It’s Sunday morning….You’re scheduled to go out and see houses later on with your real estate agent. But it’s nasty outside. It’s beyond pouring. You can’t even imagine walking from the car into a house. You’d rather just cancel the appointment and hang inside, maybe watch some TV.
You can always go see the house next weekend.
But should you wait for next weekend?
Should you even wait to go see houses only during the weekend?
There’s five weekdays you can go see houses. Is there a better day than a Sunday?
What if someone else scoops up the house before you end up getting out to see it? Right?!
Sure. Totally a possibility. And, totally a reason to motivate and go see that house today in the rain.
But that’s not the point of this article. The point is that the best day to see a house is not necessarily Sunday. It’s also not necessarily not Sunday.
The best day to go see houses is when it’s raining. Even better if it’s raining heavily. And it’s best if it’s been raining for a few days straight.
It’s the future. You skipped going to see the house in the rain, but you ended up buying it eventually. Of course you had a home inspection done on the house during the process. But that was a sunny day, and it hadn’t rained in some time.
Then, after you’ve lived in the house for a while, you start to notice a drip in the ceiling. Or some dampness in the basement. Or worse, actual water on the basement floor.
You’d probably be pretty upset. You’d feel like the owner should’ve disclosed it. You feel like there’s no way they didn’t know that this was a problem. And you’d probably be right. But good luck proving it.
Then you think one of the real estate agents should have either noticed the issue, or knew about it and hid it. But, there’s a good chance that the agents truly didn’t have knowledge of it. And frankly, unless the real estate agents are told about an issue, they aren’t qualified to assess issues that a qualified home inspector should pick up on.
Ahhhh…the home inspector. The home inspector should pick up on it! That’s who to blame and go after.
Most likely they would pick up on water related issues. There is usually some sort of evidence they can see.
But sometimes these types of problems aren’t all that obvious. Especially if the inspector is looking through the house after it has been dry weather for some time.
It’s easy to try and place fault, blame, and consequences on others when something goes wrong.
The true enemy, though, is water.
So much damage can be done to a house due to water…
- From the roof.
- To the gutters.
- To the windows.
- The basement.
- And even the landscaping and driveway can be affected by water related issues.
It’s best to take advantage of the moments in the buying process where you can face your potential enemy head on…on a rainy day.
You can save yourself a lot of time, money, and aggravation by seeing a house in the rain. If there are problems, they should show up on a day like that. That doesn’t mean there won’t be in the future of course.
That also doesn’t mean you shouldn’t buy the house of your dreams if there are some water related problems. But at least go forward knowing what you’re dealing with, and ideally getting the owner to own up to and fix any issues before you close on the house. Because once you close on the house, those problems are your problems.
So, if you wake up and see rain on a day that you’re scheduled to go see a house, don’t cancel. Go.
Obviously you can’t guarantee it will rain every time you go see houses, or on the day you do a home inspection. It would be impossible to find and purchase a house if you only looked and inspected homes on rainy days. So don’t get too hung up on it.
But if the opportunity arises, certainly don’t overlook the benefits of getting out to see houses in the rain.
A rainy day can be the best day to go see a house.
Sellers are not required to fix issues discovered in a property inspection. There is a process of negotiation. You should be aware beforehand that inspections normally detail issues plus additional tips by the inspector for improvements that can be made. Consider the issues rather than the improvements since it is unfair to demand upgrades. If that were done, the value of the home would be greater. tips on home inspection negotiations for Farmington Hills Michigan property purchases is provided below.
What to Negotiate
Buyers should look through the list of defects and identify which items are critical, keeping in mind a strategical approach. It is often best to pick your battles. If there are a couple of significant defects and several minor ones, it may be more effective to simply ask the major ones. In cases where there is an extensive amount of moderate problems, perhaps asking for the most expensive ones will be smarter than submitting an extremely full list.
What Can Result from Negotiations
Sellers have a few alternatives…
- Agree to repair everything on your list prior to closing.
- Agree to address a few of the items before closing.
- Offer to provide a credit to the buyer (via money towards closing costs or a reduction in price). The buyer becomes responsible for repairs.
- Refuse to do anything.
The negotiation may continue many times until both buyer and seller are in agreement. In certain circumstances, agreement may not be reached at all. If both parties remain on cordial terms, both can be more willing during the negotiation discussions. Whereas if any one feels taken advantage of, agreement may be unlikely.
Tips On Home Inspection Negotiations For Farmington Hills Michigan Property Purchases
Negotiation strategies should be discussed with your real estate agent and should consider the specific situation. Remember that inspection results detail both defects and recommendations and that attempting to negotiate improvements is rarely successful. Inspections should not be a way to renegotiate purchase price but rather to resolve big problems that were not disclosed. Respecting this process will lead to more desirable outcomes. The above Tips On Home Inspection Negotiations For Farmington Hills Michigan Property Purchases was prepared by Tom Gilliam at RE/MAX Classic. Contact Tom for more assistance on negotiating property inspections and other critical steps in the home purchase process.
FARMINGTON HILLS MICHIGAN FALL REAL ESTATE MARKET
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There’s news in the world of house design—for a change! Those who keep in touch with the house design innovations that Northville buyers are currently favoring know one thing is for certain: they don’t change overnight. True innovations are rare.
Fads occasionally come and go (remember “industrial décor” and barn door sliders?)—but by definition, fads don’t wind up making much of a dent in how most Northville homes are built or remodeled. That’s a good thing: overexuberant style-chasing can be expensive to correct once a clever style has come and gone.
I bring this up because it looks as if there are a couple of interconnected house design ideas that look like they might be durable—and if so, Northville home buyers and sellers will want to be aware of them.
Northville House Design Change is Really a Marketing Insight
First is a house design feature that’s gradually been working its way up in popularity: the ground floor master bedroom. Last week, The Wall Street Journal ran an article that pointed to the demographics that make this a house design winner. They call it “main-floor master bedroom”—but whatever you call it, the logic is irrefutable. As the number of America’s seniors grows, the practicality of easy access grows with it, gradually shifting from convenience to necessity.
The associated and more consequential design news is summed up in one word: flex. A flex room or area is one that has no designated purpose, but which can be configured and later re-configured to accommodate changing needs and lifestyles. Flex rooms are usually sited off the entry hall, near the main living space, generally close to a bathroom (“so they can easily morph into bedrooms”). They have ample electric wiring so they can become home offices or media centers. Or anything else, not yet anticipated.
Flex rooms used to be called “bonus rooms”—but that might be selling the innovative element short. To me, the term “bonus room” has always seemed like a luxury afterthought; a non-necessity. “Flex room” sounds active and dynamic—and valuable. In fact, the essence of the idea may be more of a marketing insight than design innovation. Whichever it is, it’s something Northville sellers can appreciate for its practicality: potential buyers will tend to project their own needs into the space. As a house planner put it to the Journal, “When you name it ‘dining room,’ buyers will never get that out of their mind.”
In a wider sense, the “flex” idea is a reflection of 21st-century reality. At this point, we all understand that change is the most predictable element of our future. Having built-in flexibility in a home’s design is one way to assure that it stays in style—and also a way to ensure its lasting resale value.
Maximizing that is my specialty—so be sure to keep my number handy!
Reports That Matter to Home Buyers and Home Sellers
These Reports give you up to date information on your local housing market which is valuable information for home buyers and home sellers alike. The great thing about these reports are that you can search any zip code, city, state and neighborhood to get the educated information to make a wise home buying or home selling educated decision. Feel free to share these and be sure to bookmark this page to get up to date local housing market data that is updated every 7 days.
I work hard to keep my clients informed about the market while they’re buying or selling their home. These weekly reports use real-time data so my clients can make decisions based on what’s happening in the market right now and how the market is changing week by week.
A few questions these reports can help you answer:
- Is now a good time to buy or sell? Check the “Market Action Index” to see if the market is heating up or cooling down.
- How’s the market in my price range? Click into the “Market Segments” charts to see the how the market is behaving in different price ranges.
- What can I get in my price range, and where should I look? Use the “Median List Price” charts to see what you can buy in your price range, and search by zip code to compare different neighborhoods.
Feel free to share this report with your friends and family, and please let me know if you have any questions about the market or if I can help you in any way.
This week the median list price for Farmington, MI is $329,950 with the market action index hovering around 41. This is less than last month’s market action index of 43. Inventory has held steady at or around 222.
Stay informed with the housing market in Farmington Hills and the surrounding southeast Michigan, sent to you weekly!
Home Buying-Bust Through
If you—or someone you know—is still on the fence about home buying today, don’t wait. We’ve heard lots of excuses in recent years. Not enough down payment? Credit score too low? Can’t qualify with a foreclosure (short sale, bankruptcy) history? Too much debt (especially, student debt)? Rates too high? Loans too expensive? Don’t know where to start?
All of these worries can be—and are—overcome with time and determination.
Don’t be walled in by old assumptions when it come to home buying. In this market with low rates and little down payment you owe it to yourself (or share this info with friends/family members) to discover exactly how to own a home.
With Oakland County seeing the lowest inventories in some time (as low as 4-6 months) it is time to be ready when your dream home finally hits the market. Home buying is process and once you start the process things will fall into place.
It isn’t difficult. All you need to do is take the first step to contact a local real estate pro—like us—or a mortgage lender (we can refer you to several top-notch options). The only thing holding you back is making that first contact. Keep reading. You may be surprised to learn the real truth behind the myths that stop many from homebuying in our local real estate market.
I don’t have any money for a down payment. Even if you don’t have a chunk of change lying around, you might have family—or friends—who are willing to give you money for a down payment. Get gift letters stating that the cash is a gift and doesn’t need to be repaid and your down payment problem is solved. Or, ask a relative to invest in the property as a co-owner. Your relative puts up the down payment. You make the monthly payments. You both split any profits at sale.
My credit score isn’t good enough. You don’t need a super-high credit score to buy a home. In October 2014, the average FICO score for all types of closed/settled loans was 726. For FHA loans that figure stood at 683.
Interest rates are too high. Historically speaking, interest rates on mortgages are still very low. The bad news is, rates will eventually rise and that could put homeownership out of reach—if you continue to wait to buy a home.
I have savings, but I still don’t have 20% to put down on a house. You don’t need a huge down payment to buy a home today. Sure, 20% is a great down payment, but you can still get a loan with 5% down for conventional loans and 3.5% down for FHA loans. Some new loan programs allow as little as 3% down again. Let us show you the new math.
I have too much student loan debt (or other debt). If your debt is manageable and you’re making monthly payments to lower it, you aren’t automatically disqualified from getting a home loan. Speak with a lender to determine how your income and debts compare and if there’s room in your budget for a mortgage payment.
Loans are too expensive. Lenders charge fees to originate and process your loan and fees vary. They are required by law, before you agree to a loan, to provide a Good Faith Estimate (GFE) of all their charges. Different loan programs have different costs, so compare loans—and lenders—to find out which fits your budget best.
I can’t afford to apply for a loan. Most lenders do not charge for “running the numbers” to determine if you can qualify for a mortgage. During pre-qualification, lenders use general figures you provide to present a rough estimate of how much home you can afford. Pre-approval, in which lenders determine exactly how much home you can afford based on specific information—such as tax documents, paystubs and bank information you provide. Pre-approval is also often provided with no obligation by many lenders. Take the first step. Find out what you qualify to buy—it won’t cost you much more than time.
I don’t know where to start. As your local real estate professionals, we make it our business to answer your home buying questions, help you determine if you are able to buy a home…and then find the right home for you. Contact us at any time. We would love to discuss your situation and find out if we can make you a happy homeowner!
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