Chris Webster's Blog

The confidential agent remarks in the MLS are for US...let's all please read them!

Chris Webster (Island Palms Realty) — Sat, 18 Sep 2010 00:56:34 -0700

Totally agree 1 million %! I read comments but hate if no instructions on who to call. You call Agent, they say call office, I say move on to my Buyer(s)!

Via Jeanna Martinez (RE/MAX Access):

The confidential agent remarks in the MLS are for US...let's all please read them!

Maybe I am crazy and just an odd ball, maybe I am the one who doesn't have it right, but honestly, I don't think that's the case. Whenever I am planning an outing with a client to see some properties I take time to do my homework. If I need to call a listing agent with a question about their listing, I do my homework. If I have a client who wants to submit an offer or a rental application, for Pete's sake, I DO MY HOMEWORK!

photo courtesy of: http://www.flickr.com/photos/midgetbro09/4612500393/

I guess that's not the case with everyone. There is (usually) a whole lot of helpful information in the MLS that can really benefit us if we just use it! Below are some great examples of information that has been clearly posted in the MLS and subsequently ignored. If you just take the time to read what is posted in the MLS, you can save yourself lots of time and possibly a few headaches.

1. "For information on the property, DO NOT CALL listing agent, call office and ask for Sam or Mary." - This really means that the listing agent will not have any information you don't already have (even if it is a Sunday, you must wait till Monday and call the office)

2. "Seller's disclosure and lead based paint can be found in MLS under additional information" - This means that you don't need to have the above documents faxed to you, you can print them right off the internet.

3. "This home will not qualify for FHA financing, unless it's FHA 203K." - This means that unless your buyer is willing to use 203K and you have a lender who is able, don't waste your time showing the home.

4. "This home is in a gated retirement community, residents must be at least XX years old." - This means that if your clients are under XX years old, don't waste your time showing the home.

5. "This home is for sale as is, no repairs will be done prior to closing." - This means that you need to make sure your buyer understands that they will not be able to ask for repairs, even after an inspection reveals a problem. Your can ask for a price reduction or closing costs if you still want to buy the house...just no repairs.

I know we are all not perfect and I have made my fair share of mistakes but I really try my best to avoid the ones that are easy to prevent. Not paying attention to the remarks will not likely be a tragic mistake but it can cause you to appear incompetent or at the very least ditsy.

Just saying....

Have a fantastic weekend!

Jeanna Martinez license #538288

jeannamartinez@gmail.com

210-833-2268

www.sahomesales.net

Texas Law requires all real estate licensees to give the following information about brokerage services: http://www.trec.state.tx.us/pdf/contracts/OP-K.pd

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Mr. Jay's Neighborhood - Back Yard Wiring!

Chris Webster (Island Palms Realty) — Mon, 13 Sep 2010 01:21:58 -0700

Can you spell? L-I-A-B-I-L-I-T-Y!!! Sure you can! Can you spell L-A-W-S-U-I-T? I could see this happening if someone were to get shocked! Better suggest they get a LICENSED Electrician on this!

Via Jay Markanich (Jay Markanich Real Estate Inspections, LLC):

It's a wonderful day in my neighborhood!

A wonderful day for a neighbor,

I need you to be,

I'd like you to be,

I'd LOVE you to be my new neeeeiiiighbor!

Hi boys and girls!

Mr. Jay here!

It's a beautiful day in my neighborhood and I am so glad we can be together today!

My neighborhood always surprises me! I learn new things everyday! Do you like to learn new things?

I sure do! And I know you do too!

Did you know that Mr. Jay lives in one of the smartest and richest areas in the whole wide country? It's true!

That's why Mr. Jay is so surprised! Can you see how surprised he is? Sure you can! He is surprised every day!

Can you spell surprised?    S-U-R-P-R-I-S-E-D    Sure you can!

Well, would you like to have some fun in my neighborhood today? Wow! That's great! Come on!

Today, boys and girls, we are going to learn about backyard wiring! Yes. That will be fun, won't it?

We are going to a yard with a fence alllll around it. There are 24 posts. And there are 24 lights.

Do you know why there are 24 lights? Sure you do! Because there are 24 posts and the people in this home wanted a light on every post. Very good! So, let's go!!

First, you want to make sure all your cables are protected.

One good way to do this is to put all of the cables inside a conduit!

Do you know what a conduit is, boys and girls?

Sure, it's a plastic or metal tube! It protects the wiring.

Can you spell conduit?    C-O-N-D-U-I-T    Sure you can!

You also want to make sure that none of your connections are touching the ground and are inside a wire nut!

No, a wire nut is not the kind of nut you eat! That would be nutty!

It wraps the wires together so they have a good connection!

Can you spell wire nut?    W-I-R-E-N-U-T    Sure you can!

You also want to make sure all your wires are carefully attached to the fence! Very good!

See how well connected this cable is!

Sure you do! No, not the cable on the right, the one on the left!

Your other left.

Good, boys and girls!

And make sure all your light bulbs are protected by a globe.

The globe is the glass jar around the bulb!

Can you spell globe?    G-L-O-B-E    Sure you can!

And make sure that everything is put on strongly and tightly so no water can get inside! You sure don't want any water getting inside.

Why not? Because water and electricity don't mix!

They will make the light short. Yes, short. Just like mommy! She sometimes gets short with you right?

Sure she does!

And if you do everything right, and wrap all the extra wiring round and round the last light and turn on the switch, ALL 24 lights should come on!

Gee, boys and girls, only one light turned on.

But you should know that Mr. Jay was very surprised that it did! How nice that a light came on! I'm so happy! That means we have a continuous connection!

Can you spell continuous?   C-O-N-T-I-N-U-O-U-S   Sure you can!

Can you spell surprised?     S-U-R-P-R-I-S-E-D     Sure you can!

And the Virginia Creeper on the post lends it a nice touch too, doesn't it? Sure it does! That almost makes up for only one light coming on! And Mr. Jay's complete surprise!

Well, boys and girls, it's time for Mr. Jay to leave.

We sure have had fun today! Thanks for stopping by!

Do you want to come to Mr. Jay's neighborhood again? Sure you do!

Mr. Jay sure has fun in his neighborhood! A lot of home inspectors are very jealous that Mr. Jay has so much fun!!

It's a wonderful day in my neighborhood!

A wonderful day for a neighbor,

I need you to be,

I'd like you to be,

I'd LOVE you to be my new neeeeiiiighbor!

                                          Gee won't you be,

                                        Please won't you be,

                            I'd LOVE you to be my new neighbor!

Programming of Mr. Jay's Neighborhood has been provided by Lotsa Nuts! When you feel like a snack, eat Lotsa Nuts. Because you are what you eat!

Tune in soon to Mr. Jay's Neighborhood - Where You Can Check Out, But You Can Never Leave...

Fade to black...   quick.

Jay Markanich Real Estate Inspections, LLC

Based in Bristow, serving all of Northern Virginia

www.jaymarinspect.com

Waiting for that "One Buyer"? I hate to tell you but they aren't coming!

Chris Webster (Island Palms Realty) — Mon, 13 Sep 2010 01:12:16 -0700

I love when this happens! I ask them to tell me what type of Buyer will buy and where do I need to deliver the listing! Price, Price, Price ~ Location, Location, LOCATION!

Via Damon Gettier Broker/Owner ABRM, GRI, CDPE (RE/MAX 1st REALTY- Roanoke Virginia Short Sale Expert):

Over the past eight years I have heard the following statement hundreds of times, "We are looking for the ONE BUYER who is willing to pay ________." I heard it when lake property was at the top and sellers wanted a hundred thousand or more on top of market price for their homes. I hear sellers saying it now when they are trying to get what they paid for their house and all of the numbers say it is worth thousands less than what they paid for it. I hear sellers and agents both say, "We are waiting for the buyer from NY to sell their house up there and buy this house because they will not care what it costs".

I am here to tell you, they aren't coming! That "One Buyer" is currently sitting in Bankruptcy or Foreclosure now! That "One Buyer" already made that mistake! That "One Buyer" cannot get a No Document, Stated Income Loan anymore! That "One Buyer" cannot get a loan and waive Appraisal anymore! The days of buyers buying over appraised value have come to a halt, at least for now. The level of accountability has risen to extreme levels for Appraisers and Lenders, at least for now.
If you want to sell your house, you have to price it "At Market Price" or "Below Market Price". Pricing your home over market price will get you two things:
1) The continual enjoyment of your home as no one is going to buy it.
2) A lower net price once you do sell it. Houses that sit on the market for extended periods of time WILL NOT SELL for what they could have if they had been marketed at market price or just below market price.

This market is a different market than most sellers and their agents have ever experienced. There is so much inventory on the market now that the houses that do sell, sell for market price or below and are in INCREDIBLE condition. Average homes and less are simply not selling. Buyers can be extremely picky, they want and expect exceptionally neat, clean and tidy homes with fresh paint, manicured lawns and trimmed bushes and shrubs.

If you want your home to sell quickly and for a good price, price your home to sell, and then make sure it is in the same condition you would want it in if you were thinking of buying......oh....and make sure that your agent knows how to market on the internet!

Damon Gettier, Broker/Owner RE/MAX 1st REALTY --ABR, ABRM, CDPE, ePRO, GRI, SRES, AHWD, VA Licensed Real Estate Instructor

Buyer and Seller Representation

Roanoke Short Sale Listing Agent

View my Roanoke Blog at www.BloggingRoanoke.com

View Roanoke Real Estate Listings Here

Follow me on:

RoanokeHomeTeam.com

2235 Colonial Ave Roanoke VA 24015

820 University City Blvd Blacksburg VA 24073

Don't Shoot the Text Messenger...

Chris Webster (Island Palms Realty) — Mon, 13 Sep 2010 01:05:33 -0700

I said that I would never text message but now I let everyone know that I can respond to text quicker than any other means of communication. I can text in a Restaurant but feel like it's rude to let everyone hear my conversation.

Via Arris Robinson (Devstar Realty):

So here's the deal: through various means of circumstantial provision, it has been brought to my attention that there are still some of us real estate professionals out there who refuse to communicate via text message. This is unfortunate, as texting can be a pricelessly valuable tool in any industry, but especially in real estate! Now, I am plenty familiar with the typical anti-texting rationale... and, truth be told, I can't honestly say that I disagree with it. The following thoughts represent (in my opinion) the most logical arguments that I have heard against jumping on the text message band wagon:

1) It takes longer to type a text than it would otherwise take to call someone and verbalize the same message.

2) It's difficult to express your sentiments via text; in other words, a text has a higher probability of being misconstrued than its counterpart methods of communication, such as phone calls and emails.

3) And - arguably the most valid of the anti-text arguments - text messaging presents an additional monthly expenditure.

As I mentioned above, I cannot necessarily refute these processes of reasoning, but I can certainly share my opinion as to why they are not substantial enough to justify deterring one from utilizing text messaging, at the very least, as a business tool. Here are my thoughts:

1) It may take longer to send a message via text than it would to simply speak it, but what people fail to factor into the equation are all of the other facets of a phone call or conversation, such as:

a) introductions - "This is so-and-so and this is my reason for calling/conversing."

b) formalities - "How are you? How about those 49ers?!"

c) miscellaneous conversation - "I once knew someone who had the same such-and-such as you... We took the dogs to the groomer yesterday and now the kids are making a huge mud puddle in the yard..."

d) closing statements "It has been a pleasure speaking with you! Give the family my regards, please."

All of these variables add an indefinite amount of time-consumption to a verbal conversation. Yes, perhaps texting has the potential to be less personal due to its straight-to-the-point nature, but is certainly NOT more time-consuming.

2) I understand that the potential for information to be "lost in translation" is increased when one is dealing with non-verbal communication. however, this is the case with ALL non-verbal communication - not just texts! I have found that most people who refuse to give in to the text message movement have, in fact, succumbed to the email movement. (How could they not, right?) So, I maintain that if you can communicate via email, you can most definitely communicate via text. Additionally, since most of our communication is, factually, non-verbal anyway - i.e. body language - any form of communication that is not person-to-person (including phone calls) is going to suffer its deficiencies. Therefore, to be the most efficient business person you can be, you must be willing to communicate utilizing any and every method at your disposal.

3) Lastly, the money issue. Perhaps the ability to send texts symbolizes little more to you than an extra expense on your monthly phone bill; I would argue that text messaging can actually not only SAVE you money, but that it can even EARN you money as well. Texting saves time and, especially in this business, we all know that time is money! But utilizing texts can also earn you money - here's how: I have found that an increasingly large number of my clients will always exchange texts with me, even when I can't get them to pick up the phone, or when there is a lag in email turn-around time. By realizing this, and using it to my advantage, I have been able to maintain momentum in deals that could have otherwise become stagnant or unneccesarily protracted due to lack of information exchange. Furthermore, a text can provide a more comfortable (albeit less personal) way to approach an uncomfortable conversation. Dont' get me wrong - by no means am I advocating the use of a text to bear bad news to a client or anything of that nature; however, what I am saying is that I have noticed that some of my clients are more comfortable sending a text to convey information to me that might be embarrassing or uncomfortable. I have had clients send a text to let me know they are going to be late - which is valuable information for me, but nonetheless, information which they might feel less inclined to call and say on the phone versus sending a text. Other similar situations could be to let you know they want to withdraw a short sale offer that is taking too long and move forward with their home search, to inquire about the progress of a current offer without feeling like they are imposing with a phone call when you might be busy, to ask questions they may feel "dumb" for asking, or to get back in touch with you after a missed appointment or after a long time without communication...

The list goes on and on, and the point remains: providing your clients with yet another means of getting in touch with you not only keeps you on the forefront of technological advancement, but can also be a highly useful tool to lubricate the lines of communication and facilitate forward progress in your professional endeavors.

...And for those of you who are considering taking my advice and diving into the world of text messaging, here's a little something to get you started! ;)

Grandma at 30?

Chris Webster (Island Palms Realty) — Mon, 13 Sep 2010 01:01:21 -0700

I wrote about this same subject 2 years ago! It never ceases to amaze me when I see an Agent's photo that was taken 20+ years ago. It is so common. People want to feel like they know you when you meet face to face.

Via Jon Zolsky, Daytona Beach, FL. FunCoast Realty, 386-405-4408:

I was reading a blog today. Good blog, well written, well thought of. And when I read that the Member has married children, and has a 6 year-old grandson, I look back at the photo. Is this a photo of her daughter? A nice-looking late 20- early 30ish female… Nope, the photo is of the member…

Recently I met an agent, whose photos I have seen so many times on his signs. I did not recognize him when we met. The guy introduced himself and I was looking at someone my age, not my son’s age, and that’s how he looks on his signs.

Another good agent is using a photo on all her advertising materials, which is very flattering. She squashed the width. So now she is taller and thinner. It does not look very natural, but that is what she uses.

90% of people use Internet to search for properties. So next comes this exciting moment when the customers walk into the office, and then start looking around for their agent, as they do not recognize this young and thin agent in a grandmother sitting in front of them.

Look at their face. It often reads “You? You gotta be kidding me…” And how funny it sounds when you have to explain that for the last 28 years you did not have time to get yourself a new picture…

I think it creates more awkwardness and uneasy feeling rather than helps. Where it puts the agent. From liar to delusional? In terms of branding it is like making one step forward and two huge steps back.

The whole point of a photo is making them feel they know you. Real Estate is not about dating, and if we are not all Angelinas and Brads, it is fine. But if they come and find that you are not really you, then what is the point of flattering ourselves?

Is she really 30? No, it is an optical illusion. And we are illusionists...

* Image courtesy of daniel spils via Flickr.com

Bring Attention to Unique Selling Features in the MLS

Chris Webster (Island Palms Realty) — Mon, 13 Sep 2010 00:55:16 -0700

I always use up all pictures for MLS. If I can't post all of what I want then my tours show the space. Youtube has worked wonders! Pictures are worth their weight in GOLD!

Via Tammie White Franklin TN Homes For Sale (Keller Williams Realty):

Listing agents, please bring attention to unique selling features in the MLS. I am currently working with 2 different buyers. Both are retirees moving here from out-of-state and, surprisingly, both are woodworkers with lots of very large equipment. They are looking for a unique property. A home with either a detached shop or building, a home with an extra large garage (at least, 3 bays) or a home with a garage under the house that extends into an unfinished basement.

I have searched the MLS but I am not finding any mention of such a space. What I have been forced to do is pull up anything that has a garage under the house with an unfinished basement and hope that meets our needs. Unfortunately, most agents don't post pictures of garages or basements.

My clients don't want to tip our hand to the sellers for fear that they'll overpay for such a space.

Consequently, I can't call the listing agent to confirm if this property meets our needs. So, we have been forced to drive out to many a house to see if the space can accomodate this very large equipment. As of yet, we haven't found the ideal place.

Listing agents, please bring attention to unique selling features like extra-large garages, detached workshops or even garages with unfinished basements attached. These features may just be what some buyers are looking for.

Be sure you take a picture or two. In Middle Tennessee, our MLS allows 20 pictures to be posted. If you have a unique feature like a tandem garage, detached workshop or even a very large basement with garage access, snap a couple of photos. Who knows? This unique selling feature may just end in an offer being submitted.

************************************************************************************



    Tammie White, Realtor® in Franklin TN

Cell Phone: (615)495-0752

www.TammieWhite.com

Tammie@TammieWhite.com

   Call Me Today for all Your Real Estate Needs!

Serving the Franklin, Brentwood, Nolensville, Spring Hill, Thompsons Station, College Grove, Leipers Fork and greater Nashville area. All information is believed to be accurate but is not warranted.

Congratulations, you missed the $8,000 tax credit

Chris Webster (Island Palms Realty) — Mon, 13 Sep 2010 00:51:21 -0700

Totally Agree! I have told several buyers to wait to see if rates will drop. They dropped and here we are with alot more savings!

Via Jim Lee, REALTOR®, Knoxville, Tennessee (Realty Executives Associates):

No, I'm not being facetious or implying you're a dummy because you haven't bought a house yet.

In fact, just the opposite; waiting until now to buy has saved you thousands of dollars more that than measly 8 grand credit a lot of your friends got earlier this year. Here's how.

Let's take a look at the facts and mortgage market now compared to what they were then.

The $8,000 federal tax credit that got everyone excited earlier this year expired at the end of April, 2010. Buyers that had a contract dated prior to that were able to claim the credit up to the maximum amount of $8,000. and also got a loan with an interest rate around 5.5% or so.

If they bought the median priced house in the Knoxville, TN area, which would have been around $180,000, and got an FHA insured loan with the minimum 3.5% down payment they would have a monthly mortgage payment of $986.25 for their principal and interest. Taxes and insurance are added to that amount.

However, because you waited until now for whatever reason, interest rates have continued to drop. In the current mortgage market you can get an interest rate as low as 4.25% which would lower your monthly principal and interest payment to $854.50 or $131.75 LOWER than your friends who bought earlier this year and got the tax credit.

One huge benefit to you with the lower interest rate is that it's actual cash you're saving each month you can use for savings, bill paying, or whatever you choose.

And if you only own you house 5 years and 1 month and then decide to sell and move up, move down, or whatever, you have then saved $8.036.75 in actual cash payments which puts you Waay ahead of your friends and their $8,000 credit 5 years previously

Finally if you end up keeping your house and paying off your 30 year loan over the whole term you save a whopping $47,430 in actual monthly payments over your friends who bought earlier.

So if anyone tells you that you've missed the boat on that now expired tax credit,just whip out your calculator or this article and explain to them how you decided to wait until conditions were 'more perfect', as they are now, before pulling the trigger on your new home purchase. Then show them how much more they're paying compared to the sweet interest rates you're now able to take advantage of.

In the greater Knoxville, TN are visit www.KnoxvilleHomeCenter.com to see all the area homes for sale.

A little further north, Portsmouth, NH and Seacoast area buyers can visit www.NewHampshireMaineRealEstate.com. The state of New Hampshire also has a stunning 3.5% rate through their New Hampshire Housing program. These are the lowest rates in their 30 year history.

The only dumb question is the one you don't ask; call or email us.

Jim Lee, CRS, ABR, GRI, ACRE, NAR Certified e-PRO Trainer
*****************************************************************
Visit my blog: www.KnoxvilleTennesseeRealEstateBlog.com
Realty Executives Associates, Knoxville, Tennessee
See all Knoxville area Realtor listings at: www.KnoxvilleHomeCenter.com
(865) 693-3232, My Personal Toll Free # 1-800-662-2488 ext. 163
mailto:Jim@JimLee.com

Click here to subscribe to my blog and get up to the minute news and reports about real estate in the greater Knoxville, Tennessee area.

12 most persuasive words in communication per Yale University

Chris Webster (Island Palms Realty) — Sat, 28 Aug 2010 03:41:31 -0700

Via The Lori Bowers Group Paradise Properties:

Yale University recently did a survey in marketing and advertisements as well as communication to come up with the 12 most persuasive words in communication. By combining these word communication gets much higher results in getting people to do what you want. I have been using these words in business as well as personal relationships.

1. you

2. money

3. save

4. new

5. results

6. easy

7. health

8. safety

9. love

10. discovery

11. proven

12. guaranteed

13. free

14. sex

examples:

Do you want a 5 point plan to get your home sold fast at the highest price possible? Do you want a new approach with proven results? You are guaranteed to love this easy was to get results now. Each area is worth 20%. Hoiw do you rate the sale of your home?

1. marketing

2. exposure

3. price

4. location

5. negotition

Der, I have wy to prove to you I cn get results on our budget by saving money and get free items too.

http://www.desertareahousingmarket.com

The Lori Bowers Group

A boutique Real Estate Office, with a full service team to serve all your Real Estate Needs

La Quinta, Palm Desert, Indio, Rancho Mirage, Coachella , Indian Wells and the surrounding Palm Springs Area.

78065 Main St., Suite 107

Old Town La Quinta

La Quinta, CA 92253

Phone: (760)777-8788 • Fax: (760)771-5355

IBM is now in the Short Sale Business as LBPS...

Chris Webster (Island Palms Realty) — Sat, 28 Aug 2010 03:38:39 -0700

Via Bryant Tutas-Tutas Towne Realty, Inc:

.......Lender Business Processing Service. Not quite sure how long they have been offering their servies to lenders but I have just had my first experience with them this week. In fact, I am on hold with them as I write this article. I've been on hold for over 2 hours!!!

I wrote a post a few weeks back about receiving Short Sale approval from Chase in 5 days. My approval was good until August 23rd. I had a really great Chase negotiator by the name of Gregory Williams. Mr. Williams is awesome at what he does and always responded to me very quickly. I emailed him last Friday asking for an extension of a couple days so we could get the transaction closed. He called me immediately to let me know the file had been sent over to LBPS and Chase had nothing else to do with it. YIKES!!! This is NOT what you want to hear 2 days prior to closing!!

Anyway, like the good little Broker I am, I did not let it derail me and instead just picked up the phone and called LBPS. That's when the fun and games began. I have now spent a total of 6 hours on hold this week and still have not sorted anything out. In fact, that 6 hours has been spent doing nothing more than holding to confirm that my LBPS 3rd Party Authorization has been received and approved!

I fear this is going to be a very painful experience. While I was writing this article (still on hold) I received an email from one of my other Sellers to let me know his loan was also just sold to LBPS. Oh well....no one ever said our jobs were supposed to be easy. I guess I best figure out the LBPS system!

Here's some info put out by IBM LBPS.

Folks, if you have a loan being serviced by IBM Lender Buisness Processing Service (LBPS) and are facing foreclosure, PLEASE contact me so I can help.

Are you facing foreclosure in Florida?

Do NOT be foreclosed on! Avoid foreclosure. Short Sales DO close.

Want to find out more? www.CentralFloridaShortSales.com

***I am NOT an Attorney nor do I play one on TV. Click the button below for my Bio.

Copyright © 2010 http://www.brokerbryant.com/ | All Rights Reserved

I don't need an agent because I'm buying a new home from a builder

Chris Webster (Island Palms Realty) — Sat, 28 Aug 2010 03:37:31 -0700

Via Nevin Williams, Conventional,jumbo & FHA (First Priority Financial,specialize in jumbo & conventional):

Get real! Why would I want to have an agent act as a middleman when I can deal with the builder? I can get the house for less because there will be no commission to pay. Why should I lose thousands of dollars just to have you walk in with me? If you are a home buyer how often have you thought this? If you're a Realtor how often have you heard this?

When the cat is away the mice will play. There are so many things that can work against a home buyer when they aren't properly represented. Check out the latest scandal by some home builders. No agent to review your paperwork and you aren't an attorney or well versed in deciphering a harmful clause in a real estate contract. Glad I'm not you.

People will pay legal fees to protect themselves in a small civil case but think they can "wing it" on their own when buying a structure costing hundreds of thousands of dollars. As I recall a lot of people were taken advantage of by builders. For example, everyone in the real estate community in Sacramento knew to steer clear of this company. These unlucky home buyers who went at it alone ended up with a huge mess on their hands. A mortgage on a home they couldn't occupy.

Don't think this is an isolated incident. Visit www.ripoffreport.com and type in your favorite builder and see what pulls up. Most complaints are made by buyers who were not represented by an agent. To further drive my point home, how many of you reading this post think oversight of mortgage lenders and investment people is a good idea? Who is going to oversee your new home purchase? The agent who is paid by the builder? Uh huh, you catch my drift.

You're not hiring a person who lets you look at the inside of houses or a shuttle driver. You're hiring a professional who's little subtle re directions during the transaction helps you avoid disasters. You think it was a great idea and we know it was more than that. It saved you from a lawsuit. These lawsuits aren't always contractual either. Many can fall into the form of discrimination. Some blatant most subtle. I didn't know is no excuse in a courtroom.

Even if your theory of a home being sold for more holds true, hiring a Realtor to represent you in a purchase of a new home is much cheaper than the potential mounting legal bills or paying for a home you can't even occupy. Agents know contracts, federal and local laws, have the inside scoop on bad and good builders and always stay abreast of breaking news that could affect the area you are buying in or the credibility of the builder. If the builder thinks they can pull a fast one on you to make more money, then there's a good chance they might.

North County

*1902 Wright St 2nd floor Carlsbad CA 92008

New Office!

2990 Jamacha Road #136 El Cajon CA 92019

Nevin Williams NMLS #69651

*Not a licensed office location

Get ready - Lenders may deny loans on newly constructed homes

Chris Webster (Island Palms Realty) — Sat, 28 Aug 2010 03:29:35 -0700

Via Nevin Williams, Conventional,jumbo & FHA (First Priority Financial,specialize in jumbo & conventional):

Some home builders are including in their contracts a 1% fee to be paid to them every time the house is sold for up to 99 years. The money is nothing more than profit for the builder and is not used for up keep or any type of property improvements. Lenders are getting keen to this and reviewing contracts very carefully looking for this clause.

If the lender sees this clause in the contract they will likely deny the buyers home loan. Lenders will be on the hook to try to sell a home with an additional 1% fee everytime the property is sold making it harder to sell in a case of default. Anything that adds a layer of risk will either cause the lender to adjust the interest rate to reflect that risk or they will simply deny the loan altogether.

Just when a Realtor thought their job was hard enough. Now you will want to comb through these builder contracts very carefully before assisting your buyer through the process. I would even recommend a full underwriting approval on all new construction homes to protect your buyer form a possible loan denial. If the underwriter reviews the contract and the buyers qualifications and approves the file then you would have significantly reduced the likelihood of problems.

If you are in the states of WA, OR, CA or NC we will gladly package a loan without a property address and submit it for underwriting allowing you the peace of mind that the loan shouldn't become an issue. E MAIL or (888) 206-5781 Otherwise ask your favorite trusted lender to do the same. Of course one could take the simpler approach and focus mainly on existing homes.

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He's Not a Flipper; He's a Neighborhood Revitalization Specialist!

Chris Webster (Island Palms Realty) — Sat, 28 Aug 2010 03:25:59 -0700

Via Peggy Chirico, 860-748-8900, Greater Hartford Area REALTOR® (Prudential CT Realty):

I participated in a Brokers Tour this week to show off my listing, which is a fabulous renovated cape. My client purchased the bank-owned property, fixed all the plumbing and electrical issues, totally remodeled the kitchen and two full bathrooms, repainted, landscaped, and tended to all the details to make this house look great.

The house is completely move-in ready and just waiting for some new owners. So at the tour, I was invariably asked if the owner was a flipper. I replied, "I prefer to call him a neighborhood revitalization specialist."

The number of bank-owned properties are increasing, and neighborhoods are suffering as a consequence. We should be welcoming investors who take a huge risk to purchase, restore, and resell a vastly improved home. They have to carry the costs and hope to recoup the money they spent in improvements, which is especially risky in this market.

The term flipper connotes someone who buys a distressed property, slaps on some paint, pads the costs, and reaps huge profits. I know this isn't always the case, but public opinion of flipping is often a negative one.

On the other hand, a neighborhood revitalization specialist is someone who assesses the property, calls in licensed contractors to fix all the mechanical and electrical systems, remedies problems that would prevent the sale of the home, cleans and refurbishes each room, and may upgrade kitchens, baths, etc.

My client is a NEIGHBORHOOD REVITALIZATION SPECIALIST and he should be commended for helping to save the neighborhood!

*****************

Peggy Chirico, REALTOR®
Serving the Greater Hartford Area
Prudential CT Realty
peggychirico@prudentialct.com
860-748-8900

http://www.peggychirico.com

Please feel free to contact me about any of your real estate questions.

Find your dream home now!

“Mr. FSBO, You’re an Idiot and I’m Not!” Yeah, that’s persuasive…

Chris Webster (Island Palms Realty) — Sat, 28 Aug 2010 03:20:50 -0700

Via Jennifer Allan, Author of Sell with Soul (Sell with Soul):

(The other day I promised to do a little series on applying Go-Giver principles to real estate - while this blog wasn't written with that in mind, I realize that it DOES indeed reflect a Go-Giver philosophy! So, let's consider this the first in that series, k?)

I was just talking to an agent who is going through a corporate-sponsored FSBO training program.

Sigh.

It’s typical stuff. Under the guise of being helpful, the program advises you to scare the guy to death about everything he doesn’t know about selling a house. Bring in a stack of complicated contracts and disclosures, “just so that he’ll be prepared if an offer comes in.” Include intimidating documents that he won’t actually need at contract (like a deed of trust and personal property bill of sale) just to beef up your pile. Provide a “helpful” info-sheet about the dangers of letting strangers into your home.

Again, your basic FSBO scare-tactics.

And again, sigh.

Hey, someone decides to FSBO their home because they think they can do it. They think they’re smart enough to do it and they don’t see the point in paying some smarty-pants real estate agent a whole bunch of dollars to stick a sign in the yard and do an open house. In most markets, they can pay a few hundred bucks to get on the MLS and borrow a For Sale sign, so they’re good to go.

And you know what? Maybe they are smart enough. But it doesn’t matter if they are or they aren’t; what matters is that they think they are. So, when you come in with your brow all furrowed with faux concern and your “helpful” material in hand, all you’re really doing is insulting the seller’s intelligence. You’re basically saying “You’re an idiot for trying to sell your house yourself! You can’t possible succeed without me because I’m SO much smarter than you are.”

Oh, I know that’s not what you’re saying, but that’s what he’s hearing. And we wonder why FSBO’s can be hostile to us smarty-pants real estate agent types!

How about let’s be straight with the guy? If you think you can actually help this guy sell his house, then PROVE it to him. BE helpful without strings attached. Authentically CARE about his situation instead of mastering that look of faux concern. Be genuinely willing to walk him through contracts and answer his questions. Provide informative market reports to help him price properly.

Contrary to popular belief, demonstrating your expertise by sharing your knowledge won’t eliminate the seller’s need for you. I hope not, anyway; shoot, if it’s so easy to sell and close a house that we can explain it in an hour or two, that seller truly DOESN’T need us!

No, being cheerfully and genuinely helpful, caring and GIVING is gonna go a whole lot further with a suspicious FSBO than all the scare tactics in the world!

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If The Grass Is Greener On The Other Side - It's Being Watered.

Chris Webster (Island Palms Realty) — Sat, 28 Aug 2010 03:17:26 -0700

Via Gabrielle (Kamahele) Rhind, Associate Broker (Tierra Antigua Realty, Tucson AZ Real Estate):

This morning, an associate quit the real estate business after trying it for a few years. "Market is bad - I have no work." The more we talked, the more I heard her blame everyone and everything for her failure and how it's the bank's fault that she is now going to lose her home.

But what has she been doing to fix it? Has she curbed her spending habits? Has she done anything to improve her business? What's she been doing to correct all the negatives? But .. she thinks Realtors who are making it are lucky - grass is always greener syndrome.

Looking at my own "yard" - it's not real green right now.   Life stuff. And I was going to blog yesterday - but crazily - it was only 80 degrees and overcast in Tucson - WOW- so I took advantage and goofed around outside in the afternoon!

Yikes! That is not going to help my business. And only me to blame!

The flip side is ... I "work" even though I am not "working" - if that makes sense. How? By:

Thinking positively about my business - doing what can be done - and when it can be done.

Updating business goals and plans when things get "off-course".

Ignoring negative news about real estate and negativity in general. People are selling and people are buying. They always will.  The rest is up to me!

Doing something over doing nothing. Simple things like reading blog posts, staying updated with the Tucson housing market, keeping business cards with me everywhere I go, writing down things to do and a target date for each.

Having a date to get back on track. And then doing it.

Real estate is a long term investment - and so is having a career in real estate. It does take time and effort. But during those "in-between" times  when things come up - keep "watering" your business. Put what time you have into quality, positive, productive things and it will make a difference later.

Buying or selling Tucson real estate, Mt Lemmon, Tucson bank-owned homes, Tucson rental homes, or Tucson lease option homes? Visit www.BuyMyTucsonHome.com.



This blog is written with my opinions and my opinions are presented with accuracy but not guarantees. Please talk to a professional before making any real estate, financial or agency decisions.    Gabrielle (Kamahele) Rhind - 2009. If you want to reprint parts of this - just email me for my permission: TucsonsRealEstate@gmail.com.

Luxury Real Estate Marketing Essentials-Creating Extraordinary Value

Chris Webster (Island Palms Realty) — Sat, 28 Aug 2010 03:16:56 -0700

Via Ron & Alexandra Seigel (Luxury Real Estate Marketing) (ra@napaconsultants.com):

Pain au Chocolat

All of the fundamentals skills and character traits of luxury real estate marketing professionals including negotiating skills, honesty, integrity, expert transaction engineering, and even local market knowledge are not enough to sharply differentiate one agent from the next. Yet, agents try again and again to use these in their slogans and advertisements to distinguish themselves.

Today, in the luxury arena, these traits and skills are merely the price of admission to the luxury real estate marketing game. In a sense, they have become commodities because everyone in the business is expected to have them. The important question is how can you wrap extraordinary value around these commodities and stand out from the crowd?

To understand the concept of commoditization take a look at the famous French pastry, pain au chocolat (chocolate croissant) that can be found in Williams Sonoma’s online catalog. They come frozen. You thaw them out overnight, let them rise and bake them in the morning. Voila! Delicious breakfast pastries can be savored right in your home with very little preparation time.

Next time you are in Trader Joe’s market take a look in the frozen section. You can find the exact same frozen pastries, crafted by the same baker. And, T.J’s unabashedly tells you, right in their Fearless Flyer newsletter, that it is exactly the same as those offered in a “luxury brand catalog” for one-third the price! That is commoditization.

The same exact quality diamond that comes in a blue/green Tiffany box can be found for a fraction of the price at other jewelers. What is the cost of that box? It probably costs a few dollars at most. But, is has a tremendous emotional value to the recipient and scores big emotional points for the gift giver. In this case the commodity is wrapped in an emotion that offers extraordinary value. Think of ways you can de-commoditize yourself and add tremendous emotional value to your luxury real estate marketing practice.

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Combatting Las Vegas Valley Copper Theft!

Chris Webster (Island Palms Realty) — Mon, 23 Aug 2010 01:45:25 -0700

Via Renee Burrows - Las Vegas NV Valley - Homes For Sale - Real Estate Market News (The Force Realty -Realtor>Estate>Probate>REO>Short Sale):

Yesterday while showing homes in two subdivisions side by side with high vacancy rates and boarded up homes, it appears there was another recent rash of A/C units stolen for the copper. The units were gutted and the copper was stripped all the way to the home. We meandered into neighboring vacant backyards to find many units stripped.

Has it come to legislating recycling??

I wish that we could get tougher recycling laws like Mississippi (how sad, I know) where recyclers would have to be registered and perhaps state where the materials came from and the source would need to be verified?

Tough economic times coupled with high recycling payouts due to thirsty third world country demands have forced copper recycling theives to analyze vacancy patterns in distressed neighborhoods.

This is not a new issue or unique to Las Vegas!!

I realize this issue is not new or unique to the Las Vegas Area. Copper theft costs community governments, banks, corporate entities, investors and private homeowners a billion dollars a year according to a US Dept of Energy study sited on the (get this) Coalition Against Copper Theft's Website.

Copper thieves will cause tens of thousands of damage to property (tearing through walls, flooring and gutting electrical items like refrigerators) just to receive a couple of grand in loot.

How to protect yourself now!!

It seems like there is a growing industry that is building custom cages to prevent the theft of air conditioning units (if you do a simple google search.) I suppose to me that if you are spending a couple of thousand dollars to replace a unit that has been gutted it would definitely make sense to spend a couple extra hundred dollars to have a custom cage built to protect the unit.

Backed into a corner!!

So now each one of the sellers of these properties are backed into a corner with their asset that has now lost it's financing eligibility due to the inhabitable nature of their property. Each one (and they varied from banks to private investors that purchased the property at a trustee sale for flip) will need to decide if they are going to replace the air conditioning units to make the property eligible for 50-60% of the financed buyers in the Las Vegas Real Estate Market or lower the property to rock bottom cash only prices.

Blog Disclaimer Important Notice

© 2010 Renee Burrows Las Vegas Real Estate Market Report Blog

Search Las Vegas Homes For Sale and Rental Homes Right Here!

Combatting Las Vegas Valley Copper Theft!

Chris Webster (Island Palms Realty) — Mon, 23 Aug 2010 01:45:09 -0700

Via Renee Burrows - Las Vegas NV Valley - Homes For Sale - Real Estate Market News (The Force Realty -Realtor>Estate>Probate>REO>Short Sale):

Yesterday while showing homes in two subdivisions side by side with high vacancy rates and boarded up homes, it appears there was another recent rash of A/C units stolen for the copper. The units were gutted and the copper was stripped all the way to the home. We meandered into neighboring vacant backyards to find many units stripped.

Has it come to legislating recycling??

I wish that we could get tougher recycling laws like Mississippi (how sad, I know) where recyclers would have to be registered and perhaps state where the materials came from and the source would need to be verified?

Tough economic times coupled with high recycling payouts due to thirsty third world country demands have forced copper recycling theives to analyze vacancy patterns in distressed neighborhoods.

This is not a new issue or unique to Las Vegas!!

I realize this issue is not new or unique to the Las Vegas Area. Copper theft costs community governments, banks, corporate entities, investors and private homeowners a billion dollars a year according to a US Dept of Energy study sited on the (get this) Coalition Against Copper Theft's Website.

Copper thieves will cause tens of thousands of damage to property (tearing through walls, flooring and gutting electrical items like refrigerators) just to receive a couple of grand in loot.

How to protect yourself now!!

It seems like there is a growing industry that is building custom cages to prevent the theft of air conditioning units (if you do a simple google search.) I suppose to me that if you are spending a couple of thousand dollars to replace a unit that has been gutted it would definitely make sense to spend a couple extra hundred dollars to have a custom cage built to protect the unit.

Backed into a corner!!

So now each one of the sellers of these properties are backed into a corner with their asset that has now lost it's financing eligibility due to the inhabitable nature of their property. Each one (and they varied from banks to private investors that purchased the property at a trustee sale for flip) will need to decide if they are going to replace the air conditioning units to make the property eligible for 50-60% of the financed buyers in the Las Vegas Real Estate Market or lower the property to rock bottom cash only prices.

Blog Disclaimer Important Notice

© 2010 Renee Burrows Las Vegas Real Estate Market Report Blog

Search Las Vegas Homes For Sale and Rental Homes Right Here!

An "AS IS" Sale Means Seller Will Do No Repairs...or does it?

Chris Webster (Island Palms Realty) — Mon, 23 Aug 2010 01:40:49 -0700

Via CAROL M JOHNSON REALTY:

I'm curious as to how many times an agent has received a contract for an "as is" listing and soon after the home inspection, the buyer's agent sends over a list of 30+ requested repairs including, but not limited to, cosmetic repairs and minor repairs? I have sold numerous homes "as is" and it was always understood by both agents that the Seller can be asked to repair major items or safety-related items. Also if the loan is an FHA, Seller can be asked to repair FHA-related repairs.

What do you do when the other agent has told the Buyer that the Seller will "fix everything" if he/she wants to sell the home? Does this not make the signed "as is" addendum invalid? Is it fair to the Buyer if he/she is not told BEFORE placing the offer that the sale is "as is" and Seller will only be required to repair major mechanical problems and/or FHA-related (if applicable to loan)? Would this not be explained at the signing of this "As Is" addendum?

I think Buyers need to have all of the risks laid out to them when purchasing a home "as is". I have, as a matter of habit, always suggested to my Buyers that if they were going to have a Home Inspection done and the listing states "home inspection results cannot be used as a reason to cancel the contract", I have recommended if they Buyer is definitely leaning towards an offer, a pre-contract (Home Inspection BEFORE making an offer is suggested). That way if they discover numerous deficiencies in a foreclosure listing that would not be required to be fixed by the Seller, they can either chose to go forward with the offer or pass on the home. Those of us who sell a lot of foreclosures know that there can be a lot of minor repairs that can add up to a lot of money for the new home purchaser, especially if they are not handy or a do-it-yourselfer.

There is nothing more disheartening than seeing a 1st time homebuyer who, after putting down their hard earned deposit and signing the contract, discover the real meaning of purchasing a home "as is".

Yuck! Bed Bugs are Back!

Chris Webster (Island Palms Realty) — Mon, 23 Aug 2010 01:39:24 -0700

Via Michael Bergin, Northern Virginia Real Estate (Coldwell Banker Residential Brokerage - ABR - SRES ):

Yuck, yuck, yuck. Bed bugs, once thought to be the sole province of dirty, low rent hotels are back - with a vengeance.

Almost totally eradicated after WWII with the use of DDT (now banned because of it's toxicity), the increase in international travel is thought to be one factor in the increase of infestations.

Entire office buildings (the Time Warner Center), residential buildings, retail stores (Abercrombie & Fitch, Victoria's Secret), movie theaters (AMC's Empire 25), in New York City have been invaded and reports are coming in from around the country.

In fact, just this week, bed bugs have been the subject of two New York Times articles and a series on National Public Radio.

According to the Harvard School of Public Health, "Bed bugs are small wingless insects that feed solely upon the blood of warm-blooded animals."

Bed bugs are not socio-economically oriented,

Bed bugs are not hygiene related,

Bed bugs like to hide in the dark - particularly under furniture, in your mattress, and in any cracks or crevice,

Bed bugs leave itchy welts or big bumps in a pattern of three,

Bed bugs are "hitchhikers" - they like to travel with you.

For any property owner - buyer or seller - this is a potential nightmare but one that can be addressed with professional assistance. Unfortunately, it may take multiple treatments to rid an area completely. In some instances it may be cheaper and more effective to throw everything out and start over.

Although I haven't done it yet, I am going to strongly suggest to all my buyers that they pay for an extermination before moving into a new property - regardless of how "clean" the property may look. It's not worth it if even one little guy gets left behind.

Michael Bergin

Your Realtor in Alexandria and Northern Virginia - ABR - SRES - Military Relocation

Is This Discrimination, or a Disclosure Issue?

Chris Webster (Island Palms Realty) — Mon, 23 Aug 2010 01:38:47 -0700

Via Val Vista Lakes Gilbert Homes for Sale Bill Travis (Remax Homes & Investments):

Is This Discrimination, or a Disclosure Issue?

Carol Culkin wrote a great post regarding Title VIII of the Civil Rights Act which prevents discrimination in the Sale, Rental and Financing of dwellings.

The situation Carol describes is this:

Carol has a lower floor condo listing

A buyers agent who had shown the condo, called and said his "Buyer would like to know who lives upstairs ie., single, couple, any kids?"

Carol believes, and other commenter's agreed, that it is familial discrimination if she answers.

I BELIEVE IT'S DISCLOSURE OF A MATERIAL FACT ISSUE

Buyer may not wish to live below a unit housing family with kids; or below partying single adults

The discrimination laws are against refusing to rent or sell to someone based on any of the criteria, in this case the discussion is familial status.

The laws do not apply to Buyers who may not wish to buy into a specific unit for their personal reasons.

Normally the buyer is to do their own demographic research. However, this specific request for information from the seller as to who lives upstairs, it's reasonable for buyers agent to ask listing agent the question.

Listing agent either knows the answer, or can get it quickly from the seller.

Buyer was doing their due diligence prior to making offer. They wanted to know if there was a singe person in the upper unit; a couple; or people with kids.

This was a material fact the buyer required to help make a buying decision.

Listing agent has the duty to disclose any material fact that s/he is aware of. S/he does not have to do any research to find it, except in this case to ask the Seller.

Code Of Ethics Article 10

Articles 10-1 and 10-2 indicate that a Realtor may provide demographic information if needed to assist with or complete a transaction so long as the information is obtained from a reliable source. (Paraphrased)

ARIZONA SELLER DISCLOSURE (SPDS)

..."If the buyer asks you about an aspect of the property, you have a duty to disclose the information, regardless of whether or not you consider the information material..."

While familial status of an upstairs unit is certainly not a required initial disclosure of the seller, once it becomes a material fact and the buyer asks the question, then I believe agent and seller is required to disclose.

Therefore, I see this as a disclosure of material fact issue; not a discrimination issue.

My broker's opinion was the same as mine.

In an article published in the AZ Journal of Real Estate & Business, August 2010, attorney Calvin J. Platten writes:

..."my strongest piece of advice for any agent whether he or she is representing the buyer or the seller is to put yourself in the place of the buyer. If a piece of information in your possession regarding a property is something you would want to know if you were the one purchasing the property then you should disclose it"...

For information about homes for sale in Val Vista Lakes contact Captain Bill Travis.

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Is it unethical to point out false advertising to the public?

Chris Webster (Island Palms Realty) — Mon, 23 Aug 2010 01:37:07 -0700

Via Tony and Suzanne Marriott, Associate Brokers, REALTORS® (Haven Express @ Show Appeal Realty):

Some of my recent posts have focused on the Phoenix Short Sale "wannabe" listing agents that blatantly lie about their Phoenix Short Sale track record - presumably in the hopes of getting unsuspecting consumers to list with them.

I can see a Phoenix homeowner facing foreclosure being swayed by claims of "we've closed hundreds of short sales" coupled with the claim "we close 90% or more of our Short Sale listings".

Fact is - not one Phoenix Short Sale Listing Agent (according to the MLS) has closed 200 or more Short Sales - making the claim of hundreds a blatant lie.

And, fact is - not one Phoenix Short Sale Listing Agent who has closed more than the dozens of short sales that we have closed (and there aren't that many of them) can honestly claim a closing ratio of more than 75%.

Our current closing ratio remains at 100% for "regular" Short Sales and just over 89% when including "Hail Mary" Short Sales that involve IRS Tax Liens, Child Support Liens, and other "unusual hurdles".

In discussion with some of my peers about the thought of publishing the real numbers from the MLS:

1. How many closed Short Sales

2. How many cancelled/expired Short Sales

3. The ratio of Closed Short Sales to the total number of Closed/Cancelled/Expired Short Sales

I was met with howls of concern about that being a violation of the REALTOR Code of Ethics.

Really???

Article 15

REALTORS^® shall not knowingly or recklessly make false or misleading statements about competitors, their businesses, or their business practices. (Amended 1/92)

Standard of Practice 15-1

REALTORS^® shall not knowingly or recklessly file false or unfounded ethics complaints. (Adopted 1/00)

Standard of Practice 15-2

The obligation to refrain from making false or misleading statements about competitors’ businesses and competitors’ business practices includes the duty to not knowingly or recklessly repeat, retransmit, or republish false or misleading statements made by others. This duty applies whether false or misleading statements are repeated in person, in writing, by technological means (e.g., the Internet), or by any other means. (Adopted 1/07)

So how pray tell is a true and informative statement an ethics violation?

I can understand the intense dismay these charlatans would have at seeing their blatant lies destroyed, but perhaps they should focus their attention on the following:

Article 11
The services which REALTORS^® provide to their clients and customers shall conform to the standards of practice and competence which are reasonably expected in the specific real estate disciplines in which they engage; specifically, residential real estate brokerage, real property management, commercial and industrial real estate brokerage, real estate appraisal, real estate counseling, real estate syndication, real estate auction, and international real estate.

REALTORS^® shall not undertake to provide specialized professional services concerning a type of property or service that is outside their field of competence unless they engage the assistance of one who is competent on such types of property or service, or unless the facts are fully disclosed to the client. Any persons engaged to provide such assistance shall be so identified to the client and their contribution to the assignment should be set forth. (Amended 1/95)

Standard of Practice 11-1

identification of the subject property

date prepared

defined value or price

limiting conditions, including statements of purpose(s) and intended user(s)

any present or contemplated interest, including the possibility of representing the seller/landlord or buyers/tenants

basis for the opinion, including applicable market data

if the opinion is not an appraisal, a statement to that effect (Amended 1/01)

When REALTORS^® prepare opinions of real property value or price, other than in pursuit of a listing or to assist a potential purchaser in formulating a purchase offer, such opinions shall include the following:

Standard of Practice 11-2

The obligations of the Code of Ethics in respect of real estate disciplines other than appraisal shall be interpreted and applied in accordance with the standards of competence and practice which clients and the public reasonably require to protect their rights and interests considering the complexity of the transaction, the availability of expert assistance, and, where the REALTOR^® is an agent or subagent, the obligations of a fiduciary. (Adopted 1/95)

About the Authors - Updated 2010

If you like what you've read, there is no better time to:

If you are considering a Short Sale of your home in Phoenix, Scottsdale or any location in Maricopa County Arizona, you owe it to yourself to talk with Haven Express @ Show Appeal Realty to determine whether Tony and Suzanne Marriott are the best Short Sale real estate Brokers in the Phoenix and Scottsdale metropolitan area to help you with the Successful Short Sale of your home.

Listed, Sold and Closed Dozens of Short Sales with a 100% success rate!

AvoidForeclosureInPhoenix.com

PhoenixForeclosureSolutions.com

HavenExpress.com

HavensAbuzz.com

Tony and Suzanne Marriott

Associate Broker, REALTOR

Show Appeal Realty

Just Because You Can, Doesn't Mean You Should!

Chris Webster (Island Palms Realty) — Mon, 23 Aug 2010 01:36:40 -0700

Via Holly Kirby Weatherwax--Your Realtor® in Reston,VA (Momentum Realty,LLC):

Ask my kids and they will tell you this is one of my favorite sayings.

Originally shared with them when discussing appropriate dressing in the early teen years (think short-shorts--or booty shorts as they call them), I continue to use this to discuss the idea that just because you have the ability to do something doesn't always make it the right thing to do.

There are an amazing number of practical applications for this all-purpose saying. Some that come to mind:

Walking away from your house and mortgage because they house across the street sold for less than you owe

Having a temper tantrum in the store because something you were promised is no longer there or not available at the price you expected

Listing your house with a high Sales price just because your Realtor won't explain why this is a bad idea

Listing a seller's house for a high sales price just because you can't or won't take the time to explain how this will hurt them in the long run

Not doing a good job on your post-rental clean-up and sacrificing your security deposit

Keeping a security deposit after a rental ends because of regular wear and tear on the property

Talking, texting or tweeting while driving (see my blog from earlier in the week, A Very Sad Last Tweet)

Letting the dishes stay in the sink while your house is on the market because you have not been happy with the amount of traffic your home is getting while listed

Letting your dog do their business and not picking it up (we watched someone do this on the golf course yesterday...as we were playing the hole!)

Wearing that pair of pants from the back of the closet...with all the pleats (rarely do pleats do anyone any favors!)

Refusing to call your seller because they have been angry about the way things are going with their sale

As you can see, there is a wide variety of applications for this all-purpose saying. Sometimes it is easy to excuse our own bad, or inappropriate behavior, because no one is keeping us from behaving this way. As adults, it is our responsibility to make mature decisions about our own behavior.

Unfortunatley, every day we see evidence of people doing things just because they can! I would love to hear some examples of 'just because you can, doesn't mean that you should,' that you have witnessed.

Holly Weatherwax, Associate Broker

EcoBroker,Graduate of Realtors Institute,Accredited Buyers Representative,e-pro

If I can assist you with the purchase or sale of property in Northern Virginia, please visit my website: www.greatexperience.net , my blog Real Estate and Reston or email me at hollyweatherwax@mris.com. My direct number is 571-643-4902.

I believe buying or selling real estate should be a GREAT EXPERIENCE!

Selling Out of Area? Lost in the 'Burbs? When and Why I Accompany a Showing

Chris Webster (Island Palms Realty) — Mon, 23 Aug 2010 01:36:23 -0700

Via Leslie Ebersole (Baird&Warner Real Estate):

Is the buyer's agent who works "out of area" really out of his mind?. What about an agent working "out of her comfort zone"? Most buyers first pick an area and than pick a house while relying on their buyer's agent to help them learn about their different choices. What role does the listing agent play in a showing with an "out of area" agent?

Of course I agree with J. Philip Faranda that a listing agent shouldn't interfere with the buyer agent's relationship with his client. But what if the buyer's agent is, well, lost in our area?

I have listings in Wayne and on the east side of St. Charles where certain areas have been preserved as a semi-rural environment. Compared to a regular subdivision house at the same price just a couple of miles away, there is an inevitable trade-off between property size and the amenities of the house. Pricing and values are quite different from subdivisions, and substantially different compared to condos and townhouses in the city of Chicago.

Some of our listings must be "agent accompanied' because of dogs, horses, swans, water features or security concerns.

And then there are some showings I want to accompany, because I worry about whether the buyer's agent will be sufficiently knowledgeable to evaluate the property.

Why? Because of showings like one a couple of weeks ago at a lovely property on Curling Pond Road that generated these questions from the buyer's agent and her client.

Them: My goodness, are we out where Jesus lost his sandals?

Me: No, it just seems that way because your city agent (in her rental car) took you on a detour through Iowa.

Them: Isn't this really far out from the city?

Me: I don't know, how far is 40 miles to you?

Them: So what are the problems with well and septic?

Me: Water comes out of the ground and the poop goes in...no problems.

Them: Are the schools here any good?

Me: No, I moved here to ruin my children's lives.

Them: Is there anywhere decent to eat out here?

Me: No, but we all gather for the noon meal during the daily barn-raisings. Like in the movie Witness.

Them: Is there anywhere to shop out here?

Me: No shopping, but we get everything we need from the Sear's Catalog.

Them: This property looks huge and there's a lot of unused space. Can we sell part of it off?

Me: This property can't be subdivided, this area is zoned for minimum four acre parcels

Them: Why?

Me: I don't know, maybe because horses can't live on a 10' x 15' patio.

Them: Is living near horses smelly? Are there lots of bugs?

Me: Of course not, I know the neighbors bathe and deodorize their horses every day.

Of course I wasn't this snippy, but I certainly wanted to be. Starting with the agent's 9:00 am request for a same day showing, I ended up clearing an entire day for these folks and their changing schedule. They were lost many times. They couldn't find anywhere they liked for lunch. The buyer was clearly aggravated and I didn't sense a deep relationship with the agent....in fact, they appeared not to be speaking to one another. By the time they got to me they were in no mood to enjoy my beautiful listing. Mr. Buyer said he wanted a peaceful, relaxing retreat from the stresses of the world, but Mrs. Buyer may never travel outside the Loop again.

Agents who don't know a property type or community should educate themselves, refer out the client, or be honest with me ahead of time. If I know what the agent wants me to cover (or not) I can he helpful to the agent and do a good job for my seller.

If you are thinking of buying a property in the western suburbs of Chicago including St. Charles, Geneva, Batvia, Wayne and Elburn please contact me and we'll schedule hassle free showings. I promise to be knowlegeable about our area, the amenities, the schools, the shopping and the recreational actvities. And I know many great places for lunch!

This post was written by Leslie Ebersole of Baird & Warner Real Estate.

If you would like more information about the Chicago Western Suburbs and the Fox River Valley
St. Charles, Geneva, Batavia, Wayne, Elburn, and South Elgin

Please call (630)945-7935
My website www.leslieebersole.com
Email me at leslie.ebersole@bairdwarner.com

I Got My Listing Under Contract Because I Answered My Phone

Chris Webster (Island Palms Realty) — Mon, 23 Aug 2010 01:36:05 -0700

Via Brenda Mullen (Home Team of America):

I Got My Listing Under Contract Because I Answered My Phone

I was about to go into a class, when low and behold...my cell phone rang and I decided to pick it up! On the other end was another Realtor asking me about my listing. First, she said, is your listing still available? Yes, it is. It had only been on the market eleven days at this point. In fact, the New had just turned to Active that very day.

Great! I have clients here that were undecided between two homes, yours and another one. I called the other listing agent's office with no answer. I then called his cell phone and got a voice mail that says, "I will get back with you in the next 24 hours". That is just silly. Who wants to wait 24 hours and my clients don't have 24 hours, so I guess they have now made their decision!

Now, in my humble opinion, one should have an agent that is willing to answer their telephone. I understand that we all get busy and at times may have to let the trusted and true voicemail grab the phone. However, the message on the other end should probably NOT be, I will get back with you in the next 24 hours. That is just way too long these days. Not only do clients do not want to wait that long, they don't have to. There are just too many other choices out there for them. Once they hear, next 24 hours, they are sure to move on.

Well, Brenda...This is another Realtor and she should understand. No, Realtors don't necessarily have 24 hours to wait either. As in the case of this Buyer's Agent, her clients were leaving town the next day and were ready to make a decision and get on to the pending side of things. Not only that, clients tend to get a little ancy when they have written an offer. They would generally like to hear something back pretty quickly. It makes it hard on the Realtor when their clients are asking them, "have you heard anything yet?" and the answer is no.

So, in short, answer your phone or risk losing a client or a SALE!

Photo Credit by herval

Brenda Mullen

Realtor®, ABR®

Home Team of America

Need Aid Buying or Selling a Home in the San Antonio, TX area?

Call Me, The San Antonio House Medic

Helping You to Find Home!!

Since When Did Active Rain Become A New Matchmaking Site?

Chris Webster (Island Palms Realty) — Wed, 18 Aug 2010 02:15:50 -0700

Via Nestor & Katerina Gasset Realtors® Wellington Florida Luxury Homes (International Properties and Investments, Inc.):

Since when did Active Rain become the new matchmaking website?

See, this girl's in love with me.

She wants to have a relationship with me, either she likes older women or likes older men since both Nestor and I are in the profile photo.

This hacker is pretty good because the email posted above went right into my gmail account and not the one that I have tied to my Active Rain account. That means that somehow they are able to phish the contact boxes for emails or even physically find one of our posts that give partial email addresses with the at sign removed. So even that is not safe anymore.

There is a constant fight against spam. The more Active Rain plugs the holes they get through, the more the spammers seem to find. It is a big undertaking to keep a site spam free- virtually impossible today.

The first thing that comes to my mind is:

Who is so stupid to fall for this crap?

Or is the person who falls for this just gullible?

Or is the person who falls for this just so lonely that they are hoping this fake 24 year old girl is really in love with them?

Internet rules:

1. Don't believe everything you read.

2. Don't put your real email addresses in your posts or on your sites.

3. There are rules against spamming; hit your spam button.

4. Educate your friends, kids, family, clients- don't fall for scammers.

Sometimes the truth hurts:

No, these girls are NOT in love with you!

No, your best friend is not lost in Africa without her passport.

No, you did NOT win the LOTTO

No, you do not have a long lost aunt in Nigeria.