Inspecting the inspector

A house is probably the highest-priced purchase a person will ever make, so I find it shocking how often I hear comments like, “You know, I spent more time researching and picking out my new TV than I did buying this house...”
However wrong it seems, this is the accepted reality of how the buying and selling of homes works these days. One protection that you, as a homebuyer, have to ensure a smart and safe purchase, is to make your offer conditional on a home inspection. Beyond that, do your due diligence and hire a qualified and reputable home inspector who will work for you to protect your best interest.

Consider this list when interviewing potential home inspectors:

» Is the inspector independent from other influences (like a real estate agent or the home seller) and truly working for you?

» Are you allowed to attend the inspection, and will the inspector review the report with you once completed?

» What is the inspector’s experience and training? People automatically think that being an engineer or contractor qualifies someone to be a home inspector. Although these are excellent attributes, nothing tops proper training and membership in a professional association like the Canadian Association of Home and Property Inspectors (CAHPI).

» If an inspector claims to inspect according to CAHPI standards but isn’t a member, there’s an important ingredient missing. If there is a problem with the inspector or the work they do, they can’t be held accountable by the association.

» How long will the inspection take? A CAHPI standards-of-practice inspection for a 2,000-sq.-ft. house is seldom less than 3.5 hours (including report writing).

» What kind of report will the inspector provide? If there isn’t a written or computerized report, the inspection does not meet the standards of practice.

» Be clear on what your inspector will be checking. Don’t assume the inspection includes appliances, wood-burning fireplaces, pool, hot tub, septic or well systems. Ask up-front in case additional arrangements and costs are involved.

» You’ll probably ask for references and read testimonials online, but who is providing them? We all have friends who will say nice things about us. Do you due diligence.

» As a “smart consumer” society, we’ve all been programmed to price-shop, but a home inspection is the place to skimp on quality. You get what you pay for.

» Are there any other charges or services that the inspector will try to sell you at the actual inspection? Get a price quote and the terms of service in writing in advance.

» Does the inspector have a contract, and can you review it prior to the inspection, along with the Standards of Practice?

» Be suspicious of any inspection business that advertises their “company” as being a certified Registered Home Inspector (RHI). Only individual inspectors receive these designations, not companies. “Certified” is a common term which is often misrepresented by inspectors who claim certification by some self-proclaimed person or training body that has no official recognition.

Although this is not an exhaustive list, it will get the gears turning to help you assess if the home inspector you are considering is someone you want to work with. On the flip side, remember that many good inspectors are also interviewing you to decide if your expectations are realistic and if they really want to work for you.

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Speed up your Mortgage Process

Once you decide to buy a home, you are beginning a process that can take weeks – if not months – to complete. Being approved for a mortgage loan can take some time. Because it’s currently a buyer’s market, there are other potential homeowners who take up your lender’s time. The amount of paperwork has also increased in the past few years, which can draw out the approval process. There are a few steps you can take to speed up the process. 1. Gather all paperwork before applying. Have all your paperwork ready before your initial meeting with the lender. You’ll need pay stubs from the past month, a bank statement from the past month, a homeowner’s insurance declaration page, and any other significant financial documentation. The more you initially provide, the faster the loan can be approved. 2. Be honest about your finances. Never exclude any information about your assets or finances. Most of your records are public and can be found by your lender, so don’t omit anything or misrepresent yourself in any way. 3. Make sure you’re there for the appraiser. The appraisal process can take a significant amount of time. Schedule the meeting immediately and be flexible. If the appraiser can’t reach you, the mortgage process could take much longer. If you have any questions about the home buying or mortgage process, contact us today. @cobblestoneinfo #SouthFlorida #RealEstateListings #HomeRealEstate #FloridaRealEstate #RealEstateAgents #MLS #JupiterBeach #JupiterBeachFL #HomesForSale #HomesForRent #Homes #MortgageHelp
	Categories: Service/Services, Real Estate Practices, People, Other, Loans, House and Home, Helpful Tips, Government, General Real Estate, Finance, Contracts/Legal

Debating Between a Townhome and a Single-Family House?

When buying a home, one of the fundamental questions you will ask yourself is whether you want a townhome or condo or a single family home. There are advantages and disadvantages to both and depending on your needs, one may be a better option for you than the other. Consider the following when trying to decide between a townhome/condo and a single-family house: Budget – Generally, townhomes and condos are less expensive than their single-family home counterparts. Because single-family houses are generally bigger than condos and townhomes, the heating and air conditioning bills will most likely be bigger as well. Determine your budget to help you decide what will be best for you financially. Location – Do your research to make sure the location and neighborhood you’re looking at is safe and worth your investment. If you want to live in the heart of the city, a condo may be your best option. Yard and Home Maintenance – Do you want a yard your children can play in with a garden you can maintain? Or would you rather not bother with a yard at all? When you own a house, you will be responsible for all the maintenance, so make sure that’s something you’re willing and able to take on. The bigger the property, the more it will cost to maintain.  Privacy – In a townhome or condo, there’s a good chance that you will occasionally hear your neighbors, and they’ll occasionally hear you – no matter how well the home is built. You may have to share a hallway or back or front yard as well. If you want complete privacy, a single-family home may be the best option for you. However, if you find comfort in having close neighbors, consider a townhome or condo. Homeowner Associations – Homeowner associations include fees and shared decision-making. They help keep neighborhoods clean and help maintain home values in the neighborhood. Most of the time, townhomes and condos are part of homeowners associations. You’ll need to decide if you’ll use the amenities you pay for with your HOA fees. If you want complete control of the decisions regarding your home, consider a single-family home. Family Lifestyle – If you don’t have any children, or don’t plan to have children for a while, a townhome or condo can simplify your life and limit maintenance you’ll have to do on the home. If you want pets, many condos and townhomes don’t permit them, so do your homework. Visit to us at www.cobblestonefl.com to get the latest news and listings on the market! @cobblestoneinfo #SouthFlorida #RealEstateListings #HomeRealEstate #FloridaRealEstate #RealEstateAgents #MLS #JupiterBeach #JupiterBeachFL #HomesForSale #HomesForRent #Homes #MortgageHelp
	Categories: National Topics, Markets/Economy, Loans, House and Home, Helpful Tips, General Real Estate, Finance, New Trends, Opinion, Other, People, Real Estate Practices

Home Luxuries on a Budget

We all would love to have the homes we see in magazines and all over online design and idea sites. However, many of us just can’t justify spending the kind of money having those kinds of homes would take. There are still simple, inexpensive ways to add luxuries to your home. Here are five home luxuries you can add on a budget: Easily programmable or “smart” thermostats. The energy you use to heat and/or cool your home is probably a large part of your household budget, and your comfort plays a large part of the feeling of luxury in your home. Programmable or smart thermostats can raise and lower the temperature based on your activities, ultimately saving on energy costs. There are a number of options out there, and most of them retail for less than $350. Crown molding or baseboards. Crown molding can be used to add detail to the ceiling, while chair molding can be added to protect and divide wall space. Decorative molding is an affordable way to add luxury and design to your home. Updated light fixtures and lighting. Sometimes all you need to do to update the look of your home and add luxury is replacing old light fixtures with new ones. Also, consider adding tap-style lights under kitchen cabinetry. When placed in the space between cabinets and countertops, the subtle light will add an elegant ambiance after dark. The best part is that tap-style lights are usually less than $5 per light. Built-ins. One way to add luxury to your home is to make it look and feel organized and clean. Built-in storage systems, desks, bookshelves, and even trash centers optimize your space. Outdoor lighting. Drape your backyard or terrace in twinkle lights or outdoor lighting. Outdoor lights will add a chic ambiance to your yard. Also, outside candles can add to the atmosphere of your backyard. Visit to us at www.cobblestonefl.com to get the latest news and listings on the market! @cobblestoneinfo #SouthFlorida #RealEstateListings #HomeRealEstate #FloridaRealEstate #RealEstateAgents #MLS #JupiterBeach #JupiterBeachFL #HomesForSale #HomesForRent #Homes #MortgageHelp

Categories: Advertising, General Real Estate, Helpful Tips, House and Home, Markets/Economy, National Topics, New Trends, Opinion, Other, People, Places/Spaces, Real Estate News, Real Estate Practices

Can You Take Over Someone's Mortgage Payment?

There are many websites out there that claim you can take over an existing mortgage. Many of these websites also claim that you don’t even need to qualify to assume the mortgage because you don’t actually apply for a mortgage loan. Instead, you just take over the monthly payments. Most of these homes are said to be in preforeclosure. So, can you actually take over someone else’s mortgage? In short, some mortgages can be “assumable” and some cannot. Always contact a trusted real estate professional as well as a reputable lender to assist you in determining if a mortgage loan is assumable and to assist you in the process of assuming someone else’s mortgage payments. However, not just anyone will be able to assume an existing mortgage loan. There will most likely be an application process as well as a credit check. Anyone who tries to charge you upfront should be avoided. There are many scams out there, so to ensure your safety, involve a real estate agent, lender, and your attorney in any real estate transaction. Visit to us at www.cobblestonefl.com to get the latest news and listings on the market! @cobblestoneinfo #SouthFlorida #RealEstateListings #HomeRealEstate #FloridaRealEstate #RealEstateAgents #MLS #JupiterBeach #JupiterBeachFL #HomesForSale #HomesForRent #Homes #MortgageHelp

5 Home Improvement Ideas for Under $5000

You may not necessarily be looking to buy a new home or sell your current home, but since your home is an asset, it’s important to occasionally spend some time and money on low-cost improvements. You don’t always have to spend tens of thousands of dollars on a project to improve the enjoyment and increase the value of your home. Here are 5 home improvement ideas that will cost less than $5,000. 1. Replace the carpet. Is your carpet old? Do you hate the color? Is it in poor condition? It will costapproximately $200-$300 per room to replace the carpet in your home. You could also replace the carpetwith hardwood floors for approximately $1500-$2000 per room, depending on the materials you use andthe size of the room. 2. Update your bathroom. You could spend around $15,000 for a complete bathroom remodel, or youcouldspend less than $5,000 by just updating one or two things in your bathroom to make it moremodern. The average cost of swapping out a regular tub for a jetted tub will cost between $1,500 and$4,000. You couldalso update your sink for around $1,500. Other low-cost ideas to improve yourbathroom: Add a new mirror and faucet. Replace the floor. Add shelves and sconces. Update your current showerhead. Install heated towel bars. These usually cost about $100 each. 3. Paint. One of the most affordable home improvement projects is a new paint job. It’s also a simpledo-it-yourself project. A new coat of paint can provide an updated look to any room. You can even pickyour color from designer swatches, but have the paint department in your local home improvement storemix a more affordable, custom mix for you. 4. Update your home technology system. Connecting your home systems to be controlled by a singleremote control used to be a lot more expensive than it is now. From approximately $500 to $5,000, youcan wire your home systems to: Remotely control lighting, air conditioning, and heating; Monitor your home via video and sensors for security purposes; Control your audio systems including your stereo, TV, and computer. 5. Organize your home. Organizing your home can make a big difference in its appearance as well asyour own sanity. Consider building organization systems in your closets, pantries, garage, or storage areascustomized to fit your needs. The price for this ranges vastly depending on how you decide to customizeyour organization systems, but it can be relatively inexpensive and will make your life much easier. Visit to us at www.cobblestonefl.com to get the latest news and listings on the market! @cobblestoneinfo #SouthFlorida #RealEstateListings #HomeRealEstate #FloridaRealEstate #RealEstateAgents #MLS #JupiterBeach #JupiterBeachFL #HomesForSale #HomesForRent #Homes #MortgageHelp

Categories: Technology, Real Estate Practices, Places/Spaces, People, Other, New Trends, House and Home, Helpful Tips, General Real Estate, Finance

Can I Submit Multiple Offers on Different Properties?

Many homebuyers find themselves trying to decide on multiple homes. Sometimes a home might be a short sale and the homebuyer knows that the process can take some time or the offer might even be rejected. Some homebuyers are afraid they’ll miss out on a property they love while waiting on a counter-offer on a property they REALLY love. So, can you submit multiple offers on several different properties? First, it’s important to note that the laws in each state are different. The first thing you’ll want to do is ask an attorney about the laws in your state. Next, realize that if you are under contract to purchase a home, that contract is legally binding, and breaching that contract can have its ramifications. The liability for breaching a contract depends on the language of the contract. It is possible to submit offers that will not bind you legally by simply just making an offer. Just be fully aware and discuss your contract with both your attorney and your real estate agent. Many contracts offer a 10-day inspection period that allows a buyer to immediately cancel the contract if they disapprove of items discovered during the inspection period. While this isn’t merely a way for you to get out of your contract, it may be an option for you. Be aware of any lender’s addendums, especially for bank owned properties. These may contain language that shortens or eliminates the inspection period. If you happen to have multiple offers accepted and you can’t get out of your contract, you will be under contract to purchase more than one home. Keep in mind that it’s always easier not to write an offer than it is to cancel a contract. Every situation is different, however. If you plan on purchasing a short sale, it’s likely you will submit multiple offers. Because the wait period can be so long to hear back from the bank on a short sale property, and the answer can likely be “no,” some homebuyers want to make sure they have options. If you decide to make multiple offers on several homes, make sure you are working with an experienced, competent real estate agent that you trust. Look over the contracts carefully before signing anything and discuss them with your attorney when necessary. If you don’t, you could end up losing your earnest deposit on multiple homes or even worse, be legally obligated to purchase more than one home. If you only intend to purchase one home, it’s best to make an offer on one home at a time and avoid any potential legal or ethical issues. If you have any questions regarding the purchase of a new home, contact us today.
	Categories: Competition, Contracts/Legal, Finance, General Real Estate, Helpful Tips, House and Home, Loans, Markets/Economy, National Topics, New Trends, Opinion, Other, People, Real Estate News, Real Estate Practices, Service/Services

Renting Your Home

Renting your Home There are a number of reasons you may be considering renting out your home. Maybe you’re looking at your home as an investment property. Perhaps you need to move and can’t find a buyer. The first thing you need to consider is that renting a home is like running a business. You need to treat it like a business. If you’re not prepared to do that, consider selling your home instead. The ideal property to rent should be in good repair, in a safe location with little crime, and have a cheap or paid off mortgage. If your home doesn’t fit this ideal, it may be worth selling rather than renting. Consider the following before you decide whether or not you’ll rent your home. Know what it takes to be a landlord. Do you have the time and temperament to fulfill a landlord’s responsibilities? Landlord responsibilities may include: maintaining the home, making sure plumbing, wiring and appliances function properly, promptly responding to tenants’ needs, advertising the rental, selecting tenants, and evicting them if necessary. Of course, you can always hire a professional property management company. If you’re not going to be close to the site to actually manage the rental, a property management company may be the best option. Do the math. Calculate the total cost of renting. Include the mortgage payments, utilities, any HOA fees, indoor and outdoor maintenance, taxes, legal assistance you may need, and an additional mortgage or rent payment for the house you’ll be moving into. Make sure you can afford it. Determine your rent price. Your rent needs to be competitive. You can’t base your rent solely on what your monthly mortgage payment is. Check local ads, Craigslist.org, Move.com, call property management agencies, and determine the range for similar properties in your area. Put careful thought and time into your screening process. Don’t rely on your good judgment of character. Screening your tenants is your most important task as a landlord. Have an attorney help you draft up the application. Always do a credit check and carefully check references. You may not find the “perfect” tenant, but gathering as much information as possible will give you an idea of the type of tenant you will have. Know the law. Each state has different landlord-tenant laws. Know your tenants’ rights as well as your own. Be prepared to hire an attorney to ensure you’re complying with the law. Some municipalities have requirements as well, and federal law governs things like fair treatment for tenants and Americans with Disabilities Act requirements. Make sure you treat all tenants equally and set your criteria for accepting or rejecting applicants and apply them consistently. Write down your policy and stick to your rules to protect yourself. If you happen to reject an applicant, disclose exactly what the problem was and how you became aware of it. Keep all your applications for several years. When you do discard old applications, shred them, as most will have social security numbers and other personal information. Some states may require you to pay interest on renters’ security deposits. Once you’ve approved an application and have chosen your tenant(s), make sure you draft a lease. Don’t use blank leases from the Internet. Use an attorney to assist you with your lease. Have the appropriate insurance. Insurance for a rental is different from insurance on a primary residence. As a landlord, you’ll need rental property insurance. You are not responsible for the tenants belongings, so encourage them to get renters insurance. Keep rental finances separate from personal finances. Consider using financial software to track your rental income. Keep these records separate from your personal accounts. You need to keep track of any tax deductions relating to your rental. Create a separate savings account as well. You’ll want to put a set monthly amount into this account to cover any repairs, appliances, maintenance, and taxes. Be prepared to evict a tenant and/or have an empty rental property. Sometimes things can go wrong even with seemingly great tenants. Don’t evict them yourself. Use an attorney. Once the tenant is just one month late, consult your attorney and follow the guidance you’re given. Laws are specific about this process and professionalism must be maintained. Have a process in place, and treat the eviction as part of a business transaction, not a personal matter. There will be expenses associated with this process that could equal an entire month’s rent. If you can’t seem to rent out your property, selling may be the best option for you. However, be prepared to have an empty property at some point and pay the mortgage payment while you try and find renters.
www.cobblestonefl.com @cobblestoneinfo	Categories: Service/Services, Real Estate Practices, Real Estate News, Places/Spaces, People, Other, New Trends, National Topics, Markets/Economy, Loans, House and Home, Helpful Tips, General Real Estate, Finance, Contracts/Legal, Competition, Advertising

Take the Mortgage Test!

Myth #1: The loan package with the lowest interest rate is always best. You may be tempted to pick one home loan over another simply because the interest rate is lower; however, this could be a mistake. Many borrowers fail to look at the comparison rate, but it’s very important. Check the comparison rate of the loan to help you really understand the true cost of a loan. The comparison rate includes all the upfront and ongoing fees that need to be paid during the course of the loan. For example, some mortgages offer a low initial monthly payment but require a balloon payment. Some loans have an interest-only period, after which your monthly payment increases. Some loans have expensive costs and fees. Read the contract and don’t base your loan solely on the interest rate. Myth #2:  A 30-year mortgage loan is always best. 30-year loans are the most common home loans because generally speaking, they have a lower monthly payment than a 15-year mortgage. But just because they are the most common doesn’t make them the best for every situation. The average homeowner stays in a home for about nine years. First-time homebuyers live in their homes for an even shorter amount of time. Some homeowners may find that an adjustable rate mortgage (ARM) could be a better option. ARMs begin with a fixed-rate period before the interest rate resets. The initial rate is often lower than the 30-year mortgage rate, meaning lower monthly payments. When the interest rate resets, the monthly payment is recalculated based on the remaining balance. It could end up lower if the borrower puts extra money toward the principal. ARMs backed by the government typically won’t increase by more than one percentage point a year and five percentage points over the life of the loan. ARMs work best for homebuyers who are reasonably sure their income will increase before the rate resets. Myth #3: If I have bad credit, I can’t get a mortgage loan. Your credit rating can either help or hinder the type of mortgage loan you’re offered. Having bad credit doesn’t automatically mean you can’t get a loan. However, it may mean that a lender might consider you a greater risk and give you a higher interest rate. Be upfront with your lender about your credit history before they even pull your credit report. Some defaults may have explanations that can be overlooked. Lenders generally want to help you get a loan. Shop around for different lenders and speak with several if you are concerned about your credit rating. Myth #4: Once you are approved, you are guaranteed the loan. The biggest mistake many people make when applying for a loan is they assume that once they are approved, they are guaranteed the loan. This isn’t true. Many mortgage lenders will pull your credit again between your approval and the loan closing. If your credit score has been affected negatively during this period, the loan could fall through. After being approved for a mortgage loan, avoid applying for new credit accounts and running up credit card balances. Keep your credit in outstanding condition during the entire loan process. Myth #5: You should pay off your mortgage as soon as possible. If you have debt other than your mortgage, it always makes more sense to pay down the higher-interest debt. Credit cards and auto loans generally have higher interest rates than mortgage loans. You may also want to consider investing the money where it can earn a return greater than the mortgage interest rate after taxes. It’s great to pay off a mortgage early if doing so satisfies a long-term financial goal. If you want to retire debt-free, paying off your mortgage early can help you completely eliminate debt. However, focus on higher-interest debt first. @Cobblestoneinfo www.cobblestonefl.com  #SouthFlorida #RealEstate #TipsforBuyers #Mortgage #JupiterRealEstate #PalmBeachGardensRealEstate #CobblestoneRealtyLLC #RealEstateMyths #Tipofday

Categories: Competition, Finance, General Real Estate, Helpful Tips, House and Home, Loans, Markets/Economy, National Topics, New Trends, Opinion, Other, People, Real Estate Practices, Service/Services

Tips for a pristine bathroom!

We spend a lot of time in our bathrooms each day, but sometimes these small rooms get neglected. Cleaning products, personal care products, linens and towels, dirty laundry, medications, etc. all take up space in our bathrooms. Here are some tips on keeping your bathroom clean and organized: Clean your shower and/or tub while you’re taking a shower. There are many products available that allow you to skip the scrubbing and just spray after you’ve taken a shower. Keep cleaning supplies in each bathroom. Having these items available will help you keep your bathroom clean and save time. Use small baskets or containers to store small items such as hair accessories, makeup, nail clippers, nail polish, etc. This will reduce the amount of clutter and keep items from shifting around the drawers. Clean out your makeup collection often. Makeup has a shelf life. Any makeup older than 6 months has likely expired and is no longer considered hygienically clean. Use a shower caddy to organize body wash, shampoo, conditioner, face wash, razors, etc. They are easy to use, generally just hang over the showerhead, and are inexpensive. Have a storage container for toilet paper in each bathroom. If you don’t use it daily, don’t store it on the counter. Reduce clutter by only placing items you use each day on the counter. Roll, instead of fold, towels for maximum storage. Place hooks on the back of the bathroom door for towels and robes
@Cobblestoneinfo www.cobblestonefl.com #SouthFlorida #RealEstateTip	Categories: General Real Estate, Helpful Tips, House and Home, Other, People, Places/Spaces, Real Estate Practices

Home Stalking: A New Real Estate Trend

Generally speaking, stalking usually isn’t considered a positive thing. However, with homes selling so quickly right now and competition increasing rapidly, many buyers have hopped on the “home stalking” bandwagon as an innovative strategy to find a new house. This home stalking trend includes tactics such as knocking on doors, tracking down homeowners, and writing letters in hopes to purchase a home that may not even be listed for sale. Since 2010, home stalking has increased in popularity by 15%. Zillow’s Make Me Move is a website that allows homeowners to list their properties with a “dream” price. Potential homebuyers can contact the seller via email, and the seller will continue to remain anonymous. This feature provided by Zillow currently has over 148,000 listings, and since last year, contact to homeowners has increased by 130%. There are three main strategies home stalkers use: Letters to the homeowner. Some homebuyers are stopping by homes to give them letters asking the homeowner if they would be interested in selling. Most of these letters add a personal touch, telling the homeowner why they would be the best prospective buyer for the property. According to a survey done by the National Association of Realtors last year, 20% of those who sold their homes without using a real estate agent said they did so because a prospective buyer contacted them. Keep in mind that it is illegal to put something in someone else’s mailbox, so either address the letter to “Resident” and mail it or leave it at their door. Searching the Internet, and setting up property alerts. Most real estate listing websites give you the option to set up alerts on properties you are interested in. If you know what neighborhood you want to live in, you can set up alerts on properties in that neighborhood. The more property alerts you set up, the better your chances are at getting a home in that particular neighborhood. Also, foreclosure listings and pre-foreclosure listings are a great resource you can use to find more possibilities. Old-fashioned knocking. Is there a home you absolutely love? You could always just knock on the door and ask the homeowner if they have any interest in selling. Keep in mind that to avoid overpaying for a property and making sure everyone is getting the best deal, it’s always a good idea to hire a real estate agent and an attorney to assist with the process. Contact us at Cobblestone Realty today for the advice you need in the Real Estate. @Cobblestoneinfo! #SouthFlorida #RealEstate #MarketTrends #HelpfulTips #Competition #CobblestoneRealty

Categories: Competition, Finance, General Real Estate, Helpful Tips, House and Home, Markets/Economy, National Topics, New Trends, Other, People, Real Estate News, Real Estate Practices