an ongoing conversation place for everything real estate

I was sitting in a staff meeting this week when Realtors began discussing their dismay over low appraisals.  More often than not a low appraisal will kill a deal. Several Realtors related stories about how to fight a low appraisal.  Appraisals are based on the recent sale prices of comparable properties. As the market changes and homes prices rise, some appraisers can be slow to recognize the change.

My thought, as I listened to the discussion, was that with the cooperation of the seller and the expertise of the Realtor, an appraisal can be done right the first time.  Here are my suggestions.

The seller/buyer has a right to ask the bank about the experience and expertise of the appraiser before they come out for the appraisal visit.  It’s important to have an appraiser who lives within 10 miles of your home, who knows local market conditions and is properly licensed/certified with the state.

Now here is where the expertise of a good Realtor can make a big difference.  BEFORE an appraiser comes out to the house I can find good comparable sales for you.  Federal rules allow sellers to provide the appraiser with their own comparable sales.  We can have the ‘comparables’ setting out where the appraiser can easily find them.

If the seller knows of low priced comparable house sales in their neighborhood and can explain the reason why the homes sold at a lower price, the explanation can be helpful to an appraiser.  The seller may know which homes sold less because of a divorce or financial distress leading to a short sale or foreclosure.  If the seller knows that some homes have sold because the house or area is so desirable that they received multiple offers, then this is worth noting.  This is important information for an appraiser.  All these facts are something else the seller should put in writing and place by the comparable sales.

Finally, the seller, in a letter to the appraiser, needs to list all the value-enhancing improvements made to the property, the costs and the date the work was completed. This is especially important when talking about systems that are not readily apparent. This includes, new HVAC, new roof, new cement work, new electrical and new plumbing.  List everything done to improve the home since it was originally purchased.  The list can include new landscaping, interior and exterior paint, installation of flooring, appliances, fixtures, etc.

As always, the best thing you can do is to remove all clutter and have everything tidy and neat inside and out when the appraiser comes.  If they are greeted by a home and yard that is fresh, clean and looking in good repair then they will have a good impression with which to do their work.  You may talk to the appraiser and answer questions they may have. They should take the time to answer your questions as well.  Then, give the appraiser some space.  Don’t follow them around unless they ask you to do so.  They will stop and talk to you before they leave.  Do show them your comparable sales, documentation and list of improvements.  Tell the appraiser they are copies to take with them. 

If everything is done as outlined I’ve rarely had to deal with a “low” appraisal.  So when you’re ready to buy or sell please text or call me at 402-670-8775 or email me at Marie.Otis@cbshome.com. 

Spring is almost here and if you are selling your home it’s time to update your curb appeal.  A few weeks ago I gave you some tips on how to make the outside of your home look good in the winter.  Now it’s time to brush off the remaining snow off your stoop and dress things up a little.

Take a good look at your front door. If it looks tired, drab, chipped or dirty you might get by with a fresh coat of paint.  This may be controversial but I recommend you go for neutral colors.  If the front door is too bright buyers usually either love it or hate it.  Don’t risk the haters. Stick to quieter colors. Don’t forget garage doors too.  Many times they are the first things buyers see.

The best thing you can do for your door is invest in some new hardware. Currently, the trend is for black, oil-rubbed bronze or satin nickel colors. One of my colleagues recently had all the door hardware painted a matte black. It looked great and what was dated was suddenly new.

Windows are next.  A woman in my neighborhood took the screens off her windows and then cleaned the panes until they shone.  It give her house such a clean look.  Windows can be dressed up for fun.  I love flower boxes filled with colorful blooms and buyers do too.

Do you have a front porch?  Nothing says Middle America like an inviting front porch.  People are always seeking ways to increase their square footage. If you decorate your porch like another room of the house with a couple of comfortable rocking chairs or Adirondacks it will appear as another room.  It also may encourage your buyers to sit down and write up an offer on your house.

With many home in Omaha the driveway is a prominent feature.  If it is full of unsightly cracks and gaps it may be worth the $2,000 to $2,500 to get it replaced.  At the very least you should consider patching all the cracks and removing dirt and oil stains.

Clean flowerbeds, gutters and a trim lawn should be part of everyday maintenance when selling your home.  Sweep the walkways. Make certain there are no trip hazards.  A little elbow grease will have a big payoff and get your home sold more easily.

If you would like for me to look at your property and give you some specific pointers just let me know.  With my expertise and your desire to sell we can get the job done. Give me a call or text me at 402-670-8775 or email me at Mare.Otis@cbshome.com.

March weather is unpredictable with snow storms still possible.  The east coast is struggling through a large snowfall this week and last week it was parts of Kansas and Iowa that were buried in snow.  However, it looks as though Omaha is still going to face drought conditions this summer. I read somewhere that Omaha would need twelve feet of snow this winter to make up for last summer’s drought.  I can tell you that we fell far short of that number.

That brings a lot of concerns to the surface and my family and I begin thinking seriously about water conservation. After a little research I discovered it is not too difficult to cut down on water usage. Arizona had a campaign called “Water – Use it Wisely.” It was filled with tips to help the average homeowner cut back on water.

According to the campaign, cutting your time in the shower by one or two minutes will save up to 150 gallons of water each month.  Save even more by installing a low-flow showerhead.  Another water hog is the toilet. Place a capped, plastic jug filled with pebbles and place it the corner of your toilet’s tank away from any of the internal mechanisms. This will fool the tank into using less water every time it fills.

I’ve mentioned this before – insulate your hot water pipes and water heater.  This makes a big difference in water usage.  I read that if you install a faucet aerator it will reduce water flow without affecting your water pressure.

If you have anything in your house that drips or leaks please get it fixed now.  Those little drips can add up to thousands of gallons each month and constant moisture can invite all kinds of unpleasant thing such as mold and mildew.  Even worse it can damage your property structurally as well.

The washing machine and dishwasher use so much water.  It is strongly recommended that you NOT run either until you have a full load. According to the water campaign this can save up to 1,000 gallons each month.

We haven’t heard from the City of Omaha on whether watering lawns will be allowed this summer.  Just remember the general rule: if you live on the even side of the street only water on even days; if you live on the side of the street with odd house numbers then water on odd days.  Don’t water during the heat of the day.

These little maintenance tips you can make a big difference on your water bill. You will conserve precious water and save money as well. When you are ready to buy or sell a home please text or call me at 402-670-8775 or email me at Marie.Otis@cbshome.com.

As a Realtor, I am very aware of how a home smells as I usher potential buyers through the door.  Unfortunately, my nose has been assaulted by a vast variety of smells ranging from most unpleasant to refreshing.  For years I have been telling my Sellers to eliminate odors everywhere in the home and if possible, bake cookies just before people come to view the house.

Now, however, Yahoo News reported the results of a study about smells affecting how people buy. The article is coming out next month in the Journal of Retailing.  Co-Author, Eric Spangenberg, who is a dean of the college of business at Washington State University, said the study showed “that shoppers spent 31.8% more, on average, when the store was scented with a simple orange scent.”  This is important because the researchers didn’t use an unpleasant scent as a comparison but instead used a complex scent of orange, basil and green tea.

Spangenberg believes that complex scents, even if they are pleasant, can be a distraction.  The problem, Spanglenberg believes, is that many people on a subconscious level will use time and energy to figure out what they smell.  When I bring buyers through a house I don’t want them processing smells.  I want them to be concentrating on the features of a potential home.

Therefore, according to the research, the seller should have one scent such as lemon, orange or pine.  Here’s a tip: don’t have the scent come from an artificial source.  Don’t use sprays, candles or plug-ins.  It’s better to bring in fresh cedar boughs from the yard in the winter or pick lilacs or lavender in warmer weather. 

Here’s another tip: slice an orange and place in a pot of water on the stove.  Heat to just boiling and transfer mixture to a small crockpot.  Keep the crockpot setting on low and the smell will fill your home with the scent of oranges.  You can substitute mint instead.  Even a vanilla bean will work well.

Forget the cookie dough.  Go with just one fresh, clean scent and know that the buyers are 31.8% more likely to buy if they like your home.

When you are ready to place your home on the market or if you are looking for a new home please text or call me at 402-670-8775 or email me at Marie.Otis@cbshome.com.

Many times I’ve heard clients declare that they are just going to rent their house. They are frustrated because it’s not selling fast enough or they believe the market is bad or because they are leaving town. There are a million different reasons homeowners decide to rent out instead of selling their home.  Renting your home is not automatically a poor decision but homeowners ought to know what they are getting into when taking this step.

I want to ask first if they know what it means to be a landlord.  It should be a given that the homeowner’s goal is to enter into a profitable venture.  If you have a mortgage then the rent should reflect the cost of the monthly mortgage payment plus the cost of maintenance and 15% for profit.

Maintenance is not to be taken lightly here.  Are you planning on hiring a property management company to do maintenance? Such companies usually take about ten percent or more of the rent.  Ask yourself these questions: Are you willing to be called in the middle of the night or at work because of a broken water pipe?  Are you willing to give up your nights and weekends working on non-emergency maintenance? 

Renting a property is a great investment until there is no rent coming in. The homeowner who was reluctant to fix up the house to sell it must now fix it up to rent it.  That means money.  Then there may be lost time while getting the place ready to rent; even after it is ready, it may take some time before someone agrees to rent it. 

Not to mention the fact that you should hire an attorney to draft a well-written lease for you.  Such a lease must protect your property, help you evict someone if necessary and will hold the renter accountable for damages.  Then you will have to spend money screening prospective tenants. Doing credit and criminal history checks and getting references from former landlords may take additional time. This all will cost you money.

I have barely touched on additional expenses you may have to incur before you receive a single rent check for your house.  I suggest that you think carefully before deciding on this action.  Make a list of all possible expenses and do some research into the cost of maintenance, legal work and landlord laws.  Renting is not an easy or even viable fall back solution.

It best to discuss such things with your Realtor before making a decision. When you are ready to sell or buy a home please text or call me at 402-670-8775 or email me at Marie.Otis@cbshome.com.

The Northeast United States was crushed under three feet of snow this weekend. The storm caused downed power lines and resulted in thousands of people being without power for several days.  What do you do when the power goes out?  Having no power for several hours or days is especially dangerous in freezing temperatures.  Here are a few tips to help you out.

“Be Prepared” is not only the Boy Scouts’ motto, it should be yours as well.  Don’t wait for a power outage before you act. 

Make certain you have plenty of fresh batteries on hand for flashlights and a battery-powered portable radio.  Place a strip of glow-in-the-dark tape to flashlights to make them easy to spot in the dark.  It may also be wise to invest in battery-powered candles so you have a constant light source.  You may consider getting some kerosene lamps, wicks and lamp oil before the next storm.  These will provide a much stronger light.

Make certain your home is properly insulated and that doors and windows are caulked.  Make certain you know how to manually open your garage door.  Store plenty of alternate fuel such as wood for a fireplace. 

If you have exposed pipes that may be in danger of freezing, wrap them in insulation or several layers of newspaper.  If using newspaper, cover the pipes with plastic to keep out moisture.  Know how to turn off water valves in your home and make certain you can turn them on and off. 

If you know a storm is coming set your freezer and refrigerator settings to the coldest level (just remember to set it back to a normal setting when the storm has passed or the power restored).  If you have medication that needs to be refrigerated, check with your pharmacy on how to protect it during an extended outage.

Once the storm hits, let your faucets drip to prevent freezing.  If your water supply will be adversely affected by a lack of power then fill your bathtub with water and any extra plastic containers.  Place an empty bucket by the tub.  The toilet will flush if you pour a pail of water directly into the bowl.  By the way, don’t drink any water you use to fill the tub. It is only for sanitation purposes.

Dress for the cold in several lightweight layers.  The many layers work better to insulate you than one heavy layer.  Put on a hat and gloves or mittens.  You can lose heat on any part of your exposed body.

Here’s another important tip: if the power goes out unplug all your sensitive electronic equipment including T.V.s, VCR, microwave, computer, cordless phone, answering machine and the garage door opener.  There is a good reason for this.  The power surge when the electricity is restored could cause voltage irregularities that could fry your equipment.

The Old Farmer’s Almanac had another excellent tip. Call shelters, motels or hotels that have power.  See if they will accept pets in case you need to leave your home and seek alternative shelter.

I’m certain you can think of others but whatever happens, don’t be caught unprepared.  Maybe winter storms will pass Omaha this year.  But by then we’ll be in tornado season.

Be prepared too, when you are thinking of buying or selling a home, with the name and number of an excellent Realtor like me.  You can call or text me at 402-670-8775 or email me at Marie.Otis@cbshome.com. 

Nobody likes to talk about it but I learned that Omaha is number 17^th in the nation for bedbug infestation.  According to the Omaha World Herald, the pest control company, Orkin, has Omaha as 17^th on its list of bedbug troubles.  I believe the only comforts we can take from the subject of bedbugs are:

1. 1.      Any household can become infested.  It doesn’t matter how rich or poor you are, how you rate has a housekeeper, or how many good works you perform.  Bedbugs are opportunists and they love to travel.  They will travel on anything they can; this includes humans. Do you see that couch on the curb or in the dumpster as a new addition to your home?  Don’t. Chances are it’s out there because the owners were getting rid of bedbugs.
2. 2.      Bedbugs are pests.  They don’t seem to carry disease so their bite can’t hurt you.  That said, many of us feel like freaking when something bites us while we sleep in our beds or sit on our chairs and couches.

Everything I read insists that it takes a professional pest control expert to rid a home of bedbugs.  Over-the-counter and mail-order remedies contain chemicals that have been proven to be ineffective.  So you must hire a professional but you must not stop there.  Even with professional pest control personnel using specialized chemical treatments, there is much you need to do on a daily basis. 

Bedding must be laundered frequently and thoroughly dried in a hot dryer. This will kill all stages of bedbugs. Vacuum daily all infested areas including mattresses, foundation/bedsprings, furniture, beds, sofas, headboards, carpets.  Carpets are important to keep clean especially in the cracks where the carpet meets the wall.  Bedbugs love cracks and crevices. 

Encase both the mattress and bedsprings with a zippered closure for at least a year. (It is believed that bedbugs can live for 6 to 12 months without food.) In fact, it may be prudent to just get rid of mattresses and furniture that have bedbugs.  The professional pest control operator can advise you on that decision.

Get rid of clutter in every area of your house.  Bedbugs love cracks, crevices, closets or any place that’s a tight fit. Clutter is a perfect breeding ground for these pests.  Being “Mr. or Mrs. Clean” will not prevent you from getting bedbugs but it will help you get rid of them.  Remember, it takes vigilance and some time before conquering an invasion but you can persevere and win.

If you fear you have bedbugs or question what type of infestation you may have please don’t hesitate to give me a call or text me at 402-670-8775 or email me at Marie.Otis@cbshome.com. I have excellent people to whom I can refer you for professional advice and help.

My friend and her husband are tackling a bathroom remodel and are progressing nicely.  They began by demolishing the existing bathroom and starting again from the studs up.  It’s going to beautiful when it is done.  I asked Deanna what advice she would give to others who want to do a major remodel on a bath and here is what she had to offer. 

First, don’t do any demolition until you have everything you need to complete the project.  This one surprised me but Deanna insists it is the best advice she was given by another friend.  It took several weeks for a custom sink to be delivered.  “Trying to work around the sink would have been a real headache,” Deanna declared.  “I have two little girls and if I had to keep the bath closed off any longer it would have been miserable for them.”

I asked why it took so long to get the sink.  “It was everything we wanted in style and still in our price range.” Apparently, they shopped everywhere and were lucky to find the item on-line.  We went all over town and were ready to settle for something less than planned but I was browsing the web one night and stumbled across this gorgeous sink. I’m so glad we got it.” 

Deanna had lots of pictures of the project and I noticed they had completely ripped up the floor and installed new dement board before laying the new 12” tile.  When I asked why, Deanna explained that her Dad insisted it was the right thing to do for two reasons.  First, all damp or stained areas would disappear and the new tile would adhere to the new and level much more easily.  There is nothing like starting off clean.

The bathroom looks positively transformed.  The new lighting is a big reason for the new look.  I told Deanna my observation and she smiled and said she’d gotten that important tip from the guy at Home Depot.  “He told us that new lighting had to be a part of any remodeling effort. He showed us what was really hot with local builders.  We had no trouble picking which we liked best.”

“My husband has a lot of experience with plumbing projects.  His Dad did a lot of that sort of thing growing up and so my husband learned a lot from him.  Luckily, we didn’t have to bring in an expert on this job.” Deanna went on to tell me that she and her husband made a pact early on that they would bring in an expert if any part of the job seemed overwhelming.  “We even set aside project funds for just such a contingency.”  That didn’t happen so Deanna spent the unused funds on accessories such a towels and a new shower curtain for the new, curved shower rod.

“I’m so glad we did it.  It took a lot of planning, shopping and heavy work but the result was, well, perfect.”  She’s right.  It looked grand.

If you have any questions or are looking to buy or sell a home, give me a call or text at 402-670-8775 or email me at Marie.Otis@cbshome.com.

Nothing chases Buyers away faster than a bad smell in a house.  Let’s face it, whether or not you’re listing your house, people judge you harshly if your house has a “bad” smell.  Winter months make the situation worse because you just can’t fling open the window when it’s frigidly cold. 

The first step in eliminating any odor is to locate the source.  Sometimes that is easier said than done.  Unpleasant smells in the kitchen usually comes from the garbage can, the garbage disposal or the refrigerator/freezer.  The trick here is to keep everything clean – inside and out. Don’t leave dirty dishes in the sink, take out the garbage every day and scrape off food before loading the dishwasher. 

I’m always looking for natural cleaners instead of using harsh chemicals.  This is especially important to me as a mother of two children and a large dog.  I always find great ideas for natural cleaners at idealhomegarden.com.  The people there encourage us to use “a solution of 2 tablespoons of baking soda and 1 quart of warm water” to wash down the interior of your kitchen appliances.  

To clean the microwave the website recommends that you fill a bowl of water, slip in a few slices of fresh lemon and heat it on high for 2 minutes. Let the bowl just sit for a few minutes before removing. Your microwave will smell lemon fresh!

Remember, some of the natural odor eliminators are baking soda, activated charcoal, cat litter, imitation vanilla or fresh coffee grounds.  I once had a freezer that had a smell I couldn’t get rid of even after cleaning it several times.  A friend suggested I take everything out and fill the freezer with old, wadded up newspaper.  I changed it every day for three days and the smell was gone.

Here is another tip I just love. To clean your garbage disposal fill the drain with ice, turn on the faucet and then run the disposal.  This will break up any food stuck in the disposal. Finish the job by running a lemon or orange rind to make it smell fresh. 

There are lots of good tips for eliminating odors with natural products at the idealhomegarden.com website. When you go on line you will see ads for all kinds of chemical odor eliminators.  Pass them up and try the natural solutions.  They are cheaper and quite effective.

If you have any questions please text me or call me at 402-670-8775 or email me a Maie.Otis@cbshome.com. 

It used to drive me crazy.  My family and I would pull into the garage, enter the house and the trashing would commence.  Coats were thrown over stools, piled on counters or draped over the back of the couch, backpacks toss on the floor, mail on the kitchen counter and groceries, packages, etc. etc., etc. hurled wherever there was a free space.  My house was trashed just by our walking in the door.  It became patently obvious that the Otis family needed a Landing Strip.

Truthfully, I didn’t know it was called that at the time but I realized early on I needed a way to keep my family organized and my save my house from disaster.  It has evolved over the years but I believe I now have it down pat beginning with a doormat.  We can wipe our feet or take off shoes and boots before walking into the kitchen.

We now have hooks right inside the door where we can hang coats and a bench with storage baskets where we can store boots, gloves and hats.  I have a little table where we immediately sort the mail.  I’ve learned that a recycling bin under the table means we can toss all the junk mail before we get too far past the door.  I also have hung a mirror over the table so we can make a final check of our appearance on our way in and out the door. 

All backpack and bags have to be emptied immediately and hung up on hooks provided for that purpose.  We even have a special hook for the dog leash.  The table holds a bowl where we put the car keys; this also makes it easier to find them when we are leaving the house.  I have also placed a small bowl so my husband and son can empty their pockets of change.

Groceries, homework, lunch bags and magazines are all put away next.  We have (finally) installed a recharge station where we can plug in our phones, i-pads or any other electronic devices we carry with us. We make it a rule to plug in our phones in the station before bed so they are always in one place in the morning and fully charged for the day.

Getting everyone to follow the rules is not always easy.  However, once the routine is down, and there is a place for everything, it’s much easier for us to keep the house presentable and it makes getting to work and school the next morning so much more efficient.  Does your home need a landing strip?

Give me a call or text me if you have any questions at 402-670-8775 or email me at Marie.Otis@cbshome.com.