ERA BIG SUN Blog

8 Budget-Friendly Staycation Ideas for Families

Staying home doesn't mean you can't have an adventure.

Disneyland, the beach, camping … just a few of the many places your kids would nominate as a vacation destination this summer. But staying home?

B-O-R-I-N-G.

So how do you sell a staycation to your little ones? And not spend a ton of money? Fill it with fun and adventure.

Check out these eight kid- and budget-friendly ideas that will make your summer staycation just as lively and memorable as any trip.

Camp out in your backyard

Pitch a tent, grab the camp chairs and roll out those sleeping bags. It’s time to go camping — in your backyard!

Study the local flora and fauna, practice wilderness skills, roast marshmallows over a fire pit, tell scary stories and spot constellations in the night sky.

Get your chef on

Let your little chefs put their skills to the test with a “Top Chef” competition. Introduce a mystery ingredient, work in teams and see what you can come up with.

If competition isn’t your style, simply head to the farmer’s market or grocery store and pick out a unique ingredient and see what your family can come up with to put in a dish.

Have a sweet tooth? Throw a bake-off and create your favorite cookies, cupcakes or cake. Share the snacks with friends and neighbors too.

Family carnival

Create your very own town fair, and bring your friends and family members in on the fun. Serve up classic carnival food like corn dogs, french fries, funnel cake and cotton candy.

Set up DIY games like ring toss, cake walk, corn hole, balloon darts, a fishing hole and more.

Finish off the night with an outdoor movie by stringing up a sheet and using a projector.

Learn something new

Take an online course to learn a new skill or craft, or figure out how to play an outdoor game like bocce ball or croquet. Practice a different language with books from the library, or hit the zoo to learn about a new animal.

Build a fort

Wrangle all the cardboard boxes, blankets, chairs and pillows you can find and build the ultimate playhouse or fort.

Construct tunnels with boxes (bonus if you can snag a large refrigerator box), create rooms with blankets and chairs, and arm your fortress by building a pillow moat. Play castle or just snuggle up in your cozy den and watch a movie — don’t forget the popcorn.

Keep the fun going into the night: Add twinkle lights and have a sleepover in your new castle.

Cool down with water play

Hot summer day? Cool down by making your own backyard into a mini water park.

Break out the sprinkler and burn off some energy by splashing around. Fill the kiddie pool and hop in with your little ones, or wage a water balloon or squirt-gun fight for an afternoon that’s guaranteed to cool you off and make you feel like a kid again.

Live in an apartment or don’t have the water gear? Head to your local splash pad or community pool. To save money, look for free or discount promotions at the pool or water park.

Find your inner artist

Arts and crafts are a great way to get those creative juices flowing, make fun memories and create cool pieces to treasure for years to come.

Tie-dye some plain T-shirts, create your own modeling clay using flour and salt, make beaded bracelets, or try your hand at loom weaving.

Keep things even simpler by drawing with some sidewalk chalk, building a birdhouse out of Popsicle sticks, or simply getting messy with some finger paint.

Plan a treasure or scavenger hunt

Set up a string of clues for your kids to follow that lead them all around the house, yard and even the neighborhood. Make up your own clues or check online for clever rhymes or location ideas.

End the hunt with a fun prize, which can be anything from a chest full of faux gold coins, a long-desired toy or trinket, or a plate of fresh cookies or cupcakes. Add a dash of extra fun by dressing up as pirates or explorers.

Whether you have a lot of free time or a little, a chunk of change to spend or a limited budget, there are plenty of fun staycation ideas to make your summer special.

Posted by ERA Big Sun Realty on September 21st, 2020 1:14 PM

Creative Ways to Add Color to Your Rental

Can't paint the walls? No problem. These pops of color require no landlord approval.

Living in a rental can dampen your design options. With unchangeable fixtures and cabinets, bland paint colors, and the threat of losing your security deposit if you make changes, a lot of renters suppress their personal style and settle for builder-grade basic.

But it doesn’t have to be this way. By getting creative with your furniture and accessories, you can have a colorful and inviting home without sacrificing your deposit or infuriating your landlord.

Wall to wall

Many homeowners paint the walls as a relatively easy way to bring color to a space. But landlords and property managers often forbid changing a rental’s interior paint color.

Think beyond paint, and you’ll discover a multitude of ways to dress up your walls without touching a paintbrush. The key is to think big.

Find large-scale art pieces that speak to your style and feature punchy colors. Collect snapshots in ombre frames of your favorite hue (instead of traditional black or white) and assemble a gallery wall.

Have an artistic streak? Paint a mural on a large piece of canvas and tack it over an entire wall.

For the less artistically inclined, removable wallpaper or decals in bright shades and eye-catching designs provide an instant pick-me-up. You can also cover entire walls or awkward spaces with a pretty patterned curtain or piece of fabric for a cozy bohemian vibe.

Punch it up

Rentals often come with outdated cabinets, fixtures, and flooring that can’t be altered. Beige, brown and off-white are the norm for these spaces, but that doesn’t mean you have to let it restrict your style.

Add visual interest and draw attention by bringing in splashy pieces of furniture and decor. Look for pieces in your favorite color or choose a theme, like sunny yellow and coral, to drown out the drab.

Vibrant painted wood chairs can give your dining space some zing. Or purchase a couch or chair in a daring tone like emerald or sapphire.

Don’t have a ton of cash to spend? Go DIY. Find furniture with good bones at your local thrift shop or garage sale, and give it a makeover. Use spray paint for smaller decor pieces and latex or chalk paint for dressers and side tables.

Add extra flair with stenciled details and paint-dipped legs. Line the backs of bookshelves with decorative paper, and temporarily replace boring kitchen and bathroom pulls and knobs with vibrant versions.

Soft goods, bold tones

Textiles in assorted colors will be your best friends for dressing up your outdated or dull apartment. Start with an inviting rug in a rich jewel tone or a trendy overdyed hue. And stay away from traditional white and beige curtains — instead, opt for a bright color or lively pattern.

The same goes for bedding. White may be a traditional go-to for duvet covers, but in the case of a blah apartment, pick a print or hue that will make your bedroom an energizing getaway or relaxing retreat. If you’re looking for a calm feel, search for a bed set in cool indigo, lavender or sage. Want to make it upbeat instead? Try poppy colors like coral, tangerine or sunflower.

Fun throw pillows and blankets will spice up your bed, couch, lounge chairs and more. Keep the color trend going into the bathroom and kitchen by choosing pretty hand towels and bathmats.

Make it yours

By punching up the walls with custom artwork, bringing in attention-grabbing furniture, and using pretty textiles to boost the style factor, you can have a colorfully custom home without ever touching a drop of paint.

The key is moderation and intention. Stick with a few favorite shades and mix it up by using variations of those hues instead of pulling in every color in the rainbow. Choose a few important focal points to infuse with color and let the rest blend in.

You’ll be happier for the design boost, and your landlord will be glad you haven’t made any big changes. That’s a win-win situation for everyone involved.

Posted by ERA Big Sun Realty on September 18th, 2020 2:34 PM

What to Unpack First in Your New Home

Where are the towels? Who packed the cat food? When you're surrounded by boxes, what you need is a strategy.

So you’re finally in your new home, surrounded by piles of boxes, tired and glad that your relocation is about to end.

To fully complete your moving adventure, however, you need to unpack your belongings and make your new place feel like home. But where do you even begin?

First things first

No matter how much you want to get it over with, there are three important things to do before you can actually start unpacking.

  1. Clean and prepare your new home. It’s easier to wipe down shelves, clean windows and mop floors before your belongings are in place. Make sure your home-to-be is spotless when your items arrive. If you can’t get to your new place early enough to do a thorough cleaning, consider hiring professional cleaners to do the job for you.
  2. Inspect and organize your belongings. Check all the delivered boxes and household items against your inventory sheet to make sure nothing is damaged or missing. Then have each of your possessions taken to the room where it belongs. If everything was properly marked and labeled, sorting your items will be a piece of cake.
  3. Set major furniture and appliances. Position your large furniture pieces and bulky household appliances first. Then you can put any smaller items you unpack later directly in their rightful places. Plan your interior design well in advance so you don’t end up moving heavy pieces around several times.

Tackle the necessities

What matters most when unpacking your items after a move is ensuring that your essentials are immediately accessible. So prioritize your belongings, and unpack only the necessities first.

Bedding

You may not be able to unpack the entire bedroom right away, but you’ll definitely need at least the bed the day you move in. Reassemble the bed frame (if necessary), lay down the sheets, unpack the pillows and spread the blankets so you can get a good night’s rest — you’re going to need it!

Provided that you have a change of clothes and some comfortable indoor shoes (as well as curtains on the windows to ensure your privacy), the rest of your bedroom items can wait until you find the time and the energy to deal with them.

Bathroom items

Without a doubt, your personal care items, toiletries and medicines should top the list of the most important items to unpack after your move. Put out toilet paper and soap, find your toothbrush and toothpaste, hang the towels and the shower curtains, and unpack any other bathroom essentials you’ll need to wash away the weariness and stress of moving.

Kitchen necessities

Kitchens tend to take a very long time to unpack and organize properly due to the large number of items that need to be sorted and carefully arranged.

As soon as you’ve hooked up the large appliances, such as the fridge and the stove, move on to your smaller kitchenware. Plates, silverware and glasses should be the first to find their places in cupboards and kitchen cabinets, closely followed by cooking utensils, pots and pans, and pantry items.

Kids’ and pets’ items

If you have young children, unpack some of their favorite toys, books, games and blankets during the first few hours in your new home. Keeping your young ones happy and occupied will let you concentrate on your work and finish it faster.

Of course, you should also take care of your pets’ needs immediately upon arrival. It’s a good idea to pack adequate pet food and some of your animal friends’ favorite toys in your open-first box.

Finishing up

When you’ve unpacked the three most essential rooms in your home (bedroom, bathroom and kitchen), everything else can wait a bit. There are no deadlines to meet, so you can set your own pace when unpacking and decorating your new place — just unpack in order of priority without procrastinating.

If you stay organized, set reasonable goals, clean after every unpacking phase, and dispose of the packing materials in a safe and eco-friendly manner, your new surroundings will soon stop looking like a warehouse full of boxes and start feeling like home.

Posted by ERA Big Sun Realty on September 9th, 2020 3:11 PM
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3 Common Moving Nightmares (and How to Prevent Them)

Moving doesn't have to be a waking nightmare. Here's how to avoid a move from ... you know where.

Moving may top the list of stressful experiences that can feel like a bad dream — one that can easily come true unless you take precautionary measures.

Problems can occur at every stage of the relocation process, but the most common moving nightmares fall into three categories. Here’s how they typically play out — and how to avoid them.

Poor organization

Moving involves a lot of loose ends, and even the smallest oversight can result in a disastrous move.

  •  
    • Packing chaos. You realize you’ve packed more items than previously discussed with the movers, and some items can’t be loaded onto the moving truck. Or maybe you don’t label the boxes properly. Worst of all, you may not be ready when the movers arrive. All these packing mistakes result in lost time and money.
    • Furniture troubles. If your large furniture doesn’t fit through the doors, you may have to leave treasured pieces behind or request hoisting services that will cost you dearly and delay your move.
    • Paperwork problems. If you forget to transfer the utilities, you won’t have electricity, gas and water on move-in day. If you forget to change your address, you won’t have your mail delivered to your new home. If you forget to update your driver’s license and car registration in time, you’ll be fined. Not taking proper care of your documents will most certainly get you in trouble.
    • Overspending. If you book your movers at the last moment, require too many extra services, fail to create a realistic moving budget or pack all your items without sorting them out first, you’ll end up paying much more than you expected.
    • Safety issues. Make every effort to prevent injuries and accidents on moving day, as getting hurt is one of the worst things that can happen during your relocation endeavor.

The best way to avoid problems when moving house is to plan each phase of your relocation adventure in meticulous detail and stay one step ahead all the time.

Traffic problems

Heavy traffic or road accidents can also turn your move into a real nightmare.

  • Traffic jams. The moving truck is delayed, and there may not be enough time to proceed with your move as planned. You may have to postpone the relocation to another day, or you may miss your flight.
  • Traffic accidents. If there has been an accident on the road, the moving truck will have to wait until the damaged vehicles are removed and normal traffic is restored. However, the scenario could get much worse: You may lose all your possessions or receive them badly damaged if the moving truck crashes, catches fire or gets trapped somewhere because of adverse weather conditions. It’s even possible that thieves could break into the vehicle and steal your goods.
  • Breakdown. If the moving truck breaks down on the road, you’ll have to wait for the moving company to send another vehicle. What’s more, your items can easily get damaged while being transferred.
  • Parking issues. The moving truck has to circle the neighborhood for hours until an appropriate parking space is vacated, or the movers have to park far away from your home’s entrance. In such cases, you’ll not only lose valuable time but also have to pay an extra fee for the delay or an additional long-carry fee.

Of course, there’s nothing you can do to prevent traffic accidents or breakdowns. But you can at least reserve a parking place directly in front of your old and new homes, and choose a moving company that has experienced drivers and several moving vehicles in good condition.

Misleading movers

Many moving horror stories involve rogue or incompetent movers.

  • The movers are late or don’t show up at all. The agreed-upon time comes and goes, but you see no sign of an approaching moving truck. Regardless of the excuses you receive, the inevitable result will be lots of stress and wasted time.
  • The movers are careless or inexperienced. If your movers arrive late or lack the proper equipment to handle your items safely and efficiently, your relocation can quickly turn into a nightmarish experience.
  • The movers are scam artists. In the worst case scenario, you may fall victim to moving scams. Rogue movers will often request much more money than previously negotiated, based on alleged extra services. They may also hold your belongings hostage until you pay an extra “fee” as ransom or steal your more expensive belongings and discard the rest.

The good news is that there is an easy way to avoid such nightmares. All you need to do is carefully research your movers before hiring them to make sure you are dealing with licensed and experienced professionals you can trust. It’s also a good idea to purchase appropriate insurance for your belongings, just in case.

Posted by ERA Big Sun Realty on August 31st, 2020 3:21 PM

Maximizing Space in a Small Kitchen

Small kitchens can be a challenge. Use these tips to set up a kitchen that lets your inner chef shine.

Many homes come with kitchens that are less than ideal. The lighting can be terrible, the appliances old, the floors grimy … and counter space? Well, that’s a nice idea.

Get the most out of the kitchen space you do have with these tips.

Make room

You can create extra space, even when it seems impossible. Over-the-sink covers, cutting boards and colanders help increase your workspace.

Burner covers for your stove and a large cutting board or tray can create extra counter space when you’re entertaining and want to set out snacks (provided you don’t need to use your stove).

Fold-up tables (attached to the wall or stand-alone) offer extra space when needed. If there’s room, a butcher block or island instantly create food prep or storage space.

Another simple way to create space? Pare down your belongings — especially on the counters — and only keep the necessities.

Go vertical

A wall above the stove may be perfectly suited for a pegboard where you can hang pots, pans and utensils. Magnetic knife and spice racks can fit into small wall spaces under cabinets or above sinks.

Refrigerators can serve as storage space for magnetic spice racks, towels, pot holders, or dry-erase boards or chalkboards, which are both useful and decorative. And over-the-cabinet hooks and towel racks add extra storage quickly and easily.

Use bookcases

Small bookcases are a kitchen’s best friend. They are perfectly narrow, they come in many heights and they offer tons of storage options.

In addition to keeping cookbooks tidy, they can also hold pots, pans, dishes, food items, storage containers and baskets.

Add hooks to the side of your bookshelf to store aprons or other lightweight tools.

 

Add art and color

Art and color are fast ways to personalize a small kitchen. Color-coordinated kitchen accessories become art in and of themselves, and a simple color palette lets the eye rest in a small space.

When using every inch of space, don’t forget to leave room for a few decorative elements. Hang attractive tea towels with pushpins for a practical splash of color. And fresh flowers on a shelf or table instantly brighten the space and add life.

If you have a windowsill, an herb garden is the perfect way to use the space and bring vibrancy. You might even consider installing a vertical garden.

Cover eyesores

Every older kitchen has at least one eyesore: an ancient microwave, a scratched-up refrigerator or a hideous vinyl floor. If you’re not ready to put down the cash for a remodel, cover these as best you can.

Cover exposed sink pipes with curtains attached to the bottom of the sink (bonus: extra storage space). Store your old microwave or replace it with a newer, more attractive version.

As for scratched or just plain ugly refrigerators and appliances, adhesive vinyl can create a like-new look in a matter of minutes.

Cover unsightly floors with kitchen-friendly mats that also make standing at the counter easier on your feet, and refresh old cupboards and drawers with plain or patterned drawer liners.

Upgrade lighting

Lighting in any kitchen is hard to get right. Many fixtures make the space feel dated, and upgrading bulbs and cleaning light covers will make a difference right away. Consider installing adhesive under-cabinet lighting to better illuminate your workspace.

If you can direct your lighting, such as track lighting, make sure it points to the kitchen triangle — that well-worn path from the stove to the sink to the refrigerator.

If overhead lighting is scarce, consider using table lamps and even floor lamps. A floor lamp in a kitchen might seem odd at first, but put it at the end of a counter or tucked behind a table, and you’ll be grateful for the extra light.

Posted by ERA Big Sun Realty on August 24th, 2020 9:54 AM

8 Curb Appeal Boosters You Can Do in a Weekend

Win home shoppers over before they even think about stepping foot inside.

A polished home exterior creates an inviting experience, which is especially important if your home is on the market or you’re planning to list it in the near future.

Check out our tips to get the most curb appeal for the lowest cost — while turning your neighbors’ heads and getting the attention of prospective buyers.

Clean up

The easiest way to enhance curb appeal is dedicating a weekend to deep cleaning your home’s exterior.

Sure, you’ll want to trim bushes, sweep and mow your lawn, but there’s more to curb appeal than keeping a tidy front yard. Turn the nozzle on your garden hose to the strongest setting and clean off your driveway, sidewalk, windows and fence.

If dirt and grime are caked on your home’s exterior, you can rent a powerwasher for around $50 to $75 a day. Just avoid areas with caulking, like windows and doors, because you can strip some of the sealing. And as tempting as it may be to powerwash your roof, don’t do it —  you may damage the shingles’ coating.

When it comes to your windows, spraying them with a garden hose isn’t enough. For maximum sparkle, clean your windows outside and inside. Instead of relying on a glass cleaner, try a mix of detergent diluted in warm water.

Add shutters

Shutters are an easy way to accentuate the size of your windows. They make your windows look larger and add visual interest by disrupting a bland exterior wall. For maximum curb appeal, choose a shutter color that contrasts with your home’s color to make it pop.

Paint accent areas

Paint is a quick and easy curb appeal booster. Instead of painting the entire exterior of your home, focus on the trim, door and shutters.

You can typically find a gallon of exterior paint for $20 to $30. But before you decide on a color, consider home exterior color trends, along with your home’s natural style.

Give your door a face-lift

If you don’t love your front door, you don’t need to dish out loads of money to replace it. Think beyond paint — consider adding molding, which offers a decorative frame for your door that welcomes visitors.

You can also add metal house numbers, which you can find for as low as $5 a number.

Replace your house numbers

If you’d rather not add house numbers to your freshly painted door, here are some alternative DIY ideas:

  • Paint a terracotta planter with your house number and place it by your doorstep.
  • Add house numbers to a post planter near your front porch.
  • Use your front porch stair riser’s real estate by hanging or painting numbers there.

Update your light fixtures

Replacing your exterior light fixtures is another curb appeal must. You can usually find outdoor sconces for around $20. Just make sure your new light fixtures have the same mounting system. And if you want to save on lighting, a fresh finish can do wonders. Try spray-painting them — a can of spray paint costs around $10.

Keep porch furniture neutral

Just as you would aim to simplify the interior of your home so shoppers can envision themselves living there, the exterior of your home should be neutral and welcoming too.

Put your pink flamingo and wind chime collection into storage, and focus on porch decor that offers pops of color and character. You can find brightly colored outdoor chairs or throw pillows for $20 to $30 each.

Don’t forget the small things

These low-budget fixes make a big impact, so don’t forget the little details!

  • Upgrade your mailbox: Install a new mailbox for under $100, or spray paint your existing mailbox.
  • Plant a tree: A charming tree can up your curb appeal for as low as $20.
  • Build a tree bench: If you already have a tree you love, build a bench around it! Great for napping, picnicking or just hiding exposed roots, a wraparound tree bench costs only what you spend on boards and screws.
  • Install flower boxes: For around $20 each, flower boxes are a quick way to add some life and color to your windows. If flower boxes sound like too much work, try a container garden in pots by your front porch.
  • Hide eyesores: Place a small lattice fence or a side of paneling around your air conditioner, and hide your trash bins behind a small fence. You can also hide your hose in a pot or storage bench
Posted by ERA Big Sun Realty on August 20th, 2020 11:44 AM

The Truth About Toxic Mold (and How to Get Rid of It)

Don't let the mold panic set in just yet — it might not be as bad as you think.

Mold is everywhere. It grows on the sides of houses and in basements, it blackens surfaces like brick and concrete, and it thrives in the soil of your yard and garden.

Indoors, mold lives in sink drains, shower grout, houseplant potting mix, kitchen sponges and anywhere else that moisture has a chance to settle. Are you hyperventilating yet?

A little bit of mold is nothing to worry about, as long as you can identify the cause and promptly clean it up with a solution of bleach and water.

But before we go any further, let’s get this out of the way: Any mold, regardless of color, can make you feel sick, especially if you suffer from allergies or asthma. To be on the safe side, always wear a mask and rubber gloves when dealing with mold, and make sure that the space is well-ventilated.

Let’s get the facts straight

Also known as black mold, the infamous Stachybotrys chartarum is not toxic, but toxigenic, because it is capable of producing mycotoxins. Technicalities aside, this uncommon mold species is especially feared for its supposedly dangerous effects.

You may have read an article about how toxic mold is “secretly making your family sick” or watched local news reporters announce that black mold was found in a restaurant inspection, making it feel as if the plague arrived overnight and could be headed to your place next.

Some alternative health websites even call it “toxic mold syndrome” and warn of terrifying symptoms like memory loss or idiopathic pulmonary hemorrhage.

Officials at the Centers for Disease Control and Prevention (CDC), however, say that “These case reports are rare, and a causal link between the presence of the toxigenic mold and these conditions has not been proven. … All molds should be treated the same with respect to potential health risks and removal.”

Stachybotrys chartarum is unusual among household molds, because it requires constant moisture to survive. So if your house is oozing moisture from a roof leak, broken pipe or outright poltergeist, black mold is the least of your worries. Time to call a professional and put an end to the drip before termites or wood rot threaten to put an end to your home’s structure.

Mold is often a symptom of a bigger problem, be it as minor as a dripping faucet or as major as, well, a missing roof.

If you suspect that the slowly spreading black stain on your basement or room wall is the infamous black mold, don’t bother wasting your time identifying the stuff. Scam artists abound, and the Environmental Protection Agency even says that “In most cases, if visible mold is present, sampling is unnecessary.”

There are no established standards for judging what is an acceptable amount of mold, and even the non-toxigenic types can cause allergic reactions and make your life miserable. Remove it.

How to prevent and remove mold

Mold needs three things to survive: Moisture, a growing surface and food (dirty stuff).

The easiest way to prevent mold is to make sure that it never gets any moisture to begin with. Keep your house clean, dry and well-ventilated, especially in the bathroom wherever water collects, such as on tile grout or shower curtains. If your bathroom has gnats or a damp odor, look no further than your clogged sink drains — and be sure to wear some rubber gloves.

To clean and remove mold on hard surfaces, the CDC recommends using a solution of no more than one cup of bleach to one gallon of water.

To remove mold on exterior surfaces, use a pressure washer, and make sure that everything is properly sealed.

If mold is found on soft and porous surfaces, such as drywall, carpeting or furniture, it’s best to dispose of the affected material before the mold spreads further or exacerbates your allergies.

Flood-damaged homes with heavy mold infestations should be handled by professionals whenever possible. The Federal Emergency Management Agency warns that “Infants, children, immune-compromised patients, pregnant women, individuals with existing respiratory conditions (allergies, multiple chemical sensitivity and asthma) and the elderly appear to be at higher risks for adverse health effects from mold.”

In addition, flood-damaged houses are often contaminated with chemicals and human waste, which are far more dangerous than the mold itself.

Posted by ERA Big Sun Realty on August 11th, 2020 10:02 AM

10 Ways to Make a Small Bathroom Look Bigger

A little design magic can make even the tiniest bathroom feel spacious.

Small bathrooms aren’t the easiest spaces to work with. They’re usually cramped and crowded, with limited natural light and awkward layouts.

Whether it’s your powder room or your apartment bathroom that’s cramping your style, here are a few tips for making any small bathroom seem bigger — no wall demolition required.

1. Brighten the room

Bring in as much light as possible. Light, bright rooms always feel more spacious than dark and drab ones.

  • Wall color. Paint the walls and ceiling the same light color to make the bathroom feel double its size. Multiple colors chop the room into different compartments, making it seem smaller.
  • Windows. If you have a window, use sheer window coverings to maximize the natural light.
  • Lighting. Install additional flush-mount wall or ceiling light fixtures to increase the light in the room.

2. Add mirrors

Install larger — and more — mirrors than you typically would in a bathroom. The reflected light will open your small space into one that feels more spacious.

3. Streamline storage

Keep all storage as flush with the walls as possible, because anything that sticks out will chop up the space and close it in. Install recessed shelving and medicine cabinets instead.

4. Eliminate clutter

Nothing crowds a space faster than clutter. A good rule of thumb: If you don’t need it there, store it elsewhere. Pare what you keep in the bathroom down to the bare necessities.

5. Raise the bar

Raise your shower curtain bar all the way to the ceiling — it’ll draw your eyes up and make the ceiling seem taller, creating the illusion of a larger space.

The same goes for any window treatments. Raising sheer curtain panels to the ceiling also creates the illusion of a larger window, making the small bathroom seem larger.

6. Hide the bathmat

Having a bathmat on the floor all the time can make your bathroom feel smaller. Put your bathmats away when you’re not using them to expose the flooring and make the space appear larger.

7. Install a sliding door

Swinging doors can take up almost half the room, depending on how small the space is. A sliding barn door or a pocket door won’t encroach on your bathroom’s already limited real estate.

8. Think pedestal sink

The added bulk of a full vanity takes up valuable space, so try a pedestal sink instead. You may not have a place for soaps or towels on the vanity, but there are plenty of wall-mounted solutions perfect for bathroom accessories.

9. Choose light-colored flooring

Even if your walls and ceiling are light and bright, a dark floor will negate their effect and close the space in. Keep the flooring light to create a space with a bright and open flow.

10. Go frameless, clear and cohesive in the shower

Clear glass shower doors make the room appear larger, while frosted glass breaks up the space and makes it seem smaller. The same goes for a frame around the glass. A frame can make the area seem choppy rather than smooth and open.

Additionally, install the same shower tile from floor to ceiling. The seamless look from top to bottom adds cohesion and openness.

Just a few changes to your small bathroom can make dramatic differences in how open it feels. Once you’ve tried these tips and tricks in the bathroom, apply them throughout your home! It’s all about creating the illusion of space.

Posted by ERA Big Sun Realty on August 5th, 2020 3:26 PM

10 Ways to Make Sure You Get Your Security Deposit Back

Nothing eases the pains of moving like a fully refunded security deposit. Make sure you get your cash back with these expert tips.

Getting your security deposit back after you move may feel like an impossible feat, but it isn’t. Remember that your security deposit is essentially your money, so not all hope is lost when it’s time to move out.

“It’s the landlord’s obligation to return [the deposit] at the end of the lease,” says Abbie Philpott with move-out company Pleased to Clean You.

Here’s some expert advice for making sure your security deposit money goes back into your wallet — where it belongs.

Start planning when you move in

Take precautions when you move in to save time (and money) when you move out. To avoid getting charged for damage, use removable poster putty or removable hooks to hang things, and use felt pads to protect wood floors from scratches.

Stay organized

You know all of those rental-related documents you received when you moved in? Olivia Joyce with end-of-tenancy cleaning company Move Out Mates suggests reading them thoroughly and keeping all of them in one place.

“Research the proper procedures for ending your rental agreement, and comply with them,” she says.

Document everything

Unfortunately, “fair wear and tear” is subjective.

“I’ve seen cases in which landlords stretch this phrase to the limit,” Philpott says. She urges tenants to photograph everything in the rental property to serve as proof of the property’s condition.

While photo documentation is great, sometimes it’s not enough.

“Take a video walkthrough of the unit when you first move in and again when you move out,” suggest John and Melissa Steele with Team Steele San Diego Homes.

If the property manager tries to keep your deposit, your video will serve as proof that you kept the rental in quality condition.

“It makes it very hard for them to argue with you,” the Steeles add. “It has helped us save a few hundred dollars, and it only takes a few minutes.”

Further, keep a record of each time you contacted your property manager to report maintenance issues. And whenever reporting maintenance requests, do so via email or through a reporting system that sends you a confirmation. This serves as proof for your record keeping.

Contact your landlord

Confirm how far in advance you need to alert your landlord about your move-out date. While your rental agreement may already note this, a quick conversation serves as both a helpful confirmation and a courtesy to your landlord.

Clean thoroughly

In addition to the standard vacuuming and dusting, plan to do a serious deep clean if you want all of your deposit money back.

“This means behind and beneath appliances, plus details like light switches, door frames and more,” says Joyce.

And don’t forget to confirm whether your rental property is required to be professionally cleaned. If so, keep your service receipt as proof for your landlord.

Move out on the same day as your roommates

If possible, coordinate a move-out day with your roommates.

“You don’t want to leave it up to your roommate to make sure the apartment is perfectly cleaned and ready for the next tenant,” says Seth Wanta, Chicago resident. “You also don’t want your roommates to move out before you, leaving any junk for you to clean up. Make it a team effort!”

Do a mock inspection with friends

Invite some trusted friends over and go through your move-out checklist together. You may be surprised by how many things you would have missed if you went through your checklist solo.

Joyce suggests marking every damage or deterioration, because some of them are the landlord’s responsibility, while others should be deducted from your deposit.

Once you know who’s responsible for what, you can fix any issue that occurred during your occupancy.

 

Have your landlord do a mock inspection

Ask your landlord to do an unofficial inspection before your move-out date. This not only helps you assess what needs fixing but also allows both of you to get on the same page about what needs additional cleaning or repairs.

Give yourself a few days between this inspection and your move-out day so you have time to correct anything your landlord may be unhappy with.

Do necessary repairs

Small repairs like replacing light bulbs, filling nail holes and unclogging drains are small things that make a big difference.

“They’ll take you no more than an hour to complete, but they’ll raise the general condition of the property,” says Lauren Haynes, a supervisor with Star Domestic Cleaners. “The landlord will definitely appreciate the work done and will be less likely to claim deductions from the deposit.”

Additionally, Kristen Chuber with Paintzen advises painting a coat of the original paint color on any walls with scuffs or holes. Chuber suggests either going a DIY route for around $50 or hiring a service and asking for cheaper “whiteboxing” rates.

“Depending on the condition of your walls, this could be more cost-effective than losing that money out of your deposit, especially if your rental is small,” she says.

And if you don’t have the funds for either option? “The next best thing I’ve seen is the Magic Eraser,” Chuber adds. “It’s been my BFF when it comes to getting rid of scuffs and marks.”

Research local laws

It’s illegal in most states for a landlord to keep your security deposit without explanation, so research renter’s rights related to security deposits at the city, county and state level.

Good starting points for this information are the websites of your state’s attorney general and the U.S. Department of Housing and Urban Development. While your property manager should already be aware of these regulations, you should be too. Landlord-tenant laws exist to help you, but be your own advocate.

Finally, while following these 10 suggestions will certainly go a long way, so does being nice. Patience and politeness are memorable qualities, especially if you live in a large apartment complex where plenty of other residents are moving out around the same time as you.

If thinking about the process of getting your security deposit back is daunting, rest assured that it doesn’t have to be. With some planning and clear, considerate communication, you’re well on your way to getting your hard-earned deposit money back into your hands.

 

Posted by ERA Big Sun Realty on July 27th, 2020 9:14 AM

Easy Updates to Help Your Home Sell

Try out these inexpensive ways to touch up your house — fast!

When it comes to selling your house, it’s a lot easier to catch the big repairs than to see the small details. But buyers notice it all, and even one squeaky door can signal issues to them. Here are a few last-minute, easy tweaks that make a big difference.

Clean/replace blinds ($5-15)

Dirty blinds are an eyesore, and you can easily clean them with a damp cloth. Broken blinds are easy to replace, and make a huge visual difference. Even knotted-up strings, missing wands and crooked hardware can turn off potential buyers. They see the replacements necessary as the result of poor maintenance. Make it easy for them by running to your local hardware store and grabbing some replacement blinds.

Silence squeaky doors and drawers ($7)

Potential buyers will cringe at the sound of a squeaky door or drawer that you’ve totally tuned out. Grab a $7 can of silicone spray from your local hardware store, and spray down all door hinges and drawer tracks.

Expand the space (free)

Moving furniture to the edges of a room is an easy fix for making areas seem larger. Hide extra furniture such as ottomans and side tables that crowd areas, and move furniture to the outsides of the walls and rugs. Open blinds and windows to bring in more natural light and visual space. Replace family photographs and artwork with mirrors to reflect light, as well.

Make sure all lightbulbs work ($5-20)

Sometimes closet lightbulbs, hallway sconces and other little-used light fixtures get overlooked for dead lightbulbs. You may even have to drag out the ladder for tall fixtures, but buyers check every switch, and the difference in lighting will be noticeable. A dead lightbulb is most likely the cause, but potential buyers may think worse electrical problems are at hand.

Freshen the air ($5-7)

An odor-eliminating spray (an unscented spray that eliminates odors) spritzed around the house can keep odors at bay. Candles or any scented spray can set off allergies and only mask odors instead of eliminating them.

Pretend your house is a hotel (free)

Make the beds, fluff the pillows on beds and couches, and fold blankets and towels neatly. Clear surfaces and floors of clutter, and put out some fresh flowers.  Neatly arrange all bathroom products, empty the trash, and maybe even put out a fresh hand soap for a spa-like touch.

Corral all seasonal decorations (free)

Your eyes probably don’t even see the off-season string of lights in that tree or the unlit Rudolph hiding in the scraggly bushes. But buyers will, so pack up the outdated seasonal touches or throw them out. Even in-season decorations should be kept minimal and easily removable. Dead mums, old pumpkins, past-prime wreaths and garlands all need to be composted or dumped.

Check the front door ($10-40)

Many of us don’t use our front doors regularly, so it can become an overlooked area. Make sure the surrounding area is swept and the doorbell works. A new, plain doormat or shiny door knocker can make a nice first impression for buyers. Clean the mailbox, too — it’s often caked in grime and spiderwebs.

Posted by ERA Big Sun Realty on July 20th, 2020 1:08 PM

9 Tips for Preparing a Fabulous Flower Bed

Dust off your vases, pitchers and mugs — your home will be overflowing with fresh-cut blooms in no time.

Have you ever ended up with a bed of dead flowers, mountains of mulch and a whopping garden center receipt? Let’s do something about that, shall we?

Get your gardening groove back with these nine tips.

1. Start with a clean slate

There are two kinds of flower beds: those that have been well-prepared and those that are covered in weeds.

Give your unplanted bed the once-over. Does it get enough sunlight? Does water tend to collect there? Have you removed all weeds, roots and rocks so your plants will thrive? It’s a lot easier to fix these problems now than it is once you’ve planted the flowers and laid the mulch.

2. Start seeds

Start a flower bed from seed to save money, raise unusual varieties and enjoy the satisfaction of having grown a whole garden from a handful of tiny seeds.

Since some seeds transplant poorly, check the packet and make sure you don’t have to sow directly in the ground. Start seeds in trays, pots or coir pots, using a seedling mixture, place them in a sunny spot, and transplant as soon as they have developed sturdy stems.

3. Prepare nursery plants

Nursery-grown bedding plants give you instant gratification, but the short time between purchase and planting is crucial to their survival.

Pack them closely in your car to avoid damage, and take them home immediately so that they don’t fry in your car during other errands.

Water nursery plants as soon as you get home, as often as necessary after that, and a few hours before planting to help their fragile roots survive the trauma of transplanting.

4. Get the winning edge

Even the most carefully planned border can look sloppy without a clearly defined edge. Avoid those inexpensive and quickly deteriorating edges made of plastic, and choose a more natural and long-lasting alternative.

The cheapest solution is to make a shallow trench around the bed with your spade and maintain it throughout the season. For something more refined and permanent, set an edge of brick, concrete or stone in leveling sand. The initial cost may be higher, but they will save you a lot of work and make mowing easier.

5. Plan for the seasons

Choose annuals if you plan on replacing them in a season or two, and plant perennials if you’d like them to last longer. Plant evergreen shrubs or ornamental grasses to provide structure and year-round interest.

Also consider the plant’s eventual height. Plant low-growing flowers (usually annuals) at the front of the bed where you can easily view them and replace them at the end of their season.

 

6. Give them space

Follow the guidelines on the seed packet or plant tag as closely as possible. An often overlooked factor is the amount of space to leave around each plant so they have room to grow. To cover a lot of ground quickly, choose spreading varieties like Superbells and climbing nasturtiums.

7. Dig the perfect hole

Dig each plant’s hole to be twice as wide as the original pot so the roots will have plenty of room to grow. To give them an even better head start, make a little trench around the inside of the hole so the roots will spread down and out.

This step isn’t necessary for annuals, since they won’t be around long enough to enjoy their strong root systems, but it is helpful if you have clay soil.

8. Plant it right

When planting transplants and nursery plants, always place them so that their crowns (where the plant meets the soil) are level with the soil in the bed. If the crown is above the soil level, the plant may dry out when soil washes away from the roots. If planted too low, soil will settle around the crown and rot the plant.

Push the soil around the transplant and firmly tamp it in place with a trowel so no gaps are left between the roots.

9. Mulch mindfully

Mulch is essential for conserving moisture and preventing weeds, but one inch is all you need. Established garden beds don’t even need mulch because the plants themselves are capable of protecting the soil.

Avoid landscaping fabric, since it actually keeps moisture from percolating into the soil. Instead, lay down sheets of newspaper before mulching.

Mulches vary by region, but whichever kind you use, follow this one rule: Don’t ever pile it up against the plants. They’ll rot in no time, and you’ll soon have nothing more than an ugly bed of mulch in their place.

Posted by ERA Big Sun Realty on July 14th, 2020 12:59 PM

3 Simple DIY Driveway Ideas

Nowhere to park? Create your own driveway with one of these affordable methods.

A DIY driveway can be an easy want to add parking or improve the look of your home. Here are three relatively simple options.

1. Carve out a parking pad

The easiest, most affordable way to get an extra parking space is to clear out some grass and throw down mulch. It works fine, looks good and can be done in a day.

But beware: Mulch isn’t a permanent solution. Mulch breaks down over time, floats away in a heavy rain and fades in the sun. Over time, you may end up spending more money sprucing up the mulch than you would have pouring concrete in the first place.

Be sure to use a store-bought landscape barrier, or even lay down newspaper to prevent weeds.

If mulch seems too temporary, consider other loose materials like gravel, stones or crushed oyster shells.

2. Build a DIY driveway with pavers

A more solid parking option is a concrete or brick paver driveway. It can be installed either professionally or DIY. Thousands of videos online show the steps and all the tricks of the trade. It’s really quite simple:

  1. Excavate the area to be paved.
  2. Install a base material, such as crushed concrete, at a thickness of a few inches.
  3. Pack down the base material with a compactor, making sure to slope it as desired.
  4. Install a thin layer of sand on top of the base material.
  5. Install paver blocks on the sand layer, laying them in place in the pattern of your choice.
  6. Install a border row of bricks along the edges, and back that row with a poured concrete edge restraint, which will keep things from moving outward.
  7. Put another layer of sand on top of the finished surface and broom it into the joints between the bricks.

When installed properly, a paver driveway can last for decades.

3. Go with classic concrete

Finally, there is the tried-and-true concrete driveway. There’s a reason concrete is still the most common driveway product in the world: It looks good, doesn’t cost a fortune and lasts a very long time.

There are fewer steps to pouring a concrete parking area than there is to installing pavers, but it’s not quite as beginner-friendly. If you’ve never poured concrete before, it’s a good idea to start with a smaller area, such as a sidewalk, before tackling a large area.

Posted by ERA Big Sun Realty on July 6th, 2020 10:45 AM

5 Common Bathroom Problems and How to Fix Them

These tips will help you flush your to-do list for bathroom nuisances.

There are many common bathroom problems you can solve on your own, quickly and inexpensively. If you’re bothered by a wobbly toilet seat, or frustrated with a slow tub drain causing the tub to fill with water when you take a shower, read on! Here are some simple solutions to five common bathroom problems:

1. Clogged showerhead

It’s frustrating when you know your water pressure is just fine, but the water is still coming out of the showerhead with a weak spray. The culprit is most likely mineral deposits that have formed inside your showerhead, and are partially obstructing the flow holes.

Fortunately, the solution is cheap, nontoxic and requires an item you probably already have in your cupboard — white vinegar. Here’s how it works:

  • Fill a plastic baggie about halfway up with white vinegar. (The sandwich-sized ones are fine, but the quart-sized ones are even better.)
  • Lift the filled bag up and over the showerhead, submerging the showerhead holes in the vinegar.
  • Secure the bag with a rubber band or twist-tie.
  • Let the showerhead soak for at least 2 hours, or overnight.
  • Remove the bag of vinegar. You may want to gently scrub around the holes with a soft brush before turning on the water.
  • Your showerhead should be clean and ready to go.

2. Wobbly toilet seat

This is a very common problem. Perhaps you tighten the nuts on your toilet seat bolts every few days, but they always seem to loosen up again. The solution is an inexpensive item called a toilet seat tightening kit. You can pick one up for under $10 from any big-box home improvement store. The kit comes with a special tool, which lets you install washers that keep the nuts and bolts secure. It takes about 15 minutes to do the job, and your problem will be solved for the foreseeable future!

3. Slippery shower

A shower seat might be a great option for a family member with mobility issues, or even to just sit down and relax while taking a shower. You can install a shower seat even in a small shower stall. Folding types open and fold down when you’re showering, and then fold up against the wall afterward. These seats are more affordable than you might think, with even higher-end models going for around $150.

4. Slow tub or sink drain

Before you call a plumber, pick up a Zip-It tool from any hardware store, and give it a try. The tool looks like a giant zip tie. You simply work it into the clogged drain, pushing it as far down as you can, then pull it back up. Lots of hair and gunk should come back up with it. Wipe off the gunk, rinse the tool and repeat until it seems like you’ve pulled up most of the clog. Then run hot water down the drain.

5. Dripping water supply valve

Here’s something to consider: If your water supply valve is dripping, you may not need to replace it. First, try tightening the packing nut. This two-minute fix will often take care of the problem, so you won’t need to call a plumber or think about replacing the valve yourself.

Hopefully this will help you solve some of those annoying bathroom issues on your own, without any need to call a handyperson!

Posted by ERA Big Sun Realty on June 30th, 2020 8:40 AM

How to Brighten a Dark Home

Dreading the end of daylight saving time? Trick your way into a brighter space — even when the natural light prospects are dim.

Whether you live in a large home with a dark interior or a small apartment with only one window, follow these tips to bring in more sunshine — or at least make it look that way.

Paint it light and bright

Colors and values are nothing more than the light that reaches our eyes after bouncing off objects.

The amazing thing about white is that it reflects most of the light that hits its surface, creating the illusion of light. Case in point: that glowing ball in the sky we call the moon.

Paint colors that are saturated yet light in value create a similar effect, while lending their own distinctive personalities to a space.

Keep the contrast

A kitchen with white cabinets, countertops, walls and backsplashes is about as bright as it gets, yet the lack of variety can leave the overall effect a bit dull.

To keep things interesting, introduce contrast. Choose accessories, cookware and decorations in your favorite color, or even decide on an entire palette.

Sneak in some style and personality with a colorful mosaic backsplash, or add drama to the scene with dark furniture, picture frames or patterns.

Strategically place mirrors

Mirrors cannot make a room look brighter on their own, though there is some truth to the mirror myth, since they’re excellent at reflecting natural light in rooms that already receive it.

Don’t expect to get the same effect in dim hallways and bathrooms, though, since it does no good to duplicate a dim view. So, go ahead — replace those huge panels of mirrored glass in your bathroom with more attractive framed mirrors. You won’t miss out after all.

Install new windows

Yes, installing an entire window or two is the nuclear option, but if your home is so dim that you’re forced to keep the lights on all day, then it could be taking a toll on your utility bills — or even your mental well-being!

This isn’t a decision to take lightly (no pun intended), so talk to a contractor to discuss options and pricing before you break out that sledgehammer. You might be better off installing a skylight or light tubes.

Eliminate glare

Sometimes the problem isn’t the amount of light, but rather the quality. Overhead lights can brighten up a room, but the effect is harsh as high-noon sunlight.

Instead, you want the diffuse, indirect light of early morning. Place lights near the walls, and place LED strips under cabinets to cover the wall in a soft glow. Be sure to include task lighting wherever it’s needed most, such as the home office or wherever you need to read and work.

Rethink window treatments

If your curtains cover up too much of the window, replace them with something less obstructive. Sheer and semisheer window treatments let in plenty of light, without sacrificing privacy during the day.

If you’re tired of pulling up the Venetian blinds or plantation shutters every day, replace them with blackout window treatments you can open all the way during the day and close at night.

Brighten the view outside

Maybe you’re too busy focusing on the indoors to see the forest for the trees. But all those trees and overgrown foundation shrubs can block natural light from reaching the house, so cut those bushes and trim those tree limbs. If necessary, call an arborist.

Also, use plants with variegated or silver leaves in your landscape to reflect light indoors, and consider renovating your patio and paving it with something brighter.

Replace doors

Doors present a great opportunity to let in more light, improve the view from inside and make the entry more welcoming.

Since your front door is a reflection of your home’s personality, as well as your own, pick a style that’s appropriate to the architecture. If you’re concerned about privacy, choose one with stained glass or small windows at the top. Even a small amount of natural light will make a huge difference.

Clean windows

It ought to be obvious, but when was the last time you cleaned all your home’s windows, both inside and out?

To avoid streaks on outdoor surfaces, don’t bother with the window cleaner and paper towels. Wash the windows with a sponge and mildly soapy water (dish soap will do), wipe dry with a squeegee, and finish them off with a soft chamois.

Posted by ERA Big Sun Realty on June 22nd, 2020 12:39 PM

9 Updates Your Home Needs Every 10 Years

Approaching your 10th home-iversary? Congrats! It's probably time for a little maintenance.

No matter how much you love and care for your home, things are bound to wear out and need fixing — especially when you hit the 10-year mark.

To keep your house in tiptop condition, consider making these updates every 10 years or so.

Get new carpet

The average medium-grade carpet has a life expectancy of approximately 10 years. Of course, that depends on several factors, including the number of people and pets.

Signs that you need to replace your carpet: rips, tears or stains, and odors that remain even after a good cleaning. And even without any of those, your carpet might just look old and worn out. An update wouldn’t hurt.

Replace hot water tank

A water heater may not show many symptoms before it leaks or fails, so it’s important to know its age. If the manufacture date isn’t shown, then it may be embedded in the serial number on the tank.

A good rule of thumb: Any tank that’s been around for 10 years or more is a candidate for replacement.

Update ceiling fans

A midrange ceiling fan should last about 10 years, if it’s running frequently. A common sign that it might be time for a new one: the lightbulbs seem to burn out more quickly than usual.

And since a ceiling fan is about style as well as function, you may just want a more modern model.

Buy a new dishwasher

Like your water heater, consider replacing your dishwasher if it’s 10 years old. You’ll likely get a more energy-efficient model that’ll pay for itself over time.

Signs that you should replace your dishwasher sooner rather than later are an unresponsive control board, poorly cleaned dishes and cracks in the tub.

Replace garbage disposal

You’ll know you need a new garbage disposal when it doesn’t work as well as it used to. This is because the blades dull over time.

The average garbage disposal should last about 10-12 years with regular use, so if yours is around that age, consider replacing it.

Replace washer and dryer

The average lifespan of both appliances is about eight years. So, if your set is 10+ years old and running without any issues, consider yourself fortunate! That said, think about replacing them before you have any real problems or leaks.

Repaint inside and outside

There’s no hard and fast rule about when to repaint your home. It depends on where you live, humidity and many other factors.

People often repaint certain areas, such as a heavily used living room, every three to five years. But if some areas of the home haven’t been repainted in 10 years or more, now’s definitely the time to do it.

Re-caulk showers, bathtubs and sinks

Few jobs offer as much bang for your buck as re-caulking. Whether you just haven’t gotten around to it yet or you’re moving into a 10-year-old home, go ahead and re-caulk the tub, shower and sinks. You can easily do this yourself, and it makes everything look so much brighter.

Re-glaze windows

Re-glazing old windows is easier and more cost-effective than replacing them. And generally speaking, re-glazing should be done about every 10 years or so.

But check your windows every year before the cold weather arrives to make sure you don’t have any leaks or cracks.

Posted by ERA Big Sun Realty on June 15th, 2020 12:45 PM

Bathroom Updates You Can Make in a Weekend

Brighten your bathroom without breaking the bank.

Beautiful bathroom design doesn’t have to be costly. With these seven simple tasks, you can refresh your bathroom — and you don’t need to be a master DIYer to do them.

Scrub down the whole space

Before you make any big decisions, give your washroom a thorough cleaning. Remove rust from metal curtain rods and light fixtures, along with hard water stains in the tub and soap scum on tiles.

After seeing a spick-and-span space, you’ll have more insight into where you need updates. For instance, if you can’t buff out rust stains on a metal light fixture, it’s time to replace it. Or, while scrubbing the tub, you may realize you need to recaulk the perimeter.

Cover your walls

Adding color or texture to walls is a quick and easy way to dramatically update a small space — like a bathroom.

In a cozy powder room, you can be adventurous and apply a funky wallpaper or pick a bright and bold bathroom paint. To add a polished, custom look to the walls, install bathroom wainscoting instead of tiles.

Update your metals

Don’t underestimate the impact of cabinet knobs and drawer pulls. New hardware can transform the appearance of outdated cabinets.

Also consider updating faucets, towel rods, and toilet paper holders. For a sleek and contemporary look, go with nickel. And if you’re looking to warm up the space, try a metal like bronze.

Put some light on the subject

Replace old fixtures, or consider installing sconces on either side of the mirror, or contemporary vanity lighting overhead. If you’re short on wall space, a pendant light fixture is the best route.

To see yourself in the best light, install sconces on either side of the vanity at eye level. A fancy chandelier highlights unique features, like a clawfoot tub, and emphasizes lofty ceilings.

Accessorize appropriately

Accessorize the space with a new bathroom mirror or medicine cabinet. Smaller bathroom decor, like a soap pump, tissue box cover, and beautiful textiles, are easy and affordable ways to adorn your restroom.

To create a spa-like retreat, decorate with soothing shades of blue and white, and accessorize with organic elements like woven baskets, lush plantings, river pebbles and a teak bathmat.

Add more storage

Small spaces call for smart storage. Installing shelving above the toilet and doorway, along with tucking away organizing bins in cabinets, are great options for bathroom storage.

Bathrooms naturally are tight spaces with not much square footage or wall space, so don’t be afraid to use height to your advantage. If you have the space, wheel in a compact multishelf cart, or tuck a tall, narrow cabinet in the corner.

Update surfaces

If a vanity looks outdated and can’t be brought back to life with a can of paint or shiny new hardware, then it’s time to replace it. Prefabricated vanities from big-box hardware stores come in standard sizes and can easily be popped into place.

If tile is chipped or cracked, tear it out and replace it with a classic white porcelain tile or natural slate that will stay relevant years down the road.

Posted by ERA Big Sun Realty on June 12th, 2020 7:10 PM

How to Plan the Perfect Patio


Starting to daydream about dining under the stars? Make that dream a beautiful patio reality.

For many homeowners, the patio borders on magical: a place to relax, entertain, cook out and take a break from the day-to-day. It’s surrounded by vibrant hues, and a meal prepared in an outdoor kitchen somehow tastes better than anything that comes from its indoor counterpart.

Creating that perfect outdoor space for you and your family all starts with the literal foundation of this alfresco living room: the patio materials. Your selection can have a huge effect on the appearance, durability and functionality of your favorite home addition.

Getting started

Before you commit to a type of patio, first envision the finished space. You probably have a good idea of the location and approximate size, so go grab a chair, take it outside, and position it in the intended spot. Then sit, and picture each material in your mind’s eye.

Your patio should not only complement your home and landscape, it should also enhance your lifestyle. If you have a large space to work with, consider incorporating a combination of paving materials; some of the best patio designs include two or more. Using multiple materials lets you integrate inlaid borders that can visually separate an area for lounging from the outdoor kitchen.

When you’ve dreamed up your ideal design, consider which materials would best bring it to life, in terms of both aesthetics and practical issues, such as maintenance requirements and cost.

Concrete

Poured concrete is the patio material of choice for many homeowners because it’s structurally sound, inexpensive, and can even be stamped or dyed to mimic higher-end paving materials. It’s best suited for moderate to warm climates where frost heave is not a concern.

Planning tip: A standard concrete patio is four inches thick, but if you intend to construct something very heavy, such as a built-in fireplace, ask the contractor to reinforce that particular area before you pour.

Bricks

Available in a variety of colors, bricks create a warm and attractive patio. This classic patio style typically costs more than one constructed from concrete, not just for the materials themselves, but also for labor — a significant consideration when every brick must be set by hand, leveled and grouted.

Should you decide to invest, you can design the space with any number of patterns, from a traditional running bond to something with added textural appeal like a boxed basket-weave or herringbone.

Planning tip: For patios, solid 1- or 2-inch-thick paving bricks are the best choice, either dry-laid or mortared in place. Be wary about extending your brick patio into deep shade, or else you’ll need to watch out for a slick surface after every rainfall.

Pavers

Often manufactured from cement, cinder or stone, pavers top the DIY patio wish list for their low price and super simple installation — they’ll have you out there grilling in record time.

If you’re planning to lay your own patio, you’ll need a suitable substrate consisting of at least three inches of sand, and a permanent border, such as a poured concrete curb, to keep the pavers from shifting.

Planning tip: Pavers may be dry-laid by butting them tightly, or installed with uniform mortar joints. If the patio lies over utility lines, know that dry-laid pavers will be simpler to remove and replace if (or when) you need to access the utilities below.

Stone

The highly desirable look of stone comes with a steeper price tag — particularly if your pick isn’t locally sourced — but you can’t beat it for natural appeal. Flat, irregularly shaped stones offer a calm and meandering effect, while uniform-cut slabs of granite, travertine, slate, or bluestone can produce a formal patio that’s fitting for any backyard.

Planning tip: Natural stone is extremely durable for any patio, but if you happen to be planning one poolside, opt for a nonslip variety, such as coral stone.

Tile

Available in ceramic, glass, porcelain, terra cotta and natural stone, tile creates beautiful mosaic patio designs that are refreshingly cool underfoot in hot climates. Because tile is thin, it requires the installation of a concrete slab.

Planning tip: Even if you plan to lay the tile yourself, it’s a good idea to have a professional pour an even slab. Also note that not all tile is suitable for patio construction. To withstand weather, all your materials — tile, thinset, grout and sealer — must be labeled for exterior use.

Crushed stone, pea gravel and sand

If you’re not a fan of rock-solid patios, crushed stone, pea gravel or sand could be more your style. Both crushed stone and gravel offer a variety of colors and textures at low prices, and even sandy Zen gardens can double as patio areas.

You will, however, need to install a solid perimeter to keep the loose material from spreading outside its intended border.

Planning tip: It can be difficult to remove snow and fallen leaves when the seasons change, so consider your climate and environment carefully. To maintain a manicured look, count on refreshing the surface every few years.

Posted by ERA Big Sun Realty on June 12th, 2020 2:31 PM

7 Things Your Home Inspector Wishes You Knew

 

A home inspector can make or break a sale for both sellers and buyers. It's why, no matter whether you're buying or selling, the home inspection process can be somewhat terrifying!

For sellers, it's a stark reminder of the nagging issues you might have turned a blind eye to over the years. And for buyers, it's a recipe for pure heartbreak—falling in love with a home that might just end up making no sense to buy.

But don't let the inspection stress you out. And remember, that's not what your home inspector wants either—all he or she wants is a comprehensive to-do list and a happy client.

So form a team with your home inspector to make the process easier and more effective. Knowledge is key! Here are seven essential things you keep in mind.

Home inspector tips for sellers

1. Move your pets

We know your puppy is adorable—but even if your home inspector lovesdogs or cats, pets running underfoot makes the job much more difficult.


Inspections often require opening exterior doors again and again, offering pets far too many opportunities to dash to freedom. When you leave the premises for the inspection—and many inspectors ask sellers to do so—take your pets with you. Please.

With animals out of the way, "every time I walk in or out, I don't have to worry about losing a cat or a dog," says Alan Singer of Sterling Home Inspections in Armonk, NY.

2. Don't forget to clean

Whether you plan on being there for the inspection or not, make sure to clean up beforehand. No, you don't need to scrub—an inspector won't ding you because your stove's grimy. But all that clutter? Yeah, that's all got to go.

"It makes a huge difference when I walk into a house where everything's put away," Singer says. "It's a game changer not just for me, but for the home buyer."

Often, the inspection is the first time the buyers are (almost) alone in the house for an extended period of time.

"If it doesn't feel like how it did before—if we're trying to dig through items—it can sour their experience," Singer says.

Home inspector tips for buyers

1. Your potential home will have problems

Your home inspector will likely come up with a seemingly endless list of problems after the walk-through. Don't panic!

"I'm on their side, but still, I'm judging the house fairly," Singer says. "Even my home has problems, issues, maintenance things."

Yeah, there are times when you should worry (we'll get to those a bit later). But not every issue is mission-critical, and your inspector will know which problems you should tackle first.

2. Almost anything can be fixed

There are a few starkly frightening home inspection terms that seem to be in everyone's vocabulary: mold, radon, and asbestos.

And yes, they're scary—but no scarier than a roof that needs replacing, home inspectors say.

"People who write articles tend to scare homeowners about mold or radon," Singer says.

So let us—your humble (and rather defensive) writers—take a moment to correct that assumption: Don't worry so much about mold and radon!

Singer, who started his career in homebuilding, says, "everything is upgradable, fixable, or replaceable. You just need to have a list of what those things are."

3. One thing you should worry about is water

Here's one problem we give you permission to stress out about (just a little): water. No, it's not a deal breaker (remember that part where we wrote almost anything can be fixed?). But it's important to address any water-related issues before the deal closes—or at least immediately afterward.

Make a note of issues such as puddles and leaky ceilings. And give special attention to the basement. Addressing water problems in the basement can be an expensive and difficult proposition, Singer says. "A wet basement can be hard to fix."

4. Home inspectors can't predict the future

You might want to know how many more years the roof will hold up—and while your inspector might be able to give you a rough estimate, he can't give you a precise timeline.

"People think that we as inspectors have a crystal ball," Singer says. "Or that we have X-ray vision" to see through walls or examine the inner circuitry of your kitchen stove.

Sorry, folks: They don't, and they can't.

"We can't tell you how long it will last," Singer says. "We can just tell you if it's in good shape."

5. Find the balance between your heart and brain

It's easy to forget your love for the home when you're counting the dollar signs and hours you might have to spend on repairs. But just remember to take a deep breath, think rationally, and consider whether it's a smart investment in your future.

Singer empathizes: "The justification can sometimes be a horrible process, because our brains are all about money and time and (asking) ‘What kind of mistake am I making?’"

Barring any major renovations needed—such as a new roof or mold removal—your inspector's visit will simply provide a to-do list. But not everything needs fixing immediately, so don't let a long list dampen your love for the home. Just take things one at a time.

Posted by ERA Big Sun Realty on February 3rd, 2020 5:54 PM

Find Out What Really Happens When You Waive Contingencies to Score a Home


In a white-hot market, you may feel pressure to make some concessions to win over a seller—and, no, we're not talking about sending a basket of banana-nut muffins.

When you make an offer on a home, it's standard to throw in some contingencies—telling the seller that if the home isn't up to snuff for a variety of reasons, you have the right to walk away from the deal—with all of your cash in hand.

That's all hunky-dory in a buyer's market. But as the housing market has rebounded, buyers are getting competitive—more and more are waiving those contingencies, or protections, in order to speed the deal through to closing.

You want the house, and the seller doesn't want any hiccups. So getting those pesky contingencies out of the way is a win-win, right?

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Of course not!

It's riskier to waive some contingencies than others. We set out to discover which are the most innocuous of the bunch—and which are the most terrifying. We asked an expert to discuss the pros and cons of each common contingency, and then we ranked the risk factor of waiving it on a 1-to-5 scale, with 5 being the highest.

Remember—these aren't hard rules. Everything depends on your local market, your personal situation, and, above all else, your tolerance for risk.

Contingency: Early move-in

Fear factor: 2

Closings can be delayed, so many buyers ask for the right to move in their possessions (or themselves) early. But it isn’t something sellers or seller’s agents love.

“I would never allow my sellers to agree to it,” says Katie Wethman, a Realtor® with The Wethman Group at Keller Williams Realty in McLean, VA. "There are just too many unknowns if the deal doesn't close."

And those unknowns go both ways.

If you move in early, you'll lose some of your negotiating power. After all, it'll be much harder for the seller to believe you'll walk on the deal if you've already moved all your stuff in. And if the deal falls through, you'll face eviction from the seller and scramble to find a short-term living arrangement.

Bottom line: Moving in early could potentially do more harm than good, so waiving this contingency has minimal risk.

Fear factor: 1

The homeowners association rules contingency lets you get out of the deal if you discover the restrictions don't jibe with your lifestyle (say, they won't allow you to have three Rottweilers or paint your front door eggplant).

Let us be clear: We do not recommend getting to this point on your path to homeownership without asking about the basics of the home you're trying to buy—including HOA rules. Ask for a copy and read it beforemaking an offer.

Bottom line: Since we think you should do your homework, waiving the HOA contingency seems pretty low-risk.

Contingency: Financing

Fear factor: 4

This contingency gives you the right to back out of the deal if your home financing falls through. And waiving it can go very, very wrong.

That's because any number of things could happen before your loan's been sent through underwriting. The lender could decide to lower the total loan amount, spike the interest rate, disqualify you from a certain loan, or a myriad of other "oh crap" situations. If you're locked into a home offer and can't hold up your end of the bargain, you could lose your earnest money.

But not every buyer needs to worry as much about financing. Say, for example, you're paying in cash. You won't need the lender, so you won't need this contingency. And if your credit is spotless, you're making a solid (at least 20%) down payment, and you've had the same good job for a while, you're also in a better position to take this risk.

Bottom line: Talk it over with your Realtor and mortgage broker and find out just how confident you should be in your financing. But keep in mind: Even with a pre-approval letter, things can still go awry in the final lending stages (including the appraisal—see the next item). That's why we're rating this one high on the risk radar.

Contingency: Appraisal

Fear factor: 3

An appraisal is required by most lenders, and it can be useful to buyers trying to negotiate a price. But appraisals can be tricky.

That's because a number of factors can affect the outcome of an appraisal: the appraiser might rely heavily on the value of comparable homes that sold for mysteriously low prices, or perhaps he saw the house in less-than-ideal conditions.

And especially in a hot market where homes are selling for inflated prices, the appraisal value might not match your expectations—but you still won't get a discount.

"Sometimes the market—that is, the price a buyer and seller agree to—isn’t the same number as what an appraiser thinks it’s worth," Wethman says.

Bottom line: If you're looking to woo a seller, you might want to skip the appraisal contingency, especially if you think it won't change the asking price of the house. But be careful—your lender may not agree to a loan over the appraisal price, leaving you to foot the remaining cost of the home.

Because it could go either way, we're placing the risk level squarely in the middle.

Contingency: Home inspection

Fear factor: 4

The right to get a full, professional home inspection—and flee into the night if new and horrifying info comes to light—is a crucial contingency.

Without a licensed inspector viewing the property, you can only guess what might be potentially wrong with the home, now or 10 years down the line.

By waiving this contingency, you lose the right to make any requests for additional repairs—or to run away—before the deal closes. This is scary stuff, people. Nobody wants to be stuck in a money pit.

If you're still convinced waiving this contingency is the only way to win the seller's heart, try finding some neutral ground, Wethman says. Like a general inspection contingency, which gives you the right to void the contract, but not to ask for repairs.

Bottom line: Unless you know you’re getting a fixer-upper and will have to make repairs anyway, you're gambling big time by waiving this one.

Contingency: Clear title

Fear factor: 5

If the opportunity arises to waive this one, it's time to run for the hills. Abort mission. Just say no.

You may not be able to waive a clear title search in your area—in some parts of the country, it isn't even legal. But if you discover you can, don't.

A title search will churn up all kinds of important info—like who actually owns the home and if there are any liens on the property. It might seem far-fetched, but title problems happen all the time. Waive your right to it, and you might find that along with your new home, you've acquired thousands of dollars’ in liens.

“Personally, I would never waive this even if it was an option,” Wethman says.

Bottom line: Seriously, the risk is high.


Posted by ERA Big Sun Realty on February 3rd, 2020 5:52 PM

The Earnest Money Deposit: How It Helps Buy a Home.....

 

What is earnest money? Depositing earnest money is an important part of the home-buying process. It tells the real estate seller you're in earnest as a buyer, and it helps fund your down payment. The earnest money check is typically cashed and held in a title company trust account, or in the broker's escrow account. You get a receipt from your brokerage when you hand in the earnest money.

Without the requirement of earnest money, a real estate buyer could make offers on many homes, essentially taking them off the market until they decided which one they liked best. Sellers rarely accept offers without the buyers putting down earnest money to show that they are serious and are making the offer in good faith.

Assuming that all goes well and the buyer's good-faith offer is accepted by the seller, the earnest money funds go toward the down payment and closing costs. In effect, earnest money is just paying more of the down payment and closing costs upfront. In many circumstances, buyers can get most of the earnest money back if they discover something they don't like about the home.

How much should you put down in the earnest money deposit?

The amount you'll deposit as earnest money will depend on factors such as policies and limitations in your state, the current market, what your real estate agent recommends, and what the seller requires. On average, however, you can expect to hand over 1% to 2% of the total home purchase price.

In some real estate markets, you may end up putting down more or less than the average amount. In a market where homes aren't selling quickly, the listing agent may note that the seller requires only 1% or less for the earnest money deposit. In markets where demand is high, the seller may ask for a higher deposit, perhaps as much as 2% to 3%. Your real estate agent may recommend that you are more likely to win a bid if you give the seller a large deposit. In fact, the seller may be willing to negotiate on the purchase price a little if you make a bigger good-faith deposit.

On the other hand, you may not want to put too much earnest money down. Coming up with that much money, and losing the use of it for weeks or months before the sales contract closes, may not be the best use of your cash.

However, you may wind up having to do some paperwork for your mortgage lender, and the bank may want to verify the source of the funds for larger deposits of earnest money. It won't be a problem if you can show that you've had the money for at least 60 days.

When do you make an earnest money deposit, and who holds it?

In most cases, after your offer is accepted and you sign the real estate purchase agreement, the contract stipulates that you give your deposit to the title company. In some states, the real estate broker holds the deposit.

Always check the credentials of the title company or real estate broker taking the deposit, and verify that the funds will be held in escrow. Never give the earnest money to the seller; it could be difficult or impossible to get it back if something goes wrong.

After turning over the deposit, the buyer's funds are held in an escrow account until the home sale is in the final stages. Once everything is ready, the funds are released from escrow and applied to your down payment.

Can you get your earnest money deposit back?

If the deal falls through, a small cancellation fee is usually taken out of your earnest money deposit, but the remainder remains in escrow. Whoever holds the deposit determines whether you should get the earnest money back under the terms of the purchase and sale contract. Make sure that the purchase agreement covers how an earnest money deposit refund is handled.

To be on the safe side, make sure the purchase agreement contains contingency addendums that stipulate how a refund is handled (e.g., an inspection contingency protects the buyer if the real estate fails a home inspection). Buyers can also usually get their earnest money back if they find problems with the property, or if they are unable to get title insurance.

A financing contingency ensures that the earnest money is refundable and the buyer can get out of the transaction if he cannot get financing. Keep in mind that a pre-approval from a lender does not guarantee a borrower can get a loan at mortgage rates he can afford. Even if a buyer has a good credit score and is pre-approved for a mortgage loan, the lender can still turn him down  based on unforeseen factors such as the appraisal amount being too low. In such cases, a standard contingency allows buyers to renegotiate the purchase contract, or get their money back.

Posted by ERA Big Sun Realty on February 3rd, 2020 5:44 PM

Full Disclosure: What You Need To Tell Buyers About Your Home

 

Whether you have owned your home for a few years or a few decades, you know its quirks, best features, and flaws. When you decide to sell your home you need to be aware that your experience with your home is something you may have to share with potential buyers.

Most buyers opt to have a home inspection before they finalize their purchase, but you as the seller must also follow state and federal regulations regarding disclosure of known facts about your property’s condition.

As a seller you may feel uncomfortable revealing problems in your home that could discourage potential buyers, but it’s best to be open about issues before your home goes under contract. A home inspector is likely to find problems and the buyers will be less favorably inclined to negotiate with you if they feel you have withheld information. If a flaw is found after the sale is complete and the buyers have reason to believe you were aware of the problem, you could face a lawsuit.

Federal disclosure rules

The majority of disclosure issues are handled by state regulations, but federal laws apply to one area: lead paint. If your home was built prior to 1978, it may contain lead paint. Your home must be checked for lead paint and a disclosure form completed unless your home was built after 1978.

State disclosure rules

State regulations vary and often change, so rely on your real estate agent (here's how to find a real estate agent in your area) to be up-to-date on disclosure requirements for your area. Some states allow sellers to complete a disclosure form listing information about their home, or a disclaimer form that says the sellers don’t have any information about issues in the property.

In some areas you need to disclose what you know about natural hazards like whether your home is in a flood zone or in an area known for earthquakes; other required disclosures can involve pollution issues, prospective zoning changes, or if it's located within a historic district.

Another issue that sometimes causes problems is when a home has been a crime scene or if someone died on the property.

Things you should disclose to prospective buyers

  • Water damage or mold. If you’re aware of a leaky basement, a damaged roof or any signs of dampness in your house, you need to let the buyers know about the issue. It’s best to provide receipts and insurance claim information so buyers can see how you addressed the issue.
  • Lead paint. Federal law requires homeowners to disclose any known lead-based paint if you’re selling a home built before 1978.
  • Hazardous conditions. Some states require sellers to alert buyers to the potential danger of wildfires, earthquakes and floods in the area.
  • Termite damage. If your home has been previously treated for termite damage, you should disclose this to the buyers. You can also protect yourself by paying for another termite inspection.
  • Repairs and insurance claims. If you know of any repairs you or the previous owners have made, it’s best to disclose them to buyers. Homeowners can request a CLUE report on their home that shows any history of insurance claims for the past seven years. If you have made repairs to your property, it’s usually best to disclose the information when you list your home for sale, even if local regulations don’t require you to do so.

The impact of full disclosure

Most sellers are aware of the benefit of letting prospective buyers know about positive features of their home such as new appliances or a new roof, but there can also be a benefit in disclosing defects in your home. Any issue that you have addressed during the years in your home can provide proof that you’ve kept up with maintenance. You may want to provide a binder with receipts and insurance claim information to show buyers what work has been done on your home.

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If there’s an ongoing problem that buyers will need to handle, it’s better for them to hear about it from you so you can negotiate about when repairs must be made and who will pay for them. In fact, if you have a particular concern about your home, you may want to hire a home inspector yourself to get to the details before you put your property on the market.

Openness about your home’s condition is the best way to avoid lawsuits, even if disclosure is not required in your state.



Posted by ERA Big Sun Realty on February 3rd, 2020 4:41 PM

What Is a Home Warranty? Peace of Mind for Home Buyers

 

What is a home warranty? In a nutshell, it's a policy a homeowner pays for that covers the cost of repairing many home appliances if they break down.

After all, lots of things you buy come with a warranty in case they break down, from cars to smartphones. But what about homes? It turns out you can get a home warranty plan, too.

“Home warranties provide financial protection from a service provider for homeowners who might be faced with unexpected problems with their appliances,” explains Shawna Bell of Landmark Home Warranty.

Many people buy a one-year home warranty plan right when they close on a home, since such protections can provide some much-needed peace of mind that you won't get hit with unexpected, out-of-pocket expenses soon after moving in. Imagine what a bummer it would be, after all, to wake up one morning to a broken boiler, knocking appliances, a leaking water heater, dripping plumbing, or malfunctioning fridge in your new home.

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A home warranty plan can lessen those homeowner and appliance worries, which for many is worth every penny. A couple of warranty plans to consider: Choice Home Warranty and TotalProtect.

What does a home warranty, like one from Choice Home Warranty, cover?

Don't mistake a warranty for homeowners insurance, which covers your home's structure and belongings in the event of a fire, storm, flood, or other accident. Home warranty companies, in comparison, will cover repairs and replacements on home  systems, including electrical systems, plumbing, water heater, washer, and kitchen appliances due to normal wear and tear—no calamities required.

Home warranty companies, including Choice Home Warranty and Home Service Club, generally set up a service contract to cover the following items (you can read a sample contract to find out):

  • Basic home systems such as plumbing and electrical
  • Heating and cooling systems, including the water heater
  • Appliances such as the washer and dryer
  • Kitchen appliances such as the oven, range, built-in microwave, and garbage disposal

How much do home warranty companies charge?

While homeowners are often required to get homeowners insurance along with their mortgage, home warranties are a fully optional purchase. Basic coverage starts at about $300 and goes up to $600 for more comprehensive plans, says Bell.

A homeowner can include add-ons to a service contract if needed (e.g., coverage for a swimming pool, various appliances, or an external well).

Although many home warranty companies offer plans to homeowners at any point, the best deals can often be snagged if purchased when you become a first-time home owner. You're eligible for these plans whether you're buying a condo or single-family home. And some warranty plans are the "build-your-own" type, which means you can customize a basic plan to cover particular systems (like plumbing) and appliances, or you might include optional add-ons like a tuneup for your HVAC.

“The home warranty offered at the time of the real estate transaction typically offers the most comprehensive coverage and price points, so that’s why it’s the ideal time to lock it in,” Bell says.

At the end of the first year, you usually have the option to renew your home warranty or bail with your service provider.

Benefits of home warranties for home buyers and sellers

A home warranty benefits homeowners by providing reassurance that they can move in without worrying about shelling out even more for add-on or surprise repairs.

A home warranty can also benefit home sellers (if they don't have it already), since it can cover these elements during the listing period; some home warranty companies even offer free seller’s coverage during this time with the hopes that the buyer will decide to continue the coverage. Often, home sellers will offer to pay for the first year of a buyer's home warranty to entice buyers to bite.

But not everyone thinks home warranty companies are worth the cost. Typically a warranty isn't necessary with new homes, since most of the appliances are already covered under manufacturers' warranties. But in general, the older your home, the greater the odds that something'sbound to break, and the wiser it is to get a home warranty. Best of all? Not all home warranty companies differentiate between newer and older homes in terms of cost, making a warranty an especially cost-effective option if you are purchasing an older home.

Be sure to read the fine print on the contracts from a warranty company such as Home Service Club and Select Home Warranty. And remember, this type of warranty doesn't usually cover pre-existing conditions and you may have to pay a deductible if something breaks.

What if something breaks under a home warranty

Home repairs are a big headache, so you're probably wondering if that broken appliance, leaky plumbing, ductwork, or HVAC is a covered item under your home warranty. To find out whether you may have to pay a deductible, call your provider or customer service to connect with a qualified contractor in your area.

One thing to remember is that a home warranty does not mean you're off scot-free for a certain "covered item." Typically you'll have to pay for a service call, service fee, or part of the bill up to your home warranty deductible first.

While not everyone will think a home warranty is worth it, it is a good idea for people who lean toward being better safe than sorry when buying a home. Consider the appliances you own and how reliable your plumbing is. Speak with your real estate agent for advice, and then check out the home warranty companies in your area (try Select Home Warranty and TotalProtect). This way, you can read a few sample contracts and decide for yourself.

Posted by ERA Big Sun Realty on February 3rd, 2020 4:39 PM

Selling a House As Is: What It Means for Buyers

 

Selling a home as is sounds like a pretty sweet deal for sellers. Sellers don't have to scurry around fixing the place up.

But what does an as-is sale mean for buyers? When looking through property listings and the term “as is” appears, some people see it as a warning.

Others, such as real estate investors, may see a house selling as is as an opportunity. That might get prospective buyers wondering what exactly does “as is” mean?

Selling a home as is

Technically, when a real estate agent lists a house to sell as is, it means the homeowner is selling the home in its current condition, and will make no repairs or improvements before the sale (or negotiate with the buyer for any credits to fund these fix-its). The term "as is" is rarely tacked on a property sales listing that's perfect and move-in ready.

On the contrary, people often sell as-is homes that are in disrepair, because the homeowners or other sellers can't afford to fix these flaws before selling (which would help them sell the home for a higher price).

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Alternatively, a home may have been through foreclosure and is now owned by a bank, or the seller may have died and left the house to inheritors or an estate agent who have little idea what could be wrong with it but need to sell.

Whatever the reason, the current sellers aren't willing to pretty up a home before selling it. They just want to sell the real estate and move on. All of this means that the buyer of this house inherits any problems a home may have, too.

When a real estate agent lists as home to sell "as is," that doesn't change the legal rights of the buyer. The listing agent must still have the seller disclose known problems, and the buyer can still negotiate an offer with the final sale, contingent upon a real estate inspection.

Pros and cons of as-is home sales

So how can "as is" be the aforementioned opportunity, if the buyer is taking on all those problems?

It all comes down to cash value. Those two short words in a listing usually indicate that the home may be considered to be a fixer-upper. The house will have a relatively low list price to start with, and the sellers might even entertain still lower offers.

A real estate agent may even list a house with serious problems as "cash offers only," if the house's problems could prevent it from qualifying for a mortgage.

If the prospective buyers happen to be contractors or handy with a hammer, are looking for a property to flip, or maybe just want an extreme bargain, the promise of an as-is sale could be music to their ears.

Cash buyers and corporate investors look for home sellers who want a fast sale, but they expect those sellers to offer a low list price in exchange.

Yet the downsides of an as-is property are obvious and should not be underestimated. Any number of things could be wrong with the house that are not immediately apparent to the eye. Buyers might think they're getting a killer deal, but they could also be throwing their life savings into a black hole.

Should you buy a house that's selling as is?

Now that you know the pros and cons of an as-is home sale, you might be wondering whether to move ahead with the sale—and how. Since these sales can be bargains, they are worth considering, although there's one precaution buyers will definitely want to take prior to the sale: a home inspection.

A home inspector examines the house from basement to rafters and will point out any problems plaguing the place that may make the buyer want to reconsider the sale. The problems can be current or potentially in the buyer's future, such as an old roof that may need replacing five years later.

A real estate inspection costs around $300 to $500, and typically occurs after the buyer has made a sales offer on real estate that's been accepted and put down a deposit.

The buyer, not the seller, pays for the inspections—which makes sense, because that way the inspector is not working for the seller.

On houses that aren't selling as is, buyers may use problems found during the inspection to demand that repairs be made (or that credits be given so they can make those repairs themselves).

While as-is home sellers have already made it clear they won't lift a finger on that front, an inspection still serves an important purpose for buyers before the sale.

Provided the buyers place an inspection contingency in the contract, this means that if the inspector unearths problems, the buyers don't want to address, they can walk away from the deal with deposit in hand.

“You should always elect to do a home inspection, especially on a bank-owned property where no one knew how the home was cared for and no one knows what happened right before the past owners left the property,” says Winston Westbrook, a broker and owner of Westbrook National Real Estate Co. specializing in short sales and distressed real estate.

“Yes, you lose out on the cost of the home inspection, but the cost of the home inspection is well worth it, considering the headache you would have had in the future trying to make the house livable.”

On the other hand, if the inspection reveals additional problems, you might consider offering a lower price based on estimated costs of home improvement.

Remember that, despite what the seller says in the real estate listing, a real estate deal is still open to negotiation. If the sellers have a property on the market and it doesn't sell, they may be open to selling at a lower price.

The sellers may even make certain fixes requested by home buyers, if that's the only way they can sell the house.

Unless it's a hot real estate selling market and other potential buyers are competing with you, the listing agent knows that the property won't sell until you get a deal that works for you.

Posted by ERA Big Sun Realty on February 3rd, 2020 4:37 PM

What Does a Home Inspector Look For? A Whole Lot

 

Hiring a home inspector to check out a house before you buy it takes time, but it can save you big money in the end. But what does this professional look for in your home?

A home inspector can check for major flaws that might need to be fixed. After all, even if a house looks like it's in great condition, appearances can be deceiving.

What does one look for in an inspection?

Answer: a whole lot.

 “We’ve got 1,600 different items on our list that home inspectors are supposed to look at,” says Claude McGavic, executive director of the National Association of Home Inspectors, which trains and certifies home inspectors throughout the country.

And a home inspection can help a buyer big-time: Provided you have a home inspection contingency in your offer, you can renegotiate with the seller to fix certain problems or to lower the price. If the problems are more than you want to handle (think faulty foundation or roof on the verge of caving in), you can walk away from the deal with your deposit in hand. Either way, it’s a win-win for potential buyers.

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A typical home inspector checklist

A home inspection consists of a checklist of potential problems connected to your real estate. While we won't list all 1,600, here's a version of a typical inspection:

  • Grounds: Home inspectors start the inspection by looking for current or future water issues such as standing puddles and faulty grading or downspouts. They inspect landscaping to see if trees and shrubs are in good condition (an arborist will give you a more detailed assessment), and evaluate pathways, retaining walls, sheds, and railings.
  • Structure: Is the house foundation solid? Are the sides straight? Are the window and door frames square? This part of the inspection is particularly important to a buyer who's considering an older house.
  • Roof: A home inspection looks for defects related to the roof, including attic shingles, flashing, and fascia, all of which can cause ceiling drips and leaks in crawl spaces; loose gutters; and defects in chimneys and skylights.
  • Exterior: A home inspection checks for siding and attic cracks, rot, or decay; cracking or flaking masonry near the basement; cracks in stucco; dents or bowing in vinyl; blistering or flaking paint; and adequate clearing between siding and earth, which should be a minimum of 6 inches to avoid damage from moisture (although dirt can be in contact with the cement foundation).
  • Windows, doors, trim: If you want to keep heat in, cold out, and energy bills low, windows and doors must be in good working condition. The inspector will see if frames are secure and without rot, caulking is solid and secure, and glass is undamaged.
  • Interior rooms: Inspectors are concerned about leaning walls that indicate faulty framing; stained ceilings that could point to water problems; adequate insulation behind the walls; and insufficient heating vents that could make a room cold and drafty.
  • Kitchen: Inspectors make sure range hood fans vent to the outside; ground-fault circuit interrupter protection exists for electrical outlets within 6 feet of a sink; no leaks occur under the sink; and cabinet doors and drawers operate properly.
  • Bathrooms: The goal here is to inspect toilets to see that they're flushing. The inspection also makes sure drains are draining, showers are spraying, and tubs are securely fastened.
  • Plumbing: Inspectors are evaluating pipes, drains, water heaters, and water pressure and temperature. Beyond plumbing issues, they may also look for water damage.
  • Electrical systems: Inspectors will check if the visible wiring and electrical panels are in good shape, light switches and the HVAC systems work correctly, and there are enough outlets in each room.

How you can help the during a home inspection

Bring any and all red flags about your real estate property to your inspector before he begins, so he'll keep a sharp lookout for possible problems. If the seller has disclosed damage, give your inspector a heads-up about that, too.

Another smart move is to accompany the home inspector during his rounds. It’s in your best interest to understand this new home, its systems and potential problems. For instance, an inspector can introduce you to electrical panels, air-conditioning and ventilation switches, and shut-off water valves in the plumbing (which the seller may not know how to operate or forget to show you). If the inspector spots a problem, he can show you exactly how a system is malfunctioning, what it means, and maybe a way to fix it. And this info will serve you well not only before you buy, but afterward as well.

Posted by ERA Big Sun Realty on February 3rd, 2020 4:34 PM

Common Repairs Needed After a Home Inspection: What Must Sellers Fix?

 

If you're selling your home, you might wonder if there are common repairs needed after a home inspection. Most buyers, after all, won't commit to purchasing a place until there's been a thorough inspection by a home inspector—and rest assured, if there are problems, this professional will find them!

So if your home inspection turns up flaws that your home buyer wants fixed, what then? To be sure, repair requests after an inspection are a hassle, and liable to cut into your profits. So for starters, make sure to read your inspection contract carefully to make sure you don't get locked into mending something you don't want to fix.

"As a seller, you should never sign an inspection contract until you fully understand its obligations, particularly where it concerns your responsibility for fixing things," says Michele Lerner, author of "Homebuying: Tough Times, First Time, Any Time: Smart Ways to Make a Sound Investment."

And rest assured, there's no need for you to fix everything a home inspector thinks could stand for improvement; a home inspection report is not a to-do list. Basically inspection repairs fall into three categories: ones that are pretty much required, according to the inspector; ones that typically aren't required; and ones that are up for debate. Here's how to know which is which.

Common repairs required after a home inspection

There are some fixes that will be required by lenders before they will release funds to finance a buyer's home purchase. Typically these address costly structural defects, building code violations, or safety issues, sometimes in the attic, crawl spaces, and basement, and those related to the chimney or furnace.

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An inspector will also check whether your septic system and heater are in good condition and verify whether there's a possible radon leak or the presence of termites (homeowners tend to have many questions on these topics). Other conditions of the home that an inspector may report on include those related to the roof, electrical systems, and plumbing lines and the condition of your HVAC system.

If a home inspection reveals such problems, odds are you're responsible for fixing them. Start by getting some bids from contractors to see how much the work will cost. From there, you can fix these problems or—the more expedient route—offer the buyers a credit so they can pay for the fixes themselves. This might be preferable since you won’t have to oversee the process; you can move out and move on with your life.

Home inspection repairs that aren't required

Cosmetic issues and normal wear and tear that's found by the inspector usually don’t have to be fixed.

"Some inspection contracts will expressly state that the buyers cannot request any cosmetic fixes to be made and can only ask that structural defects, building code violations, or safety issues be addressed," says Lerner. Furthermore, "state laws may also impact your liability as a seller for any issues uncovered during an inspection."

Be sure to check your local ordinances to know which fix-its that are found during an inspection legally fall in your realm of responsibility.

Home inspection repairs that are negotiable

Between fixes that are typically required and those that aren't is a gray area that's up for grabs. How you handle those depends in part on the market you're in. If you're in a hot seller's market, you have more power to call the shots.

"While buyers are always advised to have a home inspection so they know what they are buying, when there are a limited number of homes for sale and buyers need to compete for homes, they are more likely to waive their inspection right to ask a seller to make repairs," says Lerner.

In fact, "the best contract for a seller would be for the buyer to agree to purchase your home as is or to request an 'information only' home inspection, thus absolving you of any need to pay for any fixes found by the inspector," she adds.

However, in a normal market, you won't be able to draw such a hard and fast line related to an inspection.

Work with your real estate agent to understand what items you should inspect and then tackle—and where you might want to push back. Don't have an agent yet? Here's how to find a real estate agent in your area.

Just remember: you’ll want to be reasonable when it comes to repairs because you may have already put a lot of time into the selling process, and it’s likely in your best interest to accommodate some fixes rather than allowing the buyer to walk away. Also, depending on the magnitude of the requested fix, it’s not likely to go away. Now that it’s been uncovered by the home inspector, you’ll need to disclose the issue to the next buyer.

How to negotiate home fixes

Here are two sneaky but totally effective ways to handle this home hurdle that's been uncovered by your inspector:

  • Offer a home warranty. “I sometimes keep a $500 one-year home warranty in my back pocket as a token to ease concerns found during a home inspection,” says Kyle Springer, a Realtor® with Coldwell Banker in Bowling Green, KY. That can come in handy if there is an element that doesn’t truly need fixing but is still worrying the buyers, such as an aging HVAC unit.
  • Barter for something of value to the buyer. Often sellers will suggest their real estate agent ask the buyer’s agent if the buyers want appliances or furniture if they have no plans to move them. Springer advises sellers to wait to make that offer until after they get the list from the inspector, because they may be able to beg off certain fixes in exchange for items such as the washer and dryer.

A home inspection can turn up all kinds of issues, but nearly all can be addressed quickly, pleasing buyers and sellers alike.

Posted by ERA Big Sun Realty on February 3rd, 2020 4:08 PM

How to Sell Your House Fast: 5 Must-Know Tips to Move Your Property

 

If you need to sell your house fast, you probably don't have a whole lot of time to research the current real estate market and ponder how it'll affect your home sale. You just want sales guidance from a real estate agent (here's how to find a real estate agent in your area) or other pro that will help you find a buyer as fast as possible.

Well, here's the good news: It is possible for you, as a seller, to offload your home quickly. The experts say selling comes down to a few key to-do's that you should take care of before your property hits the market.

If you're ready to unload your abode, heed the selling advice of the experts below. Of course, we can't guarantee all homeowners a quick sale, but putting these tips into practice definitely won't hurt the chances of securing a buyer.

1. Tidy up to make your house stand out (and sell!)

If you're looking to sell quickly, you're going to want to start cleaning, especially before those listing photos are taken by your Realtor®.

"Pristine houses from sellers are more attractive to a buyer, which will keep the buyer excited," says Debi Benoit, principal and broker at Benoit Mizner Simon & Co. Real Estate in Wellesley, MA. "And an excited buyer may pay top dollar to the seller and will usually write an offer quickly."

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Fast selling means getting rid of clutter both inside the house and in the yard and putting some elbow grease into making everything look like a brand-new home (yup, you might need a storage unit for maximum curb appeal).

And selling fast means cleaning from top to bottom in every room of the house. Wipe down cabinets, light fixtures, and drawers, remove any scuffs from the walls, give all kitchen appliances a once-over, clean air vents, shampoo your carpets, and then sweep, vacuum, or mop every inch of the house.

It will take you several days of work to declutter, but the payoff (making a sale!) will be worth it for a potential buyer. Trust us—this is a major part of selling a home quickly.

2. Have your house staged to sell fast

Be the best seller you can be, and go extra mile beyond cleaning. To do this, consider having your house staged, a real estate term that means decorating your place so that it is more attractive to buyers.

"It's best to present the home in its best light when you're selling," explains Nile Lundgren, an agent with Trent & Company in New York City. He once had a real estate listing—unstaged—on the market for five months without ever getting an offer to sell.

"We took it off the market, staged it, reshot photos, and put it back on the market," he says. "Within two weeks, we got into a bidding war and signed a contract for a sale shortly thereafter."

Real estate staging typically takes anywhere from a few days to a couple of weeks, depending on the availability of rental furniture, the movers, and the installers.

If you're facing a major time crunch to sell, Lundgren suggests focusing on staging the beds, sofas, tables, chairs, and art—items that make a house feel like a well-maintained home where people can live and get comfortable.

3. Hire a photographer to take listing photos for a quick sale

It may feel like hiring a professional will be a waste of money. After all, your cellphone has a great camera, right? But that can be a sale killer, says Rosamaria Acuña, a Realtor with Berkshire Hathaway HomeServices California Properties in La Jolla.

"First impressions are everything, and need to be done right," she says. "A professional photographer has all the tools to capture the right lighting and make everything look brighter and inviting." The pros also have wide-angle lenses to fit the entire room in the photo.

4. Selling quick means making your home available for showings

Once everything is set up, get ready to spend a lot of time away from your home so buyers and real estate agents can view the property comfortably—without you or your pets wandering around the halls. Selling fast is best done when homeowners aren't there for an open house.

Remember: If you want to sell your home pronto, you need to be flexible and open with your time, to allow buyers and real estate agents to tour it as often as possible.

5. Attract a buyer with the right price

Staging and marketing your home are important components, but at the end of the day, the amount of money you're asking buyers to pay could be what seals the deal.

"Nothing will help sell a poorly priced home—and a well-priced home can overcome many other issues," says Aaron Hendon, a Realtor with Christine & Company in Seattle. "To sell your home fast, your house needs to be priced to compete with the others currently on the market."

Your real estate agent will help you decide on the right listing price for your home by looking at a variety of factors: your house's age, any updates, square footage, and the school district.

An agent will pull up comparable homes, or "comps," that have sold in the area to evaluate the best sale price.

Posted by ERA Big Sun Realty on February 3rd, 2020 4:01 PM

Looking to acquire a property? You don’t have to limit yourself to the traditional channels of searching real estate listings and working with real estate agents. You can also purchase a property at auction.

Should You Buy A House At Auction?

Pros and Cons of Auctions

The benefits of buying at auction include expanding your options and possibly purchasing at a discount. You may face less or more competition to buy a property compared with buying the traditional way, but you’ll also be dealing with a different pool of potential buyers—often, experienced investors.

Perhaps the biggest risk of buying at auction is that you’ll have limited knowledge of the properties for sale, making an expensive misstep a very real possibility. And, as with any real estate purchase, you’ll need to read, understand, and sign lots of paperwork (ideally with the help of a real estate attorney).

Real-estate lore is rich with tales of homes bought at auction for well below market value, and such bargains do exist. However, auctions are generally a riskier way to acquire property than buying through the usual process. That reality makes it vitally important to be well-educated about how real estate auctions work and prudent about the properties you consider bidding on.

To help you avoid making a big mistake, this article will explain the basics of residential property auctions so you can decide if this option might work for you—whether you want to live in the property or use it purely as an investment.

WHAT YOU NEED TO KNOW

  • Buying a home at auction is riskier than buying through the usual process. It's vital to be well-educated about how real estate auctions work.
  • You can find home auctions through local governments, real estate agents, and online sites like RealtyTrac and Auction.com.
  • Auction properties often do not allow a home inspection or any legal way to view the interior in person. If you can't afford the risk of buying a property in poor condition, stick with auctions that allow you to inspect the property before bidding.
  • Review and understand all auction rules and do your due diligence on any property you are interested in—for instance, checking for claims, liens, and occupants—before you bid on it.

Foreclosure Properties

When a homeowner has not paid the mortgage for at least a few months they may fall into default and end up in the foreclosure process. When this happens, the bank files a notice of default with the county recorder. If the homeowner does not pay the balance owed—or renegotiate the mortgage with the lender—the lender can put the home up for auction and force the homeowner out for nonpayment. These foreclosure auctions are held by bank-hired trustees.

Property Tax Default

Another way a home ends up on the auction block is when the owner does not pay the assessed property taxes. In these cases, it is the unpaid tax authority, rather than the bank, that seizes the property. The resulting tax lien auction is conducted by a local sheriff, clerk, or the county or local authority's comptroller’s office.

Attending the Auction

Regardless of the auction type, these events may take place at physical locations such as local government courthouses and hotel conference rooms, and these in-person auctions are completed rapidly. Real estate auctions also increasingly take place online, and online auctions may last for days or weeks.

Buying homes at auction has been and will continue to be popular, according to Earl White, co-founder of House Heroes LLC, a Florida real estate investment company that purchases houses, condos, and residential vacant land. “Owner occupants on a budget and real estate professionals migrate to sources where there is hopefully less competition

 “However, foreclosure auctions don’t provide the discounts that existed during the time of the [housing] crisis,” White continues, explaining that when fewer properties are available, buyers are highly motivated because of home appreciation and favorable mortgage rates, and online auctions have increased competition and driven up prices.

Finding Real Estate Auctions

One way to find auctions is by contacting local governments directly, or visiting their websites for information, then following up by phone to confirm the details. Another is through sites like RealtyTrac and Auction.com. However, online information is not always accurate.

Properties may be listed that are in pre-foreclosure because the owner is behind on payments. These properties may never go up for sale because their owners catch up on payments or come to an arrangement with their lenders.

Local real estate agents and brokers can also be valuable resources. But you may not find them eager to help because agents and brokers don’t automatically earn commissions on live auctions. However, these realtors can earn commissions through online auctions.

Multiple Listing Service Data

Direct multiple listing service (MLS) reports are far more valuable to potential buyers than online listings, according to White, because they contain the full data for the listing, including photos and, most important, non-public broker comments. “Non-public comments are important because they specify critical information impacting sale price and days-on-market. For example, [these MLS reports contain information on] property defects, financing options, occupancy, and tenant leases."

 

The best way to assess an auction property is to work with real estate agents, appraisers, contractors and others who understand construction and remodeling costs and can accurately estimate the property's value and the cost of the work it needs.

While rules vary by location, MLS and county records are often only available to real estate licensees, White says. In his experience, they are usually happy to help free of charge if you contact them.

White also notes that in-person auctions have been disappearing, as even smaller counties have been converting their in-person auctions to online ones. Many locales have where both tax and foreclosure auctions fully online.

Keep in mind that foreclosure auctions are often postponed or canceled, even at the last minute. The lender might not have obtained all the paperwork it needs, or the borrower may have worked out a solution to avoid foreclosure.

What Bidders Need to Know

Before bidding at a real estate auction, you need to understand the risk you’re taking. A bad purchase could haunt you for years. You also need to understand the auction’s rules and be prepared to follow them before trying to participate.

You will have to register and submit a refundable deposit of 5% to 10% of the property’s expected selling price to the entity holding the auction. If the auction is happening in person, be sure to check in at least an hour before the scheduled start and get the official card you’ll raise when you’re ready to bid.

Winning a property at auction can work in two different ways.

  • In a lender confirmation auction, the lender does not have to accept your offer even if you are the highest bidder.
  • In an absolute auction, the winning bid gets the property.

The starting price of the auction may be the balance owed on the mortgage or a lower amount designed to spur bidding. In a foreclosure auction, the lender is not allowed to profit from the auction. Often, these properties are sold at a loss; if there is a profit, it is supposed to go to the foreclosed homeowner after the mortgage and any other liens are paid. Auction properties aren't always great deals—for example, the auctioneer could set a hidden reserve price on a property, which is the minimum that must be bid.

“Whether a buyer attends the auction in-person or online, they must keep in mind that there is a threshold price for every property where a wise purchase can become a foolish purchase, and they must not allow the event, venue, or their emotions to sway their decision,” advises Ron Humes, a realtor since 2000 and current VP of operations for Post Modern Marketing in Lexington, Ky.

The Problem of Accessing a Property

Auction properties rarely provide potential buyers at the same level of access that traditionally sold properties do. You probably won’t be able to walk through the property with your agent at your convenience, though some auction companies do offer open houses.

“I personally would never recommend a client purchase a property remotely without first conducting the eyeball test,” says David Roberson, a real estate attorney and broker in San Jose, Calif. He and his wife own 22 rental properties in three states, and he is the owner and operator of Silicon Valley Property Management Group. Either you or your trusted investment team should thoroughly evaluate both the real estate you are considering and the people you are dealing with before obligating yourself legally or financially.

Similarly, Humes cautions that sources that report on the current or future value of a property can be very inaccurate unless there has been an onsite evaluation by professionals who know how to gather and assess all the necessary details. The best way to assess an auction property is to work with pros—real estate agents, appraisers, and contractors—who understand construction and remodeling costs and who can accurately assess the property’s current and future value and the cost of the work it needs.

Property Condition and Inspections

The house could have all kinds of problems—remember, this was a house that used to belong to someone who couldn’t afford the mortgage or the property taxes, so they probably couldn’t afford any routine maintenance or repairs, either. Furthermore, once this owner realized they would be losing the home, they may have intentionally neglected it or even seriously damaged it. Also, properties that have sat vacant may have been vandalized or have had squatters.

Assume that if the property looks terrible from the outside, it probably looks terrible on the inside too. Auction properties are sold as is, and you’ll need to be able to afford any and all repairs. Tempting though it may be, you should not trespass to get a better idea of the property’s condition.

You may have seen flippers doing this on TV—entering backyards, peering in, or even climbing through windows—but it’s not legal. And you definitely don’t want to disturb anyone occupying the home, not only out of courtesy but also for your safety. Seek information about the property’s ownership history from local government records, talk to local real estate agents, and respectfully request information from neighbors.

Auction properties often do not allow a home inspection or any legal way to view the interior in person. If you can't afford the risk of buying a property in poor condition, stick with auctions that allow you to inspect the property before bidding. Without this information, it can be hard to know what you're getting into, what a property's repair costs will be, or its true value until after you've become the owner.

Even if you can get a home inspection, any inspection has its limits. Problems behind walls, in ceilings, and under floors might not be apparent until you take possession. If the utilities are turned off, you may not be able to detect leaks, electrical problems, broken appliances, or malfunctioning HVAC equipment.

Payment Options: Plan Ahead

Buying a property at auction usually requires a lot of cash. Each auction company and county government has its own requirements for payment, but you will probably need cash just to secure your right to bid. Down payment amounts and methods of purchasing often depend on the property and the auction house. More flexible financing options may be available by purchasing a bank-owned property the traditional way: Auctions are not the only way to buy foreclosures.

As for payment, bidders at an auction should bring cash, a money order, or a cashier's check for the sum required by the auction holder. Typically, you will have to pay for the property in full immediately after winning the auction. Occasionally, you may have until the next day to complete payment. Failure to complete the payment may result in forfeiting your deposit and being banned from future auctions. Be prepared to provide proof of funds to show you’re able to complete the purchase. If you’re bidding as an entity, such as an LLC, trust, or limited partnership instead of as an individual, you may need to show your entity documents.

Winners go through escrow and closing just as they would with any other home purchase. Bidders at property auctions are often real estate investors who can afford to pay cash. For auctions that allow financed purchases, you’ll need to get prequalified ahead of time.

Some auction houses prefer that you work with their affiliated lenders and will have those lenders on site at the auction. However, do your research beforehand to determine the interest rates available from competing lenders. This information may give you some leverage.

Also, be sure that you understand the auction fees you will be expected to cover. “Homes purchased at auctions many times have costs and fees from auctioneers, banks, attorneys, and other companies required to bring the property to the auction,” Humes said. “It is not uncommon to find 10% auction fees, bank interest and penalties, attorney fees, 12% sale carrying fees, property preparation fees, and the like that are passed on to the buyer.”

Check for Any Claims, Liens, and Occupants

Before you bid, you’ll want to hire a title search company to see who might hold liens against the property. If you win it, you’ll become responsible for any liens, which means more money out of your pocket.

There may be other claims against the home—not just tax liens, but contractor liens or a second mortgage. Bidders should check with the auction company to ensure that the property has a clear title. If you do win an auction, you’ll want to buy title insurance during escrow or immediately after closing to protect yourself against any liens not uncovered during the title search.

Also, in some cases, the (former) owner or a squatter will be occupying the property, meaning you will have to evict them—a process that can be unpleasant at best, and lengthy and expensive at worst. To simplify the process, you may want to offer them several thousand dollars up front to move out and hand over the keys.

Refrain from doing anything until you hold the title. Avoid the urge to start renovations or move into the property immediately after getting your certificate of sale. You’ll still need to wait up to 10 days or so to receive your certificate of title. The property is not truly yours until you hold that certificate; the owner could still retain their right to the home by filing an objection to the sale with the court or by paying off the loan.  

The Bottom Line

Foreclosed homes may be financially appealing, but there are many obstacles to consider before buying. Also, just because a home is for sale at auction doesn't mean that you'll be able to get it at a good price (or that the home is a good deal at any price—it could be a money pit). But for savvy, intelligent, and motivated individuals, property auctions are worth exploring as a way to pick up a home or an investment property inexpensively.

That being said, consider non-auction properties as an alternative. “It can be possible to find a better deal when negotiating with a seller who has equity in a property and can negotiate on their own behalf without all of the auction’s affiliated penalties and fees,” Humes advises. “You may also have more competition at auctions from companies that purchase properties to flip as a business model. Auctioned homes are not always the best deal for the average homebuyer.”

 If you're interested in trying to pick up a bargain property at an auction, there's a lot to learn. Auctions are a riskier way to purchase a property than through a real estate agent. It's important to be extremely well-educated about the process and about the properties you are interested in bidding on. Working with a local real estate agent or broker to identify potential properties may help, though they may not be interested unless you can reach a compensation agreement.

Finally, make sure to thoroughly review all the auction rules and conduct due diligence on the property before you bid. Seek the counsel of a real estate attorney—ideally one experienced with foreclosure sales—to make sure you understand what your responsibilities and liabilities will be if you’re the winning bidder.

Posted by ERA Big Sun Realty on October 7th, 2019 6:18 PM
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FALL HOME MAINTENANCE CHECKLIST

 

Exterior Maintenance

  1. Check the foundation for cracks; caulk around the area where masonry meets siding, where pipes or wires enter the house, and around the windows and door frames.
  2. Install storm windows and doors, and remove screens. Clean and repair screens, spray with a protective coating and store in a dry area.
  3. Inspect exterior walls for any peeling or blistering paint.
  4. Have a licensed, certified roofing professional check the condition of your roof
  5. After the last leak falls, clear out the gutters and downspouts, flush them with water, inspect joints and tighten brackets. Point downspouts away from the foundation.
  6. Examine your pool cover for damage and replace if necessary.
  7. Weather-strip the garage door, making a tight seal between the garage door and the ground.
  8. Inspect your driveway for cracks. Clean out and repair any damage with driveway filler, then coast with a commercial sealer.

 

Interior Maintenance

 

  1. Check for proper sealing and insulation on all windows and doors, and apply weather stripping and caulk where it's needed.
  2. Have a licensed heating contractor check your heating system, including ducts and furnaces.
  3. Examine your wood stove or fireplace insert's door gasket for a tight seal. Clean and inspect the glass door for cracks and a licensed chimney sweep clean the chimney
  4. Change the direction of your ceiling fan to create an upward draft to redistribute warm air from the ceiling.
  5. Check that the attic is insulated, ventilated and critter-free
  6. Test and change the batteries in your smoke and carbon monoxide detectors, and keep extra household batteries on hand.
  7. Vacuum internal parts of air conditioners. Remove units from windows or wrap outside boxes with an approved tarp or plastic air conditioner cover.
  8. Clean your humidifiers regularly during the heating seasons to avoid bacteria growth. 
Posted by ERA Big Sun Realty on September 18th, 2019 1:34 PM

You’re moving and it’s time to pack your kitchen. From appliances to crystal wine glasses, the kitchen runs the gamut of special packing needs and techniques. But first you need to decide the timing. If you’re okay living off restaurant food or eating off paper plates, you can pack up your kitchen all at once. Many people decide to do it in stages, packing up the things you don’t use first, and saving the everyday items until right before the move. Once you figure out which approach works best for you, you can get started tackling kitchen packing by type of item.

HOW TO PACK YOUR REFRIGERATOR

If you’re bringing your refrigerator with you, there are a few steps you’ll need to take time to prepare it for the move. Start by considering how you want to handle any food you don’t want to take with you to your new home. You can share frozen and fresh foods with neighbors and friends, and consider bringing extras like condiments and salad dressings to the office and put them in the shared fridge for your coworkers.

Contact an appliance specialist to find out what needs to be done to make sure your appliance can be safely moved. That might include addressing high-voltage connections, disconnecting the water line, draining the reservoir, and, in some older models, bolting down the motor and/or compressor.

The day before the move, defrost the freezer and clean the entire refrigerator with warm water and a mild soap. You can then prop the doors open overnight to help it dry completely. The next day, use masking tape to secure all the drawers and compartments so they won’t get damaged during the move. Remove shelves and pack them in a separate box.


HOW TO PACK YOUR DISHES AND BREAKABLES

For your plates, bowls and glasses, pick up dish boxes, which are moving boxes specifically designed to protect your dishes. They’re built with an extra layer of cardboard, which will give the padding needed to endure the bumps and jostling that can occur during a move. Dish sleeves, which are made from a thin, foam material, come in small and large sizes, and give each plate a safe cushion of protection. Put one plate in each sleeve and stack them vertically in your dish box. Then add crumpled newspaper or packing paper to fill the gaps in the box. The more extra padding, the better!

Glasses, teapots and vases — anything that’s “hollow” inside  — should be filled with crumpled paper before being individually wrapped. That helps keep these delicate items stronger and they’ll be less likely to break if they end up getting stacked under a heavier box. Be sure to order dish boxes and other packing supplies ahead of time, so you’ll have what you need when you start.

HOW TO PACK CUTLERY AND KITCHEN ACCESSORIES

You can gather silverware by type and wrap them in dish towels or ziplock bags. For steak and cutting knives, cover them with the blade sheaths that came with them if you still have them. If not, you can create your own protective sheaths with pieces of cardboard. Cut the pieces into strips bigger than the blade; place the blade between two pieces of cardboard and secure with tape. For other kitchen tools, group by size, and pack short, medium, and longer items together, respectively. You can either wrap them in packing paper or use shoe boxes or food storage containers to keep the tools organized in the main box.


HOW TO PACK SMALL APPLIANCES

If you still have the original boxes and packaging for small appliances like your toaster, coffee pot, and slow cooker, clean the appliances and repackage them like they were new. They’ll stay snug and safe during your move. If you don’t have the original packaging, you can take a large box and place a layer of packing paper or a heavy towel in the bottom to help fortify it. Then disassemble the appliance (if it’s supposed to be disassembled) and wrap each element separately (lids, inserts, attachments, etc.) with plenty of packing paper or bubble wrap. Put heavy pieces (like the pot from your crockpot) on the bottom of the box, and carefully place the smaller parts inside or around the bigger pieces.

HOW TO PACK POTS AND PANS

Pull out all the pots and pans on to your counter and organize by stackability. Put frying pans on the bottom, then baking and casserole pans, then sauce pans. Although pans are durable, it’s smart to separate each with some packing paper to avoid scratches. Individually wrap the lids and wedge them into the corners of the box, including plenty of extra padding around them.

HOW TO PACK BAKING SHEETS

Treat baking sheets similarly to pots and pans, lying flat at the bottom of the box, and separating each with a layer of packing paper. Carefully wrap breakable baking pans in bubble sheets or multiple layers of packing paper and place smaller pans inside bigger pans. Fill any open spaces with dish towels, oven mitts, or more packing paper.


HOW TO PACK FOOD AND PANTRY ITEMS

Now is a great time to lighten up your pantry and donate to your local food bank. It’ll give you less to carry on moving day, and you’ll be helping out your old neighborhood by providing quality food to folks in need. Pack or toss the open items — like flour, rice, and spices. But any canned food, dry pasta, beans or rice that’s never been open can be donated. Just make sure you’ve saved a few easy-to-make essentials — like your favorite soup or boxes of macaroni and cheese — to keep you going the first week in your new home.

Use a smaller box for packing up the pantry items you’ll be taking with you. These items will probably be heavy, and it’s easier to move heavy items in small boxes. Start with the heavy stuff on the bottom, like canned foods. If you tend to keep your sugar or flour in their original, open containers in your pantry, transfer them to food storage containers or Ziplock bags prior to packing. You don’t want to open up a box full of powder when you get to your new home. Individually wrap spices and place soft items, like bags of rice, nuts, or dried fruit in the nooks and crannies of the box. As always, use as much crumpled packing paper as you need to fill the box.

HOW TO PACK CLEANING SUPPLIES

If you keep cleaning supplies in your kitchen, pull out the things you know you’ll need to do your final cleaning and set them aside in a tote or bucket. This might include dish soap for those last-minute pieces you forgot to pack, sponges and gloves, spray cleaner, scouring tools, and paper towels.

For the remaining items, consolidate whatever is left with the other cleaning tools and supplies in your house. If you want to avoid the hassle of packing the cleaning products altogether, you can gift them to your neighbors. But if you’d rather bring them to your new home, there are a few tips for safe packing. Place a bath towel on the bottom of a box, then carefully package each of the cleaning items to help protect against spills. For open bottles of cleaning solution, unscrew the top, place a layer of cling wrap over the opening, and then screw the top back on. Then wrap the entire container with several layers of cling wrap and tape securely. This double protection will help contain leaking if there are spills during the move.

For many homes, the kitchen is the center, where everyone gathers to eat and catch up and laugh. It may be one of the last rooms you decide to pack. But with a focused plan on how to organize, wrap, pack, and protect your kitchen items, you can box up the room pretty quickly and be ready to recreate that new gathering place in your new home in no time.

Posted by ERA Big Sun Realty on September 16th, 2019 6:58 PM

Got Gift Funds? Tips for Buyers Receiving Gift Funds for Their Down Payment


Did you know that approximately 1 in 4 first time homebuyers will use gift funds to purchase their home? According to the National Association of Realtors Profile of Homebuyers and Sellers, 24% of first time homebuyers used gift funds for their down payments. Since the rules regarding gift funds vary by loan type, check out these tips to ensure a smoother loan process.

WHO CAN GIVE:

Gift funds for mortgages have specific rules on who the gift can come from. Most loans allow gift funds to come from immediate family members such as parents, siblings, spouses, and domestic partners or close extended family such as grandparents, aunts, and uncles. The gift funds must be given with the expectation that they are a gift and that the funds will not be paid back.

HOW MUCH THEY CAN GIVE:

The amount of the gift funds that can be received will vary based on loan type and sometimes the buyer’s credit score. For example, for conventional loans, if the buyer is putting down more than 20% then all of the down payment can be gifted. If it’s less than 20%, then a portion of the down payment must come from the buyer’s own funds. With FHA loans, all of the down payment can be gifted unless the credit score is below 620. If the credit score is below 620, 3.5% of the down payment must come from the buyer’s own funds and the gift funds received can be used towards additional down payment or closing costs. As a side note for the gift fund donor, tax law restricts how much money can be gifted to a family member per year tax free. Be sure to check with an accountant to see what current law allows.

DOCUMENTING THE GIFT:

When giving gift funds for a mortgage, the lender is going to require a gift letter. This letter typically includes donor name, relationship to the borrower, date and amount of the gift given, and proof it was received. The lender may also require bank statements from the donor depending on loan type. The reason for this is that the lender must be sure the donor has the ability to give the gift.

WHAT IF MY DONOR DOES NOT WANT TO PROVIDE BANK STATEMENTS?

Understandably, some family members are uncomfortable sharing their financial information with other family members. Conventional loans allow the donor to wire the gift funds at closing and thus negate the need for bank statements. Another alternative is to receive gift funds from the donor as early as possible in the home search process. When a borrower begins the loan process they must provide the previous 2 months bank statements. Any funds that are already in the account at that time are considered “seasoned” and would not require additional documentation.

Since gift fund rules vary depending on loan type, it’s best to consult a mortgage professional to assist the buyer with the specific guidelines and documentation required by the buyer and the donor to ensure a smooth loan process and closing.

Posted by ERA Big Sun Realty on September 16th, 2019 6:54 PM

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