For Buyers: Homebuyer's Checklist

Chances are you do not need to ask all the questions in this list, but, nonetheless, this list of questions is essential. I suggest printing this list out and keeping it with you as your begin searching.  As an Accredited Buyer’s Representative (ABR®), helping buyers is my business so please let me know if you have any questions. I look forward to working with you.

The Perfect Homebuyers Checklist. Copyright © 2013. Live and Play Cincinnati. All Rights Reserved.

For Buyers: How Do I Afford to Buy?

I came across an article that could answer many questions for you as you begin to think about buying your first home. The author of this article sat down one day and decided to ask homeowners how they came to the decision to buy and also how the buyers eventually made the purchase happen. For many first time homebuyers, this advice will go a long way. As an Accredited Buyer’s Representative (ABR®), I have a wealth of information and resources that can help you with your first purchase. Please let me know how I can help.

9 Top Reader Tips for First Time Homebuyers. Copyright © 2013. Living Richly on a Budget. All Rights Reserved.

Home Showing Mistakes

Now that we've looked at all ten of the common home showing mistakes highlighted in REALTOR Mag's article, what can we conclude? Let's briefly review the mistakes.

The first type of mistake is having the owners lingering in the home during a showing. Mistake number two is related, but this time it's the pets who need to relocate during showings. Bad smells in a home are the third kind of mistake, and they might come from pets or from people. The fourth type of mistake is wild critters on the property, and the fifth is oddities, from unusual room arrangements to partially successful remodels, that don't show your home to its best advantage. Dirt and clutter are mistake number six: remember that showing your home off means making it shine, literally! The seventh kind of mistake is leaving out personal information like bank statements. A home needs to be reasonably well-lit to be viewed by prospective buyers, which is why the eighth mistake is poor lighting. Number nine is straightforward: your realtor needs to have a key to access your home for showings. And the tenth mistake is leaving revealing or even nude photos and portraits on display - remember to take those down and temporarily hang landscapes or something else neutral in their place during showings.

A showing is an opportunity for a buyer to imagine your home becoming their home, which is exactly what happens after a completed sales process. The theme that runs through all these mistakes is that they disrupt this imagination and distract buyers from seeing all the appealing things about your home. It can be challenging to make your presence fade into the background in a place that's still your home, but remember that you are trying to help it become someone else's home. Disappear when you need to, and make sure you've put away the most obvious signs of your presence before you do. You'll be glad when all your work pays off and your home successfully changes owners!

Home Showing Mistakes, Items Eight and Nine: Logistics

Curb appeal is great, but buyers want to
see inside! (Image from Front Door Design)

I read an article in REALTOR Mag last month about the top 10 "worst home-showing offenses" - in other words, major mistakes people make when showing their homes. I'd like to share them with you, along with tips for avoiding them.

The eighth mistake is a home that's too dark to be seen well during a showing, and the ninth mistake is not providing a key for your realtor. Both of these are mistakes that can be prevented through teamwork and communication with your realtor!

A home may be too dark because it takes time for compact fluorescent bulbs to warm up, or because a lamp needs to be moved. Make sure you or your realtor check lighting and turn on energy efficient bulbs ten minutes or so before a showing.

And of course, check with your realtor, or in the lock box on your door, to make sure there's a key available for showings. Buyers need to be able to see your home!

Home Showing Mistakes, Items Seven and Ten: Too Personal!

I read an article in REALTOR Mag last month about the top 10 "worst home-showing offenses" - in other words, major mistakes people make when showing their homes. I'd like to share them with you, along with tips for avoiding them.

I'm grouping mistakes seven and ten together, because one is a more extreme form of the other. Mistake seven is about owners leaving out personal information during showings - things like bank statements and bills left on the counter. And mistake ten is the over the top version of that - owners who have revealing or nude photos of themselves on display and don't put them away before showings!

It's easy to forget to clean up piles of financial statements or other parts of your daily life. You might not realize that your mail isn't invisible on your kitchen counter because it's not something you notice. So try to take a walk through your house as though you're seeing it for the first time. Or better yet, ask family or friends to do a walk-through with you!

When it comes to pictures and portraits, you'll want to remember not only to put away the private ones but also to put something in their place. This doesn't have to be complicated or expensive. You can replace pictures on side tables with fresh flowers, and get low-cost art prints to hang on walls.

Showings are a chance for buyers to get to know your house, not you. Keep the personal stuff private during showings!

Home Showing Mistakes: Item Six, Dirt and Clutter

I read an article in REALTOR Mag last month about the top 10 "worst home-showing offenses" - in other words, major mistakes people make when showing their homes. I'd like to share them with you, along with tips for avoiding them.

Image from This Lady's House:
How to Clean Your House Like a Professional

The sixth mistake is one that seems obvious but can be hard to keep up with: your home should be clean and orderly for showings. It's extra work to keep your home ready to be seen, and it requires you to pay attention to big and small things. Make sure there aren't any piles of laundry sitting around, or muddy tracks on the floor near the doors. Take out the trash and make all the beds. And make time to clean thoroughly on a regular basis: wash windows, clean the sinks, vacuum carpets and put out fresh towels.

To start you off, here's a blog post about how to clean your house like a professional, written by a woman who's worked in the hotel industry: http://thisladyshouse.com/content/how-clean-your-house-professional. For more ideas and cleaning tips, check out some of the pins on my "real estate help" board on Pinterest. Don't forget about odors, too - item three on the mistakes list, bad smells, still applies.

Home Showing Mistakes: Item Four and Five, Critters and Oddities

I read an article in REALTOR Mag last month about the top 10 "worst home-showing offenses" - in other words, major mistakes people make when showing their homes. I'd like to share them with you, along with tips for avoiding them.

The fourth mistake is critters, specifically wild animals and pests like insects. This sounds pretty obvious, but remember: you might be accustomed to something and think of it as "no big deal," while that same thing might be an unpleasant surprise to a potential buyer. Whether it's raccoons in the backyard or boxelder bugs that are only around for a week (but during that week, they're EVERYWHERE), imagine you're seeing your home for the first time. Try to control or remove those uninvited wild guests.

Door painting tips from
DIY Home Staging Tips

The fifth mistake is "oddities," as in "oddities from home make-overs." Again, you might be accustomed to using that former home office as a bedroom, despite its lack of closet. And you might not notice any more that a door opens "backwards" or that some paint got on the light switch plate when you repainted a room. But potential buyers are much more likely to notice these things and get a negative impression of your home from them. Again, imagine you're seeing your home for the first time. Clean up any details like awkward paint, and restage rooms to help them look more like buyers would expect.

To get you started, here are a few resources: tips for painting your door and your kitchen cabinets. You can find more painting, cleaning and staging tips on my Pinterest board for "real estate help".

Home Showing Mistakes: Item Three, Bad Smells

I read an article in REALTOR Mag last month about the top 10 "worst home-showing offenses" - in other words, major mistakes people make when showing their homes. I'd like to share them with you, along with tips for avoiding them.

The third mistake is bad smells in the home. They could be from pets, or from something you use often when cooking, like garlic, or cigarette smoke. You may not notice the smell since you're around it all the time. Consider asking a friend or relative to come have a sniff and alert you to any strong odors.

Simmer pot picture from Yahoo! Shine

What can you do about them? REALTOR magazine suggests painting walls and cleaning your carpet to deal with long-term, established smells. You may even need to replace the carpet to deal with pet odors or cigarette smoke. Furniture can also harbor odors, so consider moving upholstered furniture that's particularly smelly out of the way, even to a storage unit. And don't forget the power of opening windows and getting some air circulation working for you, weather permitting.

Using scents and air fresheners to cover up bad smells rarely works, but once you've dealt with the source of the smell by cleaning carpets, moving furniture, and circulating air, you can add pleasant odors to the air. You can do this by baking bread or making applesauce, or you can use a simmer pot intended just to create a nice scent. Here are five suggestions for simmer pot combinations from Yahoo! Shine: http://shine.yahoo.com/haven/5-awesomely-autumnal-simmer-pot-recipes-to-get-you-in-the-mood-for-fall-2402046.html

Home Showing Mistakes: Item Two, Pets!

I read an article in REALTOR Mag last month about the top 10 "worst home-showing offenses" - in other words, major mistakes people make when showing their homes. I'd like to share them with you, along with tips for avoiding them.

The second mistake dealt with pets in the home during showings. Many agents pointed out that unfriendly cats and dogs in a home make showings difficult, if not impossible. Even when pets are crated, they may be protesting noisily during the showing and prevent a potential buyer from entering a room.

Moving is a stressful time for pets, and having strange people viewing the home only adds to that. If possible, take your pet with you when you're out during showings. If that's not possible, whether because you're at work or because your cat doesn't walk on a leash, investigate other places for your pet to be. Maybe your cat can spend the day at your friend's house. Maybe your dog can go to "doggie daycare." Help your showings go more smoothly and make your pet's day a little easier, too.

Home Showing Mistakes: Item One, "Leftover Home Owners"

I read an article in REALTOR Mag last month about the top 10 "worst home-showing offenses" - in other words, major mistakes people make when showing their homes. I'd like to share them with you, along with tips for avoiding them.

The first mistake is being around during a showing. The REALTOR Mag article mentions owners being asleep in bed, in the shower, and even following potential buyers through the home! To avoid being caught sleeping, showering, or doing other things when your home is being shown, make sure your realtor has good contact information for you: your cell phone number, the email address you check most frequently. And when you know there's going to be a showing, put it in your calendar and maybe even set an alarm for yourself.

As far as following prospective buyers through the home: don't. Even if you are curious about their reactions, remember that your goal in listing your home is to sell it. Part of selling your home is letting buyers explore it in private and imagine it as their own.

More next time!

Code of Ethics: Conclusion

The first realtor code of ethics was written in 1913, 100 years ago. It was presented at the National Association of Realtors (known then as the National Association of Real Estate Exchanges) annual convention in Winnipeg, Canada, in July. So, in recognition of the 100th birthday (July, 2013), I wanted to mention the duties that were important then.

The code was called the “Ethics of the Real Estate Profession—Adopted by National Association of Real Estate Exchanges.” This code was divided into 2 sections. The first was called “Duties to Clients” and the second section was called “Duties to Other Brokers.”

During that time, there were curbside real estate agents, robber barons, & sharks. There was misleading advertising, land fraud, forged deeds and notes, and other unscrupulous acts. In 1908, several real estate groups got together to create a national group. They communicated by letters and met annually. The reputable agents were dismayed that there continued to be illegal acts. The agents agreed that, at the annual meeting of 1913, they would create a code of ethics by which the agents would agree to behave. For more information about the NAR code, you can view this video:  http://www.realtor.org/videos/video-origins-of-the-code-of-ethics

There have been changes during the past 100 years. However, we who are real estate agents belonging to the National Association of Realtors have agreed to abide by the current Code of Ethics and can call ourselves a Realtor. The current Code of Ethics is available here: http://www.realtor.org/governance/governing-documents/the-code-of-ethics

As Realtors in Colorado, we are required to take an ethics class every 4 years. It is important to me to treat the buying public, my clients, and other brokers with respect and protect the trust in me and in the land. Yes, I take it seriously.

Being a Mentor, Day 10

My mentee got her official license as of 2 days ago! Yay! That means she is listed on the Colorado Division of Real Estate. All Colorado real estate licensees can be found by searching here: http://eservices.psiexams.com/crec/search.jsp 

She is getting her photo taken for her business cards, website, Bray’s list of agents, etc., This photo will be seen in a lot of places, so it’s good to have a photo she likes. My mentee also shadowed me on a listing appointment. The sellers are out of town so I went to the property and took measurements and photos. My mentee helped me with that and then spent the afternoon gathering more information from the tax assessor’s site and neighborhood. We got some information from Navica.

In the past couple days, she has had lunch or coffee with several title companies. Depending on who the seller or buyer chooses for their title work, it is easier if she has already met them before the closing day. She missed some stuff because she had a family appointment. I know that everyone juggles all the facets of their life & sometimes family comes first. For me it is usually family and clients first and I always have difficulty when I feel that I am not giving either side enough time. So I have been talking with my mentee about having balance among all the tasks. She is working on a pretend listing of her own house. That gives her an opportunity to fill out all the forms. I remember, though, that I still was very careful when doing my first listing!

Code of Ethics: Duties to Other Brokers

The first realtor code of ethics was written in 1913, 100 years ago. It was divided into 2 sections. The first was called “Duties to Clients” and there were 10 duties. The second section was called “Duties to Other Brokers” and there were 13 of those. I mentioned the duties to clients previously & now here are the duties to other brokers.

Briefly, the duties to clients were

1. Respect the listings of other agents and co-operate with him or her to sell, as long as the other agent has the most suitable property.
2. Advise a seller to renew the selling contract with the other agent, rather than solicit the listing yourself, provided the other agent has made a reasonable attempt to sell the property.
3. Always be fair and honest when co-operating with other brokers and always speak well of the competition, refusing to judge based on rumors.
4. Advertise facts about the property and do not criticize a competitor’s proposition.
5. Give an honest opinion of a competitor’s proposition when asked by a prospective buyer, even if it results in a sale by a competitor.
6. Refuse to put a “For Sale” or “For Rent” sign on a property that already has a competitor’s sign placed on it, provided it is with the owner’s permission.
7. If an agent cannot efficiently handle a proposition, it should be referred to a competitor who can.
8. Seek co-operation with other members in the Association when selling listings, unless there is a particular deal or buyer already expected, and be willing to equally divide the regular commission with any member of the Association who can produce a buyer.
9. When settling differences, agree to friendly arbitration by the Real Estate Association rather than through the courts of law.
10. Do not disregard other agents. Work with the owner’s regular agent when selling the property to a live buyer and don’t insist on handling the entire deal and getting all the commission.
11. As a broker, do not put your name in the newspaper in connection with a deal unless you are a party to that deal and are receiving a part of the commission. Otherwise, the publicity is a sham and the deception hurts everyone.
12. When a sale or exchange is handled by two agents, each agent shall get due credit in the report of the sale or exchange.
13. Do not relay property,--i.e., giving property information to one agent that was obtained from another agent—unless the property is exceptional and the third agent knows that the property information is not coming directly from the first agent. A broker who relays represents neither side and is not entitled to the same consideration as either of the other agents.

Being a Mentor, Days 4 & 5

My mentee and I finished out last week with two more busy days. Here's what they looked like.

Day 4 of Mentoring
We started out the day having coffee with one of the lenders. He & I had planned to meet the previous Friday & it hadn’t turned out. It was great to have my mentee meet another lender. The more people she meets as she goes along, the better. If a buyer is already working with a certain lender, it is easier for the real estate agent if they have met in person. If the buyer doesn’t have a lender yet, it is easier for the real estate agent to create for the buyer a list of possible lenders he or she has met if the buyer wants it.

In the afternoon, we showed property in Orchard Mesa & Glade Park. Properties that are more rural can have wells and septic systems. Also we were lucky because the properties we saw had views of the surrounding cliffs and mesas. Glade Park is actually above the Colorado National Monument. Here’s a link to the CNM webcam. http://www.nps.gov/colm/photosmultimedia/webcams.htm You can imagine the views!

Day 5 of Mentoring

Here's what a buyer packet looks like.

I had floor scheduled for 9-11 this morning. When Bray is open, we have someone always available to answer questions about Bray properties. We also answer general questions about buying & selling homes. We can help people if they call or come in, & they want to get started in the process of buying a home or selling their current one. My mentee came in & shadowed me for that. I created a packet in case a buyer came in.

I ended up getting a call from someone who wanted to sell their house. I will be going over there later this week to see everything. This has basically finished our first week together. It was a good week. My mentee is scheduling her calendar & learning lots. So ... I told her to take tomorrow off from real estate & get her family life caught up.

Being a Mentor, Days 2 & 3

Last week my mentee and I kept busy with a variety of set-up, orientation, and mentoring activities. Here's a brief description of what our days looked like.

Day 2 of Mentoring
My mentee got a tour of the office. She also got her phone extension and did more paperwork for the office. We looked at a Comparative Market Analysis that I am working on for a listing. While we were doing that in Navica, we also looked at property information. I've talked about Navica here before, and how to understand Navica MLS listings. At the end of the day, she attended a Bray Productivity Meeting about Money Management and Profitability. The productivity meetings are run by a Bray agent & offered to Bray agents on most Wednesday afternoons.

Day 3 of Mentoring
At the beginning of the day, she attended a Bray Contracts Class about Listing Contracts. The contracts class is run by a Bray agent & offered to Bray agents on most Thursday mornings. I like to attend those classes when I can, but I attended a GJARA board MLS committee meeting. I am currently a non-voting member, & I hope to be a voting member on that committee soon. You may remember that GJARA is the Grand Junction Area Realtors Association.

Later in the morning, my mentee spent time at the front desk, learning to use the phone there & seeing what it was like at the front. Agents call to set showing appointments on Bray property. People walk in to meet with Bray agents or if they have questions. If they are not working with any agent yet, they are helped by the floor person. It can get busy at the front desk! Mentee had lunch with one of the lenders. In the afternoon, she & I went to get office supplies together.

Being a Mentor, Day 1

Yesterday, after 2 1/2 years at Bray, I became a mentor. I remember when I first started at Bray & I was a mentee. Before I became a broker, when I was still taking my online real estate class, I knew I would have a mentor to guide me. And then after I got my license I joined Bray Real Estate. That's how I met Vonnie Folkers, who mentored me.

Now I am a mentor for a new broker. Tuesday was the first day of our six-month agreement to be mentor & mentee. I don’t know her very well yet — I just met her on Friday — but I know enough to know that we have a good mentoring relationship. So… we had the Tuesday morning marketing meeting where she was introduced & it was announced that I was her mentor. Then we went on the bus for the regular Tuesday morning “new listings” tour. Yesterday we were scheduled for Fruita & Loma. It was a long tour, but we were able to look at properties together. I told her that she didn’t need to have any opinion about housing prices yet. However, she could mention what she liked & didn’t like about the property.

In the middle of the afternoon, we went on a showing appointment. We showed a couple three properties & she was able to see how that went. After we got back we signed the six-month mentoring agreement. When the agreement was signed, I showed her how to make copies with our downstairs copy machine. Around the activities that we did together, she also got her computer & phone hooked up, met with Robert Bray (Bray’s broker), went to Grand Junction Area Realtors Association, & did plenty of paperwork.

The Accredited Buyer Representative logo.

I ended up going to the Mesa County Women’s Network luncheon, took care of several phone calls & emails to clients, and got the news that I am now an Accredited Buyer Representative. Hooray. Not bad for a Tuesday that was the first day of the work week.

Code of Ethics: Introduction

The cover of the original Code of
Ethics, from the archives of
Realtor.org

The first realtor code of ethics was written in 1913, 100 years ago. It was presented at the National Association of Realtors (known then as the National Association of Real Estate Exchanges) annual convention in Winnipeg, Canada, in July. So, in recognition of the 100^th birthday (July, 2013), I wanted to mention the duties that were important then.

The code was called the “Ethics of the Real Estate Profession—Adopted by National Association of Real Estate Exchanges.” This code was divided into 2 sections. The first was called “Duties to Clients” and there were 10 duties. Also at that time, the client was always the seller, not the buyer. The second section was called “Duties to Other Brokers” and there were 13 of those. I will cover those in the next section.

Briefly, the duties to clients were
1. Be a good employee to your client, the employer.
2. Be conservative in giving advice.
3. Inspect the client’s property.
4. Ask that the owner price the property at a reasonable amount so it can be sold.
5. Obtain written sole agency, if the property is worthy of special effort to sell it.
6. Advocate for mentioning real consideration in the deed.
7. Do not give special information to anyone unless they are willing to disclose their names and addresses, letting them know that realtors work in the open.
8. Do not ask for a net price on the property unless the realtor notifies the client that he or she wants to buy it for himself or herself.
9. Request that the client refrain from discussing price with a prospective buyer, but refer the buyer to the broker.
10. Always exact the regular real estate commission of the Association of which he or she is a member and let the client know at the beginning that it is expected.

Peek into Some Celebrity Homes

When you're house-hunting, or looking for inspiration to freshen up your interior decorating, or just curious, it's fun to take a peek into the homes of famous people. Of course you can't see into any home you might be curious about, but the ones that are on the market or have recently been sold have photo tours you can click through. Let's look at a few!

Country music fans may enjoy seeing this farm, formerly owned by Henry Williams, Sr, and now for sale by owners Faith Hill and Tim McGraw. It's a gorgeous 753 acres in Tennessee, going for $20 million. Lots of rolling hills and a barn as well as two residences.

If you've been watching the Marvel Comics movies with Captain America in them these last few years, you've seen actor Chris Evans. Now take a look at the stunning new house he's purchased, complete with lovely views of the LA area and Laurel Canyon.

And speaking of Marvel Comics movie stars, Scarlett Johansson has sold her condo in the Hollywood Versailles high rise, but you can still look through the rooms. There's a photo of the view from the condo, looking out on LA.

Changing Your Address for a Move

In all the work of packing, disconnecting and reconnecting utilities, and helping kids and pets adjust, don't forget a small task with a big impact: changing your address when moving.

Start by reviewing this list of 10 tips for address changes - it includes reminders to verify your new address and decide whether you need temporary or permanent mail forwarding - from How Stuff Works: http://home.howstuffworks.com/real-estate/10-tips-for-changing-your-address.htm#page=0

Then when you're ready, use the US Postal Service's online site for changing your address at https://www.usps.com/umove/

You'll need to contact some institutions directly, like your bank, doctors and veterinarians, and loan holders. About.com has a checklist that can be a good starting place for constructing your own list: http://moving.about.com/library/movingchecklist/blchangeofaddress.htm

And don't forget to notify the IRS, especially if you make estimated tax payments throughout the year. http://www.irs.gov/uac/Moving-Soon%3F-Let-the-IRS-Know!

Moving Organization

Whether your move involves kids, pets, or only adults, it's important to have strategies for keeping your move organized and efficient. Here are some ideas for you to check out:

• Packing tips from About.com, including the importance of color-coding and keeping a list: http://interiordec.about.com/od/moving/a/org_movetips.htm
• MovingTips.org offers checklists, starting at one month out from your move: http://www.movingtips.org
• Some "big picture" tips from Realtor.com: things to think about in advance as well as detail tips like taking pictures of your electronics' cables before disconnecting. http://www.realtor.com/home-finance/real-estate/buyers/summer-moving-tips.aspx
• 33 simple but non-obvious moving tips on Buzzfeed: http://www.buzzfeed.com/peggy/brilliant-moving-tips
• A great packing material source: UsedCardboardBoxes.com offers quality previously-used boxes that save trees and save you money. http://www.usedcardboardboxes.com/index.php

Here's to the smoothest move possible!

Tips for Moving with Kids

Moving is already a big transition, but it's even bigger when you have children involved. If your family includes children and you're moving this summer, whether across town or across the country, here are some resources for you:

• From the American Association of Child and Adolescent Psychiatry, a fact sheet to give you an overview of what to expect and what to watch out for: http://www.aacap.org/AACAP/Families_and_Youth/Facts_for_Families/Facts_for_Families_Pages/Children_And_Family_Moves_14.aspx
• From TLC, ten tips for moving with children, including some you can do over the internet like taking a virtual "tour" of potential new houses or apartments so your kids can give input on your selection and start thinking about how their new rooms might be set up: http://tlc.howstuffworks.com/home/10-tips-for-moving-with-children.htm
• KidsHealth.org offers two resource pages, one for parents about how to help prepare children for a move - http://kidshealth.org/parent/positive/talk/move.html - and one for kids to read - http://kidshealth.org/kid/feeling/home_family/moving.html
• From PBS, six more tips for easing the transition, including the great suggestion to provide self-addressed envelopes to friends and other important people so they can easily send a note or letter to your family in your new place: http://www.pbs.org/parents/supersisters/archives/2010/08/moving-with-kids.html
• And from GreatSchools.org, recommendations for books to start your conversations about moving, at a range of age levels from toddler to twelve-year-old: http://www.greatschools.org/students/books/2293-best-moving-books.gs

Colorado Green Disclosures, item 8

When a house is listed for sale in Colorado, the seller can fill out a green disclosure form to indicate what "green" or environmentally friendly qualities the house has. Many of the terms on the form are specific terms, often abbreviated, that may be unclear. Let's go over them and discuss what they mean.

The eighth item is "ENERGY STAR Appliances." The form's options are Refrigerator, Range/Oven, Dishwasher, and Clothes Washer.

An ENERGY STAR refrigerator uses 15% less power than a non-certified model and 20% less than the federal minimum standard. Read more tips and find out how to recycle your old refrigerator on the ENERGY STAR page at http://www.energystar.gov/index.cfm?fuseaction=find_a_product.showProductGroup&pgw_code=RF

ENERGY STAR certification is not currently available for ranges and ovens; you can read more about ENERGY STAR for other products, and find ranges and ovens when certification is available, at http://www.energystar.gov/index.cfm?fuseaction=find_a_product

An ENERGY STAR dishwasher is 10% more energy efficient and 20% more water efficient than a conventional model. New dishwashers also offer features like "soil sensors" which detect how dirty dishes are and adjust the wash accordingly. Read more at the ENERGY STAR page at http://www.energystar.gov/index.cfm?fuseaction=find_a_product.showProductGroup&pgw_code=DW

An ENERGY STAR clothes washer uses 20% less energy and 35% less water than a conventional model. Most new washers also have greater tub capacities, allowing for fewer loads. Read more at the ENERGY STAR page at http://www.energystar.gov/index.cfm?fuseaction=find_a_product.showProductGroup&pgw_code=CW

Colorado Green Disclosures, Item 7

When a house is listed for sale in Colorado, the seller can fill out a green disclosure form to indicate what "green" or environmentally friendly qualities the house has. Many of the terms on the form are specific terms, often abbreviated, that may be unclear. Let's go over them and discuss what they mean.

The seventh item is "Energy Features." The form's options are: ENERGY STAR/Low E Windows, Orientation/Passive Solar Design, ENERGY STAR Rated Roof, Automated Lighting Controls, High Efficiency Lighting, and Programmable Thermostat.

"ENERGY STAR/low E windows" are designed to maintain your home's temperature by keeping heat in during the winter and out during the summer. Different rating levels are used for different climates. Special coatings on low E glass reflect infrared and ultraviolet light, which means they not only help maintain temperatures but also protect your home's furnishings from sun damage. Read more at http://www.energystar.gov/index.cfm?c=windows_doors.pr_anat_window

"Orientation/passive solar design" refers to using a home's site, climate, materials, and positioning relative to the sun to minimize energy use. A passive solar home collects heat energy from the sun in winter and uses shades to block sun in the summer. Read more at http://energy.gov/energysaver/articles/passive-solar-home-design

An "ENERGY STAR rated roof" is a roof that reflects more sun, lowering roof surface temperature and reducing peak cooling costs by 10-15%. Read more at http://www.energystar.gov/index.cfm?fuseaction=find_a_product.showProductGroup&pgw_code=RO

"Automated lighting controls" can range from a motion-sensitive activation for outdoor lights to a range of whole-house programmable controls to meet a variety of needs.

"High efficiency lighting" uses compact fluorescent lights (CFLs) and light-emitting diodes (LEDs) produce the same amount of light as older technologies while using less energy and lasting longer. Read more about CFLs here: http://www.energystar.gov/index.cfm?fuseaction=find_a_product.showProductGroup&pgw_code=LB
And more about LEDs here: http://www.houzz.com/ideabooks/9600878/list/The-Lowdown-on-High-Efficiency-LED-Lighting

A "programmable thermostat" increases and decreases a home's temperature automatically, allowing for lower heat at night or lower air conditioning during the day while residents are out. They can be found at most hardware stores and have gotten easier to schedule.

Colorado Green Disclosures, Item 6

When a house is listed for sale in Colorado, the seller can fill out a green disclosure form to indicate what "green" or environmentally friendly qualities the house has. Many of the terms on the form are specific terms, often abbreviated, that may be unclear. Let's go over them and discuss what they mean.

The sixth item is "Sustainable Materials." The form's options are: FSC Certified Lumber, Reclaimed Flooring, FSC Certified Cabinets, Sustainable Flooring, Recycled Content, and Regionally Harvested.

The "FSC" in "FSC certified lumber" stands for "Forest Stewardship Council." Two certifications are available, "Forest Management Certification" and "Chain-of-Custody Certification." The "forest management certification" means that wood from a forest has been harvested legally, with respect to indigenous peoples, with ethical treatment of workers, efficiently, sustainably, and with minimal environmental impact.  The "chain-of-custody certification" means that products are tracked from their forest management certified origins throughout the supply chain and distinguished from non-certified products. For more information and to look up Certificate Holders, see the FSC website at http://us.fsc.org/index.htm

"Reclaimed flooring" means flooring made of wood that was previously used in another construction. This is a good way to use woods that were once abundant and commonly used but are now less available. A partial list of reclaimed flooring providers is available at http://www.reclaimedflooring.com/

"FSC certified cabinets" are cabinets made with the Forest Stewardship Council's Chain-of-Custody Certification, from FSC Forest Management Certified wood supplies. Read more at http://us.fsc.org/index.htm

"Sustainable flooring" has been produced from sustainable materials using sustainable processes, which means that both the materials themselves and the methods used for harvesting, production, use and disposal have minimal environmental impact. For standards of sustainability, here is a website where there is information about carpeting and resilient flooring standards: http://www.nsf.org/business/sustainability/index.asp?program=Sustainability

"Recycled content" is the use of previously used material to partially or completely make up a new item. An example is recycling the gypsum previously used in drywall to make new drywall. Read more at the Construction and Demolition Recycling Association's website: http://www.cdrecycling.org/

"Regionally harvested" means that a home was constructed using raw materials, like wood, from within 500 miles of the home's location. Here is more information: http://www.leeduser.com/credit/NC-2009/MRc5

Colorado Green Disclosures, Item 5

When a house is listed for sale in Colorado, the seller can fill out a green disclosure form to indicate what "green" or environmentally friendly qualities the house has. Many of the terms on the form are specific terms, often abbreviated, that may be unclear. Let's go over them and discuss what they mean.

The fifth item is "Indoor Air Quality." The form's options are: Indoor Air Quality Plus by ENERGY STAR, Heat Recovery Ventilator/Fresh Air System, Green Guard Certified Carpet/Flooring, No Formaldehyde Certified Cabinetry, No or Low VOC Paint, and Radon Mitigation System.

"Indoor air quality plus by ENERGY STAR" means a home has been built to ENERGY STAR specifications not only for energy efficiency but also for Indoor airPLUS specifications. airPLUS qualifications involve constructing the home to protect against moisture and mold, pests, combustion gases, and other airborne pollutants. Read more at the EPA website, http://epa.gov/iaplus01/about.html

A "heat recovery ventilator/fresh air system" is a system that provides air circulation to a home (moving fresh air in and stale air out) and uses the heat in the stale air to warm the fresh air. This system can retain and transfer up to 85% of the heat in the outgoing air to the incoming air. Read more at http://www.popularmechanics.com/home/improvement/interior/1275121

"GREENGUARD certified carpet/flooring" is floor covering with materials that have been found to offgas low levels, or no levels, of volatile organic compounds (VOCs). Information about “offgassing is at http://www.natureneutral.com/learnOff.php A list of certified floorings is available at http://www.greenguard.org/en/SearchResults.aspx?CategoryID=1

"No formaldehyde certified cabinetry" means that cabinets made of particleboard, medium-density fiberboard, and plywood have been tested and do not emit significant levels of formaldehyde. Formaldehyde is a component found in wood-binding adhesives and resins. Read more at http://www.greencabinetsource.org/index.cfm

"No or low VOC paint" means paint with levels of "volatile organic compounds" that are below certain concentrations. The levels vary somewhat depending on the type of paint. Because VOCs are a significant source of indoor air pollution, paint that has no or low-VOC can be an important factor in air quality. Read more at http://home.howstuffworks.com/home-improvement/construction/materials/low-voc-paint1.htm

A "radon mitigation system" vents radon, a naturally occurring radioactive gas, from your home or prevents it from entering your home by removing it from the surrounding soil. For more information specific to Colorado, go to http://www.coloradoradon.info And visit this webpage for a link to the brochure "Dealing with Radon in Real Estate Transactions": http://www.colorado.gov/cs/Satellite/CDPHE-HM/CBON/1251617273626

Colorado Green Disclosures, Item 4

When a house is listed for sale in Colorado, the seller can fill out a green disclosure form to indicate what "green" or environmentally friendly qualities the house has. Many of the terms on the form are specific terms, often abbreviated, that may be unclear. Let's go over them and discuss what they mean.

The fourth item is "Water Efficient Features." The form's options are: Low Flow Toilets, Low Water sod, Xeriscaping, WaterSense by ENERGY STAR, Low Flow Fixtures/Shower Heads, Hot Water Recirculation Pump/Structured Plumbing, and Greywater System.

"Low flow toilets" use less water per flush than standard toilets, specifically 1.28 gallons per flush or less. This is significantly less than the 6 gallons that older toilets may use and 20% less than the current standard of 1.6 gallons per flush. Since toilets account for approximately 30% of a home's water consumption this saves quite a bit of water. Low flow toilets are identifiable by their "WaterSense" labels. More information is available on the EPA WaterSense site, http://www.epa.gov/WaterSense/products/toilets.html

"Low water sod" means having a lawn made of turf grass, which consumes less water than other types of grass. Choices for turf grasses that grow well in Colorado and require relatively little watering are discussed on the Colorado State University Extension site at http://www.colostate.edu/Depts/CoopExt/4DMG/Lawns/turfchoi.htm

"Xeriscaping" is an approach to landscaping intended to reduce or eliminate the need for supplemental water. It is an excellent choice over turf grass when the soil is sandy or compacted and the site is fast draining. A guide to xeriscape planning is available from the Colorado State University Extension site at http://www.ext.colostate.edu/pubs/garden/07228.html

"WaterSense by ENERGY STAR" is more than just a certification for low flow toilets. It's a certification available for a variety of water-using products like faucets, showerheads, and irrigation controls. The EPA's site for this program is available at http://www.epa.gov/WaterSense/index.html

"Low flow fixtures/shower heads" as certified by WaterSense can save an average of 2900 gallons of water per year by reducing flow on shower heads and 700 gallons per year by reducing flow on faucets. In addition to saving water, this reduced flow also lowers demand for hot water and saves energy. Read more at http://www.epa.gov/WaterSense/products/showerheads.html and http://www.epa.gov/WaterSense/products/bathroom_sink_faucets.html

"Hot water recirculation pump/structured plumbing" mentions two things. A hot water recirculation pump keeps a small amount of hot water moving through pipes near a fixture so that the water does not cool between the time the fixture is shut off and its next use. Structured plumbing is designed to minimize transportation times for hot water. eHow explains hot water recirculation at http://www.ehow.com/how-does_5598345_recirculating-work-hot-water-system_.html A brief elaboration on structured plumbing is available at http://www.greenbuildingadvisor.com/strategies/increase-efficiency-structured-plumbing

A "greywater system" uses the heat in water that has gone down the drain to warm new hot water flowing to the fixture. This is done by sending new cold water through a copper tube tightly wrapped around the drainpipe. Using a greywater or drain water heat recovery system can increase your system's capacity to generate hot water and save you energy. Read more at http://energy.gov/energysaver/articles/drain-water-heat-recovery

Colorado Green Disclosures, Item 3

When a house is listed for sale in Colorado, the seller can fill out a green disclosure form to indicate what "green" or environmentally friendly qualities the house has. Many of the terms on the form are specific terms, often abbreviated, that may be unclear. Let's go over them and discuss what they mean.

The third item is "Heating, Cooling and Ventilation." The form's options are: Ground Source Heat Pump, Tankless/On Demand Water Heater, Evaporative Cooling, High SEER A/C (with a line for SEER Rating), High Efficiency Furnace/Boiler, High Efficiency Water Heater, Whole House Fan, Ceiling Fans, Insulation Air Sealing Upgrades Completed, and Home Orientation (South Facing Overhangs).

"Ground source heat pumps" are systems in which a loop of pipe filled with some liquid, often water, is used to bring heat from the ground in winter and to send heat from the house to the ground in summer. Read more about these systems at the International Ground Source Heat Pump Association's site, http://www.igshpa.okstate.edu/geothermal/

"Tankless/On demand water heaters" are small heating units installed close to sinks or bathtubs, and sometimes washers. Cold water travels through the pipes until it reaches the heater, which is close to the faucet. The heater warms up the water on its way to the faucet. Some people don't like having a lower flow of hot water, but they do like that it is cheaper because water is not kept warm when no one needs it. More information is available at the Energy.gov site, http://energy.gov/energysaver/articles/tankless-or-demand-type-water-heaters

"Evaporative cooling" means using the process of evaporating water to cool the air in a dry, hot climate. Because evaporative cooling requires low humidity, it is not suitable for all climates. But in places like western Colorado or central California this can be used effectively. Evaporative cooling can use as little as a quarter of the energy that an air conditioning system requires. People in the desert enjoy the cool damp air that circulates through the house. It keeps furniture from drying out. People in the Grand Valley enjoy it and it goes well with heating systems that use hot water baseboard heat. These houses don't need a forced air duct system. More detail is available at the Consumer Energy Center, http://www.consumerenergycenter.org/home/heating_cooling/evaporative.html

"High SEER A/C" means that a home has an air conditioning unit with a high SEER. "SEER" means Seasonal Energy Efficiency Rating, determined by the ratio of cooling accomplished to amount of energy consumed to accomplish it. The Department of Energy's standards currently require that all new air conditioning units have a SEER of at least 13, a 30% improvement in efficiency from the previous minimum standard of 10. Some air conditioners available now have SEERs as high as 23. Read more at Energy.gov, http://energy.gov/energysaver/articles/central-air-conditioning

A "high efficiency furnace/boiler" is one that is considered efficient based on its Annual Fuel Utilization Efficiency (AFUE). AFUE is calculated by looking at how much of the energy used by a furnace or boiler produces heat for the building and how much is lost. Units with 90-98.5% AFUE are considered highly efficient. A table with current minimum AFUE standards and more information is available at http://energy.gov/energysaver/articles/central-air-conditioning

A "high efficiency water heater" uses 10-50% less energy than a standard model. The Department of Energy has formulas for calculating the efficiency of your water heater at http://energy.gov/energysaver/articles/estimating-costs-and-efficiency-storage-demand-and-heat-pump-water-heaters (As a more straightforward way of evaluating your unit, any water heater with an ENERGY STAR rating is considered highly efficient.)

"Whole house fan" means the use of a fan in a building's ceiling to cool the building by circulating air and venting it through the attic and roof. A whole house fan can function in place of an air conditioner in many climates and has the advantage of providing good attic ventilation. More information can be found at Energy.gov, http://energy.gov/energysaver/articles/cooling-whole-house-fan

"Ceiling fans" are common features in many homes which can be used to help keep residents cool in summer and warm in winter. Although a ceiling fan doesn't change the ambient temperature of a room the way an air conditioner or heater does, it moves air around in a way that feels cooler or warmer. http://www.energystar.gov/index.cfm?fuseaction=find_a_product.showProductGroup&pgw_code=CF

"Insulation air sealing upgrades completed" means you've accomplished changes in insulation and air sealing, usually as recommended in the Home Performance with ENERGY STAR evaluation, discussed in the first post in this series at http://grandjunctionbroker.blogspot.com/2013/05/colorado-green-disclosures-item-1.html

"Home orientation (south facing overhangs)" means that the house is situated in a way that maximizes a gain of solar heat in the winter and shade in the summer. A south-facing orientation, defined as being within 30 degrees east or west of true south, with large windows picks up solar heat to warm the house in the winter, especially if windows or floors are made of materials which absorb heat. Overhangs that shade the windows in summer help keep the house cooler. You can read more at Energy.gov's Passive Solar page, http://energy.gov/energysaver/articles/passive-solar-home-design

Colorado Green Disclosures, Item 2

When a house is listed for sale in Colorado, the seller can fill out a green disclosure form to indicate what "green" or environmentally friendly qualities the house has. Many of the terms on the form are specific terms, often abbreviated, that may be unclear. Let's go over them and discuss what they mean.

The second item is the type of construction used in the home. The form's options are: SIPs, ICF, Material Efficient Framing, Improved Insulation, Straw Bale, Earthen Build/Rammed Earth, and Other.

SIPs means "structural insulated panels." These are made of insulating foam between two boards, which might be sheet metal, plywood, cement, or oriented strand board. SIPs may cost more than conventional construction materials, but can often be assembled in less time and are likely to be more efficient insulators, leading to a lower life-cycle cost for the building. You can read more at http://www.sips.org/.

ICF means "insulating concrete form." In ICF construction, forms made of stiff foam, wood fiber, cellular concrete, or a similar material, are snapped together like Lego bricks and filled with concrete. Among other benefits, ICF means minimal air leaks, if any. You can read more at http://www.icfhomes.com/.

"Material efficient framing" is a LEED term that means the waste involved in framing has been limited to ten percent or less. A technical explanation and table is available on the US Green Building Council website at http://www.usgbc.org/node/1732436.

"Improved insulation" means insulation levels beyond what is required by state building codes. Increased insulation helps a home stay warm in the winter and cool in the summer while using less energy to maintain its temperature. To check out the required codes for Colorado, go to http://energycode.pnl.gov/EnergyCodeReqs/?state=Colorado and click on the county, like Mesa County for Grand Junction.

"Straw bale" construction uses bales of straw as construction elements, insulation, or both. The straw is often composed of wheat, rice, rye, and oats. Straw-bale construction is an old practice and has been revived in the past decade. Read more at http://strawbale.sustainablesources.com/.

"Earthen build/rammed earth" construction makes walls out of earth, mixed with sand, gravel and clay, and stabilized by lime, cement, or something similar. Temporary frameworks made of wood or plywood provide a mould for the walls, which are then filled with 10 to 25 inches of earth mixture. The earth mixture is compressed to half its original height before the second layer is poured. Once the wall is complete, it is already strong enough for the forms to be removed. Sometimes this is done immediately so that texture can be applied to the walls before they harden. Rammed earth walls can be good at absorbing heat during the day and releasing it at night, controlling humidity, and providing soundproof walls. Read more at http://home.howstuffworks.com/rammed-earth-home.htm.

Colorado Green Disclosures, Item 1

When a house is listed for sale in Colorado, the seller can fill out a green disclosure form to indicate what "green" or environmentally friendly qualities the house has. Many of the terms on the form are specific terms, often abbreviated, that may be unclear. Let's go over them and discuss what they mean.

The first item asks a seller to indicate whether or not the house has been optimized under the "Home Performance with ENERGY STAR" program. "Optimizing" means that an authorized contractor carefully evaluates the house and makes recommendations designed for "whole house" efficiency. Then the seller makes a series of improvements in a specific order, so that the changes work together.

For example, the first improvement could be to seal air leaks and add insulation. This breaks down into two tasks: sealing air leaks, such as leaks in the attic floor, before adding insulation. Leaks must be sealed first so that insulation isn't filled with warm, moist air from elsewhere in the house. The consequences of moisture in attic insulation can include decreased efficiency, mold, roof rot, and ice dams on the roof.

Once leaks have been sealed and insulation has been improved, the second recommended improvement might be to upgrade old heating and cooling systems to ENERGY STAR appliances, when possible.

You can see a full example at the ENERGY STAR "What to Expect" page. You can also check out the Home Performance with ENERGY STAR for Homeowners page and find out whether this program is available in your area.

Moving with Pets

May is National Moving Month, meaning that this month is the beginning of summer and moving season in the US. Many families will take advantage of the break in school and the relatively calm weather to move to new homes between now and Labor Day.

If your family is moving and you have pets, you may be thinking about what you'll need to do to make this a smooth transition for them. Here are some suggestions and resources:

• Realtor Mag has collected suggestions from The Pet Realty Network in Naples, FL, which include making sure your pet's ID tags are up to date, taking a copy of your vet records with you, and packing a basic pet first aid kit.
• For practical and logistical ideas, PetsWelcome has a variety of checklists. These include pre-move items, like veterinary care and state regulations; different transportation methods; and advice for moving small pets, birds, fish, horses, and others.
• Petfinder suggests some steps you can take before moving to help cats acclimate to carriers and dogs to cars and points out what you'll need to check motel rooms for, if you're driving for multiple days.

Between these sites, you'll be able to assemble a to-do list that suits the needs of you and your pet. Happy moving!

Grand Junction is Grand

It's been a while since I talked about Grand Junction. It's a great place to visit, and if you're thinking about it you can check out the Visit Grand Junction site to see ideas for places to stay, places to eat, and lots of activities to do. We have lots of outdoor recreation, and in the summer our local fruit is delicious!

Grand Junction is also a great place to live. (I might be biased, I admit.) We're the largest city between Salt Lake City, Utah, and Denver, Colorado. Which means we have the benefits of a regional hub without too large a size, so if you want a hometown that's not too big and not too small, Grand Junction might be just right for you. The City of Grand Junction site is one place to look for resources about life here. And if you're looking for a home, Bray Real Estate is a fantastic resource!

Energy-Efficient Homes

What does it mean for a home to be energy-efficient? It means having a home that uses less energy to keep you comfortable: less energy to stay warm in the winter and cool in the summer, less energy to light your living spaces and go about your daily life. This means lower bills for you and greater environmental sustainability.

In an existing home, you can do a home energy assessment to consider whether you'll save energy and money by improving your insulation, tuning up your heating and cooling systems, changing light bulbs and lighting systems, and other strategies. Other evaluation tools are available at the Residential Energy Services Network (RESNET).

And good news for those of us here in Colorado: our listing service, MLS, is adding a field for Home Energy Rating System (HERS) Index scores, which tell you how much more or less energy efficient a specific home is, as compared to a standard new home. Read more about the HERS index here, and watch for HERS scores to show up in our listings when they're available!

Colorado National Monument

Here in Grand Junction, we are lucky enough to be close to the Colorado National Monument, which turned 100 in 2011. John Otto, an explorer who settled in Grand Junction, began building trails and lobbying for the area to become a National Park in 1907. Although it never became a National Park, the canyons became a National Monument in 1911 when President Taft issued a proclamation creating the Colorado National Monument. Locally, it's simply known as "the Monument."

Now that the Monument was official, local residents worked on putting in the Serpents Trail, which was constructed from 1912 to 1921 and offered a road for cars into the Monument. Serpents Trail is still maintained as a hiking trail in the Monument, but cars now stick to the Rim Rock Drive.

Rim Rock Drive is 23 miles long and has spectacular views of the Monument. Construction on it began in 1931, and in 1933 crew from the Civilian Conservation Corps contributed work. Sections of Rim Rock were washed out in a particularly large flash flood in 1968, but don't worry! It's all open now. The Park Service does recommend watching out for Desert Bighorn Sheep.

The Monument is one of the great places to visit in western Colorado, and a reason it's great to live in Grand Junction.

Best Places to Live

The internet is full of sites and lists for comparing places to live. Sperling's Best Places is one well-known resource. CNN Money offers its own lists, like the best small cities. Some sites offer past lists as well, so you can compare changes in ranking and characteristics, like population or employment, over time.

Grand Junction, Colorado, where I live, shows up highly ranked on a few recent lists. One is Forbes Magazine's Best Small Places for Business and Careers list. Grand Junction is ranked 13th in a list of 184 cities.

Last summer's list of Best Places to Retire and Live on $100 a Day from the AARP ranks Grand Junction number 1, due to a combination of "urban spunk" and "the outdoor wonderland that is western Colorado." They also mention our local vineyards and orchards, especially our sweet cherries, peaches, and apples!

Virtual Tours and Internet Home Searching

Reporting from the National Association of Realtors and Google shows that more and more people are using the internet as part of their home searches. This can mean starting with a Google search for the name of your area and a phrase like "homes for sale," or using the website and online resources of a real estate agent you've selected.

One piece of internet capability that's particularly useful in searching for a home is streaming video. A Google survey reports that home shoppers use videos to learn more about a community, take a virtual tour of the inside of a home, and compare features. If you're looking for a home from afar, consider taking a virtual tour of a home or neighborhood. Ask your realtor about video options, or a set of digital pictures if video isn't available.

Try the home search on the Bray website and use the photo galleries or virtual tours (available on some listings - look for the video camera icon!) to see the listings that interest you. You can use the advanced search options to make sure there are virtual tours or multiple photos: under "Choose Your Display Options," check the box for "Only show listings with virtual tours or [__] or more photos."

How-to: Home Painting Tips

A fresh coat of paint can make a big difference, whether it's for a whole room, a front door, or your kitchen cabinets. But painting well and efficiently requires that you know a few tricks. Thankfully, experienced painters have shared their tricks with us all, via the internet!

The Family Handyman has a page filled with tips from a veteran painter that tells you how to paint a room quickly, cleanly, and with professional style. The tips for getting clean edges without taping (and knowing when using tape is essential) are great, and all the advice combines big picture and details.

Painting your front door is another project that can really change your house's presentation, and Barbara at DIY Home Staging has a "Girl's Guide to Painting Your Front Door" that shows you how. What makes it a "girl's guide," you ask? Barbara writes, "you'll paint the door in place, so there's no need to pull hinge pins and lug the door somewhere to put on sawhorses. And like a real lady, you'll get beautiful results without making a mess." But you don't have to be a girl to benefit from these tips. Anyone can click over and start painting!

And of course sometimes you'll need to paint things like kitchen cabinets. Jenny at Evolution of Style has a detailed blog of her experience painting her kitchen cabinets with a HVLP (high-volume, low-pressure) sprayer. See how she got a professional look while doing it herself!

What are your favorite internet resources for painting projects?

Inside Real Estate: Home Atmosphere for Selling

When selling your house, there are a variety of things you can do to maximize your home's appeal and value. Remember that many buyers are looking at multiple houses, so it's important to help your house make a good impression. We'll talk about six major aspects of your home and what you can do to improve them. Previously, we talked about curb appeal, interior maintenance, exterior maintenance, kitchen and bathrooms, and garages, carports and sheds.

The last aspect we'll talk about is atmosphere. Rather than being a specific area of your home or kind of work, creating atmosphere is about making a prospective buyer's first experience of your home pleasant. These added touches help your home shine.

Suggestions:

• Turn on lights and open drapes
• Light candles or put out fresh flowers
• Play quiet background music
• Turn on air conditioner or heater as appropriate
• Be absent during showings and keep pets outside or confined

Inside Real Estate: Preparing Garages, Carports and Sheds for Selling

When selling your house, there are a variety of things you can do to maximize your home's appeal and value. Remember that many buyers are looking at multiple houses, so it's important to help your house make a good impression. We'll talk about six major aspects of your home and what you can do to improve them. Previously, we talked about curb appeal, interior maintenance, exterior maintenance, and kitchen and bathrooms.

Another area for special attention is garages, carports, and sheds. These outside spaces are still an important part of your property, and making sure they are clean and organized is part of your home's presentation.

Suggestions:

• Clean and declutter the garage, carport and/or shed
• Replace burned out bulbs in exterior and interior lights
• Clean up cobwebs
• Remove oil stains from floors
• Lubricate, adjust and repair garage door(s)
• Organize and put away tools, gardening equipment, and lawn mower

Inside Real Estate: Kitchen and Bathroom Prep for Selling

When selling your house, there are a variety of things you can do to maximize your home's appeal and value. Remember that many buyers are looking at multiple houses, so it's important to help your house make a good impression. We'll talk about six major aspects of your home and what you can do to improve them. Previously, we talked about curb appeal, interior maintenance and exterior maintenance.

Now we'll talk about a few specific areas of your home. Kitchens and bathrooms can have a great influence on a potential buyer and should ideally be spotless before a showing. It's important that they be organized, both on counters and in cabinets, and free of mold, mildew and unpleasant odors.

Suggestions:

• Clean all kitchen appliances, inside and out
• Replace all burned out or old light bulbs
• Clean floors and light fixtures
• Deodorize and clean disposal, dishwasher and refrigerator
• Fix leaky faucets
• Clean shower door or replace shower curtain
• Put out fresh towels on towel racks
• Remove soap residue and lime deposits from sink, shower and bathtub
• Make sure toilet flushes properly and is clean

Inside Real Estate: Exterior Maintenance for Selling

When selling your house, there are a variety of things you can do to maximize your home's appeal and value. Remember that many buyers are looking at multiple houses, so it's important to help your house make a good impression. We'll talk about six major aspects of your home and what you can do to improve them. Previously, we talked about curb appeal and interior maintenance.

Today, we'll talk about exterior maintenance. This is similar to the work you've done on curb appeal, but it includes things that a buyer might not notice from across the street. This up-close impression is still important: like your interior maintenance, taking care of your home's outside tells the buyer that it's been well taken care of, inside and out.

Suggestions:

• Paint or varnish doors and polish hardware like doorknobs and door knockers
• Paint or replace the street numbers on the house
• Clean or wash siding, windows and screens, A/C unit, gutters
• Clean pool and patio or porch
• Repair or paint siding, trim, gutters, shutters, glazing, and window frames
• Clean oil stains off driveway and garage floor
• Make sure all exterior lighting is working
• Repair leaky faucets
• Deodorize septic tank
• Straighten wood pile
• Clean around trash cans

Inside Real Estate: Interior Maintenance for Selling

When selling your house, there are a variety of things you can do to maximize your home's appeal and value. Remember that many buyers are looking at multiple houses, so it's important to help your house make a good impression. We'll talk about six major aspects of your home and what you can do to improve them. Previously, we talked about curb appeal.

Today, we'll talk about interior maintenance. This is fairly straightforward: cleaning and organizing the inside of your home so prospective buyers see it at its best. Remove as much clutter as possible, and consider hiring professionals to do a deep and thorough cleaning. A clean and orderly home will help buyers see that your home has been well cared for.

Suggestions:

• Clean and vacuum carpets
• Replace worn carpet
• Place area rugs where needed
• Apply a fresh coat of paint to walls
• Wash curtains and drapes
• Lubricate window slides and door hinges, and check door frames to make sure doors close smoothly and properly
• Clean ceiling fans and light fixtures
• Clean and organize closets and cabinets
• Clean corners of rooms and other out-of-the-way areas, and check for cobwebs

Inside Real Estate: Curb Appeal for Selling

When selling your house, there are a variety of things you can do to maximize your home's appeal and value. Remember that many buyers are looking at multiple houses, so it's important to help your house make a good impression. We'll talk about six major aspects of your home and what you can do to improve them.

Today, let's go over a few tips for increasing your home's curb appeal. "Curb appeal" refers to how attractive your house is to someone looking at it from the outside. Try to imagine how your home looks from the perspective of a buyer parked at the curb. You can also go stand across the street to take in the big picture.

Some ideas for increasing curb appeal:

• Yard care: mow and water your lawn
• Lawn maintenance: seed bare spots, deal with weeds
• Pavement: sweep walkways, repair cracks in your driveway
• Yard maintenance: prune bushes and shrubs, weed flower beds, or rake leaves depending on the season
• Structure maintenance: repair broken fences, planters, trellises or walls
• View maintenance: plant shrubs or install fencing to block unpleasant or unattractive views

Do-It-Yourself

The internet is a great place to find do-it-yourself (DIY) instructions for a variety of home maintenance tasks. While it's important to recognize when your best plan is to call for professional help, being resourceful and tackling things on your own can also be a good approach. Here are some links I've found for DIY maintenance and repairs:

• How to remove motor oil from a concrete driveway
• How to clean vinyl siding
• How to fix a leaky faucet
• How to maintain your home's windows

And on a different note, here's an idea for cleaning up your garage: turn an old file cabinet into a garage  organizer.

You can make some maintenance and organization part of your spring cleaning and keep your home in great shape for living in, or for selling!

NAR Code of Ethics at 100

Last week I mentioned that the National Association of Realtors has a Code of Ethics that turns 100 this year. I wanted to talk a little more about the Code's history.

The NAR's Code of Ethics was written at the NAR's annual convention, held in July of 1913, five years after the NAR was founded in 1908. It took five years to write the Code because NAR members spent that time in conversation with each other, deciding what a code of ethics for realtors ought to look like. This was before license laws and most other regulations governing real estate existed, and the Code was seen as a declaration of the real estate industry’s principles and beliefs. The Code of Ethics continues to be a living document that undergoes annual revision.

One change to the Code was the Preamble, added in 1924 and written by A. H. Barnhisel of Tacoma, Washington. The Preamble is a statement of values that begins:

Under all is the land. Upon its wise utilization and widely allocated ownership depend the survival and growth of free institutions and of our civilization. REALTORS should recognize that the interests of the nation and its citizens require the highest and best use of the land and the widest distribution of land ownership. They require the creation of adequate housing, the building of functioning cities, the development of productive industries and farms, and the preservation of a healthful environment.

 The language is so important and inspiring that it is displayed in etched glass at the NAR building in Washington, D.C.

Photo by Allan Sledge, retrieved from Realtor Magazine slideshow.

House Cleaning Tips

Some more internet resources for keeping your house clean from top to bottom, whether for daily living or for putting it on the market:

• How to clean your ceiling fan
• Tub scrub by Martha Stewart
• House cleaning tips from a professional with hotel industry experience
• 33 meticulous cleaning tricks
• How to remove oil from your driveway

Inside Real Estate: NAR Code of Ethics

The National Associate of Realtors has a code of ethics and a set of standards of practice that guide Realtors, a code that is 100 years old this year.

Here's part of the Preamble:

In recognition and appreciation of their obligations to clients, customers, the public, and each other, REALTORS continuously strive to become and remain informed on issues affecting real estate and, as knowledgeable professionals, they willingly share the fruit of their experience and study with others. They identify and take steps, through enforcement of this Code of Ethics and by assisting appropriate regulatory bodies, to eliminate practices which may damage the public or which might discredit or bring dishonor to the real estate profession. REALTORS having direct personal knowledge of conduct that may violate the Code of Ethics involving misappropriation of client or customer funds or property, willful discrimination, or fraud resulting in substantial economic harm, bring such matters to the attention of the appropriate Board or Association of REALTORS.

You can read the rest online, including translations into Chinese (Simplified and Traditional), Korean, Spanish, Tagalog, and Vietnamese.

Internet Resources for Showings and Everyday

This post is a different type of "insider" knowledge, one that can be used when preparing to show your home as part of the selling process, or as part of your everyday life. Here are some of the how-to resources I've found online:

• How to use vinegar to clean up hard water stains
• Recipe for homemade no-scrub carpet stain remover
• List of 10 easy tasks for a cleaner house
• How to clean your glass cooktop with baking soda
• How to clean your top-loading washing machine (and how to clean your front-loading washing machine)
• A long list of all-natural cleaning solutions

I'll have more to share later!

Inside Real Estate: Agent Pre-Showings

I have been doing agent pre-showings this past week. These are sometimes called "agent previews," but agent previews can also be events where agents come to see a listing before or right after it goes on the market. This kind of agent preview usually involves food to encourage agents to come preview the house.

My agent pre-showings this week have been on behalf of a buyer. I have a buyer family that is out of town. They come to Grand Junction when they can to look at houses, but they can’t come every weekend. Their house is already under contract & they need to transfer here for work. For those reasons, we need to narrow down their choices & make their time here well-spent. When I schedule an agent pre-showing, I let the showing desk know. Sometimes the showing desk people at the real estate office need to record the showing appointment differently. Sometimes they put the information in using the same way, but they will make a note. They also let the seller know that it is an agent pre-showing. Most times, that means that the sellers don’t worry so much about the condition of the house, because it’s not the buyer, just the agent.

For me, agent pre-showings are when I go to the property & try to capture what the buyer needs to know. It is helpful to see the views up and down the street, and the neighboring houses. I will take lots of photos. Photos that aren’t on the MLS presentation. Cracked tiles in the bathroom—I’ve got them. Discoloration on the carpet—it’s photographed. Foggy windows—yes, I got them too. I usually get all the non-attractive photos & send them to the buyer with captions.

Stains on carpet, captured for the buyer's consideration

I will also take photos of the space between buildings, hot water heaters, & furnaces. What would the buyer see looking out each door? And, then after seeing those photos, the buyer usually knows whether that house is worth seeing during the next house-hunting trip.

The view down the street

Inside Real Estate: Fixtures

If an item is a fixture, it is included with the property when it is sold & goes with the buyer. If an item is not a fixture, it is personal property of the owner & goes with the seller. No one really cares if something is a fixture or not until the property is being transferred to a new owner. If items in a house, such as curtains or a dishwasher, are not clearly mentioned as fixtures or personal property when the house is listed for sale, there might be confusion about who gets the item.

A seller and a buyer could wind up fighting over an item, or the buyer might get an unpleasant surprise. Imagine expecting certain things to stay with the house, such as the dishwasher, and then finding it gone. People get upset.

There are some legal tests about whether something is a fixture or not. And there are items listed as standard inclusions with the property. But, the best thing a seller can do is to mention that an item, such as Great-grandmother's Tiffany ceiling lamp, DOES NOT go with the house and will be removed when selling the house. If you're a buyer, on the other hand, you might want to mention a specific item in the contract offer that you expect to be included in the sale. If a seller wants to be certain that a valuable item won’t be included in the sale of the house, the best thing to do is to REMOVE the item before listing the house on the market. If it needs to be replaced by a similar, less valuable item, it should be done before any buyer falls in love with it!