Pearland real Estate Expert - Danny Frank

8 Easy Ways to Seal Air Leaks Around the House

Danny Frank (Keller Williams Realty 713-581-4702) — Mon, 14 Dec 2009 20:30:57 -0600

Published: September 16, 2009

For what the typical family wastes every year on air leaks—about $350—you can plug energy-robbing gaps, start saving money, and enjoy a more comfortable home.

A typical family spends about a third of its annual heating and cooling budget—roughly $350—on air that leaks into or out of the house through unintended gaps and cracks. With the money you waste in just one year, you can plug many of those leaks yourself. It’s among the most cost-effective things you can do to conserve energy and increase comfort, according to Energy Star. Start in the attic, since that’s where you’ll find some of the biggest energy drains. Then tackle the basement, to prevent cold air that enters there from being sucked into upstairs rooms. Finally, seal leaks in the rest of the house. Here are eight places to start.

1. Insulate around recessed lights

Most recessed lights have vents that open into the attic, a direct route for heated or cooled air to escape. When you consider that many homes have 30 or 40 of these fixtures, it’s easy to see why researchers at the Pennsylvania Housing Research/Resource Center pinpointed them as a leading cause of household air leaks. Lights labeled ICAT, for “insulation contact and air tight,” are already sealed; look for the label next to the bulb. If you don’t see it, assume yours leaks. An airtight baffle ($8-$30 at the home center) is a quick fix. Remove the bulb, push the baffle up into the housing, then replace the bulb.

2. Plug open stud cavities

Most of your house probably has an inner skin of drywall or plaster between living space and unheated areas. But builders in the past often skipped this cover behind knee walls (partial-height walls where the roof angles down into the top floor), above dropped ceilings or soffits, and above angled ceilings over stairs.

Up in the attic, you may need to push insulation away to see if the stud cavities are open. If they are, seal them with unfaced fiberglass insulation ($1.30 a square foot) stuffed into plastic garbage bags; the bag is key to blocking air flow. Close large gaps with scraps of drywall or pieces of reflective foil insulation ($2 a square foot). Once you’ve covered the openings, smooth the insulation back into place. To see these repairs in action, consult Energy Star’s DIY guide to air sealing.

3. Close gaps around flues and chimneys

Building codes require that wood framing be kept at least one inch from metal flues and two inches from brick chimneys. But that creates gaps where air can flow through. Cover the gaps with aluminum flashing ($12) cut to fit and sealed into place with high-temperature silicone caulk ($20). To keep insulation away from the hot flue pipe, form a barrier by wrapping a cylinder of flashing around the flue, leaving a one-inch space in between. To maintain the spacing, cut and bend a series of inch-deep tabs in the cylinder’s top and bottom edges.

4. Weatherstrip the attic access door

A quarter-inch gap around pull-down attic stairs or an attic hatch lets through the same amount of air as a bedroom heating duct. Seal it by caulking between the stair frame and the rough opening, or by installing foam weatherstripping around the perimeter of the hatch opening. Or you can buy a pre-insulated hatch cover kit, such as the Energy Guardian from ESS Energy Products ($150).

5. Squirt foam in the medium-size gaps

Once the biggest attic gaps are plugged, move on to the medium-size ones. Low-expansion polyurethane foam in a can is great for plugging openings 1/4-inch to three inches wide, such as those around plumbing pipes and vents. A standard 12-ounce can ($5) is good for 250 feet of bead about half an inch thick. The plastic straw applicator seals shut within two hours of the first use, so to get the most mileage out of a can, squirt a lubricant such as WD-40 onto a pipe cleaner and stuff that into the applicator tube between uses.

6. Caulk the skinny gaps

Caulk makes the best gap-filler for openings less than 1/4-inch wide, such as those cut around electrical boxes. Silicone costs the most ($8 a tube) but works better next to nonporous materials, such as metal flashing, or where there are temperature extremes, as in attics. Acrylic latex caulk ($2 a tube) is less messy to work with and cleans up with water.

7. Plug gaps in the basement

Gaps low on a foundation wall matter if you’re trying to fix a wet basement, but only those above the outside soil level let air in. Seal those with the same materials you’d use in an attic: caulk for gaps up to 1/4-inch wide and spray foam for wider ones. Use high-temperature caulk around vent pipes that get hot, such as those for the furnace or water heater. Shoot foam around wider holes for wires, pipes, and ducts that pass through basement walls to the outside.

In most older houses with basements, air seeps in where the house framing sits on the foundation. Spread a bead of caulk between the foundation and the sill plate (the wood immediately above the foundation), and along the top and bottom edges of the rim joist (the piece that sits atop the sill plate).

8. Tighten up around windows and doors

In the main living areas of your home, the most significant drafts tend to occur around windows and doors. If you have old windows, caulking and adding new weatherstripping goes a long way toward tightening them up. Bronze weatherstripping ($12 for 17 feet) lasts for decades but is time-consuming to install, while some self-stick plastic types are easy to put on but don’t last very long. Adhesive-backed EPDM rubber ($8 for 10 feet) is a good compromise, rated to last at least 10 years. Nifty gadgets called pulley seals ($9 a pair) block air from streaming though the holes where cords disappear into the frames.

Weatherstripping also works wonders on doors. If a draft comes in at the bottom, install a new door sweep ($9).

Before working in the attic, take some precautions

Try to do attic work on a cool day. Wear protective gear: disposable clothes, gloves, and a double-elastic mask or half-face respirator. Bring along a droplight with a fluorescent bulb, plus at least two pieces of plywood big enough to span two or three joists to support you as you work. To save trips up and down a ladder, try to move up all of the materials you need before you get started. One warning: If you find vermiculite insulation, hold off until you’ve had it checked for asbestos; your health department or air-quality agency can recommend a lab.

Jeanne Huber writes a home-repair column for the Washington Post and has commissioned three new roofs on various houses over the years.

Whether you're interested in buying your first home, your next home, or just want to know more about home-ownership in general, I encourage you to check out a couple of great online resources: http://www.texasrealestate.com/ or http://www.har.com/ and for all of your Pearland TX and Northern Brazoria and Galveston County real estate needs, please visit my site at http://www.danfrankrealty.com/. All of these sites offer tons of useful, real estate-related information geared specifically for Texans.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

What Your Remodeling Contract Should Say

Danny Frank (Keller Williams Realty 713-581-4702) — Mon, 14 Dec 2009 20:20:27 -0600

By: Oliver Marks

Published: September 30, 2009

Review your remodeling contract carefully and adjust it to make sure it protects you in terms of payments, work schedules, and project specifications.

Even if you never intend to pick up a hammer for your remodeling project, there’s one tool that’s absolutely essential—a solid contract. But just having one often isn’t enough. That’s because the document a contractor gives you is designed to protect him. It’s up to you to add in some basic protections for yourself. Here’s what you need to know to make sure the remodeling contract you sign includes solid legal protection for you and your home.

Hiring a lawyer to review and make changes to a contract is a safe bet, especially since each state has its own construction-contract statutes. But not many homeowners are willing to shell out $500 for an attorney review, plus $1,000 to $1,500 additional fees to make wholesale revisions to a flawed contract. However, you can hand-write changes and additions in plain English and make sure both you and the contractor initial each change to the document, says Tampa, Fla., attorney George Meyer, who is chair-elect of the American Bar Association’s Forum on the Construction Industry. Here’s what you want to add (and subtract).

Project specs

Start by reviewing your contract, a process that should take several hours. The most important element of a contract is a thorough and complete description of the project, and the materials and the products that will be used. “It should say that the contractor will secure all necessary permits and approvals as well as what walls are being moved where, what type of countertops are going in, what type of sink, what type of faucet, and so forth,” says Meyer. “You can’t rely on everyone’s memory because if there’s a problem later, people may remember different things.” The contract needn’t contain these specs on its pages, it can simply refer to the contractor’s attached itemized bid. Avoid allowances, which are pools of money set aside for work to be determined later, and which often lead to cost overruns.

Payment schedule

The contract should also state the total price for the job, and that it’s a fixed price—not an estimate. It should provide a schedule of how the payments will be made by linking them to milestones in the work—such as when the foundation, rough plumbing, and electricity will be completed—so you’re paying for work only after it’s done. “You should always have enough money left to hire someone else to finish the work if need be,” says Meyer. In general, the first payment should be no more than 10% of the total job and the final payment should be at least a few thousand dollars to ensure that it’s a big enough incentive to get the contractor back for the final niggling details. If you’re unsure whether the payment schedule is proportional to the milestones your contractor suggests, ask a friend who’s familiar with construction process or consult a construction attorney.

Start and end dates

A contractor’s boilerplate contract rarely includes dates for when he will begin work and when he will complete the job, so make sure those details are included. It’s not that he’ll be penalized if it runs late, only that if you ever have a major problem and need to sue him—or defend yourself from a suit he brings—showing that the contractor is, say, two months behind schedule will help you make your case. The dates needn’t be too exacting. If he says it’s a six to eight week job, eight or even nine weeks is fine for the contract, says Meyer.

Statement about change orders

Make sure the contract contains a line stating that any changes that will affect the cost of the job must be priced in writing and countersigned by both the contractor and homeowner before that work commences. That ensures that an offhand discussion about a possible change to the project won’t result in a huge unforeseen additional cost. It also helps you, as the homeowner, keep track of exactly how much you’ve added to the bottom line, so you can avoid the very common urge to keep expanding the job.

Binding arbitration

Many contractors include a line that says that rather than going through the courts, disputes will be resolved by an arbitrator. Some legal experts feel that this is a quicker and lower-cost solution to problems, so a binding arbitration clause isn’t necessarily a problem. What can be trouble is if the contract requires a specific arbitrator. “There are some big, national, well-respected arbitrators, like the American Arbitration Association,” says Meyer. “And there are other questionable arbitrators that always side with the contractor. If a particular arbitrator is specified, I’d do some internet research about the agency to make sure it’s legit.”

Warranty

Having the contractor’s warranty in the contract seems like a good thing, right? Well including it is often actually a technique for limiting how much liability the contractor has. “It’s usually loaded up with exclusions and time limits,” says Meyer, “and you’re actually better off with no mention of warranty at all because then the only limits on his warranty are what’s in the state statutes.” In other words, keeping the contractor’s warranty language in the contract will likely mean you’re agreeing to less than what state law provides. For example, state law may specify a longer warranty term than what the contractor’s warranty offers. So, unless you’re having a lawyer review the contract, strike the warranty clause.

Technicalities

There are numerous state-by-state requirements for construction contracts. He may have to include his contractor’s license number, for example, and he may have to include a clause saying you have the right to rescind the contract within a certain time period after signing. And unless you and the contractor sign the document, it doesn’t matter what it says—it’s not a valid contract.

A former carpenter and newspaper reporter, Oliver Marks has been writing about home improvements for 16 years. He’s currently restoring his second fixer-upper with a mix of big hired projects and small do-it-himself jobs.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

Tax Credits for Replacing Your Roof

Danny Frank (Keller Williams Realty 713-581-4702) — Wed, 18 Nov 2009 13:52:54 -0600

By: Gil Rudawsky
Published: September 16, 2009

Upgrading to a qualifying energy-efficient metal or asphalt roof can cut your cooling bill as well as knock off up to $1,500 from your tax bill.

The roof of your house protects against more than rain. The sun's rays beat down relentlessly, especially during summer. The intense heat can raise the temperature inside your home. Proper venting and insulation help keep the cool air in and the warm air out. So, too, do energy-efficient roofing materials, which take the brunt of the solar onslaught. Uncle Sam is encouraging homeowners to improve the roofs of their primary residences with a tax credit worth up to $1,500.

During 2009 and 2010, you can claim a credit for 30% of the cost of qualifying asphalt or metal roofing materials. The credit, which should be taken on IRS Form 5695 for the tax year in which the work is completed, can be split between 2009 and 2010 but can't exceed $1,500 total for both years. You can't claim more in credits than you owe in taxes.

Metal vs. asphalt roofs

To qualify for the tax credit, you must use either metal or asphalt roofing materials that are designed to reduce heat gain-the amount of heat transferred into a home-and meet the requirements of Energy Star (http://www.energystar.gov), a federal program that promotes energy-efficient products and practices. Metal roofs must have appropriate pigmented coatings and asphalt roofs must have appropriate cooling granules. Asphalt materials can be either traditional shingles or modified bitumen (rolled asphalt sheets). Energy Star has a list (http://downloads.energystar.gov/bi/qplist/roofs_prod_list.pdf) of all of its approved roofing products, but only the metal and asphalt materials may qualify for the tax credit.

It's a good idea to hang on to manufacturers' certification statements (http://www.gerardusa.com/Energy%20Star/ESTaxCert.pdf) that attest to the tax credit-worthiness of the roofing materials you purchase. These can usually be found on product packaging or company websites. You don't need to file these with your tax return, but the IRS could ask for them later. Consult a tax advisor.

Dean Kucharski, a 22-year veteran of the roofing business in Pontiac, Mich., estimates that for a typical 2,200-square-foot home, a mid-range asphalt roof will run about $7,000 to $12,000, including labor. The good news is that it will likely last 20 years or more. For a metal roof, expect to pay twice as much, though it can last for 50 years, he says. If you hire a contractor, get an itemized bill that breaks out the cost of materials since labor doesn't count toward the tax credit. Materials should account for about half the bill on standard roofing jobs.

How much roof do I have?

You can get a rough estimate of how much roofing material you'll need by figuring the square footage of the footprint of your home and adding about one-third more to account for roof pitch, overhangs, dormers, gables, and so on. Roofing contractors often quote in terms of "squares." One square equals 100 square feet. So if a roofer says your house is 20 squares, it means it's roughly 2,000 square feet-20 times 100.

Once you're ready to pick a roof type, Kucharski suggests talking to an area building wholesaler or a company that specializes in roofing materials. It's important to consult with someone who knows what types of materials are appropriate for a given region's climate. Big-box retailers may not have as wide a selection or knowledgeable staff.

Finding a good roofer entails the same steps as finding any qualified contractor: ask neighbors for recommendations, collect at least three bids, check references, and get everything in writing. Craig Silvertooth, executive director of the Center for Environmental Innovation in Roofing (http://www.roofingcenter.org/), recommends finding a contractor through the National Roofing Contractors Association (http://www.nrca.net/), which has about 4,000 members.

Save on cooling bills

You'll get the most bang for your roof-renovation buck if you live in a hot climate, namely the South and Southwest. Expect to save between 7% and 15% on your cooling costs with energy-efficient roofing materials, says Michelle Van Tijen of the Cool Roofs Rating Council (http://www.coolroofs.org/). If you pay $300 a month to cool your home, figure you'll cut your monthly bill by up to $45.

Ironically, with roofs there is such a thing as being too energy efficient. In winter months, roofing materials with very high heat-deflecting qualities can increase heating bills. However, you're more than likely to make up the difference on your air-conditioning costs. That's especially true if you live in an area where you run your air conditioner much of the year.

Think hard before replacing a roof that's in perfectly good shape. Consider instead a roof coating, a material painted over your existing roof that offers insulation and sun reflection, says Silvertooth. Roof coating costs about 75% less than replacing a roof, though it doesn't qualify for the tax credit. Another affordable way to save on cooling costs that doesn't even involve the roof is to add more insulation (http://www.houselogic.com/articles/tax-credits-adding-or-replacing-insulation/) to your attic. This home-improvement project can even be tackled by weekend warriors, and it qualifies for a federal tax credit.

This article provides general information about tax laws and consequences, but is not intended to be relied upon by readers as tax or legal advice applicable to particular transactions or circumstances. Readers should consult a tax professional for such advice, and are reminded that tax laws may vary by jurisdiction.

Gil Rudawsky has been covering business and consumer issues as a reporter and an editor for 18 years, most recently as a business editor at the Rocky Mountain News. He lives in a house built in the 1930s, and always keeps the home's character in mind when making upgrades.

Realtors Property Resource (RPR) - Another Debacle like RIN? Or Valuable Member Tool?

Danny Frank (Keller Williams Realty 713-581-4702) — Wed, 18 Nov 2009 10:47:43 -0600

Via Richard Rector (Realty Executives International):

My last blog post produced some new information that will be helpful for anyone who wants to dig deeper into this. In particular, Sharon Curtis of Hileman Real Estate, Inc. gave me this link for a webinar on the subject. http://www.realtor.org/about_nar/stinton_webinar_110609

In addition, at the NAR convention, I spoke with Steve Murray, the publisher of Real Trends. Below is an article that he wrote on the subject. He has given me permission to post it here. I welcome your comments to help everyone sort this out.

RPR and the Future

On November 6^th the National Association of Realtors announced the launch of an important new initiative under their wholly owned subsidiary, Real Property Resource (hence “RPR”).

The news was met with both excitement and concern among members and those who supply services to the industry. We talked with several leading brokerage firms, the heads of several state and local associations of Realtors®, the heads of some MLS operations and as well as those who provide technology services to the industry. We also attended a presentation by Marty Frame, the newly appointed president of RPR and Dale Ross, the CEO of RPR. Lastly we talked with leaders of LPS, the firm that made the deal with RPR.

What is RPR and what does it propose to do? RPR has entered into an agreement with LPS, a leader in real property information and brokerage/mortgage/settlement services technology, to license real property records for most of the country and for the system that powered Cyberhomes, an LPS consumer and professional web offering. In its simplest form, RPR desires to offer participating MLS systems a swap – the real property records for the listings of the MLS. The plan as we understood it was that there would be no charge to either party for this exchange.

RPR will also license other real estate, community and neighborhood data from a variety of sources. This fits with an overall goal to be a one stop supplier of information for real estate professionals. RPR will then aggregate its real property records together with the MLS data to create a gold standard for AVM and sell these tools to leading mortgage financial institutions and others that may have interest in this kind of data. There is no plan or intent to create a public Web site (presumably they cannot compete with Move Inc’s Realtor.com). Statements that we heard from RPR also indicated that no real estate professional or homeowner detail would be sold to any outside parties.

So RPR proposes an exchange – their real property data and systems for the listings from the MLS’s across the country. Their income to pay for this will come from selling valuation tools to financial institutions.

So what are the concerns? First, is this really what they plan and what will happen if the revenues from their sales of their AVM don’t cover the costs (and they are said by some to be north of $30 million for the first five years)? Many MLS’s now have property records integrated into their MLS. Although they pay for them this is not considered a large cost. Some MLS operators already have profit making efforts marketing their own data to their members and others. Some large brokerage firms and national networks see this as yet another endeavor from NAR that while seemingly innocent, will create more of a level playing field. There are technology vendors who think that providing the data is only the first step to entering real estate technology applications (such as CRM’s, transaction management and CMA) and that RPR would have a huge unfair advantage over non-RPR providers.

So what do we think?

We assume that most, if not all, MLS’s and boards will find a way to accommodate RPR in their offer of an exchange. It could be that RPR will have to work directly with brokers and national networks to do so and there may have to be some revenue sharing to accomplish their goal. Second we have no particular insight into whether a Realtor® AVM will be competitive with those that already exist. This is a huge market with several strongly capitalized and entrenched competitors. Lastly we don’t know (and RPR likely doesn’t either) how much additional capital it will take to create the AVM and other tools and turn a profit doing so. Yes they have targets and budgets and projections, but they are not the same thing as actual results – we all know that.

Should their projections fall short of expectations or should RPR just enjoy exploiting the opportunity, they could expand their offerings to the applications side of the business in addition to the data segment and offer competitive tools. No one we talked to could do more than speculate about this possibility – but it does have several firms' attention.

NAR has a mixed record of attempting these large scale transactions. The first RIN didn’t work as they expected – that led to Move Inc and Realtor.com, which has had some successes and some failures along the way. The business of business is a different world than the business of a trade association. Few have done both well.

Will the endeavors and future developments of RPR further level the playing field? It could but much depends on whether RPR’s announced plans are really all they are going to do. We do believe that the market power of NAR will be greatly enhanced by the successful operation of RPR. Is it possible that they will find as time goes by that members will “ask” RPR/NAR to broaden their offerings in the name of greater member service? And what might those future services look like? NAR generally cannot and will not discriminate between members in its service delivery and pricing.

There are a few curiosities about this launch. First we discovered that most of the leadership of the nation’s large real estate organizations had not been contacted about RPR even several days after the announcement. You want to launch a new endeavor like this it would seem likely that you would at least want to clue these leaders in on the plan (with more to follow later of course) Second, from comments we received at the briefing and elsewhere it seemed like this all came together in a rush to make the convention deadline. Large transactions like this almost never get everything thought through well enough even when there is time. When it is hurried due to an announcement deadline frequently something critical gets overlooked.

There are good solid people involved in this deal. Many know well the talent of Marty Frame of RPR, Dale Stinton of NAR and Jay Gaskill of LPS. These are smart, thoughtful and successful leaders. Having good leadership is always a plus. So one last question we would have is how well the interests of the parties will stay aligned when the inevitable hardships and trials surface? Once again we are not sure whether or how well these interests are aligned even now.

Conclusion

Should the announced intentions of RPR truly be all that are in their plans, it could result in a wider array of information at lower costs for members. Should these plans fail to deliver these benefits to members while also making a profit from the sale of AVM products, then we cannot be sure that they won't use the power that they have in ways that may not be in the best interests of members and the market.

Setting the stage for a successful sale

Danny Frank (Keller Williams Realty 713-581-4702) — Tue, 10 Nov 2009 13:28:47 -0600

You probably know many steps you can take to make your home more attractive to would-be buyers. Keep the yard mowed and edged, put a fresh coat of paint on the front door and you’ve started boosting its curb appeal. Inside the home, be diligent with cleaning chores and putting things away so the house looks its best whenever a buyer shows up.

But consider taking the presentation of your home even further if you want to the best chance to sell it quickly and for the highest possible price. That’s where home staging comes in. Staging helps you make the home more appealing to the widest possible audience.

Staging works best when someone with a practiced eye evaluates your home to give you tips to make it more sellable. Most people have a hard time seeing their home objectively enough to make good staging decisions.

Your Realtor® may have experience staging homes or at least have suggestions to get you started. He or she may also have a list of staging professionals for you to consider hiring. As with hiring other professionals, you can ask friends for referrals and you should inquire about the stager’s references. Also, make sure to ask the home stager whether they will give you a free estimate.

Home staging may involve removing some furnishings, making changes to the décor, or moving some furniture around. Some stagers may bring in new furniture or suggest accessories that can make a difference. You might get advice about painting a room a different color.

Remember that staging your home is not the same as decorating it. Staging is all about helping potential buyers focus on the property’s best features while minimizing the less attractive ones. Knowing that, you shouldn’t be offended if the home stager recommends changes to the master bedroom that you spent so long getting just the way you like it.

It’s not about you anymore; it’s about the people who will consider buying your home. And the better the impression your house makes on buyers, the closer you will be to making a sale.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 14Nov09 edition of the Galveston County Daily News

Where do you want to live?

Danny Frank (Keller Williams Realty 713-581-4702) — Tue, 10 Nov 2009 13:15:11 -0600

When you purchase a house, you’re not just buying land and a structure. You're also choosing the community you’ll live in. Finding the right neighborhood for you is an important consideration. After all, many details of your daily life depend on your location. And while you certainly can describe a neighborhood by a subdivision name or the streets that form its boundaries, a neighborhood is much more than a section on the map. It is defined by the people, amenities and character of the area.

Set your priorities

Deciding on a neighborhood that fits your lifestyle and desires is an important step in ensuring your happiness. It can be challenging, too. There are so many things to consider.

Quality schools top many homebuyer lists of desirable neighborhood amenities. It may surprise you that being in an area with good schools is important even for people without children because of the influence on resale value.

It’s unfortunate that we have to think about it, but crime statistics of a neighborhood are important, too. Take your time and do your research on this one.

You will also want to consider transportation issues, such as how living in this area is going to affect your commute and the ease of access to public transportation and major thoroughfares.

Some people would like to be in close proximity to healthcare facilities. Others find that having quick access to shopping centers or their favorite grocery store or restaurants is a top priority. Still others may value features such as public pools and parks, access to bike routes and jogging and walking trails.

Everyone’s list will be different. The key is to find a neighborhood that scores well in areas you deem important. That’s a good place to concentrate your search.

It would be great if you found everything you were looking for, and I hope that you do. However, if you’re like many people, you may have to make some sacrifices. A neighborhood you’re considering may score well on most of your checklist but not meet every single one of your criteria. That’s when you have to decide if a missing attribute can be offset by the presence of another.

Now that you know what’s important

Once you establish what you want in a neighborhood, how do you find a place that has what you’re looking for?

A great way to judge the character of an area is to go out and view it with your own eyes. If you have the opportunity, get in your car and drive around or walk through the neighborhood. Don’t limit yourself to one particular time of day. Visit the neighborhood during rush hour, mid-day, on weekends and other times to see if there are significant changes at different times.

Talk to people who live and work there. Ask them to candidly describe their neighborhood. Check out the schools and stores.

If you are relocating to a new city and want to get a feel for the area, subscribe to the community newspaper. You can find out a lot about a neighborhood through a local paper.

Searching the Internet can yield interesting results, too. Many neighborhoods have online communities where frank, lively discussions of neighborhood issues are common.

You also can find sites that offer demographic information, data about crime, statistics about public and private schools, business reviews and much more.

Get local expertise

When you purchase a house, you’re also making an investment in a neighborhood. As a result, choosing the neighborhood should be a primary consideration when you begin your home search. Many Realtors specialize in specific neighborhoods and can offer valuable insider advice and local expertise.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 09Oct09 edition of the Galveston County Daily News

Shop around for lower insurance rates

Danny Frank (Keller Williams Realty 713-581-4702) — Wed, 28 Oct 2009 13:58:05 -0500

Does it surprise you that Texas homeowners pay more for homeowners insurance than residents of any other state in the U.S.? You may wonder why residents of Florida, with all of its hurricanes, and California with earthquakes, mudslides and wildfires don't pay more. Average Texas rates easily surpass those states, though, according to information from the National Association of Insurance Commissioners. Weather is a major factor in the cost and Texas has historically had hail, hurricanes, tornadoes and floods.

Although insurance companies determine your rate by looking at data across the state as well as by zip code, there are steps you can take to make sure you're getting the best deal possible.

Consider the property
When purchasing a house, you may want to consider its age. The newer the home, the cheaper it usually is to insure. Also, when you purchase a new home, some insurance companies will give you a discount because they believe fewer problems will occur. Now that doesn't mean you should buy a new home solely because of insurance costs. But it is a factor to keep in mind.

When purchasing an existing home, you may want to inquire about that property's CLUE report (Comprehensive Loss Underwriting Exchange). Only the homeowner can order this report, so you must request it from the seller. The CLUE report will enable you to learn about the history of insurance claims for the property. Not only will a lengthy list of claims be of interest to you regarding the property's condition - it might have some bearing on premium costs and your ability to secure coverage.

Increase the amount of your deductible
The deductible amount you choose makes a significant difference in your premiums. The deductible is the amount of money you have to pay toward a loss before the insurance company will begin covering your claim. If you choose a higher deductible, you will save money on your insurance premiums. Basically the more risk you take on, the lower your premium will cost. But make sure you have the means to pay your deductible if a loss should occur.

Don't over-insure
When you are considering how much coverage to buy, don't include the value of the land. The land, for the most part, is not susceptible to damage like the structure of your home is prone to, such as hail, wind, theft, etc.

Use security devices
Many insurance companies will offer a discount - sometimes as high as 20 percent - when you install a security system that includes a burglar alarm to call the police. Even just installing deadbolts and smoke alarms can save you a few dollars. Before making a major change in your security measures, talk to your insurance company about what kind of discounts they offer and how much it would lower your premium.

Retire or kick the habit
Smokers typically have higher premiums because their homes are more susceptible to house fires than nonsmokers. Also if you are 55 years or older, ask your carrier if they offer a discount for seniors.

Use the same company for multiple policies
Some insurance companies give you a discount if you buy more than one policy from them, such as homeowners insurance and automobile insurance. This multiple policy discount can save you as much as 15 percent.

For more information about homeowners insurance, you can find a wealth of resources on the Texas Department of Insurance Web site, http://www.tdi.state.tx.us.

You can also talk with your Realtor. Realtors are knowledgeable about homeowners insurance and may be able to help guide you into making a decision that could save a substantial amount of money. Your Realtor understands insurance as well as all of the aspects involved with purchasing or selling a home.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 23Aug09 edition of the Galveston County Daily News

Making green housing choices

Danny Frank (Keller Williams Realty 713-581-4702) — Wed, 28 Oct 2009 13:46:05 -0500

Interested in a green home? I'm not talking about paint color. I mean green as in environmentally friendly.

Many consumers today consider the environment when making purchases. Just look at the popularity of hybrid vehicles, alternative fuels, locally grown produce and a host of other products designed to use fewer resources and reduce pollution and waste. Add housing to the list.

What pollutes more - a car or a house?
You don't think of houses being responsible for carbon emissions, but they are - to a significant degree. The energy you use for heating, cooling, appliances and lighting most likely comes from a source that produces carbon emissions. Other factors, like water use and building materials used to construct or remodel a home, can also significantly affect the environment.

You might think the best way to "go green" in housing is to start from scratch. And it's true. If you're building a new, custom home, you can make decisions that will greatly increase energy and water efficiency. You can also select the most environmentally friendly building materials and construction methods. But if you're not building a new home, there's no need to throw up your hands. There's still plenty you can do to make a difference.

How low can you go?
When looking to purchase an existing house, it's possible to assess some aspects of its energy use. How old is the air conditioning unit? Does the landscaping consist of native plants? You might even be able to secure energy bills from the current owner to review electricity and water usage (but keep in mind that your usage may vary considerably).

You can also hire a professional to better determine just how energy efficient or inefficient a home may be.

Whether purchasing a home or wanting to make the best of the house you already own, there are many steps you can take to improve energy efficiency. Here are some examples:

Install rain barrels to collect roof runoff and use that water for irrigation.
Replace water-thirsty plants with landscaping that requires little additional irrigation.
Replace old windows with energy-efficient windows.
Seal air leaks around windows, doors, and other areas that may have gaps.
Seal air ducts.
Install additional installation.
Replace appliances with newer models that have earned the EPA's Energy Star designation.
Replace heating and cooling units.
Replace the water heater with a more efficient model.
Change out incandescent bulbs with compact fluorescents.

You probably know that efforts like these offer benefits beyond helping the environment. They also save money. Yes, you pay more on the front end to make improvements such as those listed above, but each one of them reduces your expenses - often paying for itself in short order. As energy costs continue to rise, the more you can do to cut consumption, the more it pays off.

Be informed
You can find information online about how to lower your energy consumption and make wise environmental choices in housing. The EPA's Energy Star Web site, EnergyStar.gov, offers resources and tips about new homes, home improvements and more. You can find advice, calculators and other helpful tools on other sites as well.

Your Realtor also can help you make informed, green decisions. Some agents have even taken courses specifically designed to help their clients reap the benefits of environmentally friendly practices.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 16Aug09 edition of the Galveston County Daily News

Know your association

Danny Frank (Keller Williams Realty 713-581-4702) — Wed, 28 Oct 2009 13:35:37 -0500

The home or condominium that you're thinking of buying may be governed by a homeowners association (HOA). These legal entities are common and growing in popularity across the country. According to the Community Associations Institute, more than 57 million residents in 23.1 million housing units were governed by HOAs in 2006; that's up from 45.2 million residents and 17.8 million housing units in 2000.

These associations provide many benefits, such as property maintenance and amenities that individual residents couldn't otherwise afford, and their rules often protect property values. But the dues HOA members must pay and the covenants, conditions, and restrictions (CCRs) they must follow rub some people the wrong way.

Look past the pool and golf course
Your perfect condo may have a great pool or your dream home might be sitting on the first tee, but remember that those things are only part of the HOA's scope. When you purchase a property governed by an HOA, you enter into a legal contract with the association. You agree to abide by the association's regulations and pay its dues. In exchange, you get a community guided by an HOA and the access to its facilities and perks.

Read before you buy
Make sure that any uses or freedoms you expect to come along with your property are allowed in the CCRs. Do you store your boat trailer in your driveway? I doubt your CCRs will allow that. Want to paint a bright color? Check the color palette allowed by the HOA.

You may have heard horror stories of home repossessions and other legal squabbles involving property owners and HOAs. A common theme among many of these cases is homeowners not understanding the regulations or ignoring them. Review the CCRs carefully before you purchase the property and you'll be less likely to run afoul of your HOA.

About those dues ...
HOAs run on dues - your annual fee for living in the community. These fees range from tens to thousands of dollars, depending on the neighborhood or building and what amenities it offers or what things are covered. Ask how much the dues are and if they've increased during the past few years.

Find out what the dues cover and what they don't. For example, your condo association may perform all exterior maintenance. That means when the roof leaks, your dues pay for its repair - even if you live on the ground floor of a three-story building.

Who's in charge?
When you review an HOA's documents, be sure to inquire about its finances. Is the HOA solvent? Does it have a reserve fund? Who controls the money? What kind of oversight is that person subject to?

Find out who manages the HOA and what role residents have in its governance. There may be a board or other group of property owners who manage the association. Take some time and talk to people who currently live in the community. How do they feel about the neighborhood or building? Find out their impressions of how the HOA is run.

Perform some due diligence before you sign a contract to purchase a property governed by a homeowners association. You will be able to make an informed decision about the HOA's pros and cons without jeopardizing your real estate transaction.

For expert advice about HOAs and all kinds of information about owning, buying, or selling a home, contact a Realtor.

Whether you're interested in buying your first home, your next home, or just want to know more about home-ownership in general, I encourage you to check out a couple of great online resources: http://www.texasrealestate.com/ or http://www.har.com/ and for all of your Pearland TX and Northern Brazoria and Galveston County real estate needs, please visit my site at http://www.danfrankrealty.com//. All of these sites offer tons of useful, real estate-related information geared specifically for Texans.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 09Aug09 edition of the Galveston County Daily News

Take a look behind the numbers

Danny Frank (Keller Williams Realty 713-581-4702) — Tue, 08 Sep 2009 22:59:51 -0500

Whether you’re buying or selling a home, you’re going to be confronted and perhaps overwhelmed with numbers: interest rates, days on market, loan terms and many more. They’re all significant in the transaction, but what do they mean?

This column is not the place for in-depth analysis of real estate math … that would be a tall order, indeed. I hope to convey two things: the importance of understanding what the numbers mean and that there is help available to decipher it all.

Should you go with a 15 or 30?

Many buyers are able to shorten their financial obligation by choosing a 15-year mortgage instead of the 30-year variety. The payments on 15-year mortgages are certainly larger, but are not, as it may seem, twice as large. If you can handle the bigger monthly expense, you’ll build equity faster because a greater portion of each payment goes toward principal rather than interest. Additionally, the lower rate and shorter term lessen the overall interest due.

With a longer loan term, you have a higher interest rate and build equity more slowly, but you get the benefit of lower monthly payments and, perhaps, increased buying power. You also still have the option to shorten your loan by making additional payments when possible.

Time is money

When negotiations between a buyer and seller stall, each party should think about what the difference in the offers actually means.

To a seller, it means more money at the time of sale, of course. But there could be more to it. Has the house been on the market a long time? If you decide to stick to your guns on a number, do a little math to be sure it makes financial sense. Should the home linger on the market another two or three months, the cost of keeping the house may be close to or even surpass the amount you’re holding out for. Your move may be delayed and you could end up paying two mortgages, two utility bills, two landscaping bills and so on.

As a buyer, plug the numbers in to see the difference on your monthly payment. It may be that the extra money each month pushes the home beyond your budget, or it could just be a few dollars per month – an amount you may decide isn’t worth it to lose the home.

That’s not what I heard on the news …

Don’t be confused by national numbers that have little to do with our market. Texas never saw the rapid rise in property values that parts of California, Arizona, Nevada, Florida and a few other states did. Nevertheless, the national media and even reporters in Texas have been reporting doom and gloom in the real estate market for some time now.

In most cases, though, real estate investments hold their value quite well, appreciating consistently over the long term. Even many homeowners in the states mentioned above aren’t in as dire straits as the media would have you believe. Think about it this way: If you bought a home four years ago, and its value increased $80,000 over the first three years but dropped $12,000 in the fourth, are you down $12,000 or up $68,000? Unless you’re bought in the third year and are selling in the fourth, that $12,000 drop is not as bad as it sounds.

To the rescue

There’s more to real estate math than this column could possibly explain … we didn’t cover buy-down points, fixed-rate vs. ARM loans, tax implications, credit scores, loan ratios and many other concepts. The intricacies of a transaction this large, along with your specific situation, call for extensive knowledge about numbers in the real estate world.

I encourage you to make a smart choice and hire a Realtor. Realtors work with these figures and concepts regularly and can help you navigate the financial waters and make sense of the numbers. Additionally, Realtors are bound by a strict code of ethics, which means that they are obligated to act in your best interest.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 26July09 edition of the Galveston County Daily News

One Minute Housing Market Video Report - Nov 2008

Danny Frank (Keller Williams Realty 713-581-4702) — Sat, 22 Aug 2009 13:35:34 -0500

Dr. Ted Jones, Chief Economist, Stewart Title, reports on the Housing Industry for November 2008. Smart people are buyin and selling real estate right now... The time is right for you to get into the market...

Pearland TX: 1406 Pineland Dr, 77581 Open House TODAY

Danny Frank (Keller Williams Realty 713-581-4702) — Sat, 22 Aug 2009 12:57:39 -0500

Please take the time to stop on BUY ans see this fine house in Pine Hollow of Pearland TX... The house for sale is lactated at 1406 Pineland Drive, Pearland TX 77581...

Pearland TX: 1406 Pineland Drive, Just Reduced

Danny Frank (Keller Williams Realty 713-581-4702) — Thu, 30 Jul 2009 10:26:44 -0500

Price Reduced on 1406 Pineland Dr in Pine Hollow

Pine Hollow, Pearland TX - Announcing a price reduction on 1406 Pineland Dr, Pearland TX 77581. A 3,171 sq. ft., 2 bath, 4 bdrm 2 story. Now MLS® $195,000 - WOW - Priced Below Market. This house is a gem.... And this is a best buy NEIGHBORHOOD... Prices are at an all time low..... Buy low sell high... Call me at 713-581-4702 for an appointment today...

Property information

Pearland TX: 2201 WASHINGTON IRVING DR - Open House

Danny Frank (Keller Williams Realty 713-581-4702) — Wed, 29 Jul 2009 07:33:31 -0500

Please come and visit this fabulous house located at: 2201 Washington, Pearland TX 77584. We are holding the house Open for public view on Saturday Aug 1, 2009 from 11:00 AM - 2:00 PM. All are welcome. Realtor's, bring your clients buy and show this fine house...

Whether you're interested in buying your first home, your next home, or just want to know more about home-ownership in general, I encourage you to check out a couple of great online resources: http://www.texasrealestate.com/ or http://www.har.com/ and for all of your Pearland TX and Northern Brazoria and Galveston County real estate needs, please visit my site at http://www.danfrankrealty.com . All of these sites offer tons of useful, real estate-related information geared specifically for Texans.

Danny Frank is a local Pearland TX Real Estate expert

Pearland TX: Real Estate Market conditions through June 2009

Danny Frank (Keller Williams Realty 713-581-4702) — Sat, 25 Jul 2009 15:36:36 -0500

Today I am going to examine the Pearland real estate market up close and personal. I am gong to drill down to the last 6 months of information about Pearland.

I am going to start at the first week of February 2009 and move all the way through to July 19, 2009 a week at a time to find out just how Pearland and the real estate market is doing. My goal is to help you understand how the real estate market is doing and why is a great time to buy a home.

So, the 1st week of Feb. 2 2009, Pearland had 27 homes sold with an average price of $184,900 which is above the $183K running average price. Then the next week, Feb. 9, we had 25 homes sold with an average price of $157,500... Wow. And that was way below the average. Then the week of Feb. 16, the real estate market jumped back with a nice rebound of 38 homes sold with an average sales price of $186,296. The following week as very close to the same.

Then come the big jump. The week of March 2, 2009 Pearland sold 31 homes with an average sales price of $207,354.00 which is well above the average price of a home in Pearland of $183K.

For the next few weeks, the real estate market in Pearland just kind of bounces around until the week of April 20, 2009. In that week Pearland sold 42 houses with an average sales price of $216,234.00. Then we just kind of cost along again until the week of May 25, 2009 when we sold 80 homes with an average sales price of $177,500. That many homes being sold in the Pearland area is way above the average of 57 houses a month since Ike hit last year...

As you can see by the chart below, the real estate market is like a ride at AstroWorld... Lots of up and downs. But all in all, I say Pearland is holding it's own... For the last 24 weeks the average price of a home in Pearland has only dropped 1.1% or $1,993.00. To me, that's good news compared to the rest of the world.

Now let's look at what I think is the leading indicator of how the real estate market in Pearland is really doing, the number of homes under contract...

In looking at this next chart, you can clearly see houses are starting to go under contract at a much higher rate than just 12 weeks ago. When we started on this chart, the week of Feb. 2, 2009, we were sitting at only 49.5 houses under contract as an average. And today we are sitting at an average of 57.8 houses under contract... And everything I see is telling me the housing market in the Pearland area is starting to get even hotter than than last year...

With all of this being said, NOW is the time to buy a home in the Pearland TX area...

Whether you're interested in buying your first home, your next home, or just want to know more about home-ownership in general, I encourage you to check out a couple of great online resources: http://www.texasrealestate.com/ or http://www.har.com/ and for all of your Pearland TX and Northern Brazoria and Galveston County real estate needs, please visit my site at http://www.danfrankrealty.com . All of these sites offer tons of useful, real estate-related information geared specifically for Texans.

Danny Frank is a local Pearland TX Real Estate expert

Pearland TX: Price Reduced on 2201 WASHINGTON IRVING DR

Danny Frank (Keller Williams Realty 713-581-4702) — Sat, 25 Jul 2009 14:07:49 -0500

Sleepy Hollow, Pearland - Announcing a price reduction on 2201 WASHINGTON IRVING DR, a 3,535 sq. ft., 2 bath, 4 bdrm 2 story with "Mother-in-law quarters too". Now MLS® $245,000 - Just Reduced.

Incredible custom-built 2 story home on over-sized corner wooded lot in coveted area. Recently remodeled, new roof, energy friendly a/c & beautiful landscaping. Home features all oversized bedrooms up, with master down. The kitchen begs for a cooking enthusiast; the downstairs an entertainer s dream. Utility area is the size of some bedrooms with incredible storage, wonderful natural light and a craft area. Mother-in-law quarters over detached garage. Easy access to 45 & Btwy 8. MOVE IN READY.

Property information

An offer they can’t refuse

Danny Frank (Keller Williams Realty 713-581-4702) — Mon, 20 Jul 2009 08:13:02 -0500

You’ve searched for weeks and finally located the perfect house for you and your family. Unfortunately, your work isn’t over yet. You still have to convince the owner to sell it to you at a price you can afford.

Don’t despair, however. With a little research and an informed strategy, you can drastically improve your chances to move in to your dream home.

You have to start somewhere
Obviously, the amount you initially write into the contract has a great influence on whether the seller looks favorably on your offer. How do you come up with that figure? There are several factors to consider.

Determine how the home compares to similar properties in the area. The most reliable way to make this evaluation is to look at homes that sold recently in the same neighborhood. Texas Realtors are a great source for this information, as they have access to multiple listing service data that includes sales prices.

Is the home bigger or more updated than the average house on the street? A house with a remodeled kitchen, an extra 500 square feet or a new roof will fetch a higher price than the average house in that neighborhood.

It’s not just the money
Most sellers have a number in mind when perusing offers, but there are factors beyond price that influence how they view your proposal – factors that you can control.

Get pre-approved for a mortgage. Being pre-qualified is swell, but being pre-approved means that your lender has committed in writing to lending you a certain amount of money. That kind of commitment shows sellers that you’re serious about buying their home, and you can pay for it.

Be ready to pull the trigger. A seller may need to close quickly or remain in their home for an extended period of time. If you can meet his timeline, your offer gains strength.

Avoid contingencies, if possible. Maybe you can’t close the deal until your current home sells, but each special request negatively affects your chances. A seller presented with several offers will likely choose the one with the fewest strings attached.

It depends on the market
Until you get a response from the seller, you never know if your initial offer will be accepted. And if it’s not and the seller submits a counteroffer, the real work begins. Deciding how to respond to a counteroffer is one of the hardest parts of purchasing property.

If it’s a buyer’s market, you may have some leverage and can stand firm on your initial offer. On the other hand, a seller might be able to command his asking price – or even higher – in a seller’s market. Knowing what shape your market is in will help you figure out an appropriate response.

Also, consider how much you really want the home and how much you can spend. If your initial offer was a stretch for your budget and the counter didn’t reduce the price significantly, it may be time to move on. However, if you’re in love with the house and were simply looking for a better deal, it may be worth trying again.

Regardless of the seller’s response, don’t take it personally. Reaching an agreement on the price of the home is strictly a business negotiation, not a reflection of your appeal as a buyer.

Many things combine to make an attractive offer. Your Realtor can help you determine how to put together an offer that gives you the best chance of getting the home you want at terms that are favorable to you.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 19July09 edition of the Galveston County Daily News

What to know about disclosure

Danny Frank (Keller Williams Realty 713-581-4702) — Wed, 15 Jul 2009 07:34:50 -0500

There’s an old adage that what you don’t know won’t hurt you, but when it comes to buying real estate, that’s not the case. After all, wouldn’t you want to know if the dream house you’re buying had flooding problems in the past or has a defective roof?

That’s why full disclosure – a seller’s obligation to disclose facts about properties for sale (such as conditions like occurrence of past floods or structural problems) – is critical when it comes to buying or selling a home. If you’re selling, buyers need to know material facts about your home – that is, anything that could materially affect the sale price or influence a buyer's decision to buy it. And, if you’re buying, as a concerned consumer with a big financial commitment at stake, you want to make an informed decision about what you’re buying.

The National Association of Realtors reports that the major causes of post-sale disputes and lawsuits center around defects and disclosure. But most disputes can be avoided if proper disclosures are made. That’s why most states, including Texas, require some type of formal seller disclosure.

What’s on a disclosure form?
A disclosure form is a notice certain sellers are required to give potential buyers on or before the effective date of a real estate contract for sale, covering in reasonable detail the seller’s awareness of any defects in the property before the sale.

For example, if you’ve had a termite problem in the past, that’s something that prospective buyers should know. Or, if the roof has a leak, buyers need to know that, too.

Attention sellers …
Intentionally withholding information about a property when you sell can have serious legal consequences. Talk to your Realtor and attorney and make sure you understand your disclosure responsibilities. You don’t want to inadvertently leave something out and have to deal with expense, hassles and possible legal consequences later. Also, if you’ve had previous inspections done in the last few years, make that information available to the buyer.

Disclosure also applies to federal laws. For example, those selling homes built before 1978 must disclose any known lead-based paint problems.

Don't be afraid to disclose information about your property. Disclosure laws were created to protect buyers, but they also protect sellers. If all the information about a property is revealed up front, you're less likely to be involved in disputes after the sale.

Attention buyers…
If you’re a buyer looking for a home, look closely at the disclosure notice provided by the seller. If any items concern you, ask questions and investigate. But there are other steps you can take to protect yourself and your financial interests, too. For starters, make sure you hire an inspector. For a few hundred dollars, you get a professional to look into all the systems and components and report to you where deficiencies or potential problems exist … clearly a worthwhile investment.

When you have specific concerns, or when the inspector suggests it, you may also want to hire specialists to look at certain things, such as a structural engineer to examine a potential foundation problem. Yes, you will have to pay for these professionals, but you’ll want to know if there are expensive repairs in a property’s future before it becomes your property. To find a reputable inspector, ask for recommendations from friends, family, co-workers or your Realtor, and make sure your inspector is properly licensed.

For everyone’s protection
Disclosure is a necessary facet of the real estate transaction, helping to protect both buyers and sellers and ensuring lots of smiles on closing day. If you have questions about disclosure, ask your Realtor for advice. Realtors are a wealth of information on this subject.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 12July09 edition of the Galveston County Daily News

Yesterday was a Historic day for Texans

Danny Frank (Keller Williams Realty 713-581-4702) — Fri, 10 Jul 2009 11:08:14 -0500

Governor Rick Perry signs two very important pieces of legislation into law on Thursday, July 9 at 9:30 a.m. in HAR’s Training Room. State Senator Tommy Williams and State Representative John Otto, are the authors of the bills that where signed into law.

House Bill 8 and House Bill 3613 where signed into law by Governor Rick Perry. Realtors® were instrumental in helping pass these appraisal reform measures. Consumers can expect to see updated appraisal methods and better oversight of appraisal districts, more enforcement authority over appraisal districts to ensure that uniform standard appraisal practices are being used. Consumers will also find alternatives to lawsuits when appealing a ruling by an appraisal review board. Also, a residence homestead to be appraised as a residence will be done so accordingly and not on the basis of the “highest and best use” appraisal standard.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

Pearland TX: 3418 Woodbine Place, Silverlake 77584 Reduced

Danny Frank (Keller Williams Realty 713-581-4702) — Mon, 06 Jul 2009 15:48:44 -0500

Flowers bloom 365 days a year, including azaleas that wrap the house like River Oaks. Top-of-the-line alarm system was installed. The master bed/bath had major upgrades, including new tile, faucets, and a glass shower frame. Invisible tinting was installed on all windows facing the sun which reduce heat intake by 30%. New water heaters and a new roof were installed. The lovely oak floor and front doors were refinished. Great neighbors. Walking distance to schools and close to golf course.

Priced at only $269,999.00 The house is is move in ready shape... Call or Text me at 713-581-4702 for more info on this house.

Click Here for more info on your next home.

What’s it worth to you?

Danny Frank (Keller Williams Realty 713-581-4702) — Sun, 28 Jun 2009 08:03:31 -0500

All homeowners have one thing in common – home improvement and maintenance projects. Whether something breaks, becomes outdated, or you’re ready for a change, certain projects are just a part of owning a house.

Should I stay or should I go?
So what makes for a successful home-improvement project? The answer depends on your intentions. Are you making a change because you plan on living in the house for a while? Are you upgrading so you can sell soon? Your plans should affect your priorities and make certain improvements more appealing.

Where to start?
Whether you’re staying for a while or selling soon, structural and mechanical improvements should come first. Plumbing and electrical systems should be sound before you go for a hot tub and modern appliances. What good are new wood floors if your roof is leaking? Get the point? Is it necessarily interesting or rewarding work? Not really. Frustrating? Maybe. Trust me, though, it’s the right move.

When you’ve gotten the infrastructure up to snuff, you can start on more exciting and gratifying improvements.

Home sweet home
If you’re planning to stay in your home for the foreseeable future, the nature of your improvements is not so much about recovering money as it is about a higher quality of life. Want to get rid of a small bedroom and create a big master suite with two walk-in closets and a hot tub? Go for it!

Even if you’re not planning on selling anytime soon, though, keep in mind that the longer you stay in your home after a project is complete, the less likely you are to recoup a high percentage of the project’s cost.

Make buyers want your home
If you’re improving the house with a goal of a short-term resale, some improvements are more appealing to buyers and, as such, offer a higher return on your investment.

It’s also worth noting that while you may not get a dollar-for-dollar return on the sales price, a quicker sale can save you thousands of dollars.

Now, there are no guarantees on recuperating costs when you sell, so I strongly suggest doing lots of research. Use the Internet to see what other homeowners are doing and what their experience has been. Go to open houses in your neighborhood. Consult your Realtor. The more information you have, the better off you’ll be. In general, I find that most buyers value kitchen upgrades, bathroom upgrades and increases in livable space. It’s not only my years of experience that lead me to believe this. Data from various sources show that people want these areas to be comfortable, functional, attractive and durable.

How much you'll recover in costs depends on several other factors, as well. These include the big-picture condition of the housing market, the value of the homes in your immediate area, when you plan on selling and the type of projects you undertake.

How much is too much?
For a short-term sale, make sure you don’t overdo your improvements. If you put in top-of-the-line appliances or light fixtures, you’re most likely going to recover a lesser percentage than the seller who went with brand new mid-range appliances or fixtures.

Guidelines for remodeling
Curb appeal is important, and easy fixes like fresh paint and exterior improvements like landscaping are simple ways to instantly improve the appearance of any house. First impressions stir potential buyers’ emotions as they evaluate homes. Curb appeal also encourages prospective buyers to come inside to see your new wood floors, updated kitchen and remodeled master bathroom.

Who, me?
After you decide what kind of improvements you’re going to do, the next step is deciding who’s going to do it. Some people are adept at home improvement, some are not. You probably know which category you’re in.

Safety is a factor as well. If you’re going to tackle the project yourself, exercise caution – working on a ladder or dealing with electricity are not jobs to be taken lightly. If you lack confidence, find an insured and bonded professional.

Just do it
Whether you want to increase your living space, avoid the expense of moving to a pricier neighborhood, make a needed or wanted upgrade, prolong your home's life or achieve a good return on investment, there’s no time like the present. Start your research today.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 28June09 edition of the Galveston County Daily News

Pearland TX: 2201 WASHINGTON IRVING DR in Sleepy Hollow

Danny Frank (Keller Williams Realty 713-581-4702) — Sat, 27 Jun 2009 07:51:23 -0500

Pearland TX; Home for sale, 2201 Washington Irving, Pearland Real Estate

• 3,535 sq. ft., 2 bath, 4 bdrm 2 story "Mother-in-law quarters too" - MLS® - Priced to Sell

Sleepy Hollow, Pearland TX - Incredible custom-built 2 story home on over-sized corner wooded lot in coveted area of Pearland. Recently remodeled, new roof, energy friendly a/c & beautiful landscaping. Home features all oversized bedrooms up, with master down. The kitchen begs for a cooking enthusiast; the downstairs is an entertainer s dream. Utility area is the size of some bedrooms with incredible storage, wonderful natural light and a craft area. Mother-in-law quarters over detached garage that could also be used for reantal income. Easy access to 45 & Btwy 8. MOVE IN READY.

Property information

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

Keep safety in mind when buying a home

Danny Frank (Keller Williams Realty 713-581-4702) — Tue, 23 Jun 2009 18:43:31 -0500

Personal and home security is a concern whether you're old or young, single or married a parent or not. Protection of self and property is a fundamental component of feeling safe, and this is especially true in our homes. So, if you're in the market to buy a home, be mindful of security during your search.

Searching for your new home
It's likely that you will evaluate different neighborhoods as you look for you next home. Do your research to find areas that appeal to you. In addition to relying on your Realtor's expertise, go online and look around. http://www.HAR.com is an excellent resource. Many neighborhoods have Web sites, e-mail groups or discussion forums that offer helpful information about the area. You can also use the Internet to review crime statistics and search for sex offenders.

Other considerations are more in your direct control - things that are already present on the property or that you can change after you take possession of the house. Generally speaking, criminals will select the house that presents the least risk of being caught. Homes with easy access, substantial cover and good escape routes tend to be more common targets.

Simple ways to tighten up
Evaluate points of entry to the home. Solid-core or metal doors are preferable, as are keyless deadbolt locks. Also check to see if there are windows near the doorknob; a thief could smash the window, reach in and unlock and open the door. Look at the condition of the door jamb … should it be replaced? Do all the locks on the windows work? Sliding glass doors and sliding windows should have functioning latch locks, but a through-the-frame pin is a decent hindrance to a potential thief, as is a charley-bar. Unsecure garages are also a common access point. Does the entrance to the house from the garage have a good door with a solid locking mechanism?

If the home does not have heat- or motion-activated lights outside, consider installing them. A potential thief may be dissuaded from entering your home simply based on the fact that the automatic lights around the property remove his cover as he approaches.

Let the pros handle it
You might consider a security system. If the home is not pre-wired or does not have an existing system, you could spend a substantial amount to get one installed, although most insurance companies offer an attractive discount for such a setup. If there is an existing system, determine if all windows and doors are monitored and see if the installed equipment includes a motion sensor and a battery backup. Some systems can even detect smoke, heat, fire and carbon monoxide. Find out whether the system you're looking at has that capability.

Good fences make good … security
Fences not only cut off easy escape routes, but also can provide a degree of privacy and restrict unwanted access. Additionally, if there's a lot of pedestrian activity in the neighborhood, a property without a fence may get pass-through traffic. If you have children, a fence provides a safe area for them to play.

With an enclosed back yard, you may even consider getting a dog. While big dogs are usually more intimidating and more of a stereotypical watch dog, any barking dog can be effective at giving warning that something is out of the ordinary. Plus, you can hang a Beware of Dog sign, which may act as another deterrent.

Minimize your risk
Everyone has different definitions of and expectations about safety. After all, what's "safe" to one person may be far too risky for someone else. One thing's for sure, though - we all want our home, our possessions and most of all, our lives to be as secure as possible.

When searching for a home, consider personal and home security. You may not be able to find a home that offers every conceivable security feature, but you can make improvements. Anything that makes your house less of a target will reduce your risk and give you increased peace of mind.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 21June09 edition of the Galveston County Daily News

Preventing Foreclosure

Danny Frank (Keller Williams Realty 713-581-4702) — Sun, 14 Jun 2009 11:02:51 -0500

There's no question about it: nationwide foreclosures are up, particularly in Nevada, California, Arizona, Michigan, Florida and Colorado. Although we can be grateful that the Lone Star State is not currently near the top of this list, there are Texans facing foreclosure.

No one buys a home with the intention of falling behind on payments and facing foreclosure proceedings, yet it happens. Even when the nationwide picture is much rosier than it is today, some homeowners find themselves in this unenviable position. Here are a few tips to avoid this scenario, and what to do if it occurs.

Don't set yourself up for failure
There are two main ways to lessen the likelihood of foreclosure before you're even in the house. First, don't put yourself in a situation where you won't be able to afford your mortgage. Just because the mortgage lender approves you for a loan at a certain amount doesn't mean you can actually afford the payments on that loan. If you know how much you can afford before you start shopping for a home and stick to that price range, you're taking a big step in the right direction.

Second, it's vitally important that you have a solid grasp on the details of your loan. Some people get into trouble because they don't fully understand their obligations regarding their home loan. There are many types of loans where the payments for the first year or first few years are much lower than the amount you will pay in the following years. When you're shopping for the loan, ask the lender about how various loans work, and make sure you understand the payment structure of each and how it may change.

Could it happen to you?
Unfortunately, bad things sometimes happen to good, hard-working people. Injuries or illness, accidents, unforeseen economic circumstances, unemployment and other factors can hinder the ability of a homeowner to pay his or her lender. Many people do not have sufficient savings accounts and cannot afford to miss even one paycheck without facing considerable struggle.

If you find yourself in a bad spot, take a hard look at items you spend money on that you can do without. Cable is great, a night on the town is fun, and eating out is convenient, but keeping your home should take priority over those types of expenditures

What to do
If you face the prospect of missing a monthly payment on your house, do not be embarrassed. Instead, contact your lender as soon as you're aware your payment will be late. Also, if your lender attempts to get in touch with you, never ignore those phone calls or letters. If you're elusive, unresponsive or seem disinterested, your lender will be less willing to work with you.

A HUD-approved counseling agency can work with you and your lender and may be able to negotiate a repayment plan. You can call (800) 569-4287 or go online at HUD.gov (search the term HUD approved counseling) for the counseling agency nearest you.

Beware of sharks
In addition to legitimate companies and agencies that can help you, there are scam artists out there. They may tell you that they can stop the foreclosure by signing a document that authorizes them to act on your behalf. Make sure you read and understand any document presented to you - you may be signing over your title to the house, and before you know it, you are a renter in the home you formerly owned! Stay away from companies that promise you swift, effortless results by paying them a large fee - this is usually evidence of a scam.

Get back on track
Facing the possibility of foreclosure is stressful. However, if you understand this risk, you can take steps to avoid it before you even buy a home. Should you ever find yourself behind on your payments, though, there are resources to help you get back on track. As a real estate professional, your Realtor understands the entire homebuying process and can discuss options available to you.

Danny Frank is a local Pearland TX Real Estate expert! You can see my entire blog at http://www.pearlandrealtyblog.com

My column was also published in the 14June09 edition of the Galveston County Daily News

Pearland TX: 3418 Woodbine Place, Silverlake 77584

Danny Frank (Keller Williams Realty 713-581-4702) — Fri, 12 Jun 2009 07:50:10 -0500

Silverlake, Pearland TX, Real Estate for Sale - Announcing a price reduction on 3418 WOODBINE PLACE, a 3,363 sq. ft., 3 bath, 4 bdrm 2 story. Now MLS® #90389165 $272,000 - Priced to Sell and Move in Ready. Call me today to schuled and appoitment

http://www.har.com/90389165

Property information

Pearland real Estate Expert - Danny Frank

8 Easy Ways to Seal Air Leaks Around the House

1. Insulate around recessed lights

2. Plug open stud cavities

3. Close gaps around flues and chimneys

4. Weatherstrip the attic access door

5. Squirt foam in the medium-size gaps

6. Caulk the skinny gaps

7. Plug gaps in the basement

8. Tighten up around windows and doors

Before working in the attic, take some precautions

What Your Remodeling Contract Should Say

Project specs

Payment schedule

Start and end dates

Statement about change orders

Binding arbitration

Warranty

Technicalities

Tax Credits for Replacing Your Roof

Metal vs. asphalt roofs

How much roof do I have?

Save on cooling bills

Realtors Property Resource (RPR) - Another Debacle like RIN? Or Valuable Member Tool?

Setting the stage for a successful sale

Where do you want to live?

Shop around for lower insurance rates

Making green housing choices

Know your association

Take a look behind the numbers

One Minute Housing Market Video Report - Nov 2008

Pearland TX: 1406 Pineland Dr, 77581 Open House TODAY

Pearland TX: 1406 Pineland Drive, *Just Reduced*

Pearland TX: 2201 WASHINGTON IRVING DR - Open House

Pearland TX: Real Estate Market conditions through June 2009

Pearland TX: Price Reduced on 2201 WASHINGTON IRVING DR

An offer they can’t refuse

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Yesterday was a Historic day for Texans

Pearland TX: 3418 Woodbine Place, Silverlake 77584 Reduced

What’s it worth to you?

Pearland TX: 2201 WASHINGTON IRVING DR in Sleepy Hollow

Keep safety in mind when buying a home

Preventing Foreclosure

Pearland TX: 3418 Woodbine Place, Silverlake 77584

Pearland TX: 1406 Pineland Drive, Just Reduced