Residential Real Estate in SW Washington State

Residential Real Estate Services with Passion, Integrity, Knowledge

Working With Buyers — That Scary Buyer Agency Agreement

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I love working with Buyers. The excitement of shopping for houses, seeing homes through their eyes, and the ultimate gratification everyone has when the transaction closes and move-in day occurs! It just doesn’t get much better than that!!

But working with Buyers is a tremendous amount of work. There’s a lot of stress involved, a myriad of big and little steps, lots of time on the phone, on the computer, in the car. Sometimes several offers are written and negotiated before an offer is ever accepted by a seller. In today’s world of bank-owned homes, short sale properties, pre-foreclosures, government-owned houses, the work can be difficult, exacting, and LENGTHY!

And I LOVE it!

Sometimes one of the trickiest negotiating points when working with Buyers begins early in the relationship between the Buyer and their Broker. After all, there’s often a presumption of loyalty very early on. You trust that the Broker will work with your best interests at heart … and the Broker trusts that you’ll use them to complete your home purchase.

Often a Buyer initially contacts the Broker asking to see that perfect house – you know, the one they’ve just driven by and it’s exactly what they want. Or the house on the internet with great pictures, or a great price, or a great neighborhood, or whatever.

So the Buyer calls the Broker. Could be the listing broker, could be a broker used by their best friend, or could be a broker for whom they’ve seen some advertising, found on the Web, or whatever.

The best Brokers start by doing a bit of careful screening prior to meeting a prospective Buyer at a home. The screening has a couple of purposes: Is the Buyer qualified to buy? Have they been looking long? Who have they worked with in the past? Are they working with an agent already? And, subtly, do they sound trustworthy? Should I take another agent/hubby/wife with me?

After agreeing to meet, whether it’s at the office for a prescreening, down the street at the local coffee shop, or at a home that’s just too good to delay, it’s typically a careful and somewhat cautious first date. Sometimes the first date is a lengthy phone call where everyone asks and answers a fair amount of questions. It’s a good way to see if there’s a fit – can the Buyer work with the Broker? Can the Broker work with the Buyer? Is there a formation of trust beginning to occur?

I’ve also found that there’s usually a whole portfolio of information the Buyers should receive prior to jumping in to make an offer on a home – sample contracts, definitions of terms, how the process works, a few legal documents including a copy of the Law of Real Estate Agency and a Buyer Agency Agreement. We’ll have a frank discussion about money matters as well. It’s important to me to learn what exactly what you can afford and how we should structure any sort of an offer to purchase. It’s important to you to learn how I get paid and by whom. It’s an important step to forming a trusted relationship between a professional (the Broker) and the Buyer.

Now, I won’t necessarily ask you to sign a Buyer Agency Agreement the first time we meet. YOU need to see if you can work with me as well. But I do request official formation of an agency relationship through acceptance of the Agreement at the conclusion of either the first or second showing session, after you’ve had some time to digest whether you like my working style, whether you trust me to represent your best interests, and, as well, whether I feel we can work together well as a team. Terms are negotiable, of course, but endorsement of the Agreement as we move forward will be necessary.

Follow the link here for more information about what’s in a basic Buyer Agency Agreement.

Protect Your Privacy … Again!

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Information available on the Internet grows exponentially. I mean, truly …. the number of sites and the amount of information where personal information can be found is staggering and a bit overwhelming, frankly.

Now, I’m a public person — you can find information about my business in any number of places. Those of us in any sort of a public sales role can easily be located. And I don’t mind sharing a bit of personal information as well. After all, my phone number, Web site address, office/work affiliation are plastered all over the place.

Where I take exception, however, is when one particular site takes it upon themselves to gather all of that public … and sometimes not so public … information into a central location and then allows other folks to see it for free, pay for the privilege of seeing it, or perhaps even hack into their database to find it.

Such is the case with spokeo.com. A quick visit to their site, typing my name, located all sorts of information about me, all neatly gathered together and available for curious eyes. The same thing was available for my husband, my children … even one of my grandchildren popped up for heavens sake (and they’re all under 8!) As tightly as possible, I lock down my information on Facebook, Twitter, etc. — everywhere I subscribe. Some info is there for the sharing, but only if you ask to be my friend. I like to pick my friends carefully … but frankly even friends don’t need to know everything! A quick Google search of Spokeo brings up a rabid angry crowd of folks who are incensed that their information is this easily available.

Granted this Spokeo information is a compilation of public information that is available in other places and on other sites. But frankly if someone wants to know that sort of information, they’ll daggone better have to search for it a bit harder. Personally, I also believe that one should not need to chase down all of these public sites to remove oneself from them … seems to me that they should be asking for permission to publish rather than the other way around. I guess I’m a bit old fashioned that way. And yes, this may be a bit naive, but it’s my personal soapbox for the moment.

Here are the steps to removing yourself from Spokeo:

1. Go to www. spokeo.com

2. Type your name into the search box, then click Search or press Enter.

3. If you have a common name, you may need to locate yourself from the list on the left of the screen. Click on your name to see the “teaser” box displaying basic information about yourself. … Whatever you do, don’t pay $$$ to see anything more.

4. Copy the URL address at the top of your browser — this will include your name, usually separated by % symbols, followed by a number and /info. A simple way to copy is to highlight the entire address, then use Ctrl+C

5. Now go back to the home page of Spoke. Click the “Privacy” link at the bottom of the page (it’s in teeny tiny letters). A Remove a Link page will open.

6. Click in the URL text box and paste your personal URL address. (A quick method is to use Ctrl+V)

7. Remove the “/info” that follows the numbers of the URL. Your “ID” number to them must end the URL

8. Type your e-mail address in the email text box, and then also complete the Captcha code.

9. Click Remove Listing. A confirming message will be sent to the e-mail address you provided.

10. Once the confirming message is received, click the “Click Here” link in the phrase “To complete the removal process, please click here.” You should be returned to the Spokeo site with a confirming message that your record has been removed.

From briefly skimming some of the comments about Spokeo on other sites, it appears that it’s possible your record will be re-created should you add a new public record of some sort, e-mail address, etc. You may need to keep an eye on this one.

And .. if you haven’t done so … be sure to go back and check your privacy settings in the public or social media sites you frequent. I believe that one can be active on the Web and out there, but we really do have to be a bit cautious about the type of information that’s easily available. I mean, after all, nobody needs to see my “Wealth” information unless I offer it to them.

Flood Maps Affect Home Sales and Purchases

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One of the requirements to obtaining and maintaining a mortgage or loan on your home is that it be adequately insured against unexpected disasters. It’s important to know that damage from floods or landslides are not typically included in normal homeowner insurance policies.

Evaluation of whether a home resides within a flood plain is part of the consideration in obtaining affordable homeowner’s insurance. This can affect the ability of a buyer to fulfill the terms of their purchase contract, as expensive insurance may negatively impact that buyer’s ability to qualify for the purchase of the home.

Similarly, the requirement that flood insurance be obtained can negatively impact the Seller’s ability to sell a home. A home that’s not insurable, or one that has what appear to be excessively high premiums, can be difficult to sell to anyone that must finance their purchase, limiting prospective buyers to cash only or seller-carried contracts.

In most purchase contracts in which I participate, I recommend that the buyer include a provision that their annual homeowner insurance premium be no more than 1/2 of 1% of the purchase price. Generally that’s doable, unless the home happens to reside in an area designated as residing in a flood plain — then prices skyrocket as the prospective homeowner must also negotiate flood insurance.

As geology, improvements to land, and technology change,  flood maps are updated by FEMA (Federal Emergency Management Agency). Your home, which previously was not within a flood prone area, may be now … or, conversely, perhaps it is no longer, affecting your  insurance rates.

In incorporated and unincorporated King County, those flood maps have recently been re-drawn and can now be viewed during one of the three public meetings listed below. Additionally, you can review the new King County flood maps online, obtain more information about these public meetings, and review the flood insurance studies by visiting the King County Preliminary Flood Insurance page.

City of Auburn
Wednesday, January 26, 2011
6 – 8:00 P.M.
Dick Scobee Elementary School
1031 14th Street NE, Auburn, WA 98002
253-931-4984

City of Renton
Thursday, January 27, 2011
6 – 8:00 P.M.
Renton City Hall
Council Chambers – 7th Floor
1055 S. Grady Way, Renton, WA 98057
425-430-6400

City of Kent
Monday, February 7, 2011
6 – 8:00 P.M.
Kent Senior Activity Center
600 E. Smith Street, Kent, WA 98030
253-856-5150

Additional information about flood insurance in Washington State can be found at the Office of the Insurance Commissioner.

Finally, be sure to periodically review the terms of your homeowner insurance policy. It’s critically important that you know exactly what is … and what is not … covered on your policy. Damage from flood waters, earthquakes, or extra coverage for all that nifty personal computing equipment you own, may require extra attention in the form of insurance riders.

 

For help with your homeowner insurance needs, please let me know and I’ll be delighted to refer you to an outstanding insurance professional.

Charming Rambler on Shy Acre

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Eastern exposure for morning sunlight. This rambler sits on .93 acres and the large front yard has a circular driveway for easy access and plenty of room for all your gardening ideas.

This charming rambler, tucked away in a beautiful country setting in the Tahoma School District, is offered for the first time by the original owners.

Formal living room, dining room and separate family room with corner wood-burning stove. Vaulted ceilings add spaciousness! Large island kitchen with eat-in area includes center island, pantry and sliding glass door access to oversized deck overlooking the back of your .94 acre property. Private master suite includes tile counters and jetted corner tub!

Stay cool in the summer, warm in the winter with central air conditioning and heat pump. Home includes generator wiring, security system and is wired for speakers.

If you’ve always wanted a large yard for play and barbeque, room for gardens, and room for animals, that’s also located with easy access to major highways, this is the place! Come see it!

[srp_profile lat=”47.438753″ lng=”-122.005699″ address=”18127 252nd Ave SE” city=”Maple Valley” state=”WA” zip_code=”98092″]

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(courtesy of Cindy Lowden, RE/MAX Select R.E.)

Merry Christmas 2010!

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 I thought it might be nice to share our Christmas newsletter this way, as it’s sometimes fun to share a bit of family life as well as just business events. — Merry Christmas and may you also have a blessed New Year — full of happiness, surrounded by loved ones, and prosperity too, of course! Here’s praying that 2011 settles down economically a bit!

 

 

 

What an amazing whirlwind it’s been since Thanksgiving, starting with hosting the annual everybody come home Thanksgiving tradition, and then the very early birth of our fourth grandchild, little Clara Joy, born December 4th – nine weeks early.

At 3 pounds, 15 ounces and almost 18” long , she’s actually a pretty big “preemie,” but her development still has a ways to go before she can go home sometime in January. Her Mom and Dad (our daughter-in-law Erin and son Aaron) are both doing well, although feeling a bit overwhelmed by daily demands.

I feel incredibly fortunate to be able to periodically go to Hillsboro to be with big sisters Sophia and Madeline as they adjust to the hectic schedule of hospital visits combined with school and activities. Sophia is turning into a champion member of her swim team while Madeline is coming into her own at preschool. What a smart little cookie she is. Kindergarten can’t come too soon!

Our next newest grandchild, little Tyler, is now a busy busy! 15-month-old toddler that just wins everyone’s hearts. He’s definitely an engaging little bud, with a huge smile, never ending baby vocabulary, and feet that go just as fast as they can before they lose traction or balance, plopping him down on his little bottom.

With Jen, Steve & Tyler in Port Coquitlam, BC, and Erin, Aaron, Sophia, Madeline & Clara in Hillsboro, OR, we sure wish all the grands lived closer! Being Gramma and Grampa is FUN!

In our own household, Galen is now within reach of his AA degree in Construction at Green River Community College. It’s tough finding work in housing construction at the moment, but he’s picking up piece work now and then, while looking for something full time.

Bill’s job at Microsoft came to an abrupt end in July, so he and Galen are pounding the pavement (& keyboards) together along with challenging each other weekly to see who can put in the most job applications. We’re hoping jobs for both of them come along … SOON!

I’m still hard at work peddling houses through RE/MAX. The housing market is challenging, but I’ve been blessed with a fairly steady stream of business for the last few months. (Thank heavens!) In addition to transaction work, my days are filled with prospecting for business through blogging and Facebook, etc., along with an ever-increasing variety of community involvement.

All in all, we’re hanging in there through this blasted economic downturn — working as hard as we can and praying for jobs and business — just like most everyone else. We know that 2011 will be an easier year!

May your Christmas and onward into the New Year continue to be blessed with much happiness and laughter! We hope to see you or talk to you soon!

Sending Best Wishes to Dana Babb and Paws-Abilities!

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Over the years, we’ve taken our dogs to what I consider to be the premier dog training facility in our area: Paws-Abilities. I’ve referred literally dozens of clients to Dana Babb, the owner, whenever doggy training of any sort was needed – behavior issues, puppy manners, agility classes, companion classes, and so on. Some folks just bond with dogs and know how to get the best from them; others, like me, are loyal followers hoping to glean another nugget of technique on why my dog does what he/she does and what the heck I’m supposed to do about it.

One of my favorite techniques was learned while we had a very stubborn … and busy! … dalmation named Gateway. Oh my, Gateway was one of those training challenged dogs. Think Marley and Me, except covered with spots! Anyway, Gateway had a habit of jumping our six-foot cedar fence. And she was really really good at it. It was amazing how she could go up and over the thing with a leap, a slight catch with her back feet on one of the runners, and then over she’d go.

We were in classes with Dana and Larry at Paws-Abilities at the time and I was totally frustrated with trying to get this dog to STOP! Gateway wouldn’t stop going over the fence and the neighbors were calling because there she’d be. Running all over the neighborhood wagging her tail and just generally happy to be out of her own very lovely and large back yard.

Larry’s solution: teach her to jump. Say what??? “Teach her to jump. That way she’ll only jump on command.” The weirdest thing was … it worked! Once Gateway had mastered jumping hurdles she never again jumped the fence. These guys know dogs!

Over the years and especially after Larry’s passing, Dana and I have become trusted advisors to one another. She calls when she has a real estate need. I call when I have a doggy issue.

Yesterday I received a call from Dana explaining that the dog center needed a new location and looking for some advice and thoughts both about leasing a new facility and valuing her home. Bless her, Dana will be undertaking a challenge now as a service dog trainer in the Wounded Warrior Project and Warrior Transition Battalion at Joint Base Lewis‐McChord. I couldn’t be more delighted for her, although it means that Paws-Abilities will be moving along to new heights! She’s hoping to begin offering classes again sometime in the future, but for now will be focusing on being part of this very rewarding and needed program.

Best wishes, Dana! Visit Paws-Abilities to keep tabs on training opportunities. They’ll be open again soon!

Congratulations Margaret & Jim on Your New Home!

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Delivering keys to new homeowners today produced BIG smiles and a few hugs all around.

Congratulations Jim and Margaret!!!

Thanks again to a flawless team:

  • Marilyn Brown at First American Title & Escrow — I’m so glad we can count on you.
  • Beth Jensen at Cobalt Mortgage — Right on time and delivered as promised; the buyers and I were thrilled!
  • Dave Jagosh — Your inspection services were JUST right!

Time to Downsize?

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I must admit that this time of the year … when family is due for Thanksgiving and the Christmas holidays are looming too … I give a wee bit of thought to the idea of downsizing. Just small enough so that I don’t have to spend a day scrubbing the place down. All those rooms! Of course, three bedrooms isn’t a lot of space, but still. I’m just that lazy sometimes.

There’s been a lot of hype lately about downsizing. I see it on the news and “home” shows constantly. Give away the stuff (and I have a lot of it), learn to live with less, enjoy the freedom, etc.

This morning I got a bit sidetracked surfing the news sites. And came across this video on one of my local stations:

Now, I’ve seen some itty bitty places, but this one takes the cake! Can you imagine living in a home that’s built on a mere 300 square feet!? It’s really quite intriguing!

I’m not too sure that I could downsize to quite this level. And to think that it cost a mere $500,000 to build! Maybe I’d better think twice about cleaning all these rooms …

Hey Buyer! Motivated Seller Here! Price Reduced AGAIN!

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Quiet & Peaceful perfectly describes this idyllic property located in Ravensdale. The current owner says deer and elk come by to visit now and then, along with other forest creatures!

Of course, with 2.28 fully-fenced & gated acres, you’ll have plenty of room for your own raise critters, to garden, park your toys, or just enjoy the lovely waterfall and pond.

This 1536 sq ft home features a gigantic living room & dining room—both with bay windows, nicely appointed kitchen and laundry, plus three bedrooms. While there’s the true master bedroom, located at one end of the home featuring a private 5-piece master bath, complete with soaking tub, double sinks & shower, the 2nd bedroom opens to another five-piece bath with yet two more sinks, shower and huge oval soaking tub! Could be two master suites in this home!

All of the windows and carpeting were recently updated and the owner just installed a Gen-Tran to guard against possible power outages. In addition to the detached 2-car garage, the owner recently built a roofed and concrete based shelter that could be used as additional parking–great for a boat or RV (he uses it for an outdoor exercise space). 

Plus, there’s an outbuilding/loafing shed(?) is currently used for rough storage, with one end as a wonderful roofed and floored dog kennel, complete with dog runs. This building is a bit rough on one end, but certainly usable!

A previous owner had horses and the property has still has some cross-fencing. With just a little renovation, you’ll have great pasture areas!

Title Elimination is complete, plus the home is on a permanent foundation complete with tie downs and concrete pads. Act soon and you’ll be in your new home in 45 days!!

Drop by the virtual tour by clicking the button below, and then call for your own personal tour of this fabulous property. You’ll love it!

[srp_profile lat=”47.3579522″ lng=”-121.913761″ address=”32216 SE Kent-Kangley Road” city=”Ravensdale” state=”WA” zip_code=”98051″]

 

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We’ll Miss You, Dave

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I am incredibly saddened by the passing of Dave Niehaus, the announcer who called the Mariners’ baseball games in Seattle for over 30 years.

A game just wasn’t complete without Dave’s commentary. His occasional enthusiastic outbursts  “My Oh My” and “Fly Fly Away!” punctuated the very best games and best plays. So often we went to games with radio headphones so that we could listen to his calls. In fact, there were many a game watched from home where we turned down the TV and turned up the radio to listen to him.

My children all love baseball–partly because Dave Niehaus made it come alive for them. We celebrated so many wins and so many near impossible plays with him … and Niehaus knew just how to heighten the excitement.

Oh, we’ll greatly miss you, Dave. Baseball in Seattle will never be the same again.