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Realtors
Advertising Square Footage: on
some homes
are not correct and misleading in
Thomasville, GA Always Ask for public
record - DO NOT OVER PAY FOR SQUARE
FOOTAGE. If Sq. Ft. NOT the same as
public record bonus rooms or additions where done
without a permit. Remember homes Sq. Ft. ONLY Counts
if it is under A/C. - Deck, Porches, Garage, outside
storage area, unfinished rooms are NOT PART OF A
HOMES SQUARE FOOTAGE WHEN CALCULATING THE PRICE PER
SQUARE FOOT.
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The New marketing
gimmick" Some Realtors are using is
"How low your electrical bill
is" when purchasing a home in Thomasville, GA
some realtors like to use the word
"Average Bill" but what
they do NOT tell you is that they are using a bill
from winter or a bill from when the owners where on
vacation. If the realtor has nothing to hide they
can provide you with a list of the homes usage and
the low and the high.
Thomas County
(229)227-7001 or if your property is in
Cairo, GA EMC Call
(229)377-4182
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Growing Epidemic Dual Agency Selling Their Own
Listing South Georgia |
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So Why Does Dual Agency Even Exist?
Brokers want to double-dip
on their own listings. What are the benefits of
dual agency? to a Buyer or Seller NON,
A listing agent who
also represents the buyer is a dual agent.
Dual agents cannot operate in a fiduciary
("trust,")
relationship with either party and must
treat both sellers and buyers equally. They
cannot share confidential information but
they cannot give confidential advice.
A dual agent in California was sued by the
seller because she told the buyer to ask for
a carpet allowance from the seller. It is
very difficult to obtain the highest and
best price for the seller when the agent
also represents the buyer. The dual agent
cannot advise on home price nor terms nor
negotiate on anyone's behalf.
Brokers have invented a fig-leaf called
Disclosed Dual Agency in order to cling to
the doubled commissions.
No Dual Agency!
Dual Agency is the process by which one real
estate broker represents both the seller and
the buyer in a transaction. It is legal in
Georgia, provided it is fully disclosed and
consented to by all parties. It is also of
questionable ethics at best! Agents in some
states are forbidden to engage in Dual
Agency.
So What Benefit Does a Buyer or Seller Have
When Using a Dual Agent?
Buyer = NON,
Seller = NON,
Dual Agency = Full 6% Commission
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Extra insulation = Energy
Efficient = NO -
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Are You Really Saving When
Adding Extra Insulation?
I would like to thank
Thomasville Landmarks for
holding a very interesting
workshop and having Mr. Carl
Seville of Seville
Consulting, LLC as a
speaker. The workshop talked
about the importance of
energy efficiency and green
building and confirmed 99%
on what we have been
advocating since 2007. One
of the questions asked was
if adding extra insulation
to an attic of an existing
home it would make it more
energy efficient after the
installation. The answer was
just a confirmation for our
argument on the majority of
the properties being listed
by their listing
representatives, where homes
that add extra insulation
would make them energy
efficient. This application
will have virtually no
effect on the homes
efficiency without
addressing other priority
key issues first and if the
home was not built initially
with energy efficiency in
mind. In this case, this
statement by the listing
representative is being used
as a gimmick and a marketing
strategy.
This was just one of the
topics that confirmed what
we’ve
been
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advocating for the past 5
years about listed homes
being aggressively marketed
with features which are very
misleading to consumers that
are not knowledgeable enough
on the subject. Green energy
efficient homes are built
better and above minimum
code. There are no short
cuts when building an energy
efficient home.
We
have being bringing energy
efficiency awareness for 5 years
and many in the industry have
slammed our company for calling
out what they have been doing
wrong and marketing incorrectly
to consumers. Thomasville,
GA has had an ENERGY
STAR Qualified home that many in
the industry do not want to
admit is the way to go.
Now the industry is faced
with the “Not So Big House”
movement that Capital Home
Builders introduced in 2007.
This home is currently up
for sale at Sweetbriar Lakes
Ph II.
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Buying A Standard home Vs. A Custom Green
Home?
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An
energy efficient (Green) home is a better built
home. a green custom built home has to follow
strict guidelines by the EPA and other green
programs like LEED or NAHB Green. These
guidelines are set so the outcome of a green
custom home is a home built above minimum code,
a healthy home and a home that will save you 40%
to 50% on your energy bill. A standard built
home has no guidelines has no restrictions. A
standard built home can be built with cheap
materials, cheap labors, and built below or to
bare minimum code and in my area these are the
type of homes being built and sold.
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Local Realtors
called this homes quality built, but some how they also did
not see the quality in these homes and labeled them luxury.
Too Funny! Do the math, buying a cheap home / non green home
will only cost you more money in the long run. See a few
listed examples below.
Example-1:
Wrong size A/C unit = If the A/C is to small it will work
overtime to cool the house and if the A/C is to big your
home will have too much
Moisture
in the house and to much moisture creates mold.
Example-2:
If the roof is not
vented properly all that
heat will not escape again A/C unit will be working overtime
and in winter the cold attic will take longer for the A/C
unit to warm the house.
Example-3:
Improper use of valley metal or no valley metal and the
improper use of roof paper. All have a good potential for a
roof leak.
Example-4:
Holes in the sheathing or big gapes is a good way to
get cold spots in winter and A/C leakage in the summer, Also
A good potential to keep the pest control companies in
business. Big problems, in my part of town.
Example-5:
We can go on listing all of the non benefits of building a
cheap home or non green home, but hopefully you get it.
Example-6:
Felt paper. As
warm moist air rises the felt paper allows the moist air to
pass through, but if some of the moisture condenses on the
underside of the shingle, the felt paper keeps that
condensed moisture from touching the wood.
Example-7:
No Collar Ties:
Collar ties add
stiffness to the rafter and roof structure. They
help in keeping the roof from sagging and also
prevent rafter spread. They are simple members but
rather important for the integrity of a roof
structure. Ideally there should be one collar tie
for each opposing rafter.
Example-8:
No-Flashing:
potential roof leak-
Oops to late. Roof leak the first few months of
rain.
Example-9:
No-Roof-Paper
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No Roof Paper On Roof
Eyebrow and NO Metal Flashing.
Example-10:
No Sill Plate- Just Sole Plate:
This would be
considered minimum code.
Example-11:
Horizontal Drainage piping slope.
Horizontal drainage
piping shall be installed in uniform alignment at
uniform slopes not less than one-fourth unit
vertical in 12 units horizontal (2 percent slope)
for 2 1/2-inch (64 mm) diameter and less, and not
less than one-eighth unit vertical in 12 units
horizontal (1-percent slope) for diameters of 3
inches (76 mm) or more.
Example-12:
Foundation Ties: Tie Straps minimum code is one
every 32" - by this image they do not have
sufficient - Anchor Bolts by code are 12" and 6'
o/c. This Slab is NOT even minimum code.
Example-13:
No Ridge Venting - No roof
ventilation.
Attic ventilation is one of
the most important factors affecting the long term health of
a house. Wood rot, mildew, peeling exterior paint, rusty
nails, roofing deterioration, energy losses, and other
problems are often the direct result of inadequate attic
ventilation. Wood damaging pests such as carpenter ants and
termites are attracted to moisture buildup and rot which is
often caused by inadequate ventilation.
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Dual agency definition:
Occurs when the same brokerage represents
both the buyer and the seller under written
agreement.
This means that if you have a
buyers agreement with a real estate agent
and find a home you are interested in that
is under the same brokerage that your agent
works for, another agent (or the same agent)
within the same office can represent the
seller.
A
buyers agreement…that sounds pretty legal
right?
Think again.
Dual agency can be devastating to a buyer in
certain situations. A company that allows
dual agency may let on that they work as a
dual agency but actually conduct business
more closely to a single agency. In small
companies, phone calls with the buyer
regarding pricing and terms may be overheard
or faxes accidentally viewed.
Unintentionally, an agent may be talking
about a buyer in the office and be overheard
by the sellers agent. This can give the
sellers agent information that may benefit
the seller. A sellers agent’s fiduciary
responsibility is to the seller and they
must disclose any information they have that
can help the seller.
By using a dual
agency, buyers are giving up their right to
have complete 100% buyer representation and
loyalty from their real estate agent since
the agent (agency) is representing the
opposite side of the transaction as well. If
you are using a dual agency, be careful with
the information you divulge to your agent as
this could be intentionally or
unintentionally used in the real estate
transaction.
The only way to
completely avoid this issue is to use an
Exclusive Buyers Agent like a Colorado
Exclusive Buyers Agent. There are never any
listings within the entire office of
Colorado exclusive buyers agencies.
If you
are ready to buy a home remember that you
have the right to have complete buyer
representation and an agent whose fiduciary
responsibilities are to you and only you.
http://homebuyerscolorado.org/blog/benefits-eba/is-dual-agency-bad-news-for-homebuyers/
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Beware of the GREEDY Dual Agent / Agency
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In a real
estate transaction, there are normally two
real estate agents. One agent represents the
buyer and one agent represents the seller.
In rare cases, the same agent facilitates
the transaction for both the buyer and the
seller. This is know as “dual agency”. Not
all states allow dual agency, but it is
allowed in Washington state. When dual
agency exists, the potential for conflicts
of interest between the agent and their
clients are substantial, particularly when
negotiating price. The agent must be
impartial and questions like “how much
should I offer?” or “what do you think the
house is worth?” must be left unanswered by
the agent.
I came across a stunning example of a dual
agency agreement today from a long-time agent in
Seattle. Here is what it said:
“I understand that the property
listed at 12345 Any Road NE is listed by
Agent A. I have elected to utilize her
services on the purchase of this property
and not obtain a separate buyer’s agent. I
understand she represents the sellers in
this transaction.”
If you called
Agent A to see the home that she listed, she
will happily show you the home, but then try
to get you to write an offer and sign this
agreement. She tries to get you to use her
services and not use a separate agent, and
then she represents only the sellers in the
transaction. The contract fails to mention
the important part, which is she will be
paid DOUBLE the commission if you don’t get
your own agent. (She gets to keep the
commission for both agents.) She gets paid
double for making sure that the home sells
for the highest possible price for the
seller, while potentially knowing damaging
information about the buyer’s situation.
This is motivated by pure greed. Do not sign
such an agreement if you value the advice
you will receive from your real estate
agent, since any advice she gives is
“representing the seller.” In most cases,
dual agency is a bad idea. Any agent who
agrees to a dual agency arrangement should
be forthcoming about their compensation and
must remain impartial, otherwise the buyer
is subjected to a severely one-sided
negotiation.
http://blog.findwell.com/buying-a-home/beware-of-the-greedy-dual-agent/
South Georgia is a Dual Agency State and so
is Thomasville, GA / Cairo GA.
Nov. 30, 2011
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Misleading Realtors About Green Home
Features!
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As the first builder and only
builder building qualified green
homes in Thomasville and the South
Georgia area, we are seeing more and
more homes being misrepresented by
Realtors probably due to the down
real estate market and the features
being misused are the green features
or energy efficiency when in fact
its listing agent does not know
anything about this market because
they do not have the proper
training. We can say that we
have listed our Energy Star
Qualified home with most of the
brokerage offices in Thomasville and
our listing agents could not explain
our custom features or our homes
green features to buyers.
What makes it even worse is
that they were not even interested
in learning about the listing they
had just acquired even after
explaining that this was a new
emerging trend and even listed
all the features on paper. Not sure
if they were just oblivious about
the whole issue that was just
barely emerging in the real estate
industry or just plain languid.
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At the beginning of our green home
construction, the few Realtors that did show
our Energy Star Qualified home were just
showing it as a standard home and per square
footage price. We would have to make
ourselves available to explain our custom
green features because they would tell us
they did not know how to explain our
features. But now, Realtors jump at the
chance to misrepresent their listings just
to get a piece of this market without even
getting the proper training. We would like
to point out that the new MLS at some level
has a green initiative and has clickable
module that lists certain green features and
it looks like Realtors are abusing this
green feature of our MLS to falsely promote
their listings as being green or energy
efficient ignoring the legal implications it
may have on them and their brokerage office.
Mind you our industry has MLS regulations
that unfortunately the designated committee
turns a blind eye and are very relaxed in
its enforcement. The common examples are as
follows stating that the listing has thermal
doors. Does the listing agent even know how
to determine if it is a thermal door?
Most Realtors do not know, so it is up to
the consumer to research these green
features to verify that in fact they
are buying these features. Another common
misrepresentation is extra insulation, well
if the extra insulation is not installed
correctly and does not reach the correct
R-value this does not have much of an effect
to even call it a green feature. It comes to
a point when too much insulation has NO
effect at all in saving energy and
nevertheless calling it an energy efficient
property when it has not been verified in
its before and after improvements.
When Realtors make these false claims on
their listings, they should be able to
provide documentation from its
manufacturer with proof of its energy
efficiency as well as for the extra
insulation. An agent that has the green
home feature training would be able to point
out if these features are misrepresented.
Realtors should be better trained in this
area because it helps them understand the
difference in building a minimum code home
to building a home to a green qualified
designation. As a consumer and a 100%
committed to green building, I encourage
home buyers to perform a thorough research
of the home they are buying because buying a
home is a high price ticket item that they
will be living with for the rest of their
ownership.
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Never Agree to Dual Agency
CAARE
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Dual Agency is a conflictive relationship
that strips buyers and sellers of service to
a level that can best be described as
abandonment. Dual agency arises when the
real estate broker is representing both the
buyer and the seller.
It is illegal in
every other fiduciary profession except
under the most extreme circumstances.
It is routinely
practiced in residential real estate where
there is the least amount of training.
When a real estate
broker engages in dual agency they may not
work to the advantage or the detriment of
the buyer or seller. In other words,
all the reasons you hired your broker vanish
- often with little warning.
Dual agents are
legally prevented from negotiating price or
terms (two of the most important reasons
consumers hire Realtors). And perhaps
the biggest problem with this betrayal is
that it usually presents itself with little
warning to the client - it is a bait and
switch. The broker could be acting in the
client's best interests all the way up to
finding the house that creates a dual
agency. At that
point the buyer or seller are on their own.
In a dual agency,
brokers don't have to share the commission
with other brokers so they make twice as
much money. They profit greatly from
this practice.
Realtors, who typically have no
understanding of the legal ramifications of
their own fiduciary relationship with their
clients, often illegally counsel
their clients of the so-called "benefits" of
dual agency. We're
here to tell you that there are NO benefits
and that you should NEVER agree to dual
agency. Find a small brokerage firm
with highly qualified real estate agents and
demand that they not engage in dual agency.
The likelihood of dual agency arising with a
smaller firm is far less than with a large
firm.
For more on this topic click here.
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Can
you trust a dual agent realtor to work on behalf
of the buyer or Seller?
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SEE HOW MANY REALTORS ARE OPPOSED TO DUAL AGENCY
on Zillow.com about working with a dual agent.
It is very interesting that I am NOT the only
one that feels strongly about working with a
dual agent. This is allowed in Georgia and yes
even in Thomasville, GA. It is illegal for a
dual agent to try an influence a buyer to a
particular listing that is listed by the same
agent or benefit the same brokerage office or a
co-workers listing to keeping the sale in house
with the same office. It is illegal to tell a
buyer that a property is overpriced so not to
show a particular listing. A dual agents
responsibility is to show the buyer all listings
in that buyers price range. IT IS ILLEGAL FOR A
DUAL AGENT TO DO OTHER WISE.
A MOST READ IF YOU PLAN TO
WORK WITH A DUAL
AGENCY.......http://www.zillow.com/advice-thread/Can-you-trust-a-dual-agent-realtor-to-work-on-behalf-of-the-buyer/396844/
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NOT
ALL HOMES ARE BUILT THE SAME!
Unlicensed
Building in Thomasville, GA.
Would You
Buy A Home if the Person building Was Working Under Someone
else's License & did Not Know Anything about Building?
Local Realtors Pouching Below Minimum Code
Homes. |
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Ask why the price difference from
our homes to others. Realtors that respond with
the words "home is overpriced" are trying to
sell you on their own agenda. I would ask them
why they think it is overpriced. Realtors like
to use homes that are in foreclosure or
distressed as to homes that are NOT, Realtors
also like to use square footage to price a home
without taking into consideration the features
and upgrades of that home that impacts the
pricing. Nothing in life is free and not all
building materials cost the same, you do have
low end materials as to high end materials. You
also have qualified subcontractors oppose to
hiring anyone that is willing to do the job for
the lowest price and not know how to install
those materials correctly, we have seen it in
Thomas County, GA homes built below minimum
code. We are not here to put anyone down, but to
educate the consumer that “NOT ALL HOMES ARE
BUILT THE SAME”. We provide the facts and
educate the consumer on the difference between
homes built
below minimum code and homes that are built
above minimum code and even providing the reason
for the price difference. If consumers still
elect to buy a below minimum code home for their
incredible price than we only wish them the
best.
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Unlicensed Builders Blamed For Shoddy
Construction
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Unlicensed Builders
Blamed For Shoddy Construction - New Hampshire News
Story - WMUR New Hampshire
Thomasville, Georgia
Realtors pushing new homes built by unlicensed
person claiming to be a builder.
In Thomasville, Georgia Realtors are
pushing new homes built by unlicensed person
claiming to be a builder, the worst part is the way
this person is building these homes and the way the
county inspectors are letting this person build this
homes with out a builders license. The State
of Georgia prohibits any person from using someone
else’s license to build homes. In
Thomasville, Georgia we have a few of these
unlicensed persons claiming to be builders and
working under someone else’s license and having no
knowledge on how to build a home and at the same
time being encouraged by local realtors and county
inspectors. Building a home is not rocket science,
but there is some science involved. Like building a
home to keep out heat, moisture, water, and other
unwanted conditions and make the home comfortable
NOT just add four walls and an un-vented incorrect
roof or using the wrong size A/C unit. That is why
we have licensing laws if not any one can say they
are a hart surgeon and work under someone else’s
license, so if you do not know how to use the right
construction materials and how they are installed
correctly you are doing harm to the buyers of this
homes. “Sample" A few of this homes built have
the ice & water
material add, but on top of felt paper and others NO
Valley Flashing was added at all. That is
a no, no. So you can see when you have someone building
homes without a license or with no building knowledge
what the outcome is. In Georgia county inspectors DO
NOT check the roof, so it is up to the contractor to
know this. Buyers go to realtors because they feel
they can trust a professional licensed realtor, but
unfortunately in all professions you have bad
apples. County Building Inspector’s Office is
responsible for review and approval of all building
plans to ensure that all construction meets current
safe standards and building codes?
Images are available for illustration
on the distinction between or homes and other homes
built in South Georgia.
No Justice in a Corrupted Small Town of Thomasville,
GA. - It’s Not What U Know, But Who U Know.
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Homes
was built by a non licensed contractor is he
still responsible for bad work?
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I had a new house
built by a non-licensed person. My roof leaks,
is this person liable for repairs?
Thomasville,
Georgia is well known for non-licensed builders
or builders working under someone else’s license
with NO EXPERIENCE on how to build a home
correctly. I would suggest you do your homework
if not you are going to end up with not a big
home build right but a big square box with holes
were your money well be going.
02/01/2007 - Contractors -
State: ALL #1449
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If this person building these homes know
anything about building he would know that BCSI
GUIDE shows that this is NOT the way to handle
trusses. What are we in the Stone Age.
May 10, 2011 |
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------Blogging on Real Estate News in
Georgia ------
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Home Inspectors
Under Scrutiny For Payment To Realtors
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CBS Homes Preferred Inspectors Being
Investigated
Four home
inspectors are under review for their financial
relationships with an Omaha realtor. The
American Society of Home Inspectors, or ASHI, is
now investigating home inspectors on Omaha
Realtor CBS Home Real Estate's preferred vendor
list
Buyers always look for your own inspector. I
would not use an inspector that was refereed by
the selling realtor.
Read more:
http://www.ketv.com/houseandhome/4438310/detail.html#ixzz1L8pXMEeb |
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The risks of dual
agency in real estate!
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It does not matter how many bogus testimonials real
estate agents or brokerage office try to give a
positive spin to dual agency it does NOT work. Here
is another reason why it does NOT work. Buyers &
Sellers get educated when buying a home.
by
E.L. Miller
Consider the fact that dual agency is no longer
allowed in many states. There's a good reason for
that. Dual agency is the arrangement in which the
same real estate brokerage (and often the same agent
from that brokerage) represents both the sellers and
the buyers of a property. It is not only a conflict
of interest, but often impossible, for a
real
estate
agent
to fairly represent and negotiate for both sides of
a real estate transaction.
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The only advantage of a dual
agency that comes to mind solely benefits the real
estate agent. That's because the listing agency
doesn't have to split commission with a buyer's
agent. Aside from that, nothing good can come from
such a business deal. In negotiating a fair price,
how can an agent work to get the best value for the
buyers while fulfilling their fiduciary duty to the
sellers?
Technically, a dual agent is
not allowed to disclose to the seller what the buyer
is willing to pay, nor are they allowed to tell the
buyer what price the seller is willing to accept.
Instead, they are supposed to broker and negotiate
on behalf of each client, while keeping the
confidential knowledge to themselves. This is a
no-win situation. Not only would this be a stressful
(and risky, from a litigation viewpoint) situation
for a real estate agent who is trying to keep both
clients' best interests in mind, but it is an
opportunity for a less honest agent to sell a home
at a higher price than a buyer should pay for it,
thereby receiving a higher commission.
Picture selling and buying
property as if it were a legal transaction (yes, it
actually is a legal conveyance, but think more of
the courtroom scene to help the following example
take shape). Real estate purchases are not like
mediations; there is nothing binding a particular
seller and buyer that requires them to reach an
agreement with each other. Instead, they are like
trials, with each side represented by a professional
who is looking out for his or her client's best
interests, and no one else's. There is no exchange
of private information made that might damage one
sides chances over the other. That would be grounds
for malpractice.
Fortunately, in states that
still allow dual agency at all, law requires the
brokerage or individual agent to fully disclose,
usually in a writing to be signed by both parties,
that a dual agency exists, often in the sales
contract or in an addendum to it. Supposedly, the
parties are made aware of the dual agency before
they reach the point of signing a sales contract.
(At that point, most negotiating is over, and the
disclosure would come too late.) This gives the
purchaser the opportunity to procure their own
representative - a real estate agent who represents
buyers. Home purchasers do not pay a buyer's agent;
the agent is paid by the split of the sales
commission, so the listing agent doesn't walk away
with the entire six percent of the sales price, or
whatever the percentage may be. An honest real
estate agent doesn't mind splitting this commission
- it's good business for everyone.
<a href="http://www.helium.com/items/907938-the-risks-of-dual-agency-in-real-estate">Learn
more about this author, E.L. Miller.</a>
Real Estate agents in
today’s market are a dying breed and the ones doing
real estate full time is trying to stay above water
so they do not drown and 99% of the listings they
are selling is there own to maximize their
commission.
February16, 20011
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Realtors
in Georgia. - How Many of Them Really Know About
Green Homes - 1% and they are the ones certified as
green agents, All Others are lost!
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We find it amusing when some real estate companies like to
create blog's talking about energy
efficiency in homes to show the consumer that
they too are knowledgeable about energy
efficiency but soon forget that consumers are
aware that changing light bulbs to incandescents
or LED lights will save them money as well as
changing their A/C thermostats to programmable
ones and properly installing insulation may save
them on a yearly basis as well. Anybody can read
a magazine and acquire this information but to
put it on a blog to demonstrate that these
brokerages know what they are talking about is
what we find amusing. Other real estate
companies and agents are fast to list an old
home built in the
1940's and
call them energy efficient without any documentation
to prove how much more the home is
efficient then before the renovations. That is
called "greenwashing" and ignorance on the
subject but they are allowed to get away with it
because as of yet their is no rule or
regulations mandated in the real
estate industry. Consumers must be aware that if
the MLS
contains Energy Efficient features there is a
green initiative and their are guidelines
established by the same organization that these
Realtors belong to but they elect to ignore them
because they are not mandatory to be used, yet.
Although, they impose a liability to the real
estate agent and their brokerages they pass
the buck to the sellers with the words "By
Owner".
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For those buyers that are green minded and
considering buying
a home with guarantees on energy efficient
savings inform yourselves before looking for a
home claiming to be energy efficient because
once you buy a home and realize that the home is
really not efficient it will be to late.
Ask your Realtor how many
Green Energy Efficient Qualified homes have they
shown or sold for that matter? and what are the
differences of an Energy Star Qualified Home
with a standard home?
Consumers consider this, what is the difference
between an Energy Star Qualified refrigerator
versus to a non Energy Star one?
You may already know the answer without a
Realtor telling you. |
You will be
surprised to the
Realtors
answer being (0)
and when asked on
how much they really
know about green
homes. You will see
that their
education on green
homes are limited,
by their
basic answers of
"this home is very
energy efficient
because it has extra
insulation,
programmable
thermostats," and
the funny ones like
energy efficient
windows which mind
you are standard in
a new home due to
today's regulations
and for a retrofit
homeowners would
have to pay extra to
have ENERGY
STAR Qualified
windows installed.
We are not saying
that homeowners will
not pay extra for
these Energy Star
Qualified windows
but if they did they
would have the
documentation of the
windows stating
their efficiency
values.
With all this being
said, home buyers
really need to
think about a bare
minimum code home
being sold for under
$80/per square foot
and calling it
“Quality Home” would
really have
any quality in them.
Home buyers need to
remember the saying
"what sounds to good
to be true may in
fact not be
true". We have to
say this if a home
is built at its most
to bare minimum with
no shortcuts on the
components that
should be used to
this bare minimum
and still sell these
homes at these
prices my kudos go
out but
unfortunately, with
what we
have seen being
built we expect
these type of homes
to have problems at
one point and when
it happens we hope
to be able to assist
the homeowners with
their claims. As for
the other existing
homeowners we hope
to assist them when
they get ready to
price their homes
for sale when a
listing agent bring
out these shortcut
homes in comparison
to their homes.
Like we stated
before, if a
home can be
built the right
way and to at
least minimum
building codes
and with their
materials being
used correctly
and up to the
subdivision
covenants &
restrictions for
a minimum amount
of money then
great, but we
encourage others
to build above
minimum building
code.
We encourage homeowners comments of similar situation
happening
in their
neighborhood to
let us hear
about it and we
can all make a
difference in
our
neighborhoods
maintaining our
home values at
par to what they
should be. At
the end, we all
want to see our
neighborhoods
flourish with
beautiful homes
that we can all
be proud of that
add value to the
rest of the
homes already
there.
These blog's are
meant to educate
consumers with
our experiences
and knowledge of
what we see
happening in our
community. If
you the reader
feel differently
and do not care
for the
information you
are more then
welcome to exit
this web page
and we want
to thank you for
your visit but
we like to
express our
freedom of
speech which is
one of our
countries
greatest rights
What is Bare
Minimum
Code
-------------------------------------------------------------------------------------------------
The one theme
that recurs when
speaking of
building codes
is that they are
minimum
standards, the
absolute lowest
allowable
acceptable
parameter. When
you stop and
think, does
anyone really
want something
done to a
minimum
standard?
A bare minimum code built house is the
equivalent of a
"D" in school.
This person
building these
homes must have
been a "D"
student in
school. You can
go along the
mark or better
yet above, but
never below.
Some People do
not understand
"U GET WHAT U
PAY 4"
------------------------------------------------------------------------------------------------
Burning
Construction
Debris is a
Serious Health
and
Environmental
Hazard.
Sweetbriar
Lakes.
Subdivision
Thomasville, GA
November 11, 20010
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Do some brokers cheat
when listing square footage?
Do some brokers cheat when
listing square footage?
Square footage is a big problem in Thomasville, GA.
with bonus room being finished without a permit or
outside areas being included under A/C.
November 6, 20010 |
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A REAL ESTATE BOARD WITH A SPONGY SPOT.
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What do you do when
your local real estate board has a soft spot for
a few real estate agents? And shouldn’t it be
“What's good for the goose is good for the
gander,” Some Realtors are able to almost get
away with murder.
I would like to know if this is happening in
your part of town.
Trulia.com
November 6, 20010
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When Buying A Home, Avoid DUAL-AGENCY
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The New York Times
reports on a developing trend on Long
Island: home buyers seeking out their own real
estate agents to represent them exclusively in
the selection and negotiation process.
The Times article is confusingly
worded, but the most important takeaway for
consumers is this: If you stumble into an open
house and want to make an offer or see an ad in
the paper, you should pretty much never use the
listing agent as your agent on the deal.
Dual-agency
is the legal term for a situation where the
buyer and seller are represented by the same
agent in a deal and while it's legal, it's worth
avoiding. Last month I looked at an episode of
HGTV's The Property Shop that showed
just a few of the things that can go wrong
because of the conflicts of interest associated
with dual-agency.
The other reason to avoid
dual-agency is that there is really nothing in
it for anyone except the agent. The way that
listing contracts on real estate generally work
is that the agent and the seller agree on a
commission -- let's say it's 5%. Of that 5%,
2.5% might go the buyer's agent. If the listing
agent is the agent for the buyer too, he gets
the full 5%. The seller doesn't save any money
and neither does the buyer: The cash flows
directly into the agent's pocket.
Moral of the story: If you're
looking to buy a home, ask your friends for
advice on a good buyer's agent or log on to the
National Association of Exclusive Buyer's Agents
website to find a member in your area. However
it isn't essential that your agent be an
exclusive buyer's agent. It's perfectly fine to
work with a Realtor who also takes listing
himself -- You just don't want to be buying any
of his listings while working with him. In that
case, you can also try looking for the
ABR
(Accredited
Buyer's Representative)
designation after
the agent's name.
In case you missed it, I'll say
it again: Do not use the same agent as the
seller when buying a home. You have everything
to lose and nothing to gain.
http://www.walletpop.com/2009/03/17/when-buying-a-home-avoid-dual-agency/
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Homes
Square Footage Update Thomasville, GA.
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It is
very interesting that after our blogs on square
footage has gotten massive interest the local real
estate board has removed the option on all listings
that indicates the square footage of each home being
sold. This is a good think because homes should not
be sold on square footage alone but the custom
features it has. This does not mean that a buyer
should not ask for public record square footage and
compare it with the Realtors listings. Some local
realtors still like to use the square footage
gimmick to justify the price of the home they are
trying to sell and some listings have more square
footage then public record has on files. If the
public record does not have the same square footage
then the bonus room or addition was done without a
permit and it may not have been done right or to
code. |
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Equal Housing Opportunity