Preparing Your Home For Photo Day!

There are a multitude of mixed emotions that come with selling a home. The biggest roller coasters often come from the preparation it takes to get your house “photo and showing ready”. 🎢

It is hard work! There are long days and heavy decisions of what to keep and what to part with as you declutter, reorganize and prioritize what you really “need”. It will all be worth it! The long days will make a difference! Potential buyers will notice - you will reap the rewards as you begin to receive an influx of offers!

If you are doing it right, by the time you are done you will probably feel exhausted and have adopted the mind set of “it is what it is”. That is okay! You have done what you can and every little bit helps! I am here to tell you - we need a little bit more!😬

We use the term “photo day” however, this is the day all media is produced. Our team conducts Matterport Virtual Tours, facilitates photography, and occasionally coordinates videography of your home. Consider this day a dress rehearsal for the upcoming in-person showings. The way you prep today will be the way you prep for showings, so we want you to be fully prepared. To make this easier, we have compiled a list of “must do’s” to follow!

Before I give you this list, it is important to understand the photographer’s role. True professionals have a combination of artistry and engineering running through their mind. It’s their job to capture the feel of the home while focusing on the important areas that will pull a buyer off the internet site and into your home for a live showing. The photographers will make sure the angles chosen show the full picture of each room that accurately portrays the space. Doing so is not easy - it takes focus. Your job is to make sure the photographers do not have to focus on making sure the following is complete. Let’s help them help us! 📸

Here are nine easy to follow steps following to ensure the interior of your home is dressed to the nines!

1. Clean kitchen counter and sink (remove sponges, dishes, dish racks, and soaps)

2. Clean bathrooms including sinks, faucets, and mirrors

3. Hide ALL trashcans and laundry baskets - place them in nearby cabinets or closets

4. Replace all burnt out bulbs. Make sure all bulb colors match in each room -White, bright daylight bulbs are preferable

5. Turn ON all lights including lamps, under cabinet lighting, microwave light, and all light fixtures and turn OFF all ceiling fans

6. Open all window treatments

7. Remove all pet items - beds, toys, crates

8. Turn off all TV’s and computer screens

9. Make all beds!

FOR EASY ACCESS, DOWNLOAD THE PERFECT CHECKLIST TO KEEP ON YOUR PHONE!

Take a peak outside! Your lawn may need to be tidied up too. Here are seven steps to make sure your yard is in tip-top shape!

1. Tidy up the yard and landscaping

2. Have your grass freshly cut and edged

3. Clear all cars from the driveway

4. Sweep off decks and porches

5. Hide all garbage cans and lawn equipment or children’s toys

6. Remove grill and fire pit covers

7. Open up patio umbrellas

   FOR EASY ACCESS, DOWNLOAD THE PERFECT CHECKLIST TO KEEP ON YOUR PHONE!

Tackling this list will help maximize your photographer’s creativity! Your photos will do exactly what they are intended to, which is make the buyers fall in love with your home before they even set foot in the door! ❤️🏡

Thee best part is, once this list is complete you have completed your showing dress rehearsal! Now you know exactly what to do and can replicate this for each showing that is scheduled!!

Preferred Contractors List

Looking to list your home, but still have a lot of repairs or updates to make to get top value?

OR did you just get a lengthy repair list from a buyer???

Here are some of our favorite and reliable contractors that are perfect for the job!

EXTERIOR

Power Washing:

Nozzle Time Power Washing (757) 903-6603

Coastal Blue Pressure Works (757) 509 -2222

Tree Service:

Bayview Tree Service (757) 848-6501

Foundation Specialist:

FSI (757) 259-0790

Ram Jack Foundation Solutions (757) 766-1767

Roofer:

Thomas Roofing & Supply Inc (757) 596-2281

Happy Homes (757) 630-3806

Brandon Stahmer (757)869-7243

Bill Evans - Streamline Roofing (757) 634-7572

Chimney Company:

Olde Town Chimney Sweeps (757) 766-1767

Fire Safety Guys (757) 773-3473

KITCHEN/BATHROOM

Bathroom and Kitchen Remodel Contractor:

VanFleet, LLC (757) 291-0840

Coastal Remodeling (757) 223-9784

JC Design (757) 268-6146

Hatchett - Suzy Crandol (757) 705-9423

Custom Cabinets, Trim, Carpentry:

Bryan Brown (757) 968-2795

Justin Wayman (757) 329-1694

Plumber:

Plumbing and Heating - Mr. West (757) 435-2472

Larry's Plumbing LLC (804) 413-6136

COSMETIC/CLEANING

Cleaning:

Merry Maids Peninsula (757) 394-9289

APL Cleaning Solutions - Shanna Murphy (757) 813-4679

Iris Cleaning Services (252) -333-2624

Carpet and Flooring:

2nd Street Floors by Mark (757) 250-2157

Lockwood Carpets (540) 641-3173

Painting/Drywall :

Patrick Lynch (757) 635-0727

Major League Painting (757) 322-7272

Go-To Property Services (757) 880-8529

Jim Culver (443) 944-1585

Edgar Maldonado (757)-320-3768

MORE CONTRACTORS…

Handy Man:

Ira Tate Jr (757) 289-6827

RW Home Improvements - Ray Wolf (757) 254-6450

HVAC:

Precision Heating and Air - (757) 886-0205

Jon’s Heating & Cooling - Mark Hinchman (757) 395-7352

Electrician:

Reese (757) 848-7247

Atlantic Wiring Group (757) 223-1549

Termite and Moisture:

Tidewater Pest Services (757) 930-0111

National Exterminating Company (757) 599-3621

Pest Out (757) 737-8688

Absolute Pest (804) 320-2221

Landscaping:

Lawn + Landscapes Inc. (757) 755-4452

Easton Outdoors (757) 903-7927

Faison + Sons Services (757) 532 - 6703

Lawn Maintenance:

Dillon Myers (757) 771-0331

Poquoson Lawn Care (757) 868-6403

Faison + Sons Services (757) 532 - 6703

Insurance Companies

Believe it or not all insurance companies are NOT created equal! You will find that we recommend using local people and resources MOST of the time, but this is one of those times were it is IMPRESSIVE to do so! Here are some of the best in the area!

Prosper Insurance: 
Aaron Edwards
Office: 757-248-5973 Ext 1052
Direct: 757-644-5537
aedwards@prosper.insurance

Goodrich and Watson: 
Matt Andrews
Office: 591-2032
matt@goodrichwatson.com

AllState: 
Bart Leader
757-898-6101
bartleader@allstate.com

State Farm:
Dayton Wiese
Office 757-968-5757

Moving Companies

Deciding whether to move yourself or hire someone else to move you is a big decision…. and an expensive one! The best way to decide on a specific company is to check out reviews online, ask friends and family for recommendations, and call and ask a lot of questions and get a feel for the customer service they provide.

Here is a list of Movers that have been recommended to us:

Seaford Transfer
757-525-9062
http://www.seafordtransfer.com

Absolute Moving Company
757-486-8001
https://absolutemovingcompany.com

Hercules Moving
757-409-6683
http://herculesmovingva.com

Two Men and a Truck
757-204-6963
https://twomenandatruck.com/movers/va/newport-news

** It’s important to note that we haven’t used any of these companies ourselves. These recommendations are based on past clients recommendations. Please keep us posted of your experience as we always try to make sure the companies we are referring are keeping up with the standard we expect!

What You Should Be Doing at A Home Inspection

So, you’ve picked the house. Your agent has written the contract and negotiated the terms. He/she has now scheduled the appropriate inspections… and now you wait…

Wait….what? No, no, nope, there is no waiting involved. Inspections are a part of the process you need to be actively involved in. Inspections are for YOU!

Inspections not only point out the deficiencies but they are also what tells you where certain components are (i.e. main water cutoff valves, HVAC clean out lines, electrical panel components, how to operate your pool pump, etc.) These are things you don’t just WANT to know... these are things you will NEED to know!

Inspections also go over specificities maintenance tips. How often should you change your filter, does your dryer vent need cleaning, how often do you need to get your chimney cleaned, etc. There are so many things an inspector sees and notices while they are completing their job. This is going to be your home, your biggest investment ever… it’s not just a good idea to be in attendance… it’s a horrible idea not to be!

Here are a few things you should do while at a home inspection:

1. Bring a note pad. Don’t expect to write EVERYTHING down because the main findings will be in the report the inspector gives you. But you should write down little tidbits and knowledge bombs the inspector drops along the way so that you remember.

2. Don’t allow guests such as family and friends to attend. They usually draw your attention away from being with the inspector meaning you could be missing very important time and some very important information. Yes, you will get a recap but it’s never as good as the original… I mean just look at all the remakes of movies today! Nothing beats the first!

3. Divide and conquer.  If there are two of you involved in this purchase (spouses, boyfriend/girlfriend, father/son, etc) then assign tasks.  One of you stay with the inspector and the other can tackle anything else you need…. measurements of windows, reviewing cabinets in the kitchen to determine where you’re going to put what, picking out paint colors, etc.  Again, you pay a lot of money for this inspectors time and knowledge… soak it up.

4. Don’t schedule more than one inspection at a time unless they involved the same subject matter.  For instance, if your home inspector doesn’t inspect pools or chimney’s then have a separate time for those inspections. However, having a termite/moisture company inspect the home at the same time as the home inspection is ok…. they will most likely be looking at the same things and this may help collaboration and accountability between the two!

5. Check for things that may have ben hidden at the initial viewing of the home. For example:

   • Look under area rugs… sometimes floors fade and there are marks.

   • Check behind couches and large furniture for damaged drywall.

   • Make sure there is no damage under house plants where water has been spilled.

     **If you wait until the walk through to see these items when the home is empty, the seller has no obligation to make these repairs. You must do your due diligence now!

Bottom line is, after you close on this home, it’s yours…for better or worse, until SOLD do you part. You need to know every nook and cranny! What better time to get started than during your home inspection?! Stay focused with open ears and you will learn a TON!

How to become a CoVA Ambassador???

WHAT IS A COVA AMBASSADOR?

A CoVA Ambassador is an exclusive group of people that are our biggest fans and supporters! An ambassador will refer us business and promote the business we have now!

HOW CAN I BECOME ONE?

It’s simple… give out our name to friends, family, co-workers! Anyone that may be interested in buying, selling, or investing give us a shout out. We love getting the opportunity to earn business.

• Referrals 👍🏼

• Giving us Reviews⭐️⭐️⭐️⭐️⭐️

• Sharing & liking our posts on social media!

BENEFITS OF BEING A COVA AMBASSADOR

• You will have first access to reserve spots at our events (which sometimes sell out) ✅

• You will be part of our giveaways that we do throughout the year ✅

• We will share specials that come up and/or need specific help with something or someone! ✅

• We will share all the business we would recommend in the area for home repairs, cleaning, lawn care, etc! If you need someone, just ask! ✅

• We will provide you all with varies discounts that we obtain at local restaurants, with local vendors, tickets to local events, etc! ✅

  Basically you are a “VIP” to us and we plan to treat you like one! 

We want to continue to support your real estate needs so, as always we are here for you! Whenever you need us. Whatever it's about. We will jump through hoops to help you and get you what you need!

~ WE LOVE YOU FOR LOVING US ~

Ready, aim, FIRE!

Sometimes no matter how much you prepare or how diligent you are when hiring someone, there comes a time when a change is needed. Sometimes changes need to happen more quickly. When you’re trying to sell your home, time is valuable. Express your concerns, but if no change is made, it’s time to fire. 

Five Reasons to FIRE Your Agent Immediately:

1. Cell phone photos.📸

Photos are and will always be the most important marketing feature. If they’re not a good representation of the quality of your house, then buyers will pass it right by without thinking twice. There are many different types of cameras that are appropriate to use for real estate photos. A cell phone is never one of them. Even if it’s taken with the new newest iPhone! It has a lot more to do with the lens than the actual camera. When you are hiring your agent, research how current listings are being represented and ask specific questions regarding the equipment being used. 

2. Lack of knowledge regarding the contract. 🤔

Making errors while communicating your contractual obligations is NOT okay. In fact, it could cost you, both in time and in money. The number one job of your agent is to make sure you (as the buyer or seller) are meeting your contractual obligations as well as your responsibilities under the state and federal laws. If you are reviewing the contract and have questions for your agent that cannot be answered specifically, there is a problem. 

3. Using “liability” as a scapegoat. 🏡

I heard an agent say that he would not be attending a home inspection with his buyer because it was too much of a liability for him. I asked him to repeat what he had said because I couldn’t believe my ears! Yes, attending a home inspection and making statements that are not within our knowledge base can definitely be a liability, but again, if the agent is educated on his/her license boundaries and knows what is unethical to speak on, there should be no problem. I find it a larger problem if the agent does not attend the home inspection to help you navigate through one of the biggest hurdles in your home purchase. He/she should be present to help guide and support you!

4. Not understanding confidentiality. 🃏

Your agent knows all the cards in your hand, which means he/she needs to protect your next play. Be wary of the agent who talks too much, as this could be an indicator the agent doesn’t know when to talk and when to listen—one of the most important factors in negotiating on your behalf.

5. Poor online reputation or none at all. ⭐️⭐️⭐️⭐️⭐️

You look for everything else online to check reviews, why not also check out what others have to say about your agent? Let’s face it, being a good listing agent has a lot to do with being able to market something effectively. If he/she can’t market effectively, how will your home be marketed? Also, being a good buyer’s agent has a lot do to with networking and getting the scoop about prospective homes coming on the market. You will be able to tell very quickly if he/she has the ability to network by the amount of people who follow that agent and the amount of social media presence of the agent. 

Your agent can make or break your buying/selling experience. Fortunately, you have the ability to choose. Do your own research and due diligence to ensure your agent is the best fit and will represent you and your home well!

How to Avoid Property Management Nightmares

Since the downturn of the market in 2007, there are a lot of homeowners who have transitioned from home “seller” to “investor,” simply because they owe more on their home than they can sell it for in the current market. Initially this seems like an “OMG” moment and what could be a halt in moving your family to a new town, or even just upgrading your current living situation locally. However, with so many creative loan programs out there, if you have good credit and your debt-to-income ratio is reasonable, you can easily transition your current home into an investment like many of our clients have done.

Whether you’re a professional investor or an “accidental investor,” Hampton Roads is a wonderful market for you! With the high number of local renters due to military, colleges and other economic forces, being an investor has never looked so good—as long as you know how to avoid the pitfalls.

No tenant is better than a bad tenant any day of the week. Don’t rush to get your property rented just because you are feeling the vacancy stress. Proper screenings such as credit checks, background checks and past landlord references are a must. It will cost you a great deal more to get a bad tenant out than it would have to be patient waiting for the right one!

Proper and timely inspections. It’s unrealistic to expect the tenant to allow you access to the home every month. However, there should be a visual interior and exterior inspection once a year at minimum. During these annual inspections, it’s a great time to ask the tenant about any maintenance issues needed throughout the home. Check to be sure filters are clean and being changed, ensure no unauthorized pets are present and just be sure the home is being well cared for. You should also do a visual drive-by on the property about every six months, checking for any external issues such as lack of landscape manicuring or other signs of what I like to call “housal abuse.” 

Keeping proper records for move-in and move-out inspections. As time goes on, both you and your tenant may forget about what the home looked like on move-in day. And to be honest, typically, the tenant always thinks it looked worse and you always think it looked better. A detailed move-in inspection with photos can avoid any questions and conflict—and more importantly, ensures that if the tenant is in fact responsible for damages, you have a leg to stand on.

Keep up with your maintenance. Believe it or not, a tenant you never hear from isn’t always a good thing. Making sure you have your HVAC serviced and your crawl space evaluated annually is a great way to ensure you won’t have unexpected major repairs.

Keep emotions in check. Even though this may have been your family home, it is no longer. Now, it’s an investment. You must make decisions based on financial gains and losses and a long-term mindset. You also can’t make decisions based on the fact that you are emotionally impacted by a tenant’s hardship, which is easy to do if you actually have a heart!

When all is said and done (and by “done” I mean “done correctly”), owning rental property can be a great financial asset and be a huge added benefit to your retirement plan. We all know the talk about Social Security and Medicare and the speculation of it not being there for many of us at retirement age.

If you think the above list is a lot—it’s not. There is so much more that goes into being a landlord. So, whether it’s a house you already own or a purchase you make with the thought of starting or growing your investment portfolio, find the right property manager to help with property management services. Having the “right” professional makes the difference!

Buyer Agency: What's it all about and do you need it?

I’ve said it before and I’ll say it again, buying a home is the biggest investment most of us will ever make. Making sure you do it right and that you have someone looking out for your best interest isn’t just a good idea, it’s imperative!

The Virginia Association of REALTORS defines agency as follows: Agency means a relationship in which the real estate licensee acts for or represents a person as an agent by that person’s express authority in a commercial or residential real estate transaction, unless a different legal relationship is intended and is agreed to as part of the brokerage agreement.

Under Section 54.1-2137 of the Virginia Code, brokerage agreements must be in writing, including a buyer broker agreement. This hasn’t always been the case. Years ago, broker agreements could be expressed as meaning if the buyer acted as if the agent was representing that person and the agent acted as if he or she was representing the buyer, then it was an agreement. Not the case any longer — it must be in writing!

Picking an agent to represent you can be tricky. With all the online sites these days, there are faces and numbers popping up beside, on top of and below every home you look at. They are all screaming “PICK ME, CALL ME, I HAVE THE INFORMATION YOU NEED!” But here are a few things you should keep in mind:

Who’s representing whom? The agent who takes the call and shows you the house may not be representing you! In most cases, the agent is representing the seller, which means he or she is looking out for the seller’s best interest! So, when you ask those important questions like “Is the price negotiable?” or “Are they willing to pay closing costs?” remember that their answers are tailored to whom they represent.

• Ask around. Personal referrals are the way to go in any situation, so ask your friends and family who they used. Then follow that up with research — check online reviews, web presence, etc.

• REALTOR® versus real estate agent — there’s a difference. Being a member of the National Association of REALTORS holds you to a different ethical standard. There is a strict code of ethics involved. This doesn’t mean those who are not members don’t have a personal code they abide by, but if weighing one against the other with no other factors, it is definitely something to keep in mind.

As always, trust your gut. Trust your family and friends’ referrals; YES — but also trust that feeling you get inside when you are with an agent. Too many times I’ve heard horror stories of people’s past experiences with previous agents. They say things like “I didn’t have a good feeling about them from the start.” Don’t settle. Deciding where to place your family or where to make a large financial investment is a big decision. Make sure to choose someone who gives you the sound advice and who has the experience and knowledge to back it up — not who pays the most amount of money to pop up on a Zillow listing!

Understanding the PICRA!

I know what you are thinking… “The PIC WHAT?”???

Pronouced “pick.ra”, this form is the Property Inspection Contingency Removal Addendum. What this means in a nutshell is that this form removes the home inspection contingency in the purchase agreement…. i.e. one step closer to closing! So you can see just how important this form is!

I only wish all PICRA’s were created equally. Because I have closed hundreds of real estate transactions over the years, I can tell you from first hand knowledge every PICRA is different. As your agent, we will point out the most important factors in this document and guide you towards your next steps.

Here are few things to remember when moving through this stage of the process:

1. You have a limited timeframe, 5 days to be exact, to give the buyer a response to this request. This includes weekends and holidays. Which means you need to do all of your investigating work (getting contractors to review and give advice on repair items) AND accept the buyers request, or get the buyer a written counter offer of what items you will/will not complete within that 5 days. Don’t forget, here are some contractors if you need them.

2. Keep in mind the ONLY items the buyer is asking you to address are the ones on the PICRA. They are not asking for the full inspection list, although they will include the full inspection for us to review and reference. Don't get distracted with anything else on the inspection... focus only on what is being asked for.

3. If the buyer asks for a licensed contractor to complete the work, they must have a license in the state of Virginia that is verifiable through The Department of Professional and Occupational Regulation. Make sure to ask your contractor before they come out if they are in fact licensed. If the buyer doesn’t specify then a handyman can complete the work. If the request is made for a licensed contractor and we believe it is something a handyman is capable of, then we may counter that request. Items we don’t believe a handyman should complete include but are not limited to: electrical issues, plumbing problems beyond a minor leak, roof repairs, foundation issues, and HVAC problems

4. We DO require YOU to speak to the contractors directly in order to get opinions and estimates. We in no way guarantee the contractors we recommend, we simply use them because our clients have used them in the past and have been happy with their services. We are always happy to install a lockbox on the property that is accessible by the contractors to make it easier for you to schedule these estimates.

5. Once you say yes to an item on this list, that means YES, you WILL make the correction they are asking for. That doesn’t mean a week down the road you can say “actually this other contractor said it doesn’t need to be done”. This is part of a legally binding agreement. Your response to this form needs to be firm and not wavering. So make sure you do all your due diligence in the 5 days allotted for it.

6. All agreed upon repairs on the PICRA must have a receipt showing work was complete and that the cost is either paid in full at the time of completion OR the amount owed will be taken out of the proceeds of the sale at closing.

7. All repair items agreed to MUST be completed no later than a week before closing. The buyers have the right to come back and check the work after it’s been done and need a week to schedule and complete their follow up inspection.

8. Please keep in mind, what this buyer asks for, is most likely, what MOST buyers will ask for. It is not a personal attack. Just look at this as one step closer to your move and accomplishing your goal!

Once this step in the process is complete you should take a deep sigh of relief. While we still have the termite and moisture inspection, appraisal, and loan approval to get through, this is the part where most deals fall apart. So let’s stay focused, think rationally, and keep this deal moving forward! Let’s make it happen!

Leaving Your Home for Someone Else to Make it Their Own.

Whether you’re “teary eyed just thinking about it” or “can’t get out of there fast enough”, there is a proper way to leave your home for the next occupant. You’ve made it this far in the transaction (sometimes with some road bumps and sometimes with smooth waters) don’t let things get sour at the last minute. This is the last impression you will leave on the transaction and I promise you, it’s worth a little extra effort to make it a good one! Here are a few things you should absolutely do before you lock up for the last time.

1. Unless the buyer has specifically asked for it, make sure all personal property is removed. This includes the following:

   • Old Paint (unless the paint is less than a year old and it matches an existing color)

   • Cleaning supplies

   • Tools in garages and sheds

   • Any construction materials (unless they are replacement parts for existing finishes… extra tile, extra trim, etc)

   • All items removed from attic

2. Give the entire property a full wipe down. This means all floors should be broom swept and vacuumed, appliances should be cleaned inside and no excess food, gunk or stains left behind, sinks and counter tops should be wiped down, cabinets should be vacuumed out, and bathrooms generally wiped clean. While you don’t have to get the property professionally cleaned, you do need to make sure that the buyer isn’t inheriting your mess.

3. Depending on the season give the yard one more touch of love. During the spring and summer months the grass should be cut within a few days of closing. During the fall and winter months all leaves should be picked up and disposed of.

4. Fill any large holes left from screws or anchors in the wall and touch up paint to match. Nail holes (unless otherwise stated in the contract) do not need to be addressed, but can be and would be appreciated if you are feeling extra nice and have extra time!

5. Make sure all trash is removed from the property. This also includes the city trash bins. If it is trash day on the day of or the day after closing, please place the bin at the street for pick up. If trash day is any other day, you should dispose of ALL trash at the city dump. When the buyer moves in they will accumulate enough trash and need to be able to use the bins.

6. Leave all keys and remotes on the kitchen counter, labeled as to which locks they operate. Don’t forget the garage door opener and any remotes to ceiling fans or fireplaces!

7. If you have any manuals, warranties, or any other info for the home, leave it stacked nicely beside your keys. Don’t forget codes to any security systems or key pads.

8. Leave a personal note welcoming the new buyers to your home. This is an exciting process for them and I am sure they would appreciate the gesture.

9. Don’t forget to forward your mail at the USPS and change all addresses in online shopping apps like Amazon, Zulily, and Chewy!

All in all, we always suggest you “Leave it how you’d like to receive it”! If everyone operated on The Golden Rule, real estate transactions would go smoothly, far more consistently!

Preparing for a Home Inspection

I know it may seem nerve wracking to think about an inspector coming into your home to “nitpick” it’s condition. But please, don’t let it be.

Try to remember the home inspectors “job” is to tell the buyer EVERYTHING about the condition of the property. The bad but also the good! Yes, they may mention that railings are loose and toilets need tightening, but that’s frankly… their job. They may note a screw is missing in a hinge on a door… but…that’s their job. That doesn’t mean the buyer will ask for those items. Honestly… lets pray they do, because those things are cheap and easy… unlike some inspection items which are costly! The home inspectors job is ALSO to mention the positives. Is your HVAC immaculately maintained? Guess what, he will point that out! Is your filter clean? Yup, he’ll mention that too! So while all the negatives are what keeps you up at night, we can help you stage the home so the positives out way those negatives!

Here are some of our best tips for preparing for a home inspection:

1. Do NOT be there. Our goal is to continue to encourage the buyers LOVE for the property. We want them to feel comfortable while they are there and at ease. The presence of opposing parties takes that away.

2. Clean like you’ve never cleaned before! Seems simple yes, but oh so important! The buyers will be hanging out in your home for 2-3 hours… there is a lot of slack time for them and they will be looking closely at baseboards, light switches, fixtures, appliances and more! You want them to love the house during this time more than they did at their first showing!

3. Leave out any manuals, receipts and/or invoices for recent updates or services you may have done. The kitchen counter is a great location to leave a short hand written note welcoming the buyer and the inspector and a great place to mention any upgrades and/or servicing you have done that will help them see how great the house has been maintained!

4. Make sure all utilities are on (including all breakers, water lines at faucets, pilot lights for any gas fixtures including fireplaces) and make sure there is unobstructed access to all areas that will need inspecting like attics, crawl spaces, electrical panel, HVAC and water heater. All sinks should be clear of dishes or other personal items. Don’t forget to unlock sheds and outbuildings!

5. Clean out wood fireplace of any access ashes or logs. Make sure gas fireplace has the pilot light lite, gas key available, and any switch or remote is accessible and labeled.

6. Replace any and ALL burnt out light bulbs. The home inspector does not carry these around so if a light bulb is burnt out he will mention it in the report and suggest repair.

7. Clean off roof and clean out gutters. All the home inspectors will tell you that the largest enemy of a home is WATER! Rain should be able to slide off of your roof and leave as fast as it came. If water is able to sit in clogged gutters it will eventually cause trim rot around the outside of your home…. a big red flag for buyers.

8. Replace filters and clean off return vent. If you simply replace the filter, but your vent cover looks black as night, they will think you don’t do it often and then assume you are not maintaining your unit. We all know how fast dust can collect on that thing… but it doesn’t matter… all that matters is their perception… so we want it to be a good one!

9. Make sure all windows and doors open, close, and lock properly. If you see loose or failing weather stripping, repair it to ensure there is a solid seal.

10. And finally, know that NO house is perfect! The home inspector knows that, the agents know that, and the buyers know that. No one is expecting it to be… however unless you are selling a “fixer upper” for far under market value, buyers do expect the home to be maintained and in good working order!

Even with all of the above done, there are always things you don’t know about and can’t see. Once the buyers give you their repair request, the licensed contractor professionals can walk you through pricing and how to correct the items! Here is a list of contractors our clients have used in the past and love. Again, we are here to help you every step of the way!

Myth vs. Fact Series: Pre”qualified” VS. Pre”approved”

Myth: It doesn’t matter when you get prequalified to buy a house!

Fact: It is VERY important to get prequalified/pre-approved prior to house hunting!

There is nothing worse than visiting a home and absolutely falling in love only to find out it isn’t within your budget! It’s like driving a Porsche and realizing you can only afford a Mazda…no offense Mazda drivers! From that point forward you will compare every house you see to the one you REALLY wanted. Don’t get caught up in that emotional rollercoaster! Get prequalified before you even start looking online. Know your budget and stay within it!

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What is the difference between getting pre-qualified and pre- approval for a mortgage loan?

What is Pre-Qualification? A pre-qualification is a quick check to see if you qualify for a mortgage loan. This is based on verbal information given to the lender usually over the phone and takes about 15-30mins.

What is Pre-Approval? A more official process to see if you qualify for a mortgage. This process requires a credit check, review of financial documents, and a full written (or online) loan application filled out. This process can take 1-2 hours…. depending on how organized you are and how long it takes you to find the financial paperwork your lender needs!

Why you should get Pre-Approved:

1. Pre-approval gives you an idea of how much you can borrow and how much you will need to bring to the table at closing. Eliminating just one of the many unknowns throughout the process can leave you feeling more comfortable and more at ease.

2. It allows sellers to know that you have the ability to fulfill the offer you make on their home! It may even help you standout in a multiple offer situation so that you won’t miss out the home of your dreams that is within your budget!

3. It gets some serious leg work out of the way. You will have enough ahead of you between inspections and packing…. you don’t need to be looking for your last 3 years of tax returns a week after you packed up your filing cabinet. Getting all of that done up front saves you time and energy in the end!

Here is a brief list of what your lender may need when getting pre-approved:

1. Last 2 years W2’s or 1099’s

2. Past Months Paycheck stubs

3. Last 2-3 years tax returns

4. Bank Statements

5. Asset statements on bank, retirement and brokerage accounts

6. All information of any other debts including currently owned homes.

Below are some awesome Lenders that can help YOU get pre-approved!

Teresa Rutherford
Caliber Home Loans NMLS #447904
Direct: 757-286-6009
teresa.rutherford@caliberhomeloans.com

Scott Sagar
Atlantic Bay Mortgage NMLS #70434
Direct: (757)-434-9905
Office: (757)-873-4141 ext 338
scottsagar@atlanticbay.com

Jeremy Jordan
Atlantic Bay Mortgage
Direct: (757)-434-9905
Office: (757)-873-4141 ext 338
jeremyjordan@atlanticbay.com

Answers to the 5 Most Common Questions of Sellers

Selling a home.  For most people, it’s a little like being on trial:  They’re faced with more questions than they could imagine, and one wrong answer could cost them dearly.  For first-timers, the decision and implications of selling their most important investment can seem overwhelming.  Even for experienced home sellers, keeping up to date with the changes in the real estate market – or perhaps finding ways to overcome the problems they ran into last time – can be daunting.  That’s why information and an experts assistance becomes such an invaluable commodity for anyone selling a home today. 

So in an effort to help with the confussion I’ve compiled a list of answers to the five most common questions sellers face.

1.  Is Now A Good Time? You hear it all the time “Now is a great time to BUY”…but tides are turning and it's been a sweet, sweet sound to hear the answer shift to, “now is a great time to sell” here in Coastal VA!  

So, there is a lot that goes into trying to decide if someone is ready to sell.  One of the most important first steps any potential seller can take is to decide exactly what his or her own personal motivations are. For some homeowners, the decision to sell at a particular time is necessitated due to job relocation or some other factor that makes the answers to this question an easy one.  However, for the majority of sellers, moving is a more subjective matter.   The next step is to evaluate the market value of your home and your potential profit.  For those sellers who have purchased in the last 6–9 years, there may not be much room for profit considering the market conditions during their ownership.  Therefore selling right now, may be financially difficult.  For owners who have lots of equity built up, today’s market wouldn’t be such a big obstacle.  Either way, evaluating your profit and your motivations should help you determine if this is a good time.

2. Do I Need A Realtor?  Initially the idea of not having to pay a commission to an agent may be tempting to some sellers. However, any veteran do-it-yourself-ers should also be aware of exactly what’s involved in selling a home and make sure they have what it takes to follow through with every step. They also should be aware that the commission they would pay to have it listed with a professional doesn’t go completely to their agent.  Most agents offer a portion to other agents as payment for bringing a buyer to the house. The majority of home owners choose to let a professional real estate agent handle all the legwork and paperwork for them – as well as any potential problems that may arise in even the seemingly simplest of transactions.  In addition, by listing with a Realtor®, the property will be listed in the Multiple Listing Service, the marketing tool that accounts for the vast majority of home sales. Our market plan far exceeds anything that a seller, let alone most agents, could do on their own including professional grade photos, a 360 degree virtual model, and much more! Even if sellers choose to go it alone, they should still talk with an agent they know and trust in order to better understand what they are getting into.  

3. How Much Should I Sell It For? Price is a big question right now.  For the most part, pricing will depend on how much similar homes in the area have sold for.  But don't discount the importance of not only looking at solds but also considering your competition currently on the market! We can help with providing a comparable market analysis which will take the price of previously sold homes (within the last 6 months) and all of the property’s advantages and disadvantages into account when providing you with an estimated sales price.  That price combined with the goals of the seller will help determine the listing price.  For instance, if the sellers absolutely must sell within a given time frame, they may need to set a slightly lower price. 

4. Do I Need To Prepare My Home? In most cases, selling your home in Coastal VA involves more than simply putting a sign in the front yard.  To maximize your home’s appeal to potential buyers, you may need to be willing to make some minor cosmetic changes or repair major problems.  We provide a complete list of cleaning and makeover strategies, as well as other details which can add to the curb appeal and ultimately may make your home worthy of a higher price.  Important:  There are items that will add value and items that will add appeal.  Be sure to understand the difference so that you know where your money is best spent.  For example, replacing hardware on your cabinets in the kitchen does not give reason to upping the price, but rather, it makes the kitchen more appealing to buyers, which in turn will put your house higher on their list.

5. How Can I Tell A Good Offer From A Bad One? Each seller should know in advance what his or her “bottom line” is, what contingencies or terms would be acceptable and what would not.  In addition, the seller should find out whether the buyer has been prequalified for financing – something most real estate agents will quickly determine right from the start – before seriously counting on any offer. Beyond that, each offer should be reviewed for a deposit, price offered, terms involved, and any other details. There is no such thing as a bad offer. Sellers should look at all offers as a starting point. Buyers are aggressive and to some extent, based on the last decade, they feel like they can get away with it.  With the variety of cities in Coastal VA, each locality has it's own market dynamics!  Some have low inventory and some have high inventory.  Some have a rising demand and some are dropping.  You should understand the way that effects your offer and start with a stragey based on the numbers and not emotion!

There are so many more questions that go into understanding how to sell your home in today’s market, and unfortunately this only touches on a few of the most popular.  The important thing is to get informed. Call us to walk you through this important decision and make the process as stress free as possible.

Myth vs Fact Series: Down Payment to Buy a Home

Myth: You ALWAYS need 20% down-payment to buy a home. 

Have you put buying a house on hold because you don't have the that much money to put down? When you're buying a $300,000 home, that means saving $60,000 for a down payment.

Let's face it... that's A LOT OF MONEY TO SAVE! The truth is, nearly 80% of our buyers don't put 20% down.

Did you know that there are low down-payment mortgage options? For example, FHA offers as low as a 3.5% down-payment, which would require you to bring $10,500 to the closing table on the above mentioned scenario! It's still a lot of money, but it seems more feasible for most buyers.

The three most popular mortgage loan types are Conventional, Federal Housing Administration (FHA) and Veterans Affairs (VA).

Two different mortgage options for people who don't have any money saved for a down-payment are VA and VHDA. VA is a for retired and active duty military. VHDA is for anyone who hasn't owned a home in the last 3 years.  There are many qualification specifics, so it's a good idea to speak to a lender about your ability to qualify in order to take advantage of these two loan programs.

So, what's the catch?

If your down-payment is lower than 20%, unless you are using a VA loan, your lender may require you to pay private mortgage insurance (PMI).  When you put 20% down the bank feels like you have some "skin in the game" and worst case scenario there is enough equity in the property to protect their investment in the case of a foreclosure. However when there isn't enough equity, only putting 5-10% down for example, they require you to pay PMI monthly... think of it like an insurance policy, only it doesn't protect you... it protects them. 

If you are ready to take the next step towards becoming a homeowner, contact one of our trusted mortgage loan officers, and get informed on what loan options you have available for you!

As your REALTORS, Shannon, Christen and Tanesha work directly with the mortgage loan officer to ensure you choose the right type of mortgage for you and your transaction is as smooth as possible! Contact us today to learn how we can help you own a home this year!

Appraisals: Someone IS Coming to Judge Your House....

Make no mistake about it… they certainly are! And that is SCARY! BUT it is the reality, so let’s get READY!

Appraisers are human. They have feelings, opinions, and preferences just like we all do. It is important to understand this. It is important to also understand why we teach you how to get your house ready for a buyer showings - we are technically prepping you for the real showdown of home inspectors and appraisers!

The appraisers job is to validate that the house is worth what the buyer is willing to pay! So we need it to look like it did, or better than, when the buyer originally saw it.

Refer back to past blogs on Getting your House Ready for Sale and Preparing for a Home Inspection to get caught up to this point. Now I’m going to simply give you items that you MUST complete before the appraiser comes!

1. Follow the exact instructions of how we’ve taught you to leave your house for a showing. (i.e. lights on, blinds open, beds made, toilet seats down, clean, etc.)

2. Create a list of all the repairs you have made to UPGRADE the home in the last 3 years. Note, I did not say “maintain”, I said UPGRADE. This includes, but is not limited to the roof, HVAC, kitchen/bathrooms, appliances, windows, hardscape, flooring, encapsulated crawlspace. Upgrades do not include painting, cleaning carpets, changing filters, re-grouting tile floors, mulching flower beds, and other minor cosmetic touch-ups. Those are all maintenance items that should be done regardless but do not add value to the home.

3. Have all areas accessible for viewing, including the crawlspace and attic.

4. If you have a floor plan of the home, leave that out for the appraiser. A copy of the floor plan will help the appraiser verify the square footage.

5. Make sure all utilities are on, and the heating and air is set to an appropriate temperature.

6. DO NOT follow the appraiser around! Everything you wish to show or tell the appraiser should be on the list mentioned in #2.

Believe it or not this appraiser has a lot of power! They have the power to make or break your deal. It is very important that you make their job as easy as possible. So make sure your house shows at it’s very best!

It's the Final Walk Through🎶

Ok, so you may or may not be old enough to hear iconic song from the band Europe in your head when you read that title, but nonetheless you get my point! It’s the FINAL walk through.. FINAL being the key word!

The final walk through is your last chance, as a buyer, to inspect the home which within a day or two (closing) will be yours FOREVER… to have and to hold from this day forward, for better, for worse, for richer, for poorer, in sickness and in health, to love and to cherish, till death do you part, according to God's holy ordinance…. OK OK, maybe not that serious, BUT you should treat it that way!

Here are 10 things you NEED to do during your walk through:

1. Check agreed upon repairs. Your agent will bring a list of the requests for your review, but it is your responsibility to make sure the items are complete to your standards. The best way to ensure this is done, is to hire your home inspector to come back to inspect the property. The cost of $150-$200 is relatively cheap when you think about what it can cost in the long run. If you want to exercise this option, let your agent know so they can book the inspector ahead of time.

2. Confirm all the appliances that should convey with the home are present.

3. Check the conveying appliances to be sure they are all operational.

4. Check the HVAC system to be sure it is still operating. There will be certain times of the year that you can not check the heating or the cooling (depending on the temperature) so do this with caution as it can damage the unit!

5. Check mechanical components of the home such as plumbing (flush toilets, run water, etc.), light fixtures, ceiling fans, water heater, garbage disposal, and outlets to be sure all are working as they did during the home inspection.

6. Make sure the seller has left the garage door openers and that they work!

7. Confirm the attic and sheds are empty! Sellers may forget about items they don’t see often.

8. Check outside water spigots to be sure nothing has changed since the home inspection.

9. Be understanding. Sometimes the seller has spent the last few days, and or nights, emptying an entire home. They may still have a few things left to move… it’s a HUGE and sometimes exhausting process - as you will see once you start moving. If it’s not completely perfect, it is ok! There is still time to make sure everything is done right before you move in. Your agent can ensure the expectation is set with the seller’s agent. But don’t expect perfection… even in new construction, there will be a punch list of things that will need to be done after you move in!

10. Finally, BE READY to take a fun photo outside! This is a BIG milestone in your life! Don’t leave without letting your agent capture the moment! 📸

Once you leave the house for the final time before closing, consider it yours! As soon as you sign the deed, all the joy of home ownership are yours! This is an exciting and important part of your life so don’t get too hung up on the small details at this point in the process. Buying a home is the best investment you can make in yourself and your life. Building wealth through owning isn’t a short term game and their will be expenses along the way but if you check all the boxes above, you can be sure you did everything right… and if you have a good agent by your side, they will walk you right through the process!

The Basics of House Prep

By basics, I MEAN basics… like if you do nothing else, you should do these things!

1. Make sure all light fixtures have bulbs AND are the same color light… especially if they are in the same line of sight!

2. Change your air filter and clean the air filter grate.

3. Caulking… any and all of it should be clean! Don’t say you have scrubbed it and can’t get the black out… if that’s the case, it needs to be redone! This includes showers, tubs, kitchen and bathrooms sinks and countertops! If you decide to DIY the replacement of the caulk - make sure it looks good! No sloppy jobs here!

4. Wipe off all ceiling fans. First dust, then wipe with a wet cloth.

5. Put all seasonal decorations away.

6. Go through the house with a disinfectant wipe and clean ALL handles and light switches. You won’t believe how much those can be overlooked when doing basic cleaning. (This includes the garage, too!)

7. Deck out your front porch! Put out a new front door mat, fresh paint, nice clean door handle, no cobwebs in the light fixtures, etc. The front porch and door is the first impression. The buyer will often stand there for a minute while the agent is getting the key… you better believe they are already deciding if this is the house for them!

8. Make sure you have nice and clean blinds. If you don’t, simply remove them and make sure any holes are patched and painted. If you feel like you HAVE to have them, then opt for a curtain that you can be pull closed. Blinds are great if they are good shape… they are a major distraction if they are not!

9. Organize your closets! Linens should be neatly folded. Toiletries and cleaning supplies should be minimized and in baskets. You want the buyer’s to see the space you DO have… not feel like you DON’T have enough space. Stuff on the floors of closets should be minimal, if not completely empty.

10. Add fresh layer of mulch to all flower beds… I don’t care what time of year it is, THIS is IMPORTANT!

Bottom line if you do NOTHING else, CLEAN CLEAN CLEAN! A Magic Eraser and 3 pack of Clorox wipes from Costco (or whatever organically friendly version you want to use… I’m not that girl) should be your best friend! Once those are gone… you know your house is ready to list!😉

5 Tips to Avoid Wire Fraud in Today's Market

You never think it’s going to happen to you…It all starts with a suspicious email that looks innocent enough. You are to wire the closing costs and/or downpayment to your title company or risk delay in the closing date! You are busy, tired, and perhaps just ready to close on your new house. You don’t think about the fact that the email might not really be from who it says…after all, the address line looks real enough. Right?

Wrong! Scammers are tricky and here’s how to avoid losing thousands of dollars to their schemes!

5 Tips to Avoid Wire Fraud

1. Where are your devices logged in and when was the last time you ran a security check? It might be time to change some passwords. That would be the first thing to do before responding to the email that is possibly a scam.

2. Do NOT reply to the email ever if something seems a little off. Your bank, your credit card companies, and your lender all have phone numbers. Look up the phone numbers, and the emails that they might really have on their website. Know who you are dealing with first.

3. Get the name of everyone you would be expecting to contact you, and forward the email to the real company if you are unsure, but again, don’t hit reply to that email address.

4. Be suspicious of any changes sent to you in email unless your real estate agent has contacted you first. Why would the lender or title company start changing things without your real estate companies knowledge?

5. Beware of phone calls unless you have also called them. There is a way to “spoof” a number and make it appear it is from somewhere legitimate, but ask for their name and contact information and tell them you’ll call them right back (after you call your agent, bank, title company or whoever it is that they are saying they represent).

It does happen more than you would think! But it is preventable by being focused and not just scanning emails but really truly reading them and making sure you are diligent in your actions!

If you think you are a victim of wire fraud, please file a complaint with the FBI’s internet crime division.

If you are interested in learning more, watch this video here from the National Association of Realtors.

~Aimee Halpin, Contributing Author