Preparing for a home inspection

If I were selling my own home and had an offer from buyers who wanted to have an inspection I would prepare my home ahead of time. Here are some of the things I would do:

  1. Remove the old parts the contractor left by the furnace or water heater the last time he was here because I know buyers and inspectors might read something into them.
  2. Make sure every light fixture in the house has a working light bulb in it. Inspectors may suggest a fixture isn’t working if the bulb is burned out.
  3. If I had a fuse box I would remove any old and all new extra fuses and put them away.
  4. Clean the surfaces of the water heater and furnace.
  5. Make sure all screens are on the windows.
  6. Make sure all windows open and close.
  7. Check under every sink and remove any buckets under sinks so that inspectors do not assume a past or present leak.
  8. Make sure all electrical outlets and light switches have covers.
  9. If extension cords are being used due to lack of outlets disconnect and remove the extension cords.

Some of the items I am mentioning will just help to keep the list of things the buyer might want addressed shorter.

Before putting an older home on the market is it s good idea to clean the outsides of the furnace and water heater. Spare parts or old parts from any repair job should be tossed out or put away.

Frankly some home inspectors don’t know what they are doing and others are excellent. There isn’t any licensure or even qualifications to be a home inspector in Minnesota.

Also see City of St. Paul Truth in housing Inspection 

Making a dumb house smarter

My house is old. Part of it was build in 1858 and the newer part may have been built as recently as 1860. Thanks to wireless technology dumb old houses can be turned into smart houses.

I have on of those smart thermostats that I can control with an app or by voice the Amazon Echo. I don’t have to be at home to know what the temperature is in my house or to change the temperature.

There is a camera in my house that can be activated by motion and it can send me an email alerting me that someone has entered my house. I can watch someone take my stuff using an app on my phone as I dial 911 and yell at them through a speaker.

A couple of weeks ago I made my home just a little smarter by purchasing some adapters for electrical outlets so that I can turn control the outlets with an app on my phone. Lights can be turned on and off or be set on timers.

The internet of things is here and there is a lot of useful technology we can use everyday, and much of it is so easy to instal that even a college graduate can do it.

Houses can be retrofitted for technology which is a good thing. My house probably did not have central heating or plumbing in the 1860’s but it was retrofitted with those amenities too.

Internet of things

Urban legends, mythology and the FHA loan

FHA loans have been an alternative loan for first time home buyers since the 1930’s. FHA stands for “Federal Housing Administration” Simply put an An FHA loan is a mortgage insured by the Federal Housing Administration.

The loans have advantages. Buyers only need a 3.5% down payment and there are other advantages. First time home buyers in particular should ask their lenders. The FHA loan might just be the best or only way to get the money to buy a house.

Buyers and sellers should not believe everything their real estate agent tells them about these loans. FHA appraisals are different than appraisals for other types of loans.

When a home buyer is getting a loan to buy a property the lender they are getting the loan from has to send out an appraiser to make sure the property is worth as much as the buyer is borrowing. The home becomes collateral for the loan.

The FHA appraiser determines the value of the property and also inspects it to make sure the it meets ” HUD’s minimum standards for health and safety” That kind of appraisal isn’t done for conventional loans. VA (veterans administration) loans also require a safety inspection as part of the appraisal process.

The FHA inspection is where much of the mythology comes from that surrounds these loans. I have had real estate agents tell me that all sorts of things will not pass an FHA inspection . . yet they do. If something does not pass an FHA inspection often a repair can be made so that it will pass. As a result home buyers sometimes do not make offers on houses they really want to buy, and sellers say no to FHA financing miss out on having the largest possible pool of qualified buyers.

FHA is not particularly picky about windows or the age of a boiler. They are picky about peeling paint that may contain lead and they will ask that a handrail be places along stairways. Leaky roofs won’t pass and neither will heating plants that don’t safely heat the house. Bedrooms must have egress windows and windows must open and close. While it is expensive to add egress windows it isn’t that big of a deal to repair a window so that it opens and closes.

HUD’s primary concern is the health and safety of the home buyer who will actually live in the house. Thus, most of their appraisal / inspection checkpoints have to do with health and safety aspects of the property. Above all, the home must be habitable and comfortable, without any potential hazards to the occupant.

HUD standards have changed over time but many real estate agents have not kept up. It doesn’t hurt to ask your lender or  read the guidelines. As a home owners myself I want my home to meet minimum safety requirements and would be inclined to make repairs for a new owner. After all we bought the house using an low downpayment FHA loan ad a forgivable silent second mortgage that helped with the closing costs.

The widening net wealth gap

Right now average monthly rents are higher in St. Paul than the average house payment, making owning attractive to many. It never ceases to amaze me the way a person can pay rent each month but not be qualified to buy a home and pay less each month but it happens.

Owning real estate is a strategy for building wealth. Homeownership takes planning. There are downpayment assistance programs and loans that require less than 5% down.

 

Net worth - NAR
Net worth – NAR

Open house dos and don’ts

open_houseOpen houses are a great opportunity for buyers to just look at houses.  Here are some tips about how to do it right and even though lists should always be in multiples of 2 or 5 I decided to break the rules.

1. Take your shoes off. Wear shoes that are easy to get on and off.

2. If asked to sign in do so, you are in someone else’s house and they make the rules. If you do not want to leave an email address don’t.

3. If you are working with an agent let the agent at the open house know even if he or she doesn’t ask. Give the agent at the open house the name of your agent.

4. Keep an eye on your children do not let them run around the house unaccompanied.

5. Be careful what you say. Giving a the real estate agent too much information can hurt later on if you want to buy the house or another that the agent has listed. However it can be fun to listen to what other buyers are saying. 🙂

6. The agent at the open house may be very nice to you but they do represent the seller and are supposed to act in the sellers best interest.

7. The main reason an agent has an open house is to meet potential clients and that is why they may recommend other houses if you don’t like the one that is open.

8. The agent at the open may not be the listing agent. Sometimes it is another agent in the same office. That agent may or may not know the house.

9. If at all possible if you decide to buy the home you saw at the open get assistance from a buyers agent to avoid dual agency.

Keep in mind that only a very small percentage of the homes for sale have open houses. It is important to search for homes for sale on the internet and to view as many as possible on line.  Make appointments for private showings to see the homes that are the best fit. Don’t wait for an open house because there might not be one and some houses sell the day they go on the market of sooner.

Home Buyers should verify measurements

tape measure

Our MLS shows the measurements for homes that are on the market. Including room sizes, which floor the room is on, the foundation size, the total finished above and below ground square footages.

There are some things home buyers should know:

1.   Not everything you read in the MLS is 100% accurate, which is why if you read the fine print it will say the information is “deemed reliable but not guaranteed”.  We strive for accuracy and there are checks and balances, but mistakes are made. Total square footages and room sizes are not always accurate.

Generally agents do not deliberately misrepresent room sizes or square footages but sometimes they make mistakes and sometimes they just use the last set of measurements that were in the MLS without verifying them.

2.   Finished Square footage is not equal.  What I mean by that is that below ground square footage is not as valuable as above ground square footage is so when looking at the totals check to see how much is above ground and how much is below.

3.  Property tax records do not always show an accurate square footage and the square footage is used in the record to calculate the value of the home.  Sometimes buyers like to use tax records as a source of information about property values.  If the square footages are wrong the value could also be wrong because size matters.

There are rules about what can be included in finished square footage. Certainly closets, hallways and bathrooms are included even though we don’t see measurements for them separately in the MLS.  If there is a finished room that is surrounded by unfinished space we can not include it in the finished square footage.  Sometimes there will be one room finished in the basement but the space outside the room is unfinished.

It isn’t always easy to get accurate measurements.  Some rooms have irregular shapes and we are only allowed to put two measurements in the MLS for each room.

It should be noted that the source of the information about homes for sale is the Northstar MLS which feeds data to sites like Zillow and the web sites of real estate companies. MLS online is not the MLS but a real estate company. Confusing I know but it is what it is. 

**real estate is local if any of these rules apply outside of Minnesota it is purely by chance. 🙂

Also see Legal Bedroom