Gary White FlexIt Realty~Real Estate & Updates, Grand Rapids & West Michigan

The Michigan market has many homes on the market longer than it usually takes to sell.

It is no wonder....the unemployment rate is over 15% the number of foreclosures has consistently in the top five for the nation, month after month.  I just heard the new number of foreclosures is 2200 for Kent County Michigan where I am located.  It isn't just bad times it is hard times for many families.  They didn't cause their situation....they just lost their jobs and have no way of making the mortgage payments.

Wondering what to do?  You need to sell but don't see a buyer on the horizon anytime soon!

There is a couple strategies that can help you sell and fast without lower your homes price a dime!  I know, I must have a head injury, you have already lowered your price 4 times and no offers.  It doesn't work for every situation but it works and works well.

Not all agents can help you understand the available options.  If you have already moved and need your home sold....a perfect option is to sell it for top dollar to someone that wants it....right?

You want to sell it to someone that will take care of it...you have been considering renting but don't feel comfortable.  You have heard all the horror stories of damage, stopped payments on the rent...the maintenance issues that you still have to do.

I have a system to take all those concerns away and get your home sold.  Now if I let you in on a little secret, promise not to tell anyone, I mean really....promise?  Thousands of agents across the nation know how to do this.

This method gets properties sold in weeks not months.  It is called a lease/option, email me or contact your local real estate agent.  Make sure your agent has experience in handling these types of programs.

If you need a referral to an experienced agent, I will give you the name of a local agent in your area that can help you.  This may not be the right option for you but it works and gets your home under contract fast.

Live in Grand Rapids or West Michigan area, not under contract?  Like to sell or buy a home....give me a call.  It could save you thousands in your next real estate transaction.  Always confidential, Never Pressured.

"Help is only a Call or Click away!"©2006-2009

Call Toll Free:  877-667-4699
Local: 616-784-2360    Email: garywhite@FlexItRealty.com

Stress, Inspections For Buyers & Sellers

There is a real push nationally for licensing inspection companies and inspectors.

Like any industry under the microscope some of the national organizations that offer certifications, continuing education and compliance standards based on national construction and building codes, have flourished.  It doesn't mean that all inspectors or companies abbide by these guidelines or care about the national building standards.  Some are simply in it for the money.

Here is a perfect reason why this issue in gaining steam.  This week an inspector, (unlicensed, none required in Michigan), determined a furnace had a major CO2 leak.  The problem....it didn't. 

He put in writing that the CO2 readings were dangerously high.  He also scared the buyer so bad that the home was unsafe, the buyer nearly pulled out of the purchase contract.   The only thing that kept the buyer was my relationship with the buyer's agent over the years.  I told the buyer's agent we would have the furnace professionally inspected and if the furnace was an issue we would repair or replace.  No responsible home owner wants to jeopardize their loved ones either.

 I immediately shared the outcome with the seller  concerning the inspection and contacted a licensed heating and cooling contractor to evaluate the furnace (which both the buyer and seller agreed upon).  I have had 10 furnaces reported as bad and not one has been bad.  That does not mean you should ignore the findings of an inspection of an inspector BUT, confirm any findings that are technical in nature.

This same inspector has misdiagnosed two furnaces on my listings in 3 weeks.  This time I sent him the findings including the last one that was cleared for the same problem.

The stress the seller felt was immense, he wasn't sure he could keep his family in the house.  The buyer was so skeptical of the furnace because the report stated "elevated CO2 levels, dangerous CHECK immediately.

Here is the bottom line...the inspector didn't know the level required by federal guidelines and quoted the wrong number.  That is bazaar in itself.  He didn't have the right equipment to do the test properly and lastly wasn't licensed or trained to evaluate the furnace to the depth he was willing to report.  Over stepping your area of expertise whether a Realtor or other professional can cause you some serious harm in reputation and monetarily, should you be sued.

The seller has mailed the inspector his $130.00 invoice to be reimbursed.  I wonder how that will be handled?

Live in Grand Rapids or West Michigan area, not under contract?  Like to sell or buy a home....give me a call.  It could save you thousands in your next real estate transaction.  Always confidential, Never Pressured.

"Help is only a Call or Click away!"©2006-2009

Call Toll Free:  877-667-4699
Local: 616-784-2360    Email: garywhite@FlexItRealty.com

Over the past weeks I've been like everyone else... noticing the gas prices inching (jumping too) up a little more every week. 

On some good weeks, they've even surprised and went down, a little.   But this week has been an incredible leap.  Here is Michigan we went from 2.49 to 2.75 for regular.  Where does it go from here? 

Where are your gas prices at today?  The predictions say we will go higher because of the demand has outpace production.  Hard to imagine this is not a intentional attempt to raise fuel oil and other heating products for profit. 

Here is something many may not know.  Out costs are directly linked to the strength of the US dollar.  So if the dollar weakens against foreign money the cost of goods goes up.  They simply raise our cost of a barrel of oil.  For many traveling this is going to increase the cost of your vacation and travel as well.  For those that can't travel based on economic conditions it is simple.   Only drive to and from work and the grocery store. 

I know these spikes don't seem like a big deal but the difference in a weekly budget can be huge.  Spending $20.00 more a week in gas means something else has to be dropped from the budget For many families it is food. 

Families have been living on credit cards...the rates have sky rocketed if you haven't noticed.  In many cases the credit card was used as a short term gap filler.  Now with the rates in the 20 plus percentage range they too have become a debt machine cranking up the dollars owed to the point that minimum payments for many families is shock when they have received their new monthly billing.

No more putting the gas on the credit cards! 

How are some of these issues affecting you and your clients?

Live in Grand Rapids or West Michigan area, not under contract?  Like to sell or buy a home....give me a call.  It could save you thousands in your next real estate transaction.  Always confidential, Never Pressured.

"Help is only a Call or Click away!"©2006-2009

Call Toll Free:  877-667-4699
Local: 616-784-2360 
                                           Email: garywhite@FlexItRealty.com

Well, it happened again! 

The house where my in-laws live is on a quiet little cul de sac street.  It has always been a stable, safe neighborhood, but lately there has been a rash of garage break ins.  They have lived there for 47 years...we arn't moving them with a bulldozer! 

It happened again during the week to the same neighbor.  In September of this year, 5 out of the 19 homes garages were broken into.  Some reports minor theft of returnable pop cans, boxes of trash bags and small items.  The one neighbor had $300.00 worth of tools stolen.  This happened at different times and gone unnoticed until the occupants of the property went to use a tools or turn in the pop cans. 

Then the news spread across the small neighborhood.  Time pasted and the scare had calmed down...but started all over again this past week.  Yup, The same neighbor who had his tools stolen was robbed again?  They broke into a garage service door during the night.  The neighbor had installed a padlock on his garage and they broke the lock, went in and stole over $300.00 more tools and other items.  Police and forensics were called in and not a print anywhere.  They are upset as you can imagine, plus the fact that they have 2 small children adds to their worries about safety.

I had mentioned to my in-laws when this had initially started that we should consider putting in a motion detector lights as a precaution.  They were concerned it would bother the neighbors and said no.  Now after this happened again, I told them the best gift I can give them was the security light to protect them.  I might even add a security camera, if they let me.  Nothing works better than a criminals picture for the police to find the person.  Hopefully getting the thief on camera will put an end to the problem.  Based on the types of items being taken I think it is someone with a drug habit or someone out of work and desperate. 

The neighborhood watch has increased it's efforts.  I sent a pamphlet on home security tips to all the local residents of the neighborhood.  This was well received with some thank-you phone calls.

I know it is a tough world nowadays, but we still have to protect our loved ones and what better way than with security lighting and a camera.

Live in Grand Rapids or West Michigan area, not under contract?  Like to sell or buy a home....give me a call.  It could save you thousands in your next real estate transaction.  Always confidential, Never Pressured.

"Help is only a Call or Click away!"©2006-2009

Call Toll Free:  877-667-4699
Local: 616-784-2360   
                                           Email: garywhite@FlexItRealty.com

No, I don't have my months mixed up. 

I know it's October and Thanksgiving isn't until November 26th.   I'm sure after all the candy has been passed out for halloween and everything is settled down, we'll begin our preparations for Thanksgiving and the traditional Thanksgiving Day weekend. 

But what if we extend it just a bit further this year and get thankful earlier.  Why stop at a day or a weekend...try something completely different and try being thankful for the month.  October is cancer awareness month...notice it's a month.  I have been thankful for years over the recovery of cancer victims...they call them survivors.  I have lost family memebers to cancer.  I have had family member surviors too.  My thankfulness doesn't stop at the end of a month.

With all the doom and gloom, there is many things to be thankful for, why not make our focus for the whole month of November?   A time of being thankful and appreciate everyone and everything.  I'll bet it will give your Thanksgiving Day Weekend a whole new meaning.

Here is a few thoughts, I am thankful for my children...they don't always do as I do but they do more than I could ever wish for.  I am thankful to have such great grandchildren that make me smile and happy to be alive to share with them the joys of growing up.

I am so thankful that I have a wife that is committed, understands and shares everything with me as a life partner, friend, lover and most of all, my soulmate.

I appreciate my friends from all walks of life.  They add the glue to keep me grounded and focused on the difference that makes the world so interesting.  I appreciate my clients for trusting me to help make a difference in their lives.  I appreciate that most of my clients have jobs in a state where 15 unemployment has hit nearly every family in some form or another.  I pray for those that don't have jobs they will be able to find solice in family and friends while they are looking for employment.  I pray that their life sustaining funding will be extended until employment is created.

I apprciate the cultures of the world for presenting different viewpoints so I can expand my global view beyond just my city, state and country.

When you consider what we have to be thankful for and to whom it will take more than a day.

Just some passing thoughts as I was going over my calendar for next week.  Have you given any thoughts to being more thankful than just a day?

 Live in the Grand Rapids or West Michigan area, not under contract?  Like to sell or buy a home....give me a call.  It could save you thousands in your next real estate transaction.  Always confidential, Never Pressured.

"Help is only a Call or Click away!"©2006-2009

Call Toll Free:  877-667-4699     Local: 616-784-2360     Email: garywhite@FlexItRealty.com

I just listed a home for a past client. 

He has spent thousands of dollars getting in readying the home not counting personal hours painting, cleaning and updating. 

I laughed, during the signing of the listing documents my seller says, "show my house but don't walk on the floors or carpets they are perfect."  He looked at me laughing and then says, "What?"  with a shrug of his shoulders.  So I say, "how exactly how do you expect me to levitate myself and potential buyers through your home?"  Buyers have to feel comfortable and be able to look over the property.

My seller just remodeled and installed all new flooring and carpet throughout.  He worked a few months getting the home ready to sell and it looks great...nicely done.  So nice in fact, that we listed it and already have several showings scheduled.  So now he is concerned with the rain and nastier weather that they will soil the carpets and mark up the flooring. 

Clinck the link below to fixing up the inside of your home and other useful selling tips.    http://www.flexitrealty.com/RealEstateTips/HomeSelling/getready4.html

Options for these issues is simple.  I shared with him to purchase the plastic runner material and place on the carpets before the showing, or there are these slip over the shoes covers.  They sell then by the box and can easily take care of the problem.  Or we simply ask people to remove their shoes. 

My suggestion was to go with the plastic carpet runner versus the slip over shoes booties.  If you leave the booties some may not take the time to put them on and/or take them with them , thereby increasing his costs.  I know the plastic carpet runner costs a bit more, but I thought the flooring would have more protection and less chance of someone ignoring the "remove" shoes request.

I have used the plastic stretch material in high traffic patterns for hallways, in front of window, bathrooms and bedrooms with a strip of the runner in front of each closet as well.

He's going to think about it and get back with me on which method he wants to use for showings and open houses.  

People take pride in their homes no matter how simple or expensive and want it protected from damage during the selling process.  Keeping carpets and flooring clean is one more issue to contend with in foul weather.

What works best for your showing and selling process?

Live in Grand Rapids or West Michigan area, not under contract?  Like to sell or buy a home....give me a call.  It could save you thousands in your next real estate transaction.  Always confidential, Never Pressured.

"Help is only a Call or Click away!"©2006-2009

Call Toll Free:  877-667-4699
Local: 616-784-2360    Email: garywhite@FlexItRealty.com

Many sellers wonder if offering incentives really works.

I have seen incentives for Buyers, Agents and a combination of both.  The reason for an incentive should be crystal clear....the seller wants to sell faster.

What works and what doesn't?

Pricing right in the beginning of your sale works best.  You get more traffic and more offers at a higher price!

That being said, what about offer to pay closing costs, taxes, carpeting, painting, association fees, new cars, trips and the list is a imaginative as you can be.

This week a client asked if we offered a trip to some exotic island would that lure buyers?  NOPE...they want a good deal not a trip.  Now before you send me email we are not talking about the EXCEPTION....we are talking about a marketing plan poised around a give-away.  Sure a few people might bite on a trip "IF" the home was the right home and they were going to buy it anyway!  Wrong home...NO SALE!

What about that carpet allowance?  It helps buyers if you need to update or replace your carpet...no sense in buying new carpet and having the buyers rip it out the day after close!  You have wasted money...on the other hand does nasty old carpet help you get more money?  NO.  So if you need to update your carpet select a neutral color, not coral blue!

What about closing costs?  Save your breath...if the buyer needs closing cost they are not bashful...they will ask!  What about offering to pay taxes for a year?  That would be nice...can you help me with closing costs too?  Again it might sound nice but buyers will ask for more anyway...so save your money...it isn't going to bring you more buyer's and usually cost you more because you offered.

Ok if that doesn't entice buyers how about painting?  If your home needs painting you should already have done that to get a higher price...again if it is the outside you want to have already painted...the inside, buyers willl do it themselves, in most cases.  Not a big motivator to buyers...yet having a shabby outside is a big turnoff to most buyers and will fetch you lower bids or worse, NO Bids!

Association fee may bring a few buyers but what it really does is focus on the association fees, it makes buyers wonder if the fees are higher than normal.

Now that shiny new car...first of all if you are offering a car your home is priced to high....and the car isn't going to change the fact that the buyer knows it's priced to high.

How about a trip to some exotic place?  Chances are the buyer won't be able to afford the plane fare and if they could they wouldn't enjoy themselves knowing they should have cashed in the trip to by carpet, paint, furniture or a yard!  The truth these incentives are not going to bring you a bunch of buyers...you might have a few exceptions but the reality is buyers know what they want and the head turning incentives only cost you money.

The best is yet to come....what about offering the buyers agent more commission....use greed to have the Realtor sway buyers to your property.  Here is the rub...if an agent does this and it can be proved they have broken their fiduciary responsibility to their client, the buyer.  That word fiduciary is another word for legal obligation.  It's not nice to break the rules an agents license could be gone for this infraction.  So if the agent is doing his or her job to begin with, your home is already on the "to see" list, because it meets the buyers needs.

One last thing, what works best?  Pricing Your Home RIGHT to Sell!

Hope this clears up a few misconception on incentives and what works best.  Buyers buy what fits their needs...always have and always will!

 Live in the Grand Rapids or West Michigan area, not under contract?  Like to sell or buy a home....give me a call.  It could save you thousands in your next real estate transaction.  Always confidential, Never Pressured.

"Help is only a Call or Click away!"©2006-2009

Call Toll Free:  877-667-4699
Local: 616-784-2360     Email: garywhite@FlexItRealty.com

What is your most frequent item that needs to be addressed when inspections are complete? 

For the last 10 years, mine has been furnace issues, specifically the CO2 readings.  This happened again just the other day on a listing.   I received offer and inspections are next!  Inspections were complete and the report was in....the furnace!  CO2 was at a high and needs to be checked and reinspected.  I asked the same questions I've asked throughout the years.... Did they test the furnace when it was up to temp, was the furnace on and running, etc. etc.

I use a licensed heating and cooling company to reinspect every time I get this type of repair report.  First before you inspectors start sending me a rash of hate mail I think there are great inspectors out there doing a fine job.  I also think like in real estate there are inspectors and agents under trained and skills are less than professional but they have a pen and must justify their costs.

Right now I am 15/15 meaning out of 15 times I have been told the heat exchanger was cracked or the chimney was clogged and not drawing properly, the licensed heating and cooling contractor has not been able to duplicate the problem.  This does not mean homeowners should not have inspections!  I will make you sign a wavier if you decide not to have an inspection because I think they are that important.

Choosing your home inspector is just a critical as choosing your Realtor.  Knowledge and experience come with training and time.    

Thankfully, I have a seller who understands these issues, and after explaining the findings of the inspection is immediately calling a heating company to have them perform a service call and see what their findings are, and if anything, correct so we can continue and close.  He has even gone a step further and turned the furnace off and is staying with family till he knows for sure the results.  Better to be safe than sorry, both for himself and the new owner. 

Since the results were so elevated I recommended he stay away until the heating and cooling contractor can inspect the unit.  This unit looks like new, as if it was just installed.  The hot water heater is in superb condition...but like many things on the surface it can be perfect on the outside and inside can be a whole different story.

My safety concerns are always protect the sellers and buyers and confirm.  There is always the first time even a new stove, furnace, hot water heater or dishwasher can fail.  This unit is about 15 years old and looks perfect.  I have my doubts but I never expressed them just suggested confirmation by a licensed contractor.

These are the sellers who make transactions smooth..they listen and an understanding of what needs to be done and do it. 

We will see what the results of his service call are when the heating company comes out.  I've had several inspections performed over the years that all say it's the furnace and CO2 readings are high, and it's been because the inspector did a quick test without the furnace being up to temp or even on and received a false reading. 

What's the most frequent item that comes up on your home inspection reports?

Live in the Grand Rapids or West Michigan area, not under contract?  Like to sell or buy a home....give me a call.  It could save you thousands in your next real estate transaction.  Always confidential, Never Pressured.

"Help is only a Call or Click away!"©2006-2009

Call Toll Free:  877-667-4699    Local: 616-784-2360    
Email: garywhite@FlexItRealty.com