Seniors - Watch Out For Scams

Watching out for scams really applies to everyone, not just seniors.  But it does seem that folks who have been slow to use computers get hit the hardest.  And scammers like to target people they think might have some money put away, who own their home, and that have great credit - and many seniors fall into this group. Here are a a few tips to hopefully keep you safe when you're online.

First, look at any offer 'out of the blue' with suspicion. Maybe it's for an 'anti-aging' product, discount medications (which turn out to be counterfeit), or 'free' medical devices that will be billed to and paid by your health insurance company.

Emails that request you reset your password or verify your account. It may look like a legitimate email from your bank, or from a social media site that you frequent.  Scammers send these out by the tens of thousands hoping to hit some that actually have an account.  For example, I get emails from a nationally known bank.  It includes their logo and looks very official.  The thing is I don't have an account with that bank.  That's an easy one.

Before you click on a link, position the mouse pointer over the link and wait for a second or two for a box to pop up that shows you the destination. My example below is from a social media site where I do have an account.  But the link is not going there!  These fake links go to places where they try to capture your personal info to use for fraudulent purposes.

You will go to a different location - not where the links says. SCAM!

NEVER open an attachment from somebody that you don't know. These attachments often install a virus or keyboard capture routine on your device and passwords can be stolen.

NEVER, EVER fall for the "you have won money", or "I need your help to get millions of U.S. Dollars out of my African country".  I know it sounds absurd, but people do fall for these.  Many of these are written in poor English and they almost always invoke god in some way.

And let's not forget the good old telephone call, either. Many offers come in as a "free prize", except that you have to pay tax and shipping and handling.  Watch out! A legitimate company will not pressure you to make a quick decision.

NEVER pay in advance for services.  That guy working out of his pickup truck might say he needs a couple of thousand dollars to buy materials, but you may never see him again. Of course, his prices are so much cheaper you'll be tempted to jump on his offer.  That is a major red flag.  Ask to see his construction license.  In Michigan, legitimate vendors get a 'pocket card' that indicates they are either a licensed builder, or a 'maintenance and alteration' contractor.  The M and A companies are for specific things like gutters, siding, roofing, painting.  You can check on a company or an individual at this link:  https://www.lara.michigan.gov/colaLicVerify/lSearch.jsp

Go to 'Search By License Type' then 'Profession', then 'Residential Builder'.  If you want to review a previous blog post that I wrote about builder licensing, you can find it here:
http://livingstonre.blogspot.com/2015/07/is-your-contractor-licensed-does-he.html

Remember - if it sounds too good to be true, it probably is!  Stay safe out there.

I am a full-time residential real estate professional and a senior real estate specialist.  If you have real estate questions, you can always contact me through this blog or my office phone number on the sidebar.

August 19th is Photography Day

Yes, August 19^th is Photography Day. Are you an amateur, a pro, a hobbyist?  Doesn’t matter if you don’t have a great camera, you’ve got a phone, right?  Celebrate Photography Day by taking pictures of something different today.  A cloud formation, a bird, your garden, even a funny bumper sticker.  Then post it online. It doesn’t matter where, the idea is to participate.

So get out there and shoot a few pictures and post them to celebrate Photography Day.

Image courtesy of Stuart Miles/freedigitalphotos.net

Livingston County Hazardous Waste Collection Days 2015

Livingston County has announced its dates for household hazardous waste collection.  Two sites will be in operation. One in Howell at 418 S. Highlander Way, 48843 (parking lot of Animal Control), and one in the Brighton/Green Oak Township area, in the parking lot just to the west of the Green Oak Fire Hall, Grand River and Alan Dr.

Appointments are REQUIRED and can be made by calling 517-545-9609. The dates are May 9^th (Howell), August 15^th (Green Oak) and October 10^th (Howell).  They are all Saturdays and the times are 9am – noon on those dates.

Automotive fluids, all kinds of batteries, wood stain, CFL bulbs, aerosol cans and much more can be properly disposed of at these collection events.  Please see theposting and click on the flyer for complete details. 

Again, they will not collect your materials unless you have an appointment, so make the call.  The environment thanks you!

It's A Zombie World

I’ll admit it, I don’t get zombies.  Oh, I know what they are, uh, what they are supposed to be. I watched the original ‘Night of the Living Dead’ back in the late 60’s, the movie that put zombies on the map.  Of course, there were some 1950’s B-grade horror movies that also delved into zombies, mostly in Haiti, and the plot was always tied to Voodoo.   Now, everybody is into zombies, and in a BIG way – even in real estate.

What’s that you say? Real estate?  Sure.  Just yesterday I had two zombie articles cross my news feeds.  The first was an ebay listing for a small town in southern Georgia that is for sale for $680,000.  It happens to be where the television program “The Walking Dead” is filmed.  That show is about survivors of the apocalypse that find themselves in a world inhabited by – zombies. 

The second article was about a company in the UK that is building ‘zombie-proof’ log cabins.  Extra-thick interlocking logs, barbed wire, slit windows – ain’t no zombies getting in here! It even has a zombie sniper deck.  You, too, can own a ZFC-1 structure for just $110,000. 

Reading these items, I remembered seeing something recently from none other than the Center for Disease Control (CDC). They put together an entertaining, comic book-style document that shows what you should have to survive an emergency.  It’s titled “Preparedness 101: Zombie Pandemic”.  Apparently the steps you would take to survive zombies works for other disasters, too! The Federal Emergency Management Agency (FEMA) got into it, too, by cross-promoting the CDC  document.  Surviving zombies goes along with their ‘shelter in place’ advice for natural disasters, it seems.

Zombies are considered to be mindless and unthinking and prey upon the living.  Is there another real estate-zombie analogy here somewhere?

For more info on zombies, see the Wikipedia entry.

image courtesy of CDC

Good News For Michigan's Housing Market

We're seeing it more and more. In the newspapers, local news broadcasts, hearing it on the radio.  As an example, today's Detroit Free Press has an article titled, "Michigan home prices rose 9% in January vs. 2014."  And here in Livingston County, we've been outperforming most other SE Michigan geographical areas.  What does it all mean, though?

Well, first, things are looking up.  But temper that with some reality.  The same article notes that our home prices are still 17.3% off their peak from 2005.  Yes, we have more new construction, and at least here in Livingston County, it's still a seller's market if your home is under $350,000 in value.  But what does that mean, exactly?

In the real estate industry, we consider the supply of homes under 6 months inventory to be a seller's market, over a buyer's market. Six months is a 'balanced' market. We get those figures by taking the average number of sales over the last 12 months and dividing it into the current inventory.  If 600 homes have sold in the last 12 months, 600/12 = 50 per month.  Let's say the inventory is 300 homes.  300 homes on market/50 sales per month average = a 6 month supply, or a balanced market.  We can break this down by price ranges, municipal areas and the like. 

Even if you're area and price range are in a seller's market status, that doesn't mean you can go crazy with the price.  Generally speaking, if you overprice by as little as 3% it will affect the number of showings you get.  Just 5% over priced may be the difference between a few showings and no showings.  How does that happen? 

Education.  Buyers are constantly looking at homes on the internet.  All of the listings come from the local MLS, but different sites (called portals by some) have better search features or education articles.  Buyers have an almost intuitive feel for when a property is overpriced because they've been looking at every 3 bedroom, 2 bath ranch between 1600-2000 sq ft in the area they like for months. Try asking $250,000 for a home that others sell for $220,000 and you'll be waiting for a while. 

So, yes, things are improving and the news is mostly good in comparison to where we've been.  But you still need a competent professional to assist you with your sale or purchase.  Remember that a real estate transaction is one of the biggest you will make in your life. Trust a full-time real estate professional.

image courtesy of ddpavumba/freedigitalphotos.net

Social Media Posts

It’s tough to keep up with social media feeds, isn’t it? Friends, family, friends of friends, games, news – it’s all there.  I’ve had a couple of messages thanking me for some for specific real estate items that I posted and thought I’d do a short list of the most recent ones.  

If you missed them the first time you can go back and see them at your convenience.  If you want to see new posts in the future make sure you ‘like’ the page at http://www.facebook.com/MichiganRE to get the feed in your timeline.

• Peculiar People Day, a lighter look at life
• The curse of the first offer, of interest to sellers
• Will interest rates stay low? Industry news of interest to all
• Recycle tech items for free. Get rid of your old electronics safely
• Acoustic Café at the Historic Howell Opera House. Things to do
• Plymouth Ice Festival, Jan 9-11, Plymouth MI. Things to do
• Modest home price growth predicted next 12 months. Industry news
• Millennial generation home buyers. Perspective piece from an industry source
• Winter weather FAQ. Safety review for all in our great State

Content requests and comments are always welcome, by the way.

Fannie Mae Recommends Using A Realtor

I read a lot of real estate related news feeds every day, but I’ll be the first to admit that it’s not often I visit FNMA.  Under the ‘Know Your Options’ portion of the Fannie Mae web site is this little gem.

Decide How to List

Select how you'll market and list the home (e.g., with a real estate agent or for sale by owner). There are pros and cons to each, but unless you are experienced at selling homes, it usually makes financial sense to get professional help—homes sold by agents typically sell at a higher price and spend less time on the market. An agent will also help you determine the best pricing for the house, they'll market the home, and they'll be your advocate throughout the process. (emphasis is mine)

Yes, as Realtors we’ve known this for a long time but many consumers remain skeptical. And I can understand the reluctance in some instances, but we do make a difference in both time and money for our clients. Are you curious about the value of your home?  Give me a call for a complete market analysis.

Plumbing Leaks And Water Bills

Plumbing leaks can hit your water bills – hard. I’ve lived in homes serviced by wells and municipal water systems.  Wells are great, except when the power goes out.  Then you have no water. Currently I’m on a municipal system and still use a water softener, so the two are not mutually exclusive.

If you have a slow leak or a toilet that runs due to a bad flapper valve or some other minor problem, letting it run can seriously affect your water bill.  In my area, for every unit of water that I use, the related sewer charge is double the price of the water.  A small leak can add up to big bucks in a short time.

I had a client with a functioning but unused toilet in the basement.  The new purchasers did their walk through and apparently somebody used that toilet after the owner had moved out but before closing.  The flapper didn’t seal all the way, causing a continuous flow of water.  As luck would have it, closing was delayed for a couple of days and when the final water bill came, it was a doozy! Over $600!

Many of us know somebody that went away on vacation, or for the winter, and experienced a water leak. Usually these are more catastrophic than a large utility bill, but here’s a device that can help you.  It’s called a flow sensor and it can be hooked up to a specific line or fixture, or it can be installed on the main line to shut off all water to your home.  For a reasonable investment (under a few hundred dollars, parts and labor) it gives you an added layer of security.

Many alarm companies also provide water sensors that detect standing water on the floor, usually in the basement. Just like an intruder alarm, you’ll get a call, text or email about the problem if the sensor trips.  There are also stand-alone models that you can install yourself should a pipe burst in the middle of the night.

The linked article gives some other great tips on how to proactively prevent plumbing leaks.  

image courtesy of gualberto107/freedigitalphotos.net

July 2014 Realtor Confidence Index Results

Every month, REALTORS across the country are given an opportunity to give their impression of their local housing markets.  The National Association of REALTORS (NAR) puts this into a report.  I just received the July "sneak peek" and here is a brief summary.  I'll expand on it in the next week or so.

• REALTOR confidence has continued to moderate. Some areas are seeing better inventory, but overall, supply remains tight.
• Buyer traffic dropped slightly in July.
• Fewer REALTORS are reporting rising home prices.
• Most REALTORS expect home prices to raise modestly in the next 12 months. (Michigan expects 3%-5% increase)
• Properties typically sold within 48 days in July.
• First time buyers were 29 percent of sales. Most first time buyers also made down payments of 6% or less.
• Cash sales were 29% of total sales.
• Sales for investment purposes were 16% of all sales.  Second home buyers and relocation sales remain weak.
• Distressed sales (foreclosures and short sales) were only 9% of all sales and sold at an average of 20% discount.
• Demand for residential rentals remains strong with many areas reporting rising rent rates. In some markets, it is cheaper to pay for a mortgage than rent.

The housing market is more complicated than it would appear to many consumers. If you are planning to sell or purchase real estate, it pays to work with a full-time professional, both for the lending and the marketing/sales components.

Things Are Popping Around Livingston County!

The Michigan Challenge Balloonfest gave Howell area residents something to look up to (balloons quietly gliding overhead) on the last weekend of June.  Then we had the area Independence Day parades.  I went to the one in Brighton – I believe it was the most entries they’ve had in recent years. And the weather was perfect.

Business news has been exciting, too.  The Brewery Becker, a new brewery opened up in the west end of downtown. Originally the Western Hotel, it was known by most locals as the ‘pink hotel’ for many years because it was once covered with a pink siding.  I went to the Greater Brighton Area Chamber of Commerce’s ribbon cutting and wow! – is this building an eye opener.  It looks great on the outside and even better inside.  Three levels, reclaimed wood for the bars, wrought iron staircases to get you to all three levels, and of course about 10 or 11 of their own beer creations.

Howell’s Shark Club is changing their format totally, as well.  The ground floor bar is becoming a brewpub that’ll serve home-brewed beer and the upstairs nightclub will be converted into a banquet center.  No word on whether the charity poker room on the ground floor is staying as of now.  Not sure if they’ll keep the ‘Shark Club name’ yet, either.

Then we have Lake Trust Credit Union breaking ground on a new $30 MILLION HQ building In Brighton Township, just minutes from downtown Brighton.  They’re leaving Lansing for Livingston County.

Is Flipping In Your Future?

Successful investors know that it's a lot of work and often there are pitfalls that can nibble away at your reserve funds. They make money, but I don't think that it's 'easy' money. And I'm sure that they sometimes make less than they originally projected due to unforeseen issues and problems.

I've seen a lot of interest in 'flipping' in the last 4-6 months.  Likely spurred on by cable network shows that make it look pretty attractive, consumers are taking workshops, reading materials and looking for homes to flip.  Before you make your move, read this article - and do your homework.  http://goo.gl/G6rh1i

It’s ‘Toy’ Time!

Here in beautiful Michigan, we can find the right weather to use our toys all year round.   Right now, the snowmobiles are going into storage and out are coming things like boats, personal watercraft, campers and all terrain vehicles (ATVs).  But have you changed your insurance coverage?

Many people I know just carry a comprehensive policy on their toys stored for the winter. That way if they’re stolen or damaged, they’re covered.  But as soon as you pull them out of the garage or pole barn, you better make sure you have liability insurance, too.  The minute they leave your property your homeowner’s liability coverage will not extend to them.

For towed or hitched campers, did you know your auto insurance coverage extends to the camper?  Using a buddy’s car or truck to tow it?  Then his coverage is in play, not yours.  Unhitch at a campground and the auto coverage is out of play.  You may need vacation liability coverage if something happens and you’re found liable for damages.  If somebody backs into or hits your camper, you will need to have collision coverage to cover the damage.  Luckily, if a tree falls on it, your comprehensive coverage will take care of that.

If you have a lot of assets, you may want additional personal liability insurance to protect yourself.  Lawsuit settlements are going up and it would be a shame to lose your car, house or other assets because you don’t have enough coverage.  An umbrella liability policy is usually pretty cost-effective.

I’m not an insurance expert, but I’ve seen and heard enough from clients over the years to know that you need to talk to an insurance expert about your particular situation.  My friend Karen McKeen works for Allstate and can explain the various coverages (and their exceptions) to you and even give you a quote for comparison if you like.   Feel free to contact her at:  Karen McKeen, Allstate Insurance  248-667-9399 or email to KarenMcKeen1@allstate.com.  And have some fun out there - safely!

photo courtesy of Toa55/freedigitalphotos.net

Multiple Offers – Michigan Real Estate Law

I’ve had a couple of recent calls inquiring about the correct process for multiple offers.   There’s a lot of confusion on the way that consumers think they should be handled as opposed to what Michigan real estate law says.  Here is what the Michigan Association of Realtors has to say about multiple offers.
 

·         License law requires all offers to be forwarded by a licensee to seller. After the offers are delivered the seller may consider them in any order he or she desires.

·         The buyer's agent is generally prohibited from contacting the seller who is represented by another agent.

·         There is no requirement that a seller must reject an offer in writing or even acknowledge receipt of the offer. A seller can accept, reject or counter an offer. Or the seller can choose to do nothing, or sit and wait for a second offer.

·         A buyer can request that a seller respond in writing but the seller has no legal obligation to do so.

·         There is no requirement on multiple offers that a seller treat each potential buyer equally or fairly (except for the protected categories under the Fair Housing Act which are race, color, religion, sex, handicap, familial status, or national origin).

·         Any material change to a counteroffer is a rejection and becomes a counteroffer back to the other party (true for all offers-not just multiple offer situations).

·         A seller is not required to take the highest offer, but could actually take a lower offer based on terms or cash.

·         The seller can disclose the amount of the offers to none, some or all of the other potential buyers.

·         A seller can offer one buyer an opportunity to submit another bid, without offering the other buyers a similar opportunity.

·         An offer cannot be accepted orally. You do not have a binding contract until the written acceptance is delivered to you (or your agent).

·         An offer or counteroffer can be revoked at any time before it is accepted (even if it contains an expiration date).

·         An offer can be revoked orally.

·         A seller is not required to accept a full price and terms offer.

 Most prospective home buyers believe that a response is required by the seller, and that if they get their offer in first that they are ‘first in line’.  Neither is true.  Remember that this is based on Michigan Real Estate Law. Laws in other States may vary.  To see MAR’s primer on multiple offers, go to:

http://mirealtors.com/content/upload/AssetMgmt/Documents/primermultipleoffer13.pdf

 

image courtesy of scottchan/freedigitalphotos.net

 

Senior Real Estate Designation Received

I’ve worked in real estate for 16 years and have had my share of transactions with elderly clients.  Because of the graying of our population, I decided to ensure that I will always do the best for my clients in the older age groups. I have recently completed a course of study and been accepted into the Senior Real Estate Specialist Council, a group that has knowledgeable and passionate members serving the 50 and older market.

If you know somebody that needs this kind of specialized real estate knowledge in my market area, it would be my privilege to assist them. Likewise, I know that often people are reluctant or not ready to make a major life change but may still have questions.  I am always willing to be a resource for area residents, their families and their friends.

Disaster Recovery For Your Home

How would you recover from a disaster at your home? What would you do if a tree fell on your house, or if a storm ripped off the roof?  How about a flooded basement?  Of course, these things seem to happen in the middle of the night, to make things worse.

I had an opportunity to talk with Shawn McDonough of Laurens Construction Company about this kind of event.  Shawn is a former insurance adjuster – so he knows that side of the business pretty well.  As a repair specialist for Laurens Construction, a 24/7 response company that serves all of SE Michigan, he’s seen some pretty amazing things.

This interview is just under 9 minutes long.  Listen to it – then call your insurance agent and review your coverage.  If there’s anything worse that your home suffering damage at the hands of Mother Nature, it’s finding out you’re not carrying the right rider to your homeowner’s policy.

Bob Smith, SRES
Preview Properties, PC
130 W. Grand River, Brighton, MI 48116
810-220-1478
http://www.RealEstateMich.com

Keeping Wine Fresh

I don’t often have wine that sticks around for more than a few days after being opened, but for those of you that do, you may have struggled with keeping wine fresh.  This is definitely more of a problem with red wine.  White wine can be capped and placed in the refrigerator and seems to ‘keep’ so much easier.

A few years ago, I purchased a Vacu-vin for around $10.  Special stoppers and a hand pump that suck the air out of the wine bottle works very well for my short term storage of open bottles.  But I came across an article this morning that reviewed five different wine storage techniques – with varying prices and varying degrees of effectiveness.

I know that wine is a much more popular choice for many people than in years past and thought I’d share it with you (the article, not the wine!).  If you have a favorite way to keep your wine fresh, feel free to share it here.

image courtesy of vacuvinusa.com

The First Robin of Spring

Here in SE Michigan the '1st Robin of Spring' usually means warmer, nicer weather. Not today.

For the last couple of years, the weather on St. Patrick's Day has been in the 70's. In fact, for the last two years, I've been able to get my first round of golf for the year played on March 16th or 17th. Not this year. It appears that our local groundhog prognosticator, Woody the Woodchuck (who resides at the Howell Nature and Conference Center) and the nationally known Puxsatawny Phil have both misled us. Early Spring, indeed.

It was still great to see a relatively plump robin in my serviceberry tree this morning, even though we had a light snow overnight. And Spring often means that home sellers are getting ready to list homes. If that's you, consider calling me for a frank discussion on price trends and market dynamics. I'd love the opportunity to help you with your real estate needs.

photo courtesy James Baker, freedigitalphotos.net

Homeowners - A Property Tax Appeal Guideline

For those of you that are homeowners and who haven’t yet subscribed to my real estate e-newsletter (why not?), here’s some great information for appealing your property tax assessment that you probably missed seeing.  I get numerous calls every year about this very topic – this year they started in January.

State Senator Joe Hune (22^nd Senate District) has put together a very informative brochure that you will find useful if you want to make an appeal.  First, you have to appeal to your municipal Board of Review.  Don’t forget to make an appointment for this!

 If you fail at the local level, you can appeal to the State Tax Tribunal.  The brochure correctly states that you do not need an attorney to do this, but my anecdotal evidence over the years seems to point to a higher success rate when you are represented by either an attorney or a Certified Public Accountant (CPA).

Follow the format in the brochure to be as well prepared as possible. 

Editor Note: Because I have shifted web platforms, the link to the guide is no longer available. Feel free to contact me by email and I'll be happy to send the guide to you.

And if you'd like to subscribe to my newsletter, click on the 'Join My Mailing List' button on the right side of this blog.

What’s Your Home’s ‘Sell By’ Date?

Sell Your Home

My wife and I sometimes have a discussion about dates on food items.  There’s a ‘sell by’ date, sometimes a ‘use by’ date, even a ‘best if used by’ date, depending on the product.  She wants to dump them on that date, I tend to keep using them for a couple of days beyond.

Sometimes it’s aesthetic, sometimes it’s for safety.  The ‘Sell By’ date is largely for stores. It helps them to pull slow moving items that may have reached their peak for freshness, consistency and taste.  But often, you can still consume those products beyond that date. Note: I wouldn’t recommend trying that with the milk two weeks later, though. My wife and I agree on that one!

Successfully selling your home can have many nuances, too.  Price and condition are two biggies.  Upgrades and features (or amenities) are some others.  Add to these factors more subtle influences like color schemes, quality of that new carpeting, floor plan and traffic flow, and professional staging.  All can play a role in the sale of your house. Small things like dishes in the sink or laundry hampers overflowing can also detract from an otherwise acceptable home.

Regardless of the issues above, if you price your home more than a few percent over the market value, it will likely not sell. Or it will take longer to sell and will sell for less.  So when I go on listing appointments, I like to ask, “What’s your sell by date?”  Most people have an ideal time to be in their next home. It may be for work purposes, to be reunited with family members by an important date, or even related to a seasonal change.

It’s ironic that sometimes when you price a little bit low it’ll sell for more.  How can that be?  Because buyers are very attuned to the real market value for what they seek.  They’ve been looking at listings, viewing homes, and doing their homework.  They can make the mental adjustments for a location liability (backs up to rail road tracks or highway), school system (good but not the best rating), and distance to the interstate and shopping.  And they can do it quickly.

When an underpriced home (even slightly underpriced) hits the market, buyers will jump on it. Multiple offers are not uncommon.  And while it’s rare to get more than 5-6% above listing price, I’ve had a couple of sales this year that were in the double digit over list price range. If you want to move sooner rather than later, you should be more aggressive with your pricing – and that DOES NOT mean you’re giving your house away.

Sellers in no particular hurry often make a bigger mistake by “trying it out at a higher price,” thinking they can reduce the list price later. By then, buyers are thinking there’s an issue with the house and will not perceive it the same as when it’s new to the market.  Consult your real estate professional to arrive at the correct pricing to get your sale completed by your “sell by” date.  And if you need help with determining that value, I’m happy to assist.

image courtesy of Stuart Miles, freedigitalphotos.net

Long Term Care Patients Can Keep Their Principal Residence Exemption

courtesy koratmember
freedigitalphotos.net 

Michigan’s Public Act 324 of 2012, which became law October 9, 2012 allows for retaining the Principal Residence Exemption (PRE) while in a long term-care facility if they meet certain conditions.  There have been instances where a homeowner lost the PRE and had to pay higher property tax rates because they were in rehab or couldn’t live alone for an extended time.

This bill allows them to keep the lower property tax rate if their intention is to return, as long as they meet all of these criteria:

They must continue to own the property; they may not have established a new primary residence; they provided for the maintenance of the property while in a nursing home or assisted care facility; and the property was not occupied, or leased, and wasn’t used for any business or commercial reasons.

This bill was introduced by Senators Caswell, Nofs, Hildenbrand, Robertson, Jones, Rocca, Hansen, Marleau, Colbeck, Bieda and Kowall.

Text of the full bill can be read here.

If you're thinking about selling a home or land in Michigan, give me a call.  I'm a full-time real estate professional with 15 years experience.