Last week was one of those weeks you wish to reset and start over.  Fortunately, this week we resolved those problems and were able to close on the home before things fell apart.  Just a quick run down of this week's list which may help remind you of things that can come up on the sale of your home.  I recommend finding a realtor you know and trust to help you navigate the process.  Most of this week's issues resolved around 1 home which was pretty unique.

(1)  Termites-  In 20 years, I've only seen a handful of cases.  This week, Termites were actively infiltrating the home.....fortunately no damage had occurred yet but the potential was there.  I posted the picture above where the termite tube was found in the garage.  Other signs I've seen before were flying bugs around the wood/baseboards.  This house also had wood fungus and had to be treated along with adding a moisture barrier under the home.  If you don't have a termite bond you may want to consider one.

(2)  Septic Inspection-  We found 2 tanks this week on the home before closing.  The old one had been abandoned but not filled in and had some current plumbing tied to it which had to be relocated to the new tank.  The new tank had issues too with broken piping and tree roots growing into the pvc line.  Needless to say the new homeowners would have had an issue in the near future had they not pursued a septic inspection.

(3)  Title Issue-  I had 2 issues on different homes this week related to title.  One was an old mortgage which was not released once it was paid off.  The other was improper documentation when the land was purchased 14 years ago....yes 14 years ago.  Title Insurance is important to ensuring your home has a free and clear title which the seller did not have.  We've had some cases lately that have taken 6 months to a year to resolve especially when the people needed to sign have passed away.  If you have owned your property for many years or inherited the property, please have it checked and save the headaches prior to selling it.  It may cost you a buyer, the ability to get a loan, or disrupt your plans.  Worst case, it would be a bad situation to have built a house like this family and find out right before closing that there is an issue needed to be resolved.....This issue is still ongoing but I am hopeful it can be resolved too.  

AdvisorFriend.com Article by Brian Camp  205-369-7154   Brian@BrianCamp.com
Brian Camp, MBA, BSME & 20 Years of Experience in Real Estate, Construction,
​and Building Services
 
My team wants to work for you!  Ask for Brian.
Broker/Realtor/Land Developer,  Lovejoy Realty  website:  www.LovejoyRealty.com
Owner/Homebuilder:   Waterstone Homes, LLC   website:   www.WaterstoneHomes.net
website:  www.BhamHomeRealtor.com

I had this question this week and as usual try to share some of my real life experiences with others.  Some may or may not know, I spent 3 years as a Trane commercial factory sales rep handling equipment orders and service calls for Trane equipment from the small split systems up to large chillers and other commercial HVAC.  After Trane, I have spent a lot of time using other manufacturer's equipment for engineered cooling in commercial HVAC applications.  I also have 20 years of experience in the real estate and construction environment dealing with HVAC issues in both residential and construction for customers plus personally in my rental homes and buildings.  From my viewpoint, Brand does matter depending on the application and situation dictating how it's used. For example, most homeowners move every 3-4 years although rarely does someone anticipate their next move.  When I built my dream home in 2006/2007, I never intended to move and planned to eventually retire there.  But, life happens and our situation changed where we moved due to our kid's activities and downsizing due to the market crash.  In this instance, I had used Goodman Split systems which were not the cheapest, but also not the most expensive which worked out perfectly for that situation.  I had very little issues with the units during my time in the home.  What I realized working for Trane was that all manufacturers have issues.  Even the top of the line units have component problems, quality issues, and service related items. Most manufacturers buy some components from China or Mexico even if made in the US.  Plus, the installer has probably as much or more to do with the reliability of the unit as the manufacturer.  Therefore, I would start by finding a quality installer who is not only experienced but also honest because a homeowner or business can be taken advantage of in many situations.  If you talk to many HVAC techs, they suggest a Rheem unit or something without all the gadgets because all the cool features and components tend to fail at some point.  

            WHAT CAN I DO?  WHICH BRANDS DO I CHOOSE?

I am not endorsing one brand over another.  LIke I said application and installation matters...however, here are some things I've seen.  Mitsubishi mini splits seem to be the top of the line units and most expensive.  I like these units, but can't always afford them on specific jobs.  I have used Daiken, Samsung, and a few others.  The biggest issue I would ask about is parts availability and parts warranty.  Many manufacturers today offer a 10 year warranty which means that it should last.   On regular HVAC splits and package units, I like Trane because I worked there.  However, they are the top of the line and for many applications,  especially residential, the money does not justify it.  For residential applications, I have used Goodman, Daiken, Carrier, Rheem, American Standard (Basically made by Trane), and even Ameristar (Owned by Ingersoll Rand who also owns Trane).  A lot of these units are made in some of the same factories as the higher end brands, but then some of these are made outside of the US...hard to tell at times.  Basically, I would seriously consider some these other brands due to the lower upfront cost as long as they have available parts and can get 10 yr warranty.  I would definitely follow up on your unit purchase because you have to register the unit to get the 10 year warranty otherwise you can only get the standard 5 years in many cases.  In addition, I would get 2-3 quotes.  Not only are you inquiring about the price of the unit, but also the overall solution.  For instance, someone may want to sell you a $10,000 replacement unit, but after checking around you realize the reason the unit was so high was they offered financing and increased to price to offer the financing.  A $2,000 repair or compressor replacement may also be all you need considering you are moving in a few months.  Although the unit's down, the house is hot, and the kids are complaining I would still recommend getting more than 1 service company to look at if they are recommending an expensive replacement.  There are other issues and concerns that you may want to inquire about as well such as energy savings with programmable thermostats (scheduling), insulation needs to save energy, and basically wrong setup for your building when first installed.  These are perfect times to analyze the whole situation versus quickly replacing a unit which may or may not have been sized properly or be the right unit for the application.  These are times when you need your own Advisor for your needs.  


AdvisorFriend.com Article by Brian Camp  205-369-7154   Brian@BrianCamp.com
Brian Camp, MBA, BSME & 20 Years of Experience in Real Estate, Construction,
​and Building Services
 
My team wants to work for you!  Ask for Brian.
Partner/Realtor/Land Developer,  Lovejoy Realty  website:  www.LovejoyRealty.com
Owner/Homebuilder:   Waterstone Homes, LLC   website:   www.WaterstoneHomes.net
Realtor/Broker/Owner,  Waterstone Professional Services, LLC  
website:  www.BhamHomeRealtor.com

The picture says it all.  How did it get so bad?  Some home projects start off with poor work and some homes just fall into disrepair over the years.  So what do you do?

1) When buying a home- HIRE A HOME INSPECTOR.  The best money available to spot those items you missed.

2) When already in a home- Hire a good contractor who has great subs.  You don't want a handyman fixing what's already an issue.  Hire an electrician, HVAC tech, and others in their field who know how to do it right.  

Some Common Issues to look for:

1) Water Problems:  These issues can be on a new house or old house.  The most common but simple problem is gutter extensions or stopped up gutters.  Do whatever you have to do to get the water away from the house.  REMINDER:  Check the gutters and drains today.  Water or even moisture from water in the block are potential problems for mold, mildew, salt accumulation on block/brick, and leaks/cracks in foundations.  Check for them today.

2)  Electrical Issues:  It may be time to replace those outlets or add GFI plugs if your home is over 15-20 years old.  You need to probably have them checked in an old house or poorly constructed house.  

3)  Roof:  If your house is over 5 years old, look at the roof vents to see if they are rubber.  If so, they are prone to crack and leak versus metal ones.  I would have them changed now versus having a leaking and damaging sheet rock or worst issues.  Check for flashing around valleys, dormers, and other locations.  Contractors use a lot of caulk so your roof, siding, and other components may start cracking where the sealant used to be.  While on the roof or at least ladder, you can check the gutters for trash/leaves to help with the water issues.

4)  HVAC:  Your Air Conditioning unit needs clean filters and clean coils to operate properly.  If you have not had it serviced lately, you may want a check up before summer.  When mowing the grass or blowing leaves, please keep the debris away from the unit or it will clog the coils.  You can expect 12-15 years of use on most units and major component repairs between years 4-12.  Filters and clean coils greatly affect the functionality and life of the units.  

5)  Misc Items:  I would check your refrigerator ice maker line for leaks or wear/tear.  I had a leak and did not know it...could have been a mess.  Same issue with dishwasher seals/gaskets, washer machine lines, and more.  It may be worth the few minutes and $30 to replace anything that holds water and could be potential issue with water.  

Just a reminder to check things from your AdvisorFriend.

AdvisorFriend.com Article by Brian Camp  205-369-7154   Brian@BrianCamp.com
Brian Camp, MBA, BSME & 20 Years of Experience in Real Estate, Construction,
​and Building Services
 
My team wants to work for you!  Ask for Brian.
Partner/Realtor/Land Developer,  Lovejoy Realty  website:  www.LovejoyRealty.com
Owner/Homebuilder:   Waterstone Homes, LLC   website:   www.WaterstoneHomes.net
Realtor/Broker/Owner,  Waterstone Professional Services, LLC  
website:  www.BhamHomeRealtor.com

 I know you are busy this time of year.  School has recently started for the kids.   There are Friday night high school games and Saturday SEC football.  The colors are changing so many are traveling to the Smokey Mountains or planning their holiday travel.  The fall season demands so much of our time that a lot of the buyers disappear during the fall season.  Knowing this, one should plan for the spring peak season which begins in February and runs into the summer season which is definitely the best time of the year to sell your home.  The spring/summer seasons offer a higher level of home inventory to search as well since many people don’t want to move during the holidays.  So the obvious question is….. ARE THERE ADVANTAGES TO SELLING IN THE FALL/WINTER AND WHAT SHOULD A SELLER DO IN THE FALL/WINTER?   The good news is… there are less homes available on the market this time a year so you have less competition from other sellers.  Secondly, buyers looking this time of year are typically serious buyers moving to the area and could pay more if your home is what they need with less inventory on the market.  If you are a seller in a hot market, this is also a good time to be shopping as a buyer since it can be stressful to work out the timing issues.  In 2015, we sold our home and had to stay with family 3 weeks while waiting on our new home to close due to the difficulty of finding another home.  Had we decided to move earlier and start looking in the fall/winter, we could have found a house first prior to selling our home and most likely not moved twice.  Therefore, we work very hard to minimize the timing issues when negotiating a contract because we know finding that perfect home takes time.  In my 20 years of experience, I can simplify things as:
​
Spring/Summer- Best time to sell with most activity from buyers and sellers.  Yes, you have the best chance to sell, but also has the most competition from other homes.  Price and marketing strategies are critical especially depending on your price/condition ratios. 

Fall/Winter-  This may not be the best time of the year to sell for some houses especially those with issues.  However, a buyer shopping this time of year is usually serious and has less options for available housing inventory which could mean a higher value if you have a great house.  Also, those sellers who need to sell first and are worried about being homeless when their house sells can take their time in this less intensive market period.  It’s a great time for buyers who are writing contracts contingent on selling their home because a seller may accept the contingencies during this time of the year. 

AdvisorFriend.com Article by Brian Camp  205-369-7154   Brian@BrianCamp.com
Brian Camp, MBA, BSME & 20 Years of Experience in Real Estate, Construction,
​and Building Services
 
My team wants to work for you!  Ask for Brian.
Partner/Realtor/Land Developer,  Lovejoy Realty  website:  www.LovejoyRealty.com
Owner/Homebuilder:   Waterstone Homes, LLC   website:   www.WaterstoneHomes.net
Realtor/Broker/Owner,  Waterstone Professional Services, LLC  
website:  www.BhamHomeRealtor.com

​

​I had this same issue the other night when I got home.  In my case, the air handler fan had gone out and needed to be replaced.  However, it reminded me to mention a lot of the issues with HVAC units since I have worked as a maintenance engineer and HVAC sales engineer for Trane Commercial Building Services and Engineered Cooling.  Hopefully, you might get some tips to (1) possibly save a service call,  (2) extend the life of the equipment, (3) improve the performance of your equipment, and (4) Save energy.  Things to check when having issues:

 
The unit is running but can’t keep up.  Check to see if the coil is froze up.  The air handler inside has a cooling coil which sometimes can freeze up.  You will see ice form around the piping going into the unit or on the coil if you remove the cover.  The coil can freeze up from being low on refrigerant due to a leak or lack of air flow such as the fan going out in my recent situation.  Other airflow issues can happen such as the kids blocking the return air with their toys or really dirty filters….yes I’ve experienced both.  NOTE:  If the coil is froze up, you will need to turn off the unit but leave the fan on to circulate the air and thaw out the unit so it can be serviced.  If the coil is not froze up, you can check the discharge temperature from the vents to see if they are providing air at 45-55 degrees.  If the air temperature is cold enough and you are still hot, it could be an issue with excessive heat load from an undersized unit or a home in need of additional insulation, better windows, or coverings over the windows.  If the air is 65 degrees or higher and the coil is not froze up, your compressor could be out which could be an expensive repair.  Hopefully, it is a capacitor replacement instead or the compressor is covered under the manufacturer’s warranty.  NOTE:  IF YOU REPLACE YOUR UNIT MAKE SURE YOU FOLLOW THROUGH ON REGISTERING NEW UNIT RIGHT AFTER INSTALLATION TO EXTEND YOUR 5 YEAR WARRANTY TO A 10 YEAR WARRANTY FROM MANY MANUFACTURERS.  
​
The unit is not coming on.  Check the electrical breaker to make sure the unit hasn’t tripped the breaker.  If the breaker has been tripped, check the breaker box for signs of other breakers being tripped just to make sure that lightening has not hit the box.  I once had a neighbor who had an electrical panel which tripped during an electrical storm and when he reset it the house caught on fire within 15 minutes of resetting the breaker.  If the breaker resets with no issues and the unit still does not turn on, investigate the following:  (1) inside unit has the fan which blows over the coil, (2) outside unit has a fan and a compressor, and (3) investigate the thermostat to make sure battery is good and thermostat is reading properly.  At times, the thermostat can be an issue if the power resets, the battery dies, or someone has changed the settings.  The setting On/Auto usually works the inside fan while the Cool/Heat/Off works the outside unit.  The emergency setting on some thermostats work electric strip heating for low temperatures.  

Maintenance Items.  Most commercial applications the owner will have the unit service annually up to quarterly depending on the critical nature of the application.  For residential units, most people rarely service their units the whole time they live at the home.  If you are looking to reduce your chances of problems over the summer, an annual maintenance is recommended in the spring to check for low refrigerant and leaks, clean the outside condenser coils for reducing air flow issues, and general system check which is a reminder on filters, cleaning, fan condition, and overall operation health.  Typically, these service visits can be as low as $150-$200 per unit unless an issue is found.  Maintenance affects reliability and energy usage so there is a need for filters to be changed and coils cleaned.  Note:  The coils can be easily damage when cleaning if water is sprayed by a pressure washer or similar stream of water where it folds down the fins.  
Please see future articles where we will discuss energy saving ideas. 
 
AdvisorFriend.com Article by Brian Camp 
CONTACT:  205-369-7154 cell  Brian@BrianCamp.com
Brian Camp, MBA, BSME & 20 Years of Experience in Real Estate, Construction,
and Building Services

​My team wants to work for you!  Ask for Brian.
Partner/Realtor/Land Developer,  Lovejoy Realty  website:  www.LovejoyRealty.com
Owner/Homebuilder:   Waterstone Homes, LLC   website:   www.WaterstoneHomes.net
Realtor/Broker/Owner,  Waterstone Professional Services, LLC  
website:  www.BhamHomeRealtor.com

EXPERIENCE HIGHER SALES ANTICIPATING THE MARKET
 
Since 1998, I have talked to sellers about these issues when thinking about selling their homes.  I thought it would be fun to share them after compiling a few of the main issues that have come up over the years.    Every house and situation is different, however there are general rules that will apply to 80% of the homes listed every year.  If your home is a typical home, these will probably apply to you.  If your home has unique features or issues, further discussion may be needed.  Regardless, we are available as a resource for sellers who want the best advice and strategy from an advisor who understands real estate, construction costs, property valuations, marketing, negotiations, and the legal aspects/obligations when working with real estate.  Price resolves all issues, but who wants to give their house away just to make it sell.  A good advisor will help you get top dollar and best execution with the least investment needed.  Here are the items on  Brian’s short list for “SECRETS REVEALED”:
 
 -What’s the best PRICE STRATEGY for selling at TOP DOLLAR (yes there is a strategy for everything)
Pricing is everything.  We want the top dollar listing price combined with the best marketing package.  Your home is unique so your marketing and strategy should be as well.  There are some rooms where pictures should tease the buyers to come look and other rooms which highlight/showcase the best features.  For instance, I may limit the amount of pictures in the home such as the spare bedrooms which look small or uninteresting.  I may have multi angle shots of the most interesting rooms such as the kitchen, great room, or backyard depending on the uniqueness of the home.  Higher demand raises a buyer’s offer therefore marketing is critical to getting higher traffic interested in the home.  This is one reason FSBOs usually don’t sell as high as listed homes due to the lack of demand and traffic produced by realtors.  A greatly experienced realtor can “foresee the future in a sense” knowing how the process will most likely unfold and have a price negotiation strategy in place prior to the home selling.  In my business, I discuss with my clients how we price and how we negotiate before the sign goes up so we know what we intend to do before the offer arrives.  This may include designating items for negotiation or having the home priced accordingly.  I seek to provide a “NO SURPRISE” solution for my sellers having 20 years of experience including real estate, homebuilding, construction, and land development experience to offer my sellers which range from small lots/acreage up to million dollar homes/farms.
 
-HOME EVALUATION:  What improvements are needed prior to selling and CAN I get my money back?
In general, my philosophy is mostly sell your home “As Is” unless there are specific issues that need to be addressed.  I see no need to invest additional dollars into a home if you intend to move in the near future.  In addition, new paint and new carpet do not guarantee that the buyer will like the color or style chosen.  On the other hand, there are realistic expectations from a buyer that price versus value is there.  Lower priced homes can indicate a starter home for people who may not have the funds to do the necessary improvements.  These people may pass on your home to go after a house which does not need work completed and be willing to pay more for that home.  Other issues that may require repairs/upgrades are septic issues, structural, or other repairs where the buyer will low ball your price to make sure he covers the costs of repairs.  In these cases, it may be wise to make the repair prior to listing the home.   These issues can be complicated so an experienced realtor can advise you in the process.  I personally have helped families resolve their home issues when selling using my knowledge of homebuilding and construction in addition to years of real estate transactions.  By law, there are items that must be disclosed to the buyer and an experienced realtor can help advise you on what needs to be disclosed, repaired, or sold with the house “As Is”.   
 
-How can I SAVE COMMISSION when selling?   Everyone wants to save money when selling, but what makes us different is "value versus service" provided.  Yes we can negotiate an acceptable rate that is fair for the company and seller, but more importantly we provide top notch service, expert advice, and the best “bottom line” value for the client.  If you get a discount rate and take a low ball offer, did you really get the best value?  Our goal is strategy.  Our goal is anticipation of the process.  Knowing what will happen allows you plan accordingly, adjust your pricing, and negotiate for top dollar with the smoothest transition.   
 
-What is the best time of year to sell?  The best time of year to sell is spring, however life is not always accommodating in allowing you to sell at the peak time.  But, what if you could sell anytime of the year and get top dollar because you work to anticipate the market?  We work to advise our customers on the best strategy for marketing the home based on its uniqueness and the market demand.   
 
 
AdvisorFriend.com Article by Brian Camp Realtor/Builder/Engineer
CONTACT:   205-369-7154 cell  Brian@BrianCamp.com
Brian Camp, MBA, BSME & 20 Years of Experience in Real Estate, Construction,
​and Building Services
 
My team wants to work for you!  Ask for Brian.
Partner/Realtor/Land Developer,  Lovejoy Realty  website:  www.LovejoyRealty.com
Owner/Homebuilder:   Waterstone Homes, LLC   website:   www.WaterstoneHomes.net
Realtor/Broker/Owner,  Waterstone Professional Services, LLC  
website:  www.BhamHomeRealtor.com

ADVISORFRIEND.COM is my blog discussing issues I run across on a daily basis.  Hopefully, you will get some value and benefit from learning about new things or a refresher on something old.  My ministry in life has been  helping individuals and businesses find solutions and answers to their problems.  I have helped people with selling/buying homes, land, building homes, and all types of real estate for nearly 20 years.  I also help with Commercial Properties with management and maintenance as a mechanical engineer who solves problems in building facility maintenance, property management, and commercial HVAC.  I believe my highest calling as a believer is serving others as seen in my core beliefs at www.BrianCamp.com.  My goal for AdvisorFriend.com is to help others and provide solutions either directly through my businesses and by connecting my clients to others who can assist them in their needs..