within 45 days of receipt. If the former owner fails to make the proper transfer, s/he is still liable to the tenant, but so is the new landlord in the amount of the last month's rent. The new landlord can discharge their duty to the tenant, by allowing the tenant to live free for a period covered by the last month's rent.

Security Deposit: A security deposit is money, paid by the tenant to you, and held in a separate interest-bearing escrow account to indemnify you against losses due to the tenant's failure to pay rent, failure to pay appropriate tax escalators, or if the tenant damages the premises. Because this deposit belongs to the tenant until properly applied by you, you must:

Hold the deposit in an interest-bearing Massachusetts bank separate from your own money;
Give a receipt to the tenant within 30 days of taking the deposit, identifying the bank, address, account number, and the amount of the deposit held; and
Pay 5 percent interest or any lesser amount of interest actually received from the bank where the deposit is held, if the tenant resides on the premises for at least one year. Said payment is to he made on the anniversary date of the tenancy.

Payment of Interest on Security Deposit: On the anniversary date of the tenancy, you must send the tenant a statement of the interest owed with a check for the interest, or you must notify the tenant that s/he may deduct it from the next rental payment. If within 30 days of the anniversary date of the tenancy you have failed to pay the interest, the tenant may lawfully deduct it from the next rent payment. Upon termination of the tenancy, you must forward the interest due to the tenant within 30 days.

Statement of Conditions: Either upon receipt of the deposit or within ten (10) days thereafter, you must provide the tenant with a Statement of Conditions, which contains a comprehensive list of all then-existing damage to the unit, which list is signed by you or your agent. The notice must inform the tenant that s/he must sign the list within fifteen (15) days of receipt or move-in, if it is correct. You must further inform the tenant that failure to re-submit the list may allow a court to view the tenant's failure to sign as agreement to the completeness of the landlord's proposed Statement of Conditions. You then have fifteen (15) days to sign off on the tenant's list of damages or to send a clear statement of disagreement to the tenant. Although there are forms available for these purposes, it is recommended that an attorney or other real estate professional be consulted when taking a security deposit.

Deductions From Security Deposit: Upon termination of the tenancy, you must return the security deposit or balance thereof within thirty (30) days of the tenant's vacating the apartment. You may only deduct for the following items:

Unpaid rent not lawfully withheld;
Unpaid increases in real estate taxes the tenant is bound to pay pursuant to a valid tax escalator clause in the lease; and
Any reasonable amount necessary to repair damage caused by the tenant or their pets or guests.
The normal wear and tear in an apartment is not a deductible item of damage.

If you deduct for damages, you must provide the tenant with a statement sworn to under the pains and penalties of perjury listing the damages for which you are deducting along with documentation showing the actual or estimated costs of these repairs such as bills, receipts, or invoices. You may not deduct for damages set out in the respective Statements of Conditions unless you made repairs to them subsequent to the start of the tenancy and they were again damaged by the tenant or persons within the tenant's control.

If damages exceed the security deposit, you are free to sue for those as well.

Transfer of Security Deposit to New Landlord

Notice From New Owner: Within forty-five (45) days of the transfer, the new owner must notify the tenant that the security deposit has been transferred and that s/he is holding it for the benefit of the tenant. The notice must be written and must contain the new owner's name, business address, business telephone number, and the same information for any agent.

Penalties For Failure to Properly Handle Security Deposit: If you do the following, the tenant is entitled to the immediate return of the security deposit:

Fail to make the security deposit records available to the tenant during business hours;
Fail within thirty (30) days of taking a security deposit to give the tenant a receipt with the name, address of the bank where the money is held, and account number of the bank in the amount of the deposit;
Make deductions for damages without submitting the proper documentation described above; or
Use a lease with provisions that conflict with the security deposit law and you attempt to enforce this lease or attempt to make the tenant waive his or her rights.

If you do the following, the tenant is entitled to the immediate return of the security deposit and treble damages, court costs and attorney's fees:

Fail to place the security deposit into aMassachusettsinterest-bearing bank account separate from your own;
Fail to return the security deposit or balance thereof within thirty (30) days after termination of the tenancy; or
Fail to transfer the security deposit to the new landlord. (M.G.L. c. 186, § 15B).

A new landlord has the same transfer responsibilities as stated above for last month's rent.

Continuing Liability of Former Owner: The former owner and agent remain liable under the treble damages provision of the Statute for retention and accounting, until either:

The security deposit has been transferred and the tenant has been given the above-written notice; or
The security deposit has been returned to the tenant.

The new owner has full liability for treble damages, even if the former owner fails to transfer the security deposit and fails to give the proper notice described immediately above.

It is recommended that if you choose to take a security deposit, you consult an attorney or other real estate professional before doing so, because the penalties for failing to properly handle the tenant's money are severe.

Other Common Landlords' Rights, Duties and Responsibilities

The Right to Prompt Payment: You have the right to receive the rent on the first of each month unless the parties otherwise agree. There is no grace period inMassachusetts and therefore if the tenant does not pay on the first of the month, you may begin an eviction by sending a notice to quit.

The Right to Have Compliance With Tenancy Agreement: You have the right to have the tenant abide by the terms of the tenancy, whether it is oral or written. If the tenant breaches the terms of the tenancy, for example by having unauthorized sub-tenants, pets, smokers, or other prohibited uses such as raising pigeons in the apartment, you have the right to terminate the tenancy and to move to evict. See Eviction below.

Increasing Rent: You may increase the rent in any amount you believe the market will bear for a non-subsidized unit or for a unit that does not fall under the few remaining restrictions of rent control pertaining to mobile homes, under the following circumstances.

Under a tenancy at will, you must end the tenancy and notify the tenant of the rent increase at least a full rental period in advance, but not less than 30 days in advance of the effective date of the increase.

You may only increase the rent of a tenant under a lease after the lease term expires, unless the lease states otherwise. Typically, the lease will state notice deadlines for renewal which should be observed when seeking a rent increase of a tenant under lease. Rent increases can be complicated. The advice of an attorney should be sought before attempting it. For, doing it incorrectly, could lead to costly, time-consuming and needless problems or litigation with your tenant. (M.G.L. c. 186, §§ 11 and 12).

Late Payment Penalty: You may not charge a late fee or penalty for rent paid past the due date unless it is paid 30 days or more past the due date. A reverse penalty to encourage early payment is also illegal. For instance, where you promised to reduce the rent by 10 percent if the rent is paid within the first five days of the month, this is an illegal provision. (940 CMR § 3.17 (6) (a)). However, because there is no "grace period," you may begin eviction if the rent is only one day late.

Utilities: You may require tenants to pay their own electricity and gas bills. But, if you do not put this obligation in a written tenancy agreement, you may later be charged with paying past utility bills, if the tenant refuses to pay, despite having verbally agreed to pay them.

The Right to Enter The Apartment: A landlord may generally enter the apartment at reasonable times and upon reasonable notice for these reasons:

To show the apartment to prospective tenants, purchasers, lenders or their agents;
To inspect the premises;
To make repairs;
To inspect within 30 days of the end of the tenancy to determine damages to be deducted from the security deposit;
If the premises appear to be abandoned; or
Pursuant to Court order.

Duty to Provide Habitable Premises: You must provide habitable apartments and common areas for the entire tenancy in accordance with the minimum standards of the State Sanitary Code which seeks to protect the health, safety, and well-being of your tenants and the general public.

Heat: Landlords must provide a heating system for each apartment or one system that services all apartments in good working order. The landlord must pay for the fuel to provide heat and hot water and electricity unless the written rental agreement states that the tenant must pay for these. The heating season runs from September 16 through June 14th, during which every room must be heated to between 68 degrees Fahrenheit and not more than 78 degrees Fahrenheit between 7:00 a.m. to 11:00 p.m., and at least 64 degrees Fahrenheit at all other hours.

Kitchens: In each kitchen landlords must provide a sink sufficient for washing dishes and kitchen utensils, stove and oven in good working order, unless the written rental agreement states the tenant must provide this, and electrical hook-ups for installation of a refrigerator. The landlord is not required to provide a refrigerator but, if s/he does, it must be maintained by the landlord in good working order.

Water: If landlords meet certain legal requirements then they may charge a new tenant for water consumption by installing a water meter on the unit. Landlords should be reminded that they are still responsible for payment of the water and sewer bills and must bill their tenants separately. Before installing separate water meters, the Massachusetts Department of Public Health requires that the landlord complete their form certifying that the dwelling unit is eligible for the imposition on the tenants of a charge for water and/or sewer service. Landlords must still provide the facilities for heating water to a temperature between 110 degrees F and 130 degrees F and you must pay for this fuel unless the written tenancy agreement states that the tenant must pay for it.

Infestation: You must maintain the common areas and apartments free from rodent, insect and other infestation if there are two or more apartments in the building.

Structural Elements: You must maintain the foundation, floors, walls, doors, windows, ceilings, roof, stairwells, porches, chimneys and all structural elements so as to exclude wind, rain, and snow; so as to be rodent-proof, weather tight, watertight, and free of chronic dampness, in good repair and fit for human habitation at all times.

Maintenance of Exits: Each exit used or intended for use by the building's occupants must be maintained by you and kept free of all snow, trash and other obstructions.

Tenants' Rights

Rent Withholding: If you fail to maintain the premises during the entire tenancy, in habitable condition, your tenants may rightfully withhold part of the rent from the date you have notice of breach of the Warranty of Habitability, if:

They complained to you of defects or problems or the Board of Health cited the apartment or building for Code violations;
The tenant was not in arrears in rent before you knew of the conditions complained of;
You do not show that the complained of conditions were caused by the tenant or occupant;
The premises are not in a hotel or motel or in a lodging house in which the tenant had resided for less than three (3) consecutive months; and
You fail to show that the needed repairs are so extensive that the apartment must be vacated to complete them.

Repair and Deduct: Your tenant may validly make repairs him/herself and deduct from future rent if:

The Board of Health certifies that there are violations present which may endanger health, safety, or well-being of the residents;
You are notified in writing of the violation;
You have failed to contract with someone to do the repairs within five (5) days of receiving written notice or you fail to substantially complete the repairs within fourteen (I14) days of receiving notice;
The tenant did not cause the violations;
The tenant must deduct only reasonable amounts of rent in light of the violations and alternative corrective measures; and
The tenant did not unreasonably deny you access to make repairs.

The tenant is limited to a maximum deduction of four (4) months in a twelve (12) month period. If your tenant does not wish to make repairs, and the problems have been certified by the local Board of Health to exist as described above, the tenant may declare the tenancy void and may leave within a reasonable time so long as, the tenant pays the fair rental value for the time s/he occupies the apartment. (M.G.L. c. 111, § 127L).

Retaliation: You cannot retaliate against your tenants for exercising their legal rights such as complaining to you or the Board of Health about problems with the apartment, joining a tenant's union or lawfully withholding rent or repairing and deducting. It will be presumed that you are retaliating against your tenant if within six (6) months of the tenant's exercising any protected rights as briefly stated above, you terminate the tenancy, increase the rent, or otherwise attempt to change the terms of the tenancy. In order to then avoid penalties of up to three (3) month's rent, attorney's fees and costs of the action, you will then have to prove in court non-retaliatory reasons for doing these acts.

Keeping Good Records

Like any business, the efficient operation of residential property requires good record keeping. It is strongly urged that you keep detailed records of all aspects of the tenancy. In addition to the extensive records required of you if you take a security deposit, you should keep records of all contacts and complaints by tenants, with dates and notes regarding conversations; contacts with repairmen, health department inspections, invoices, paid repair and stock bills, and similar information.Massachusetts tenants have many rights and remedies. Frequently, good records mean the difference between winning and losing your case in court, or avoiding court altogether.

Evictions

Resolving Disputes Without Court: When complaints or disputes with tenants arise, investigate them and address them quickly. Ignoring tenant complaints or flatly refusing to address them can lead to costly, acrimonious, eviction cases, and a prolonged stoppage of rent payments while the matter is litigated. While bills are pending in the state legislature that would require rent escrowing by the tenant who contests an eviction, as of this writing, there are no such requirements in existence. Therefore, it is prudent to try to resolve all issues before filing an eviction case in court, after which time, the tenant may well cease paying rent until a judge tells him or her how much and when they must begin paying again for their continued occupancy of your apartment. This could and often does take many months to resolve if contested.

In attempting to work with tenants having a hard time financially, or suffering other problems which interfere with their living up to their agreement with you, do not allow the problems to drag on for long without fairly quick written resolution. Because Summary Process cases (eviction cases) can take months to resolve, especially if contested, if you allow a nonpayment situation to continue for long without receiving regular payments against the arrearage, you will have lost many months of rent by the time you win an execution (court order for the move out). In the absence of any mandatory rent escrowing requirement, you will likely lose the rent entirely for the intervening months.

Early Termination

Near the end of a lease, you may sometimes begin eviction, if you have substantial grounds to believe the tenant is likely to continue in possession of the premises after the termination date in the lease. However, no Execution (court order for the move out) can issue before the termination date in the lease. But, you will have saved time and perhaps the incoming tenancy by having the court’s permission before hand to evict a tenant holding over after his or her lease has ended. (M.G.L. c. 239, § 1A).

No Lock-Outs

If you want a tenant out of your apartment permanently, the only way to evict the tenant lawfully is by getting an Execution (court order for the move out.) You cannot lock out a tenant under any but, a few narrowly interpreted and exceptional circumstances. The penalties for unlawfully shutting off the tenant's utilities or for unlawfully barring a tenant access to the apartment without an Execution can be severe, running the gamut from three month's rent, attorney's fees, and injunctions forcing you to put the wronged tenant back into the apartment, and criminal penalties and fines in some instances. (M.G.L. c. 186, § 14).

Termination of Tenancy: Notice to Quit

Tenants Under Lease: If you want to evict a tenant under a lease for a reason other than nonpayment, such as having unauthorized subtenants, or property damage, the lease will generally tell you what type of Notice to Quit you must use and when to serve it. If you are evicting the tenant for nonpayment, you must send a 14 day Notice to Quit. (M.G.L. c. 186, § 11). But, if the tenant pays all monies due, plus costs, interest and your court filing fees by the date her Answer is due in court, the tenant has an absolute right to stop the eviction.

Tenants at Will: If you are evicting for a reason other than nonpayment or for no reason, you must give the tenant a 30-day Notice to Quit. If the eviction is for nonpayment, you must give 14 day Notice to Quit. But, if the tenant pays the amount claimed due, plus costs, interest and your court filing fees in 10 days, and if this is only the first Notice to Quit for nonpayment within 12 months, the tenant has an absolute right to stop the eviction. If you do not place notice of this fact in the Notice to Quit, the tenant has a right to stop the eviction by paying the above sums not later then the date his Answer is due in court. (M.G.L. c. 186, § 12).

Subsidized Tenancies: While eviction of these tenants is no longer subject to the exclusive authorization of the local housing authority, eviction is still controlled by the specific terms of the lease and by a matrix of federal and state law. An attorney should be consulted when evicting a subsidized tenant.

The many types of Notices to Quit vary depending on the type of tenancy sought to be terminated and the rights you wish to reserve to yourself after terminating the tenancy. The rules governing timing and method of service are confusing to the new landlord as well. It is recommended that you should not rely solely on the advice of a constable when sending a Notice to Quit, but rather that you also consult an attorney before you move to evict. Although most constables are knowledgeable as to service, they may not know all of the requirements of terminating tenancies technically required of you in order not to have your case dismissed in court, or to reserve certain rights to you.

Summons and Complaint

When the notice period ends, you or your lawyer must serve a Summary Process Summons and Complaint on the tenant. This officially brings the tenant under the court's power and informs him or her of the trial date, the place of the hearing, the reasons for eviction and how much money, if any, you claim the tenant owes you.

Answer

This is the tenant's written response sent to you in which s/he states why s/he should not be evicted and what, if any, counterclaims for money damages s/he has against you such as violations of the State Sanitary Code, retaliation, or faulty eviction procedures.

Trial

If you cannot reach an agreement with the tenant resolving the reasons for eviction, there will be a trial. At this hearing, the tenant and you or your lawyer present your witnesses and documents and a judge or jury decides if you win or if the tenant wins and how much money, if any, the tenant must pay or how much, if any, you must pay the tenant.

Appeal

Either party may appeal within 10 days of entry of the judgment, if dissatisfied with the outcome of the trial, by filing a Notice of Appeal. (M.G.L. c. 239, § 3, 5 and M.G.L. c. 231, § 97). But, as a condition of the tenant's appeal, s/ he must post an appeal bond in an amount determined by the court. Or, the court may waive the bond if the tenant can show s/he is indigent and has a real defense. If the bond is waived by the court, the tenant must still pay the rent which comes due during the appeal. If the court will not waive the bond, the tenant must pay past due rent and rent accruing as the appeal progresses, if the tenant wants to stay in the apartment during the appeal. The tenant cannot be physically evicted until the appeal has been dismissed or decided. Appeals are fraught with procedural pitfalls and should be undertaken with a knowledgeable attorney.

Eviction

The execution is the court’s order requiring the tenant to move from the apartment. After the appeal is decided or dismissed, execution will issue, but not before then. The execution must be used within three months of its issuance or it expires. If you accept the full amount of the rent awarded by the court in a nonpayment case, you effectively waive your right to remove the tenant and you have created a new tenancy.

Physical Moveout

To physically remove the tenant from your apartment, you must hire a constable and a moving company, if the tenant has refused your request to go. The constable must give the tenant 48 hours notice that s/he is coming with the truck. On the date set, the constable goes to the property, physically removes the tenant and her goods, orders the movers to store them in a storage facility, at your expense initially, and gives the keys to you. That ends the eviction process.

The tenant must now go to the storage company for her property. Because the warehouse has a lien on the property for its unpaid fees, if the tenant does not retrieve the property within six months, the warehouse may sell it. You may sue the tenant for your costs of the eviction. (M. G. L. c. 239, § 4).

Stay of Execution

If the eviction was a no-fault eviction and if the tenant cannot find a new apartment, s/he may ask the judge for a stay of execution of up to six months, or if s/he is elderly or handicapped, up to one year. If the eviction was for nonpayment, technically, the judge has no power to grant a stay. However, if in a nonpayment case, the tenant's award on his counterclaims was less than the amount of rent awarded to you, the tenant can avoid eviction by paying the difference, with interest and court costs in seven (7) days. (M.G.L c. 239, § 8A).

Documentation

When the tenant is leaving, you should view the apartment, take pictures and review the statement of conditions, if any, so as to definitively verify the condition of the apartment on the date of move out. This will establish what was damaged by the tenant during his time in the apartment and should avoid a later problem with security deposit deductions and possible litigation.

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All About Newburyport MA Schools, Newburyport Real Estate, Newburyport Homes for Sale, Newburyport Condos for Sale

John P. Wells (Wellsco Realtors LLC) — Tue, 09 Aug 2011 18:25:11 -0700

Newburyport MA: Homes, Condos for sale

Search the MLS for Newburyport MA listings and Real Estate for sale

A great new website gives you direct access to the MLS and real estate for sale in Newburyport MA while also providing you information about Newburyport, Schools in Newburyport, Events, things to do, and information about home buying.

Check it out at the Best Buyer Agent site around!

Newburyport MA real estate, homes for sale, condos for sale, information, MLS search

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August 2011 latest reviews of Realtor John P. Wells Newburyport

John P. Wells (Wellsco Realtors LLC) — Tue, 09 Aug 2011 16:53:05 -0700

These reviews are just posted on Zillow. To see the complete reviews go to my profile page at Zillow.

I have no control over what is written although I can object if I think a review is unfair. I've never had to do that. Zillow verifies that the people who post are real customers.

From a couple who bought a $1.45 million home in Winchester MA: "John is the consummate professional. He was a real pleasure for us to work with all around. He gave us sound guidance and practical advice ranging from helping us find a wonderful realtor to sell our old home to unabashedly pointing out key concern areas in examining new properties (his experience as a builder is extremely helpful). He understood our aesthetic, anticipated our needs and was incredibly organized and responsive (email and phone responses in record time!). When it came time to negotiate an offer and manage the process, he worked hand in hand with our lawyers, bank and others to ensure that not a detail was missed and that our interests were appropriately represented. John?s significant experience base (ranging from building to business), commitment to excellence and dedication to his clients? needs make him a truly exceptional realtor."

From a nurse who bought at $200K+ condo in Newburyport: "I recently purchased a condo in downtown Newburyport. The whole process from beginning to end was very efficient, thanks to John Wells. From the minute I met him, I trusted him 100%. My interests were always of upmost concern. He never rushed me, or persuaded my decisions. He was very knowledgeable about real estate and the Newburyport market. John also works with a team of professionals that are as passionate as him. I feel so lucky that he represented me. I would recommend him to anyone. All in all he is a wonderful person."

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Reviews and Recommendations Realtor John P. Wells Newburyport MA

John P. Wells (Wellsco Realtors LLC) — Thu, 28 Jul 2011 08:45:52 -0700

Two New Reviews of Realtor John P. Wells of Newburyport MA, just posted on Zillow (see full review)

"My wife and I have been working with John Wells for about a year now. John has a great knowledge about real estate and he is willing to fight for the little guy. We have a price range that tops out at about $200,000 and he has worked as if it was a million dollar price range. John has been very versatile about showings and on a few occasions we called him about a house (we wanted to see) and 2 hours later he was showing us the property. Throughout this entire process we have learned a lot about buying real estate from John. He has always been professional and it has been great to work with him. The most important thing about John is that we always felt had out best interests in mind."

"With John's help, we were able to buy our first home. If there is one thing I can say about John is that he is an extraordinary person. He really cares about his clients and he possesses the experience and knowledge that enables the home buying process to go as smoothly as possible. We are very fortunate to have worked with him and would highly recommend him as a real estate agent."

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Newburyport Fights an Abusive, Misguided Union

John P. Wells (Wellsco Realtors LLC) — Thu, 28 Jul 2011 08:18:42 -0700

Rat Poison

The IBEW members – the real ones, not the paid help that’s holding the signs about Anna Jacques – aren’t the one’s driving this disgraceful action in Newburyport. It’s the management, a few guys who hold the reins tightly. A real IBEW electrician, an intelligent, thoughtful young man I was speaking last week, told me that he and his fellow members are horribly embarrassed by the actions of their “leaders” and don’t agree with it or support it. I believe that. I believe that the majority of these electricians are decent, hardworking individuals, not the thugs their management is making them appear to be. A simple internet search about this union uncovers a lot of unhappy members.

It’s tough for them to speak out. There are consequences for disagreeing with union management. The members of this union are being victimized here; the poor judgment and unethical behavior of IBEW management is reflected on all of them. The problem is that most of the local union leaders are appointed rather than elected – the members don’t really have a voice. The constitution is online; the “democracy” is convoluted.

Let’s hope they find the courage and collective numbers to stand up for themselves and tell the guys who run this union that it’s time to walk. Social networking might work, guys. Go for it. This community will cheer you on. Heck, the best way for an electrician to get work in this town would be to advertise “I was an IBEW member and QUIT!!” But that isn’t easy. It seems that you spend your years in the union paying into a pension fund that you have to stay in the union to receive. If you get expelled, you lose your pension too, and the constitution reads as though opposing any union action is grounds for expulsion. So many of these members are recruited right out of school, they are trapped in the system.

We all know the public image of the IBEW has been reduced to garbage. The management of this Union operates in an intelligence vacuum, with no understanding of community relations or the importance of public opinion. They are harming the good name of every “real” union – by “real” I mean unions that look after their members rather than the cash going into management pockets. A friend of mine said imagine what good they could be doing for their image by helping community causes with their skills instead of the money they are paying the guys for holding those pathetic signs!

This community has really come together on this issue. Newburyport has stood up and delivered a resounding NO to the bullies (and rats) who have invaded our City in the name of coercion. Several City Councilors and many business leaders are out there with our citizens publicly decrying the IBEW disgrace. Mike Costello has had the moral conviction to forcibly speak out against the IBEW’s actions. Newburyport stands out as an example of having the fortitude and character to stand up to those who would abuse their power and our Constitution. This is not about free speech and legitimate protesting, it is a commercial effort by a morally bankrupt organization.

You can help the fight against the “rats” by going to the blog at http://supportajh.blogspot.com/

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Newburyport Festival 2011: Yankee Homecoming

John P. Wells (Wellsco Realtors LLC) — Thu, 28 Jul 2011 08:06:21 -0700

I'm posting this for those of you who are aware that Newburyport has summer festivals but don't know what to look for! The primary one is called Yankee Homecoming, with all kinds of daily events, open air concerts on the waterfront; a huge summer celebration. Here is the link to the website and calendar/schedule of events: www.yankeehomecoming.com

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2 BR Bedroom Condo for sale Newburyport in town $209,900: 45 Boardman St. #4

John P. Wells (Wellsco Realtors LLC) — Sun, 10 Jul 2011 00:09:46 -0700

Lots of character, antique condo three blocks from town. Move-in ready, wide pine floors, working fireplace. Private 2nd floor deck, perfect for dinner for two or just enjoying the neighborhood. Shared patio, seperate basement storage and laundry. New hardwood floors in Master Loft with 9x7 cedar closet just installed. Galley kitchen with overhead skylight in cathedral ceiling brings the sun streaming in. Pets allowed! Exterior being painted and resided paid for by seller. Great deal for this price, live in a wonderful antique condo in downtown Newburyport MA!

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Amesbury MA Amesbury Days Festival Schedule

John P. Wells (Wellsco Realtors LLC) — Thu, 07 Jul 2011 08:31:20 -0700

Thursday, July 7

3-5 p.m. — Ann McCrea Clayworks for Kids (Amesbury Public Library)

4-7 p.m. — Seniors' Annual Cook-out (Holy Family Parish Hall)

5:30-7 p.m. — All Together Now, Beatle Tribute Band (Millyard Amphitheatre), sponsored by The Newburyport Bank

Friday, July 8

9:45-11 a.m. — Mother Goose on the Loose Storytime (Amesbury Public Library)

4-5 p.m. — Recycling Regatta (Lake Gardner)

6-8 p.m. — 1950s Sock Hop featuring DJ Dave Frongillo. Watermelon eating and bubble-gum blowing contest plus the crowning of the King and Queen of Amesbury Days. (You must come in costume to qualify for the judging.)

Saturday, July 9

6-9 p.m. — Grand finale concert featuring The Brew (Town Park)

For more details on these events, visit amesburydays.org

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About AnnaJaquesExposed.com and Newburyport MA

John P. Wells (Wellsco Realtors LLC) — Sat, 25 Jun 2011 15:37:50 -0700

Anna Jaques Exposed? They care about us. Those guys from the International Brotherhood of Electrical Workers Local 103, standing out there tirelessly and selflessly, rain, snow, cold no matter – to warn us about the hazards of using Anna Jacques Hospital.

You see, if a hospital hires an electrical contractor who pays decent wages, provides health care and other benefits to its employees, but is not part of the union, then there is a direct negative correlation to the quality of the health care you will receive there.

We all need to be continuously reminded of this. We need to see the huge plastic signs on our roads, on Market Square, reminding us of the dangers at Anna Jaques even as we try to enjoy our beautiful downtown.

If only Anna Jacques would give in, would show no spine, and hire the Union – to heck with the cost! – and make sure that we get the health care we deserve! Thank you, wonderful union guys, for everything you are doing for us.

Some do look at this a little differently. I have heard the work “blackmail” mentioned. If Anna Jacques hires the Union, then there is no anti-Anna Jacques propaganda campaign. In other words, pay up and we’ll stop telling the public about malpractice claims. Does Anna Jaques have more claims that other hospitals in our region? The word the union wants out there to other hospitals and entities they want to coerce into using their high-priced services is clear.

(Note: I know nothing about the justification of any malpractice claims against Anna Jaques physicians and these signs do not cause me any concern about the quality of care there).

The reality is that these guys are paid to stand there. Anti-trust legislation exists to prevent any one company – or union – from controlling the prices we pay for goods or services. Unions like this have been successfully sued across the country for this kind of behavior. Unions have played a very important role in our past, in protecting workers from the power of unscrupulous employers who would underpay and mistreat employees. This is clearly not the role this union is playing. Union bosses all too often suck generous membership dues from their members in exchange for enforcing uncompetitive high wages that result in higher prices for consumers.

Is everyone in Newburyport as disgusted with these guys as I hear? Most people feel they are driving any respect for unions into the dirt. I choose to applaud Anna Jaques for standing up to these bullies. Is there any way to get them to stop inflicting themselves on Newburyport?

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Real Estate Prices in the Newburyport Area are Stable!

John P. Wells (Wellsco Realtors LLC) — Wed, 22 Jun 2011 09:54:28 -0700

We all constantly hear from the media that real estate prices continue to decline. The media doesn't differentiate between the regions when they report this; because of areas like Arizona, Florida, Nevada and California, the national averages continue to be pulled down.

These areas and others were all affected by exuberance during the boom years, and their large amounts of open space gave way to endless new construction. That new construction resulted in an enormous inventory of homes that became an oversupply when demand dropped, causing the values to plummet.

Because New England has limited space available for new construction that is heavily impacted by environmental considerations and local restrictions, we did not see that level of contruction boom. That is what has kept our real estate losses limited and prices now relatively steady.

I have seen a definite and considerable upswing in sales this year, and certainly no decline in prices. Analysts are predicting stability in New England, and that makes sense. Our real estate market is very different from the rest of the US.

In 2008 I told all of my clients not to buy; that prices would continue to drop. I had no business for over 6 months as a result, but I was right. 2011 is a very different market. Please watch the local trends, not national, to help you decide what's best for you.

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