Livingston County Museums - Part 2

Here is Part 2 of my post on Livingston County museums.  The first post had three venues, as does this one.  If you happen to find one that I missed, please send me the information. I'd love to include it in a future post. 

The Howell Depot Museum.  Unfortunately, this museum is closed in the winter months.  When it's open it has a replica of a general store and the station master's office.  Hand-operated signal equipment, old telegraphy equipment, artifacts from WW I and WWII and some of the original rail sidings are still there, too.  Next time you're in downtown for a festival or Farmer's market, stop by and check it out.  They have both a website and a facebook page.

The Refrigeration Research Museum is just a couple of blocks outside of downtown Brighton.  If refrigeration is your game, this is the place to see, but you'll need to schedule an advance appointment.  Their exhibits trace the history of mechanical refrigeration from the early days (1890-ish) to around 1960.   They do have a website to help you plan your visit.

The Arthur Secunda Museum. Billed as the 'largest display of public art in Livingston County', and I believe it.  Secunda's striking graphic images are often reproduced in different palettes and placed adjacent to each other, some on paper that he made himself. This is no quick walk-through, either. Open weekdays, 9am-6pm and some Saturdays (but call ahead). It's located in the Chrysler Building at Cleary College in Genoa Township (Howell Campus).  Not sure who Secunda is? Do your research on this Detroit-born man and one of Michigan's most prolific artists.  The museum has both a website and a facebook page to make that a little easier.

Starter Homes Not Being Built?

It does seem that builders are going with more mid- to upper-price ranged homes.  This article is a national snapshot, but there’s no doubt that the increase in material and labor costs and the shortage of skilled tradesmen is having an effect.  And vacant land prices are rebounding, too.

I’ve seen build jobs routinely go over the estimate and small, local builders can find it challenging to get construction loans for their clients, although that is getting better, too.  How much is one reason and how much another?  I’m not sure it really matters. 

I believe that a lot of folks are still not confident in the economy even though the major indicators are looking good, interest rates are staying low (for now), and the stock market is doing very well.  What are your thoughts?

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

Livingston County Museums

If you've been in Livingston County for a while, you're familiar with the number of museums in the Ann Arbor area - just about 30 minutes away.  But did you know about some of the local museums right here in Livingston County?  I have six to share with you, but I'll post three today and three next week.  In alphabetical order they are:

The Aeronca Aircraft History Museum.  Even some pilots in the area don't know about this online-only museum, which began in 2010.  Aeronca was the first company to build a commercially successful general aviation aircraft. They also built a popular trainer aircraft during WW II and some observation planes, too. These days, Aeronca builds components for large companies like Boeing, Airbus, Lockheed and Northrop Grumman. Their website has a large amount of pictures, schematics, manuals, videos and yes, apparel for sale.  They also have a great facebook page, too.  Contact them by facebook, email or the listed phone number.

The Florence B. Dearing Museum in Hartland.  Located right in the heart of the village, this museum is located in the old Township Hall. It's named for the Cromaine librarian that started the collection of items representing the history of the Hartland area. Operated by the Hartland Area Historical Society, hours are irregular. They can be contacted via their web site or facebook page.

The Hamburg Historical Museum. Located in a building that dates back to the 1850's, they thought they were losing their building a few years ago, but an arrangement was made with the Hamburg Township Historical Society, the Hamburg Township Board of Trustees and the Hamburg Township Library Board to save this museum. They operate a tea room, a 'Basement Treasures' gift shop and a model train area.  An active fundraiser is called 'Raise The Roof' to replace an old section of flat roofing.  This is a fairly new museum, too, started in 2004. Check out their facebook page.

Most of the museums are looking for new members and volunteers.  If you have an interest, contact them through their respective web sites.

Next week, I'll finish off with the Howell Depot Museum, the Refrigeration Research Museum, and the Arthur Secunda Museum.  If I've missed a Livingston County museum, please send the information to me and I'll recognize it, too.

Aeronca logo courtesy Wikipedia
Hartland logo courtesy Florence B. Dearing Museum facebook page

It's National Chocolate Souffle Day

Not just any old souffle, chocolate souffle.  I don't think the odds are great that you'll be able to find one at the local market, so be bold, find a recipe and give it a whirl.  Sure, they have a temperamental reputation for collapsing, but even if that happens, it'll probably still taste great.

Stuck for a recipe?   Try this one from Betty Crocker.  OK, it's a chocolate souffle cake, but it'll be less temperamental.

photo courtesy of phasinphoto/freedigitalphotos.net

Wifi Enabled Twin Tub Washer From LG

At last month’s Consumer Electronics Show (CES) in Las Vegas, LG introduced a twin tub washing machine.  The front loader has a bigger capacity than the smaller pull-out tub at the bottom.  This means you can wash your larger load of say, towels, in the top and maybe those pesky reds and pinks in the smaller bottom tub – simultaneously, if you like.

Ergonomically designed to decrease bending, a Turbo Wash system for better cleaning, and a wifi link that lets you upload custom cycles and monitor cycle status are a few of it's features.  You can get the complete story and specs here.

Image courtesy of LG.

Real Estate Closings To Change August 1, 2015

As parts of the 2010 Dodd-Frank Wall Street Reform and Consumer Protection Act continue to be phased in, changes are on the horizon.  If you anticipate a real estate closing after August 1^st of 2015 you’ll want to read this.

UPDATE: THIS HAS BEEN PUSHED BACK TO OCTOBER 3, 2015

First, up front, the Good Faith Estimate and the Truth In Lending Disclosures that you currently get from your lender will be replaced with a new Loan Estimate form that combines the two.  The good news?  Five pages on two forms is replaced with three pages on one form.  The example form I’ve seen is very easy to read, so this looks like a win, to me.

The next part is what happens at closing.  Currently, the final Truth In Lending (TIL) disclosure is signed and there is a three page HUD-1 Settlement sheet.  This is replaced with a new Closing Disclosure that combines the two, and is still five pages long.  Again, it looks easier to read, and hopefully to understand.

The other part of this process is that all parties MUST have 3 days to review the Closing Disclosure.  No more last minute changes. In fact, if there are changes over a certain amount (I’ve heard $100), then the 3 day period is reset.  This means that the underwriting department at the lender and the title companies will have to be talking a lot more to make sure that a simple pro-ration mistake doesn’t cause a 3 day reset. 

It also puts more pressure on the real estate agents to make sure that things are as they should be for things like local tax assessments, transaction fees, and home owner/condo  association dues prorations.  Frankly, some agents don’t do a very good job with this, relying entirely on the lender and the title company to capture the correct data and catch errors. That has the potential to cause delays.

Until we see how this actually works out, I will be advising my clients (buyers and sellers) to expect an additional 15 days to close.  Right now, a ‘clean’ deal with a 30 yr conventional mortgage can get closed in about 30-35 days, so it’ll likely be 45-50 after 8/1/15.

How To Appeal Your Property Tax Assessment

Yes, it's that time of year again.  Residents are getting their assessments and some won't be happy - so unhappy that they'll want to appeal.  If that's you and you're in Michigan, State Senator Joe Hune has a very nice guide on effectively appealing your property tax assessment.  You can find it at:

http://www.senatorjoehune.com/

In the last couple of years, I know of residents that were actually able to prevail with a reduction because of this guide and through the helpful services of a friendly REALTOR that ran really great comps for them.

Which Is The Most Productive Day Of The Week?

Hmm.  According to the Professional Convention Management Association (PCMA) - it's Tuesday.  That's right, the day before hump day.    See their post at:  http://www.pcmaconvene.com/?p=5800.

Their data comes from Accountemps.  The hours of 10am - noon are the highest productivity, Fridays are the worst days for productivity, overall.  Wonder why?

February 15th, National What Day?

Yes, February 15^th is National Gumdrop Day.  Who knew?  Gumdrops have been around since the early 1800’s but the origins of this national day of recognition are obscure. That means I couldn’t track it down.

Gumdrops were a prominent feature in the board game ’Candy Land’ and they are still widely available. It seems to me that they are used for cake and cookie decorations a lot, too.

If you’re tired of all the Valentine’s Day chocolate but still have a sweet tooth, today you have a free pass to enjoy all of the gum drops that your heart desires.

Today Is - National Eat Ice Cream For Breakfast Day!

No lie.  According to the only documentation I could find, this day was created out of sheer winter boredom sometime in the 1960s. A Rochester, NY mother decided it was time to give her kids something to look forward to other than another dreary winter day. So, she came up with this idea to liven things up.  (Almost) first hand reports say you can build excitement by telling the kids about it in advance.

Photo courtesy rakratchada torsap/freedigitalphotos.net

Are You Ready?

We’ve been hearing a lot about ‘getting ready’ on the east coast this week, in preparation for the historical blizzard.  Folks are shuttering windows, laying in provisions, stocking up on gasoline for their generators, and getting ready to spend a couple of days indoors.

This is an extreme event however.  Some of what we face in the normal course of life is less obvious or less predictable that a monster winter storm (named Juno, by the way).  I was reminded of that last evening in a mundane, even humorous way.

A sock had fallen behind the washing machine.  It was my job to fish it out. After retrieving the errant clothing, I glanced at my water supply hoses.  The hot water hose was markedly ‘bubbled’ where it connects to both the machine and the faucet.  I was lucky to have noticed it before the hose burst. Had it done so when I was away, the water would have just flowed, and flowed, and flowed. 

I had a lesser ‘flood’ from a broken washing machine 5 years ago. Maybe 20 or 25 gallons of water that I caught immediately did just over $10,000 in damage. Can you imagine if the water ran for an hour, or two, or three?  Yikes.

I’ve included a picture of the old hoses, (5 years old to be exact) and their newer replacements which are steel braid with a rubber cover.  And the new ones have a lifetime guarantee.  $16 to replace with the same type I had or $25 to upgrade to the newer style.

Please add ‘check washer hoses’ to your annual list with smoke detector batteries and setting your clock forward or back.  And you might want to check your homeowner’s insurance to be sure you have proper coverage in case of a flood, too.  Are you ready?  I am (now).

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.

List My Home In January???

Yes, it may seem counter-intuitive to many homeowners, but there are some great reasons to beat the ‘spring rush’ for listing your home by doing so in January.

I know all the reasons for not doing so. I’ve heard them every one of my 17 years in the real estate business.  In no particular order, they’re:

• People will track up my home because of sloppy weather
• Nobody’s really looking to buy this time of year
• It’s too much of a hassle
• We just want to relax after the busy holiday season

Rather than address these statements individually, let me say this – January is a fairly robust month for getting homes under contract. In Livingston County, over 200 homes each January since 2010 are shown, get an offer, are negotiated and reach an agreement.  And remember that 2010 and 2011 were not rosy years for selling real estate.

Don’t wait for sunny weather if you need to sell.  I can show you ways to maximize your home’s appeal for selling right now.  Figure a sale in 60 days and where does that put you?  Right into the middle of March for a move-out date. Take advantage of lower competition and buyers that are motivated.  Of course they’re motivated. Why would they be looking at houses now instead of waiting for nicer weather?

Call me for an honest opinion of your home’s value AND marketability.  It’s free.

Please visit and 'like' my facebook real estate page.  I constantly post short items of interest to both current and future homeowners.  It's at http://www.facebook.com/MichiganRE

image courtesy Stuart Miles/freedigitalphotos.net

Rent To Own Scams

The old saying, “if it sounds too good to be true, it probably is” should always raise a red flag, especially with rent to own offers.  Craigslist, Trulia, Zillow, and many other public sites get these on a regular basis. 

Low prices for the neighborhood usually catch your eye.  Request for more information, normally by an email account, will give you a few basic clues, too. 

• ·         It is still available.
• ·         We have other interested parties.
• ·         You must act quickly.
• ·         The ‘owner’ uses a title like, Reverend, Doctor.
• ·         Emails are from free sites like yahoo, gmail, or hotmail and you are addressed as Dear Sir/Madam
• ·         You get pressured to make even a modest (but usually higher) deposit before seeing the interior of the house, to prevent others from beating you out on the deal, of course
• ·         Emails are in all caps, often have awkward sentence structure, or a lot of typos

Then there is the somewhat plausible reason for such a deal.

•         Had to move for work/family reasons
•         Family member is very ill and we need money
•         Can’t meet in person because they’re on an out of country mission trip

A request for you to fill out an application usually follows, which may require financial data so they can do a credit check or verify employment.  Really, they want your personal info.

A clincher could be something like, “if you see a sign in the yard don’t call them because I’m no longer working with any agent because it’s too expensive.”   Could it be that the agent will see their name doesn’t match the owner of record in about 20 seconds? 

Clincher #2 is for you to send money via Western Union and you’ll get the keys by way of FedEx.

A few things you can do to protect yourself are:

Ask a ton of questions.

Search property records. Many municipalities (cities, townships) have a public search function on their official websites.  Occasionally it might cost you $2-$5 to do this for a single property, but that’s money well spent – and it’s easier than going to the County Assessor’s Office.

If they’re not asking you a lot of questions about your needs, pets, number of family members that will be living there and such, but are focused on the money end, that’s a big clue, too. Always have an attorney review any contract.

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.

House Goes For $100,000 More – With Cat

This report is just so-o-o odd.  An Australian family received an offer on their home with a provision to raise it by U.S. $100,000 if they could keep the family’s pet cat. The buyer’s child took such a liking to Tiffany the cat that they decided to make this unusual offer.  The home’s price was U.S. $1.9 million (with cat).

No word on the seller’s response. I hope the inspection goes well and there’s not an appraisal issue.  Tiffany's picture was not available.

Source: yahoo news

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

Secretary of State Online Services – Great For Seniors

Michigan seniors wintering in the warmer Southern states may have the dilemma of renewing their license plate tabs or driver’s licenses while away.  If you’re eligible to renew plate tabs online, did you know you can do that up to 6 months in advance?  Likewise, driver’s licenses or State ID Cards can be renewed up to a year in advance. Lose your ID while away? You can even request a replacement online.  

My experience has been that I get plate tabs in 7-10 days, and some years it has been as short as 4 business days. Take advantage of the Michigan Secretary of State Online Services at https://onlineservices.michigan.gov/ExpressSOS

I’ve Got A Fireplace! What Now?

One of the home features that stays popular is a fireplace.  I’ll leave it to another post to talk about the different types of fireplaces – natural (wood burning), gas (vented and vent free).  There are also safety issues, and regular maintenance on natural fireplaces is important.  Let’s assume that you have a properly maintained natural fireplace, the colder weather is coming, but you need one thing – firewood.

Of course, if you have a large enough lot, you’ll harvest some trees now and then and that will help you with your supply.  Storm damage, age and disease will contribute to your firewood pile.  If you’re in a more typical subdivision and lacking trees you can always buy firewood.  A ‘cord’ of firewood is 8 ft long by 4 ft high and 4 ft deep.  A ‘face cord’ is 8 ft long by 4 ft high and around 16 inches deep, or one-third of a cord. 

A standard pickup truck bed will hold from one-fifth to one-half a cord of wood, depending on how it’s split and stacked.  If you are buying anything but a full ‘cord’ be careful about the price you pay.  Face cords go from $50-$75 each. At $75 per face cord, that would be (3 face cords x $75) around $225 per full cord.

If you have experience with a chainsaw, you can harvest wood from Michigan State land with a permit from the Department of Natural Resources (DNR).  The permit costs $20 and you are allowed to take up to 5 full cords of wood.  There are restrictions, of course.  The wood must be for personal use only (NO RESALE), it has to be dead wood (think of it as “pre-dried”), down within 200 feet of a road, and only one permit per household per year.  Additionally, you must use the permit within 90 days of purchase and the permit period is only for the period between Apr 1^st and December 31^st of each year.

For information on the State of Michigan’s fuelwood program, see the DNR page at http://goo.gl/CtMZMa. This page has a permit application and maps of areas that are eligible for the program, basically the upper portion of our lower peninsula.  If you plan on taking multiple cords at one time, be prepared for a long day – or even a weekend – of work.  And make sure you have a large enough truck to do the transporting.  You may find out that buying full cords retail is more cost effective.

There are certain types of wood that you should not burn in your fireplace, and it should be dry (aged). For example, conifer trees (pines, etc), and painted or treated woods are not recommended for fireplaces. Remember, it’s a fireplace, not an incinerator.

Whatever your choice, be smart.  Have your chimney inspected and swept. I have friends that have dramatically reduced their heat bills by using wood burning stoves, fireplaces and inserts.  I currently have a vented natural gas fireplace.  While it does kick out some BTU’s it is really more of an aesthetic thing.  And we love the remote control for it, too, so it’s very convenient, but it’s not really a main source of heat.

image courtesy artur84/freedigitalphotos.net

Howell's Opera House to Host Oktoberfest

People say that everybody's Irish on St. Patrick's Day, so it stands to reason that you can be German during Oktoberfest.  The Livingston Arts Council will be hosting Oktoberfest at the historic Howell Opera House on Friday, October 3rd, beginning at 6pm. 

There will be live music, craft beer, German wine and a full German dinner for $25/person.  Want to come and listen to the music and partake of the cash bar only?  That's just $10/person. Get more info and buy tickets at: 

http://howelloperahouse.com/event/oktoberfest/

Money Magazine’s Best Best Places To Live 2014

Money magazine recently released this year’s list of ‘Best Places To Live 2014’. A couple of Michigan cities made the top 50.

At number 9, Rochester Hills.  Money calls it a “bucolic” place and cites the low unemployment rate (4.9% compared to the Countywide 8.1%), it’s affordable homes, and the home appreciation rate.

Ann Arbor came in at number 43. Mentioned of course, was the University of Michigan, the city’s historic neighborhoods, and its many restaurants.  Zingerman’s Delicatessen was specifically mentioned. Book stores, art venues and cinemas were noted, too. 

The report evaluated over 700 cities with a population between 50,000 and 300,000 and ranked them by using over 50 different characteristics.

Interestingly, Ann Arbor also made the top 10 (at Number 6) for Money Magazine’s 10 Best Cities for an Active Retirement.

It’s a bit of a drive from Livingston County to Rochester Hills, but if you’re in the Howell-Pinckney-Brighton area it’s under 30 minutes.  

Hartland Ranch For Sale

1520 Odette, 48353

Deck

Kitchen

Looking for a Hartland ranch home?  Look no more.  This great home has everything you'll want.  1614 sq feet with a finished basement - great for office, exercise area or use as an additional entertaining area.  Three bedrooms, two full baths (both have a tub/shower), and a large kitchen.  For the guys - a one year old 20 x 12 cedar deck, an oversized insulated garage with storage, and the house features 200 amp electrical service.  This great Hartland ranch sits on a double lot coming to almost half an acre. Fire pit, playset, too.  Well service with sanitary sewer.  And of course Hartland schools.  See the full listing here. If you're not working with a real estate professional and need more info, call me at 810-220-1478.  1520 Odette, $214,900. MLS# 214094615.

Is Hiring A Property Manager The Right Thing To Do?

Over the last few years, a lot of consumers have moved out of their homes and decided that leasing it was a better choice than selling it at a depressed price.  Others have made a transition to year round living at a second home but felt it wasn't beneficial to sell and also considered leasing.  If you're lucky enough to get a good tenant, everything is fine.  But if you scrimped on screening, it may have created more trouble for you than it was worth.

Josh Lawrence of Beka Management is my guest blogger and he talks about some of these issues below.
photo courtesy of Danilo Rizzuti/freedigitalphotos.net

You Do What?

So you are a Property Manager…….Does that mean you fix toilets, chase down late rent payments and take phone calls at 3 a.m.? Well, not exactly. In fact, a good Property Management company can minimize these issues and become a great resource for any homeowner or investor.  

Many of the horror stories that we hear relating to rental homes are due to the poor condition of the property and poor tenant screening. The first question that you have to ask yourself when deciding to lease out your home is..........If I were renting would I want to live here? Don’t be afraid to spruce the place up a bit, provide new appliances, etc. This will only increase the rent value and the number of interested candidates. The second question to ask is how much do I need to rent it out for? Maybe you are an investor and looking for a certain ROI or maybe you have to cover your mortgage payment. Whatever the reason, you will need to come up with an amount and make sure that the markets rent values support your decision.

Ok, moving on. So you have decided to lease out your home. Now it is time to choose a Property Management Company. Here are the top 3 things to ask your Property Management Company!

1.      How do you screen tenants?

A good Property Management company will Verify Income and Length of Employment, SS#, Criminal Record, District Court Filings (Evictions), Rental History, Utilities in Collection, NSF Checks and Credit. By moving a qualified tenant into a property, it helps to ensure that rent is collected on-time every month.

2.      Are there any hidden fees?

Make sure to ask your Property Management company what there fee structure is. How much do they charge to find a tenant? How much do they charge every month as a Management Fee? Do they mark-up the maintenance? Is there a charge for a lease-extensions? Who receives the late fee? It is important for both parties to be transparent up front.

3.      How do I know that my property is being taken care of?

One of the most important things in Property Management is an “Inventory Checklist.” Make sure that the lease clearly states that the Inventory Checklist must be filled out and sent back to the management company within a specific amount of time. This allows for the condition of the property to be documented when a tenant moves in. When a tenant moves in they also should be required to provide a “Security Deposit.” The security deposit should be at least 1 month’s rent, but not to exceed 1.5 month’s rent.

The truth is, there are a lot of really great Property Management companies out there. Find someone who is passionate about Property Management and is excited to lead you on the journey! 

Josh's contact info is:

Josh Lawrence/Director of Properties and Business Development

Beka Management

P.O. Box 552, Walled Lake, MI 48390

Office:  248-363-0999  Cell:  248-505-1271
jlawrence at  bekamanagement.com
www.bekamanagement.com  

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.

New Mobile Real Estate Web Site

I’d like to introduce you to my new mobile real estate web site.  You can visit my regular site on a desktop/laptop/most tablets in the usual way by going to http://www.RealEstateMich.com, but if you visit it from your Smartphone (and some smaller screen tablets), you’ll automatically be transferred to my new mobile site.  It’s been maximized for easy viewing and navigation on the smaller screen.

It doesn’t have everything that my legacy site does, but you can look at featured listings, do a full MLS search via the Internet Data Exchange (IDX) (this is what feeds Realtor.com, Trulia and Zillow, by the way) and you can read some of my consumer tip documents, too.  There is also an option to transfer over to my full web site if you wish. Or maybe you just want to check the most recent mortgage interest rates. You can do that, too. If there’s something you would like to see added, please use the ‘contact’ buttons to recommend an addition.

A colleague recently asked me why I would spend the time and money to develop a separate mobile web site.  My answer is that as more and more consumers use their smartphones for real estate information, it only makes sense to give them the best service possible.  Honestly, the cost including the real-time data feed is less expensive than my regular web site and in my opinion, it’s money well spent.  Anything that improves client communication and service is money well spent to me.

Please feel free to stop by and check out the new mobile real estate site.  I hope that you’ll bookmark it and use it frequently.  There’s also a link to my facebook page, and I would appreciate it if you stop by and give it a ‘like’.  You can easily contact me by email, text or voice call from the new mobile site with a single touch of the screen, too. 

I’d like to recommend Jake Freeland and MobileHippo for their innovative and affordable mobile solutions, especially for the real estate industry. While they’re a local company, I understand they provide solutions in other states, as well. If you’re interested in a mobile site for your business, you can reach Jake via email at Jake@MobileHippo.com or contact me for his phone number. Oh, yeah, and contact me from my mobile site and see how easy it is. 

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.

Genoa Twp Ranch For Sale - $139,900

3860 S. Latson, Howell MI 48843

Here's a real honey of a house.  Very well maintained 1054 sq ft, 3 bed, 1 bath ranch.  Two car garage with separate workshop area and a rear yard that is an absolute joy!  Decking, gardens, multitude of seating areas and three total outbuildings for storage.

You're minutes from the new Latson Rd/I-96 interchange and all of the shopping and restaurants in that area, but far enough away to feel like the country.  Take a leisurely 8-10 minute drive into downtown Brighton via Brighton Rd for Farmers market, shops, festivals and - more restaurants!

Genoa Twp property taxes, Howell schools. MLS# 214061215.  Open House Saturday, June 28th, 1-3 pm. 3860 S. Latson, Howell MI 48843.

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

Mortgage Applications Down Last Week

The Mortgage Bankers Association (MBA) tracks purchase and refinance applications weekly, and they were down 1.2% for the week ending May 23, 2014. This was true for 15- and 30-year conforming loans, FHA loans, and adjustable rate mortgages (ARMs).  All interest rates were fractionally lower than the prior week, too.  See the details here.

Is There A Coffee Shop Etiquette?

The relaxed nature of a coffee shop is very good for certain things like meeting with current or potential business partners, discussing trends in your particular industry, or outlining a joint marketing plan. Most of us wouldn’t take a restaurant table for a long period of time, and certainly not without ordering.  Which begs the question of this post, is there a coffee shop etiquette? If there’s not, there should be.

As I was thinking about my behavior and experiences, I decided to poll some associates that frequent coffee shops as part of their weekly routine, either for business or otherwise. I was fortunate to have an opportunity for input from a couple of shop owners, too.  So let’s get down to the etiquette.

Don’ts

Do not assume that refills are free – even if the pots are available and in the open.  If the refills are free, there’s likely a sign stating it.  Coffee is expensive and there are very few bottomless refills places around.  Ask about refills when purchasing your first cup. Some shops offer refills at a lower price than the first cup. A related don’t is that you NEVER bring in your own food or beverages.

Refrain from turning up the volume on your devices. Use earphones or keep the volume low enough that the neighboring tables can’t hear it.

Don’t just show up with a larger group.  The magic number seems to be four. Larger than that and you should give the shop a courtesy call to make sure they are expecting you. Often they will reserve a space for you. If you plan to have regular meetings there, make arrangements with the owner. Some coffee shops have private meeting rooms that will accommodate up to 20 guests, but they need to be reserved in advance.

Do not abuse the wifi privileges.  Streaming music or videos can take up a lot of bandwidth and if everybody did it internet service would be lousy for all. Often there are small children in the shop with their family, so wait until you get home for browsing questionable sites, streaming video and playing online games.

Use the ‘right size’ seating. If it’s just you trying to check email or some quick facts, sit at a small table.  And keep your tablet/laptop/phone charged.  It is poor form to grab that booth for four just because you need the only available outlet.  Especially if the place is busy.

Do’s

Buy something.  Especially if you’re camping out for hours and hours. A purchase every 90 minutes or so seems to be about right.  And c’mon – make sure you leave a decent tip.  15% on a cup of coffee and a muffin or a bagel isn’t bad overhead for a temporary work space.

Recommend the shop to friends. Tell them about the wonderful atmosphere, friendly owner and staff, the great coffee and food.

Use your eyes and some common sense.  If the place is packed don’t linger for half the day with one small cup of coffee because you’re tired of working from home, Mr. or Mrs. Telecommuter. (See ‘Buy something’, above.)

Feel free to use your cell phone and be productive.  But try not to talk so loud as to annoy or aggravate the other patrons.  I use a noise cancelling Bluetooth earpiece, but even then I may have to step outside to hear a conversation well in a noisy environment. If you’re having a ‘sensitive’ conversation, it is likely better to step outside or converse from the privacy of your car for a while.

Coffee shops like being busy.  They try hard to make the environment inviting and open.  Like other businesses, they want repeat customers, and want you to feel at home. National chain shops are often owned by a franchisee that also lives in the community. It may be a ‘national brand’ on the sign, but it’s still a local business. And those owners often are connected to their regular customers through friendship, caring, and a desire to be of service to their community.

One successful businessman I know stops for coffee on his way to the office a few times a week. His visits fall more into the social category, but he has picked up some business by forming relationships with the shop’s clientele – even though it is not his primary purpose. His visits last less than an hour and he always buys something.

When in doubt, follow the Golden Rule – “One should treat others as one would like others to treat oneself.”

image #1 courtesy of kanate/freedigitalphotos.net; image #2 courtesy of amenic181/freedigitalphotos.net

Howell Farmers’ Market Opens May 4th

Late Season Offerings at Howell Farmers' Market

The Howell Farmers’ Market will open May 4^th.  On this second most important ‘opening day’ (after that of the Detroit Tigers, of course), there will be horse-drawn wagon rides along with the crafts, herbs, baked goods and garden plants – all from local vendors.

The Farmers’ Market is located adjacent to the Historic Livingston County Courthouse, generally the area around State and Clinton Streets in downtown.  Visit from 9am to 2 pm every Sunday from May 4^th through the end of October.  Market goods shift along with the harvest, but there’s always something good there.

While in town, check out the renovated War Memorial (corner of Grand River and State), take a walk down to the Heart of Michigan store on Grand River near Walnut, take some interesting pictures of the Opera House (still under restoration), or stop in for a wine sample at Main Street Winery.  There are plenty of great shops and restaurants to keep you busy.

Photo courtesy of Robert Smith

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

Brighton Michigan – Great Idea!

If you live in Michigan you’re encountering the dreaded

potholes.  A particularly rough winter has made our roads even worse and real road repairs won’t start for a little while yet.  So it’s good to see a city government being proactive. Here’s a great idea.

You can report potholes on the website for the City ofBrighton, or by message to their facebook page.  This is good for both streets and municipal parking lots.  Just don’t report them while driving!

And if you're hitting potholes while driving around looking at homes on your own, feel free to give me a call.  I'll be happy to help you find the perfect home.

image courtesy of phanlop88/freedigitalphotos.net

Livingston County Home and Garden Show on March 21-23rd

Every Year the Howell Area Chamber of Commerce sponsors the Livingston County Home and Garden Show.  This year, the event will be held at Howell High School from Friday, March 21st through Sunday, March 23rd. Admission is $6, $5 senior (60 and older) and children accompanied by adults are free.

200 exhibits, a neighborhood marketplace, fine arts show, community resource fair and the always popular Taste of Livingston (11:30am-3pm, Saturday only) will all be available in case you get tired of shopping for new home improvement ideas.

Saturday will also feature a free record shredding company from 10am-2pm, blood pressure checks and a master gardener event from 10am-6pm.  Don't miss this wonderful annual event or you'll have to wait until next year!  More information at: http://livingstoncountyhomeshow.com/index.htm

Wintertime Home Tips - Ice Dams

This morning at my networking group, our restoration/construction expert, Shawn McDonough of Laurens Construction, passed along some great tips regarding roofs and ice dams. Yup, it's that time of year again.

USE A SNOW RAKE before the dam builds.

NEVER THROW ROCK SALT ON YOUR ROOF - it damages the shingles and will kill the flowers in the garden beds below the roof line.  Instead put some calcium chloride in old pantyhose and put them on the edge of the eve.  Cutting off the legs and using the remaining section gives you three pieces to use.

DO NOT TRY TO HAMMER, CHISEL OR CHIP AWAY the ice as you are more likely to cause damage. 

Like most things, prevention is better than having to deal with an emergency, but if you need help, Shawn and Laurens Construction are available 24/7.  They serve all of SE Michigan, including Livingston County.  248-528.2880.

You can read his post at facebook.com/LBN.H3 under 'recent posts by others' on the right side of the page.

Image courtesy of Suat Eman/freedigitalphotos.net