Do I Have to Use the Builder’s Lender and Real Estate Agent?

The real estate industry does a spectacular job educating first-time homebuyers. There’s so much valuable information out there that no buyer should go through the process uninformed.

Buying a home in a new community – a brand-new home that no-one has ever lived in – is not only first-time homebuying on steroids, but the industry has left the homebuyer behind in terms of offering information and sharing knowledge about the process.

From the home loan process to choosing your real estate agent, it doesn’t have to be confusing.

Read on to learn answers to the two most common questions we receive from our clients who are considering buying a newly-constructed home.

The preferred lender

Many potential new homeowners walk away from the model home tour under the assumption that they must use the builder’s preferred lender as a condition of the purchase.

Is it any wonder?

Some builders’ representatives use carefully-chosen words to make buyers believe this

When, in fact, nothing could be further from the truth.

Now, the builder may require you to obtain loan pre-qualification from the preferred lender but, in the end, you can borrow money for the home from whichever lender you chose.

These lenders often offer good deals, though. They may offer to pay your closing costs or entice you with a specific amount, such as $10,000, if you obtain your mortgage from them.

Others will reduce the price of the home or throw in attractive upgrades as an inducement to use the preferred lender.

These are a bit more challenging to put into monetary terms so you may need to do some research. You’ll need a dollar figure to work with when comparing this lender’s offer to others.

Incentives, however, may turn out to mean nothing if not compared against other terms, such as the interest rate and points charged

By the way, go ahead and allow the builder’s preferred lender to pre-qualify you for a mortgage – you are in no way obligated to use their services in exchange for loan pre-approval.

You’ll be given a Loan Estimate that you can use to compare this lender’s offering against others. The Consumer Financial Protection Bureau offers a sample of the form, with explanations, on its website.

My best advice to my clients is to go loan shopping before you step one foot into a new home community’s builder’s office. Have facts and figures in-hand, ready to compare to what the builder’s lender will offer.

If you don’t have this backup,  there’s a good chance you’ll get swept up in the excitement of buying a new home, perhaps falling in love with one of the model homes, and your emotions will take over.

Armed with hard facts (offers from other lenders), on the other hand, you’ll be able to react logically instead of emotionally, and that’s a good thing when making a financial decision.

About the builder’s real estate agent

Just as it’s never a good idea to use the homeowner’s real estate agent when buying an existing home, it’s unwise to use the builder’s agent, and here’s why:

The owner’s agent, whether a homeowner or a builder, has one overriding aim: to get the owner the most amount possible for the home

The buyers’ agent, on the other hand, seeks to help his or her client spend as little as possible for a home.

See how the two duties conflict?

Regardless of how congenial, knowledgeable and eager the builder’s agent is, you need your own representation.

In fact, you’ll be asked on your first visit if you’re working with a real estate agent and your answer should always be “yes”

To be safe, we recommend that you ask your agent to accompany you on the first visit. If that isn’t possible, register your agent when you sign in.

Now, instead of using an agent with divided loyalties, you have your own representative who will go to bat for you in negotiating upgrades and extras, guide you during the inspections and assist you in taking care of all those details during the transaction.

Critical winter home staging tips

Winter home sales don’t have to be as challenging as you may think. Sure, the sun isn’t always shining and you may be contending with snow and ice in your landscaping, but we’ve got some hacks to help cozy up your home, making it über-inviting to winter house hunters.

It may be winter, but curb appeal still matters

What will your potential buyer see when he or she drives up to the curb in front of your home? This is known as curb appeal and it’s one of the most important aspects of home staging.

Curb appeal is, after all, what will either encourage the buyer to get out of the car or to drive off to the next listing.

While there’s not a lot you can do if there’s snow on the ground, there are several, subtle updates you can make that will appeal to buyers.

  • Purchasing a new set of house numbers will make a big difference, especially in winter. Bigger is better so your house is easily recognizable.

 

  • Invest in new door mats. Consider a seasonal option, and you may want to have a second mat ready for showings in case the daily one looks a little worse for the wear as a result of the weather.

 

  • Ensure that the porch, driveway and walkways remain clear of snow and ice.

 

  • Paint the front door an eye-catching color. Zillow’s 2017 Paint Color Analysis finds that

“doors painted in shades of dark navy blue to slate gray sold for $1,514 more.”

  • Add life to the front porch in the form of plants in attractive pots.

 

  • Consider adding additional outdoor lighting. When they consider lighting, most sellers confine their efforts to the home’s interior. While it’s crucial to have good lighting indoors, don’t neglect your outdoor lighting strategy.

 

Home sellers tend to ignore backyard home features when readying their homes for the winter market. After all, they’re typically only used during the balmier times of the year. Don’t let winter discourage you from showing them off, though.

Create a vignette as if it were 70 degrees and the sun is shining. If it’s not snowing, scrub the grill and leave it open. Set the patio table for an outdoor barbecue. Leave the hot tub running during showings.

The entry way

If you have time to do nothing more before dashing off to work in the morning, tidy the entry way. After curb appeal, the portal to the rest of the home sets the tone for the entire visit.

It should be clean, of course, and free of clutter. Remove the keys and other items that tend to get dropped on the table, the boots that get kicked off at the door and anything else that tends to end up just inside the front door.

Run the vacuum or a mop over the floor and consider adding fresh flowers or a live plant to add a pop of life to the area.

 Maximize light

The right lighting in a home helps draw attention where you want it, creates mood and ambience, alleviates shadows and highlights textures, according to the American Lighting Association (ALA).

Even during the sunniest times of the year, real estate agents recommend that home sellers maximize the light inside the home. Typically, this involves leaving the window coverings open and turning on all the lights in the home.

Of course, you’ll want clean windows to allow what little sunlight there may be to reach the interior of the home. In winter, however, there is less sunlight, so you’ll need to get creative with your lighting.

Do an inventory of your home’s artificial light sources. Lighting professionals recommend “layered lighting,” which includes overhead, task and accent lighting. Include all three in your lighting scheme.

Aim for a higher wattage for your light fixtures. HGTV experts recommend “100 watts for each 50 square feet.”

Strategically placed mirrors will reflect nearby light so consider adding some to your decorating scheme.

Subtle accessories make a difference

Drape a throw over the arm of the sofa or the back of a chair, add a fluffy comforter to the foot of the bed and scatter richly-colored area rugs to create a cozier ambiance.

Keep in mind that excessive holiday décor will take the buyers’ focus off of the features you want them to notice, so keep it to a minimum. Some twinkly lights, vases of winter greenery and bowls of sparkly tree ornaments set the mood without distraction and without alienating buyers.

Winter doesn’t have to be a challenging time to sell a home. Think like a decorator and your home will be the belle of the winter real estate market.

4 quick and easy winter home maintenance tasks

Winter hibernation – that feeling that we should burrow our heads under the covers until spring — is typically fruitless.

Since scientists warn us to “keep moving” to release endorphins which will help us keep “winter tiredness” at bay, we’ve come up with “exercises” that offer a bonus. They’re quick, they’ll get you moving and your home will look incredible when you’re finished.

Attack the refrigerator

How’s yours looking after the Thanksgiving festivities?

More important – when was the last time you pulled it away from the wall to clean behind it?

If you have pets, especially, the coils should be cleaned at least twice a year if you hope to prolong the appliance’s life.

So, move it away from the wall to give yourself room to work and unplug it. Then, use the vacuum to clean the coils.

Depending on how much fuzz and other grime has accumulated on the coils, you may want to pre-clean them by brushing with a paintbrush. Then, use the vacuum, with the brush attachment, to get the rest.

When you’re finished, sweep and mop the floor, plug the refrigerator back in and move it to its original location.

If your refrigerator’s coils are on the bottom, you can access them through the grill cover at the bottom of the front of the refrigerator.

Appliance manufacturers are now offering refrigerators with condensers enclosed in a compressor casing so they never need cleaning (in fact, GE calls theirs NeverClean™ Condensers). This location also allows for more efficient airflow.

Dishwashers don’t clean themselves

It’s amazing that a contraption that can clean so many things (silicon oven mitts, tools, toys, makeup brushes, golf balls and more) doesn’t clean itself.

In fact, to keep it running efficiently, you should clean your dishwasher once a month, according to Bob Vila.

Unplug the dishwasher and remove the bottom dish rack. Locate the drain filter at the bottom of the tub. Unscrew the center cylinder, remove it, wash it under hot water and replace it.

The spray arms can be either unscrewed or pull off, depending on the model. You may need a toothpick to get to any small pieces of food stuck inside the holes.

If your dishwasher has a vent on the inside of the door, remove the cover and attack that awful gunk that tends to accumulate there. A stiff toothbrush dipped in vinegar and a bit of scrubbing should remove it.

Clean the showerhead

If your showers aren’t what they used to be, the showerhead may be the culprit. Scaly mineral deposits build up and eventually clog the tiny spray holes. Fortunately, there are several methods you can try to rid the showerhead of the deposits.

Let’s start with the easiest – it doesn’t require removal of the showerhead.

  • “Slip a rubber band over the top of the showerhead,” suggests Better Homes & Gardens.
  • Pour your preferred liquid cleaning solution (vinegar, CLR, etc.) in a plastic sandwich bag.
  • Place the bag over the showerhead and wrap the rubber band around the top of the plastic bag to secure it.
  • Allow the bag to remain for about an hour (or according to the product’s instructions).
  • Remove the bag and turn on the shower to flush the solution from the showerhead.

If the easy method fails, you’ll need to remove the showerhead and scrub it with an old toothbrush and the cleaning solution.

Plumbingsupply.com offers a handy walk-through of the removal process and how to guard against damaging the showerhead.

Use a small, sharp object, such as a pin or toothpick to dislodge stubborn particles. You may need to soak the showerhead in the solution overnight.

Bob Vila recommends that since you have the showerhead dismantled, you should clean the filter as well. Use the showerhead manufacturer’s instructions about how to locate and detach the filter screen.

It is typically located “near the point where the shower head attaches to the water supply pipe, according to Vila. To clean, use the toothbrush to scrub it under running water.

Clean your computer

If you use your computer as much as we do ours, you’ll agree that digital maintenance is just as necessary as home maintenance. Heavily-used machines take a beating and invariably end up with a lot more than dust to contend with.

Refer to your owner’s manual first.

Not all of them contain information on cleaning but if yours does, because it’s specific to your device, it’s the best advice to follow.

Work from the outside to the inside by cleaning the shell first. Consumer Reports recommends using a small drop of liquid dish soap in a small bowl of warm water. Dip in a sponge, wring it well and wipe down the exterior of the case and the mouse.

Keyboards are like flypaper – they attract anything that happens to float by, from dust to hair to crumbs. Consumer Reports recommends using a portable vacuum cleaner to get at the detritus. Lacking one of those, use a small brush to clean around the keys.

If you use a detached keyboard, give it a couple of gentle shakes and then turn it over and pat gently along the back of it. You may be surprised what falls out of it. Then, wipe the keys with a damp cloth. A cotton swab dipped in rubbing alcohol is ideal for cleaning the spaces between the keys.

Use a soft brush to wipe the dust from the computer’s vents and then spray condensed air to dislodge any stubborn debris. Consumer Reports recommends that you hold the compressed air can “at an angle so that you’re not blowing the debris deeper into the machine.”

Use care when cleaning the monitor.

Start by using a dry, micro-fiber cleaning cloth to remove as many of the smudges and other grime as possible. If it requires additional cleaning, Matt Elliott with cnet.com recommends using a soft cloth, dipped in a solution of warm water and a drop of dish soap – well-wrung – to gently wipe the screen.

Use a clean, damp cloth to remove the soapy residue and the micro-fiber cloth to dry it.

Selling a luxury home? 4 qualities to look for in a real estate agent

Selling a luxury home is unlike any other real estate transaction. The marketing is different, the potential buyers are different and the entire sales process is as well.

We hear from our luxury home clients that they found locating the right real estate agent to handle the sale the most challenging part of the process.

So, we came up with four qualities you should look for when choosing an agent to assist you in the sale of your luxury home.

Experience

Nobel Prize winner Albert Camus nailed it when he said that “You cannot create experience, you must undergo it.”

Agents experienced in the luxury home market are the only ones who understand the nuances of this market

Everyone else guesses and sadly, often miss the mark. That’s something no homeowner can afford.

When shopping for an agent, whether you plan on buying, selling or doing both, look for one that has experience with luxury homes and with high-end clients.

Marketing expertise

Cookie-cutter marketing plans don’t work with expensive real estate. While online advertising is critical to a marketing campaign, luxury home marketing sometimes requires more extensive and focused marketing.

Beautiful, full-color brochures and placing ads in certain magazines where they’ll be seen by the affluent are sometimes called for.

When selling an expensive home, look for an agent that uses all of the marketing tools at her disposal.

Marketing budget

Regardless of experience, if the agent you’re interviewing runs his business on a shoestring, it’s highly unlikely that he’ll be able to afford the extensive and expensive marketing strategies required to sell a luxury home.

Remember, attracting the affluent buyer requires more than a listing in the MLS

It may require buying advertising in high-end publications. One Silicon Valley expert we know frequently advertises in Elite Traveler, a magazine for those who own private jets.

Ad rates vary, but start at $5,000 

Other luxury agents prefer a broader audience, such as that of the Robb Report. Here, ads cost from nearly $14,000 (for 1/3 page) and more than $39,000 for a full-page ad.

Don’t be afraid to ask not only how the agent will advertise your home, but how he or she will pay for that as well.

Local experience

Another challenging aspect of listing a luxury home is setting the appropriate price. Since prices are based on the sales price of homes in the same general area, it’s vital that your agent is familiar with the market.

A good luxury home listing agent not only knows what has sold recently, but has seen the interiors of the homes personally. She is also familiar with homes currently on the market.

This familiarity is the agent’s best tool when determining a list price for your home

Don’t trust the sale of your luxury home to any agent that can’t provide details of his or her experience, marketing know-how, budget and local market familiarity.

Tips for preparing a safe holiday feast

Trying to find space in the oven for the bird and all the side dishes isn’t the most worrisome aspect of holiday cooking. Not when the CDC estimates 1.2 million cases of salmonella infection occur each year in the United States.

And, salmonella isn’t the only bacteria in our meat and poultry

The other common culprits causing food-borne illnesses are:

  • Campylobacter
  • Clostridium perfringens
  • E.coli
  • Listeria
  • Norovirus

Food handling and cooking it to the proper internal temperature are two of the most important things to think about while preparing your holiday feasts.

Use care when thawing the turkey

The USDA recommends thawing the turkey in the refrigerator. They caution that as soon as the bird begins to thaw, “any bacteria that may have been present before freezing can begin to grow again” in warmer temperatures.

Place the packaged turkey in a bag or other container to prevent the juices from landing on other foods. Ensure that the refrigerator’s temperature remains below 40 degrees Fahrenheit at all times.

Although the USDA says that a turkey needs 24 hours for each 5 pounds in weight, they offer up this handy guideline:

  • 4 to 12 pounds — 1 to 3 days
  • 12 to 16 pounds — 3 to 4 days
  • 16 to 20 pounds — 4 to 5 days
  • 20 to 24 pounds —5 to 6 days

Never leave frozen turkey on the kitchen counter to thaw

Start with a clean work surface

Avoid transferring bacteria that may be on counter tops and cutting boards to the food you’re preparing by washing all the work surfaces with hot soapy water. Rinse well and use a clean towel to wipe the surfaces dry.

Use a dedicated cutting board for meat and poultry and another for produce

Next, turn your attention to all of the tools and equipment you’ll be using in the meal’s preparation.

Knives, bowls, serving pieces and storage containers should get the same treatment as the work surfaces – wash them all in hot, soapy water or in the dishwasher.

Then, wash your hands well and wash them frequently, especially after handling raw meat or poultry.

Rinse produce

The best way to clean produce with firm skin, such as cucumbers, carrots and apples is with a clean vegetable scrubber, under running water.

Peas, lettuce and fruits with soft skins can be tossed in a colander and rinsed under running water.

Bacteria from the skin of potatoes or other vegetables you’ll be peeling can be transferred to the vegetable while peeling, so wash those too

No, it may not be done when the juices run clear

Turkeys need to be cooked to an internal temperature of 165 degrees F and “the juices rarely run clean at this temperature,” claims the experts at the U.S. Department of Health & Human Services. “When they do,” they continue, “the bird is often overcooked.”

The only way to determine if a turkey is cooked to a safe temperature is with a food thermometer. HHS recommends testing in three locations, the “innermost part of the thigh, the innermost part of the wing and the thickest part of the breast.”

Ensure that in each location, the thermometer reads at least 165 degrees F

Take care with leftovers

The CDC says that the second most common bacterial cause of food poisoning can be chalked up to Clostridium perfringens. “This is bacteria that “grows in cooked foods left at room temperature.” And, as expected, hospitals and doctors see most sufferers in November and December.

Never leave leftovers at room temperature longer than two hours

Additional tips

  • Never use unwashed containers or plates that held raw turkey to hold cooked food.
  • The same holds true for utensils – use clean ones for cooked food.
  • Although the USDA recommends thawing the turkey in the refrigerator, it can also be thawed in cold water or in the microwave. Follow the instructions on the USDA’s website.
  • Avoid rinsing the turkey before stuffing. “The surface of the turkey may have bacteria on it,” Diane Van, Manager of USDA’s Meat and Poultry Hotline told ABC News, and washing the turkey may spread the organisms around the kitchen.

For questions and concerns regarding food safety, call the USDA Meat and Poultry Hotline at 888-674-6854 between 10 a.m. and 4 p.m. ET. Yes, they’ll be manning the phones even on the holidays, from 8 a.m. until 2 p.m. ET.

 

5 Trends to Look for in New Construction Homes in 2018

Housing trends come and go – some we’re happy to see sitting at the curb, others we decide to keep around longer. Architects, designers and builders see these trends coming long before we do and we thought it might be fun to take a look at some of what we can expect to see in 2018’s new homes.

1. Not tiny, but smaller

While Gen X is shopping for larger, move-up homes, both baby boomers and millennials are on the hunt for smaller homes.

Because of this, and despite land and labor being pricey, builders are more than happy to supply these homes in 2018.

Small, however, doesn’t mean cramped. You’ll still find the open floor plan that has been popular for the past decade.

One trend worth mentioning is that many new homes will feature “more and larger windows … and multiple skylights,” according to Petro Homes in Ohio. These not only help add natural light to the home, but make rooms appear larger.

2. Kitchen trends

Although the one-room kitchen at the back of the house became extinct over two decades ago, the open kitchen trend continues. The kitchen that opens to the family room or dining room is a trend that will continue as the focus on entertaining grows, or so says a CBS News piece.

Last year’s open-kitchen trends included appliances that blend into the adjacent living spaces. Think wood-front refrigerators.

In 2018, the open-kitchen trend continues, but with the addition of a bit of bling.

You’ll see copper, rose gold and brass in light fixtures and hardware

While granite countertops are still trendy, don’t be surprised to find quartz in high-end new homes. Unlike granite, quartz countertops don’t need to be sealed (and re-sealed).

3. Energy efficiency is trendy

Studies show that “green” homes sell quicker and for more money. Those purchasing a green home may be doing so, however, to save money while living there. Thankfully, builders are wising up and ramping up their energy efficiency programs in 2018.

One of the easiest trends any homeowner can implement this is with a touchless faucet. We’ve all needed to turn on the water with greasy hands and this faucet does away with that.

And, touchless faucets save water by only giving it to you when you need it

If you’re looking for a new home and want green features, contact us. We’re happy to show you what’s available for sale right now.

4. Smart stuff

It’s been slow to catch on but home builders say that home automation is one of the fastest growing trends in their industry.

Appliances are the most likely candidates but don’t be surprised if you find you can turn on the heater on your way home from work or open the front door, with your phone.

The new smart thermostats help homeowners combine the convenience of home automation with energy efficiency by tracking our behavior and “learning” what temperature we prefer in the home when we get up in the morning, arrive home from work and go to bed in the evening.

5. Outdoor Spaces

The trend toward outdoor living spaces started a couple of years ago and experts estimate it will be even stronger in 2018. According to a Wakefield Research survey, 56 percent of prospective homebuyers surveyed said they would give up interior square footage if it meant they’d get a larger yard.

The bonus? A nearly 60 to 71 percent return on investment when the home with outdoor living features is sold,

according to Remodeling magazine’s 2017 Cost Vs. Value report

Custom homebuilders are happy to create your oasis, and some new-home development builders are starting to add electric, gas and plumbing connections to outdoor space that they consider will be likely sites for outdoor living spaces.

Outdoor kitchens are the most popular, with a pool and spa coming in a close second. Outdoor fireplaces and pits come in third.

If 2018 is the year you’ll finally get that nobody-has-ever-lived-here-before home, get in touch with your real estate agent. It’s important to have your own representation, so you don’t have to rely on the builder’s agent.

Holiday road trip: Don’t let winter weather catch you by surprise

When Mom Nature throws wicked winter weather our way, the difference between being safe and stranded can often come down to how prepared you are.

The following tips will ensure that you’re ready for whatever happens on the wild and woolly roads, and alleviate some of the anxiety of taking to the road in winter.

Prepare your vehicle

Ensure that you’ll actually get to Gramma’s house by preparing the car for the trip.

Check the car’s antifreeze and top it off, if needed. The manual that came with your vehicle will instruct you on how to check the levels

It’s not just the level, however, that you should inspect, but the mixture as well. Inexpensive commercial testing kits are available at auto supply stores. Thoughtco.com offers a handy walk-through of the testing process.

How are the tires looking? Check the pressure and add air if necessary. Then, check the tread, using the “penny,” as suggested by justtires.com. Insert a penny into the tread “with Lincoln’s head upside down and facing you,” they suggest. “If you can see all of Lincoln’s head, your tread depth is less than 2/32 inch and it’s time to replace your tires.”

In particularly wicked winter weather you may want to consider buying winter tires before hitting the road. “In places where snow and ice prevail for several months a year, the average driver will exceed all-weather tires’ grip limits multiple times a day,” according to Mack Demere, at Edmunds.com.

The experts at dmv.org claim that mechanics recommend a thinner motor oil for cars driven in areas with sub-freezing temperatures so talk to your mechanic before you have an oil change to find out what she or he recommends.

Then, fill the windshield wiper fluid reservoir with a freeze-resistant fluid.

Finally, check the breaks, battery and heating/defrosting system.

Create an emergency kit for the car

Your vehicle emergency kit should include:

  • Blankets for each occupant
  • Ice scraper and/or liquid deice
  • Shovel
  • Bottled water
  • Non-perishable food
  • LED flashlights
  • Flares
  • Extra clothes (especially shoes or boots and socks)
  • First-aid kit
  • Basic tools
  • Jumper cables (at least 16 feet in length, according to itstactical.com)
  • Matches or lighters
  • Sand (to pour under the tires, if needed)
  • Extra phone charger
  • Battery-powered radio and extra, fresh batteries
  • Tow chain or rope
  • Fluorescent distress flag

If you get stuck

Disasters happen when folks make the wrong decisions about whether to stay put or go for help when they’re stuck on the road during a snow storm.

If you can’t see a safe location nearby, if you broke down on a road where rescue is unlikely, if you’re not dressed for the weather or you don’t have a way to call for help, pull off the highway, turn on the car’s hazard lights and stay inside the vehicle.

Run the engine and heater once an hour for about 10 minutes to keep warm. During these sessions, “open a downwind window slightly for ventilation and periodically clear snow from the exhaust pipe. This will protect you from possible carbon monoxide poisoning,” suggests the Department of Homeland Security.

If you don’t have a blanket, use whatever you can find in the car for insulation, such as seat covers, road maps and floor mats. Light exercise will also help you maintain body heat.

If, on the other hand, you are dressed for the weather (several layers of warm clothing with moisture repellant outerwear, mittens, hat and a scarf to cover your mouth), the conditions outside are relatively safe and there is a nearby source of help, leave the vehicle to seek assistance.

Additional considerations

  • Drive only if it is absolutely necessary during heavy snowstorms.
  • Always let someone know where you are going, which route you’ll be taking and your estimated time of arrival. Then, stick to the route without taking shortcuts.
  • Monitor local weather conditions.

Taking simple steps before your road trip keeps you from being at the mercy of severe winter weather.

Tips for touring model homes

If the homeowners have done their job, a home for sale has been cleaned up, gussied up and put on display to entice potential buyers to make an offer to purchase.

Never is this more evident than in model homes in new housing developments. Carefully staged by interior decorators, every element — from the wall color to the appliances and every decorative accent — is chosen for its ability to appeal to a buyer’s emotions.

If you plan on spending a weekend touring model homes, it’s a good idea to go into the process with as much information as possible. Let’s take a look at some of what you should think about before taking those tours.

What to Bring with You

The most important “thing” to bring with you when you tour new home communities is your real estate agent.

This may seem counterintuitive when you get there and realize that the builder or developer has an on-site real estate agent. Wouldn’t it be more convenient to use that agent?

Are you looking for convenience or assurance?

Although the builder’s agent may be a very nice person and although it may be perfectly legal for her to work with you and the builder in what is known as a “dual agency” situation, you are taking unnecessary chances by teaming up with the agent.

The builder’s agent has a duty to look out for the best interests of the client and that client is the builder. Since it doesn’t cost you a penny to have your own representation, and you stand to gain so much by having someone in your corner, bring your own real estate agent.

At the very least, let it be know that you have an agent and have no intention of working with the builder’s.

Next, bring that wish list with you. Lists of any type help keep us focused on what’s truly important – what we really need and want – and avoid impulse shopping.

You’ll need a camera or your smartphone as well. Having photos of the various features will help you compare homes.

Bring along a tape measure so that you won’t have to guess at room sizes, the length of walls and the interior of closets.

If you’re shopping alone, bring along a friend or family member for a second opinion and to bounce ideas off of.

Get the lay of the land

Location is everything when it comes to real estate so get to know the community before looking at the homes. Consider not only its location within the city, but surrounding amenities that you require.

Then, take a walk or drive through the community to get a feel for what it will be like when completed and to get an idea of which lots are better suited for your needs. 

Don’t fall for the staging

So often we see homebuyers lured into buying a new home simply because of the way it’s presented. Try to look beyond the snazzy décor and yummy paint colors to the flow of the floorplan.

Remember: Staging is meant to target your emotions

Try to imagine the same home with your furnishings, appliances and accessories. In fact, if you’ve fallen head-over-heels for a home, ask to see the same model, unfurnished.

After all, this is what the home will look like when you purchase it

If your heart is set on the home looking identical to the model, request a breakdown of the upgrades used in the model and the cost to replicate them.

Don’t be shy when it comes to asking questions. If your agent isn’t accompanying you on the tour, ask the on-site agent.

Find out about home warranties that are included with the purchase, the cost of upgrades that interest you, the type of financing offered, community amenities, the building process and whatever other questions come to mind.

The new-home buying process differs from buying an existing home. We’re happy to walk you through the process so feel free to reach out.

What to ignore during your search for the perfect condo

Condos can be the ideal purchase for homebuyers who are on tight budgets. They’re typically lower priced than single-family homes, insurance is less expensive and ongoing home maintenance costs are kept to a minimum.

There are some aspects of condo-buying that should never be ignored, however. These include:

  • The periodic association fee and how much it will add to your monthly house payment.
  • The homeowner association packet of documents for the homebuyer (it includes vital information).
  • Communities with a large number of homes for sale. Do the research required to find out why so many residents are leaving.

When touring condos for sale, however, some things are better left ignored.

Try to look beyond the cosmetics

Cosmetic issues are easily remedied and typically inexpensive to fix. Ignore the following while looking at condos for sale:

Wall color

Paint colors are personal and what turns on one person may be repulsive to another. Because condos are typically smaller than single-family homes, distasteful wall colors can overtake entire rooms.

Not only that, but the wrong color can make a room appear smaller than it is. Don’t take the paint’s word for it – measure rooms to get the true size.

Then, remember that walls can be transformed relatively inexpensively.

The average square footage of a U.S. condo is 1,482 according to the U.S. Census Bureau. The nationwide average cost to paint a home this size, without hiring a professional, is between $200 and $300 for basic paint and $400 to $600 for high-quality paint.

Hire a pro to do it for you for about $1,100 to $2,000, according to costhelper.com.

Ignore the walls – it’s an easy, inexpensive fix.

Dark and gloomy is also an easy fix

Even with all our years of viewing homes, it remains a mystery to us how some people can live in dark, gloomy homes. Even a lack of natural light shouldn’t prohibit someone from introducing artificial light sources to the home, especially when it’s a fact that light helps lift our moods.

Don’t let the gloom stop you from putting in an offer on a condo that offers most everything else you are seeking in a home. Lighting is inexpensive and, the right fixtures can transform your home.

Check out the room-by-room lighting guide at Huffington Post and ways to enhance your decorating scheme with lighting at bhg.com.

The personal stuff will be gone

We get it. All that dated furniture, the collections of books, knick-knacks or other items, family photos and other personal items and clutter are distracting.

And, although it may be challenging, it’s important to remember that it will all be gone when you move in. Look beyond the clutter to the basic flow of each room — the “bones” of the home.

The flip side is just as dangerous

While ugly interiors can be distracting, so can gorgeous ones. Stagers are skilled at making homes appear move-in ready and at creating interiors that appeal to a broad range of homebuyers.

Don’t buy into the fantasy

Those Imperial silk draperies will most likely go home with the stager when the home is sold. Ditto for all the accessories that go into the psychological appeal of the room, the throw pillows, fresh flowers and plants and mirrors and artwork.

Staged rooms also may not be as large as you think they are. Some stagers use smaller-scale furniture to trick the eye into making a room appear bigger. Paint colors are likewise chosen to make homes seem roomier.

If in doubt as to whether or not your furniture will fit in the home, measure each room.

The National Association of Exclusive Buyer Agents (NAEBA) cautions homebuyers that stagers often use “furniture and wall hangings to cover up or direct a buyer’s attention away from floor damage or wall damage.”

They also remind homebuyers that staged homes are often perceived as being well-maintained homes. Often, this perception is far from reality.

“Many times, staged homes take advantage of the staging to cover up deferred maintenance issues and improper construction and repair issues,” they say in the 2007 report, “How to Not Get Tricked by Staging, and Potentially Save $5,645 when you Buy your Home.

Ignore the home’s staging and perform your due diligence by looking behind wall hangings and under rugs and furniture.

Whether the condos you tour are diamonds in the rough or staged to perfection, it pays to look beyond the cosmetics to whether the space works for your needs and lifestyle.

3 amazing kitchen designs

In 2015, more than 10 million American households spent nearly $50 billion renovating their kitchens, according to the National Kitchen and Bath Organization.

Since the kitchen is the most-used room in the home, and the most popular among homebuyers, it’s money well-invested

If you plan on joining the renovators it’s time to learn about various kitchen design concepts so that you’re better able to choose the one that fits your lifestyle. You can never over-plan your new kitchen, right?

From color schemes to layouts, windows to lighting, here are some brilliant kitchen concepts from top designers.

The contemporary kitchen

If you fancy yourself on the cutting edge of technology and love new gadgets you may just be the type that will enjoy a contemporary kitchen.

Think “sleek” when choosing appliances and anything you can have built-in, by all means do so, even the coffee maker.

Speaking of appliances, a “smart” refrigerator is right up your alley

Forget about granite and even quartz for the countertops and head straight for concrete.

Look for patterned backsplashes (such as glass tile) and don’t forget under — and inside — cabinet lighting.

HGTV suggests the best places to shop for contemporary kitchen items include West Elm, Crate & Barrel and Pottery Barn. They also offer a style guide for contemporary kitchens on their website.

Go Mediterranean

The Mediterranean kitchen can be summed up in two words: Warm and cozy. Oh, go ahead and throw in “romantic” as well because the iconic rich colors of this style positively drip with amour.

Houzz’s Lisa Frederick suggests using “a blend of spicy red, bright yellow, terra cotta and ocean blue” as your color scheme. Then, add dark cabinets and upholstery fabrics that connotes the sun and sea.

Top it all off with ceramics anywhere you can put them, from accessories to backsplashes.

For ideas on how to create a Mediterranean kitchen in your home, visit Decoist and Houzz. The latter also offers an accessory buying guide for your Med kitchen.

The cottage kitchen

Although cottage-style design may seem more suited to a vintage home, such as a bungalow, if done right it can be quite attractive even in a newly constructed home.

As you approach the design, think homey, cozy, utilitarian and down-to-earth.

Color schemes are typically heavy on the white, but “pretty painted base cabinets in pastel blue make a room shine bright,” according to Kathy Barnes at Better Homes & Gardens.

Speaking of cabinets, you can also forget the traditional and opt for attractive, vintage-looking shelves instead. Then, throw in a farmhouse sink, hardwood floors and pendant lights.

See examples of cottage kitchens at Southern Living, This Old House and Better Homes and Gardens.