Reduce, Reuse, Refurbish!

A home is expensive. In addition to monthly mortgage payments, we have annual maintenance, updates, landscaping, and other various costs associated with being a homeowner.

We certainly don't look at these things as negatives since we take great pride in owning and caring for our homes, but we also know there are other financial responsibilities to consider.

That is why we are firm believers in refurbishing and upcyling whenever possible! Not only can it be a fun, creative outlet to paint, reupholster or reuse furniture and accessories in new ways, it is also an incredible strategy to save money.

So where do you start? Our best advice is to shop your own home first. What pieces have great "bones" but could use a little update? The best painting projects are pieces like solid wood hutches, buffets, coffee tables, and dressers. Depending on your home's style, paint these a nice light neutral and they will instantly change the look of the room they inhabit for very little cost. (We love the idea of a $30-$40 investment versus $500+ for a new piece of furniture!)

Wondering what paint to use? You can always use a latex paint from somewhere like Lowe's, but be prepared to wash and sand the piece you're working on.

For a very user-friendly paint, try Annie Sloan Chalk Paint, sold locally at The Barefoot Cottage in Newburgh. You don't have to sand the furniture before painting, it's very easy to use and there are literally endless looks to achieve with it. Check out all the colors available, and for a stylish look, do a little distressing with some sandpaper. One thing to remember with this type of paint, you must apply their clear or dark wax on top of the paint to seal and protect it. Your resident blogger has painted at least 10 different pieces of furniture with chalk paint, so if you have questions, just comment on our Facebook post and we'll get them answered!

Some of our other fabulous local home decor stores carry other lines of furniture paint too. It would be worth your while to chat with the experts at The Red Poppy and The Refinery too!

Another great way to save on updating your favorite pieces is to reupholster them. This option is best for chairs of all kinds because couches can get quite expensive if you use a nice quality fabric. Update your dining room chairs with new cushions or all over upholstery, and finally update that arm chair in the guest room that no one really likes anymore. If you have some pieces that have been handed down by family or friends, make them your own by customizing and cleaning them up with new fabric.

Our top picks for finding beautiful, affordable fabric are Jo-Ann Fabric and Grateful Threads, located downtown Evansville. The ladies at Grateful Threads are incredibly knowledgeable and can even recommend professional upholsterers.

What else do you do at home to update on a budget? Share your projects with us! We love passing on great ideas to our clients who are looking for affordable ways to make their new house a "home".

Thanks for stopping by again this week! Enjoy the beautiful weather!

Live-In Home Improvement Projects

A client had a great thought after reading our article about our agent's built-in project. He asked for some thoughts on the most beneficial upgrades and "special touches" to add to a home that can be enjoyed while living there but also pay off when homeowners decide to sell. I had to think a lot about these ideas because home improvement priorities are very subjective. Many of us would agree that there are so many things we would love to change or upgrade in our homes, but would those changes provide any kind of return on investment in a sale? Or would the next owner move in and overhaul our hard work?

The conundrum of deciding which improvement projects are worthwhile, both for enjoyment and resale, is one that many homeowners face. Most of us have a budget to stick to, so let's discuss the best options for investment. Each of these ideas provide not only a high return on investment, but also tremendous enjoyment and quality of life benefits for current homeowners. 

• Bathroom Upgrades: Buyers want a spa-like bathroom with a walk-in shower and separate tub. Tile the shower, update the fixtures, and paint the room a soothing color. As a homeowner, you will love this relaxing space to get ready for the day. Don't feel like you have to install luxury fixtures, but do make an effort to choose elegant, stylish finishes.
  
• Effortless Style: This idea applies to many different parts of the home. Think about what materials are most durable and easy to clean. Go with a quartz or granite for counter tops, and be thoughtful about your decisions for finishes on things like faucets and sinks. Many materials show dirt, finger prints, food splatters, etc. very easily. That will get old! Also consider resale factors and shy away from anything too customized. Stick with styles that will appeal to many types of styles and design tastes, otherwise buyers will only see a home full of things they need to change.
  
• Good Lighting: Based on our experience (and we've toured a lot of homes), good lighting is essential. It is very obvious and depressing when a home is "dark", so it's a wise investment to install functional, stylish lighting in a home. Recessed lighting spaced three to five feet apart is typically recommended, and for some pizzazz add a beautiful pendant light or tasteful fixtures above dining tables, kitchen and bathroom counters, islands, or in the foyer. I have also been seeing a lot more style added to lights in bedrooms as well, so that could be a great option for a small investment to punch up bedrooms. Lighting can really add a lot of fun to a home!
  
• Landscaping: We can sum up the ongoing benefit of landscaping pretty succinctly -- curb appeal. Give your gorgeous home a nice setting. Landscaping provides color, life, charm, and pride of ownership for a home. You will love coming home to a house that has a nice flower bed or row of shrubbery versus a bare yard. Eventually, buyers will love the well-kept yard too. If you don't have a green thumb, call a local garden center. Most will provide ideas or even a design for little or no cost.
  
• Finish Out Attic/Basement: This improvement project is substantially more expensive than my other ideas. However, this project will actually add usable square footage to a home and endless possibilities for use and enjoyment. This is a great way to add a bonus room to be used for crafts, reading, an office, or playroom, and the basement can house a wet bar, workout room, man cave, additional playroom space, and a safe haven in the event of severe weather, which is a real threat in the Tri-State. For many, a basement is a non-negotiable want for their next home, so if you have the opportunity to finish out that space, get a quote and seriously consider it. These types of flex spaces are hard to find and can be really special if done right for a 90% return on investment.
  
• Replace Windows: This is most applicable for older homes because of all the energy-efficiency standards and features that have been developed. I have had clients whose utility bills have decreased by several hundred dollars each month after installing new windows. It is a substantial investment, but it will pay off. Plus, the seals on new windows keep your home cooler or warmer relative to the season. It's not pleasant to live in a drafty home, either hot or cold, so do consider this option if your home's windows are more than 15 years old.
  
• Flooring Options: Flooring can completely change the look and feel of a home. It is a big project, but updated floors are a great way to enjoy your space. Right now, hardwood and ceramic tile are in highest demand, so go with those materials if possible. If you're changing out carpet, lower pile is preferable because it is easier to keep clean. The color and style possibilities are virtually endless, so do some homework and really think about what looks best in the home and what will be attractive in the long run. Consult a designer or stylish friend if you're having a lot of trouble making a decision.

As we said before, there are so many home improvement projects that can make your home more functional, efficient, stylish, and comfortable, but you have to prioritize what you want most. How does your family "live" in the home? Where do you spend the most time? What stands out as lacking in the current space? Trust your instincts and you'll make the right choices. What other ideas do you think would provide improvements in your home?

Let's Talk Home Inspections -- The Buyer's Guide

Welcome back everyone! Hope you've had a great week and had a wonderful holiday last week! Our focus for this week's blog is an important one for both buyers and sellers, the home inspection. We actually want to devote a couple posts to it because there is a great deal of information for both sides in the real estate transaction. We are going to start with the Buyer's Guide to the Home Inspection.

 This step in the real estate transaction can be stressful and frustrating for both buyers and sellers. The parties essentially negotiate the repairs and inspection responses just like the purchase contract, and there are times that the inspection leads to the deal falling through. We don't want that to happen, and we know our buyers and sellers don't want that to happen, so we are sharing our guidance on navigating this step and getting closer to the closing table.

Today we're talking about the buyer side of the inspection process. If you're wondering who to contact, when to schedule, what to look for, and how to read that long report, read on. We've got you covered! 

The inspection process happens after the buyers and sellers reach an executed purchase contract, meaning an agreement has been reached for all terms of the sale of the property. There is a section in the purchase contract that states how many days buyers have to get the inspection done and send a response to the sellers. Sometimes 7 days is the time frame, and other situations call for 14 days. It just depends on what is in the contract. What buyers need to remember is sticking to that time frame and making the call to the inspector as soon as possible because they are responsible for "kicking off" the inspection process. The buyer's agent will stay on top of this as well. 

The buyer's agent can recommend several inspectors that are well known in the community, or buyers can search themselves -- it's completely their choice. Just make sure the inspector is licensed and specializes in home inspections. Buyers simply need to call the inspector, get the inspection scheduled, and then let the sellers know when it will be so they are in the loop as well.

Typically, if buyers are in town, an inspector will recommend they meet at the property for the last 30 minutes or so of the inspection. This is an ideal time for the inspector to go over things he may have found in the house, point out areas in need of repair, and answer any questions. The buyer's agent may go as well, but it is not necessary.

While the inspector is at the home, he will review the following:

• Room-by-room review
• Exterior home components
• Electrical systems
• Foundation and structural components – both interior and exterior
• Heating/air conditioning systems
• Plumbing systems
• Attic/basement/crawl spaces

A day or two later, the buyer's agent will receive the inspection report, review it, and then present to the buyers. Be prepared, these inspection reports are typically 20-30 pages! They're very thorough!

Here are a few of the items an inspection report might include:

• Maintenance problems such as rotting decks, paint chips, water damaged ceilings, etc.
• Electrical problems (wiring, malfunction, etc.)
• Drainage problems
• Roof leaks and defects from aging
• Poor ventilation, especially in an attic. Be sure all vents are working properly.
• Excess air leakage due to poor weather stripping and caulking around fixtures.
• Failed window seals, which are routinely found with dual pane windows.
• Environmental contamination caused by asbestos, mold, formaldehyde, lead paint, radon, soil contamination and/or water contamination.
• Faulty lines in water heaters, overflow piping and/or hazardous flue conditions in a fireplace.

 Many buyers are thrown off by how many items are noted in the inspection report. Your agent will go through the report with you and will explain anything that needs an explanation. The majority of items in the report are just minor things to monitor or maintain. The items we are concerned about in the transaction process are the safety and defect items. If an inspector finds issues in the home that are safety concerns or defects in function, those should certainly be on the inspection response and must be fixed by the sellers. Those, technically, are the only items that have to be fixed, otherwise the buyer can walk away. Buyers may ask for other items noted in the report, but they could be negotiated out -- however, it never hurts to ask! 

Once the buyer's agent reviews the report and discusses it with the buyers, the inspection report is prepared, signed, and sent to the seller. Sometimes it works out that the seller accepts the first response, but often the parties will go back and forth a bit to make sure everyone is satisfied with the terms for repairs.

After an agreement is reached, the sellers are responsible for having necessary repairs made in the time frame given. Since this post is directed to buyers, our advice is to ask for repairs to be made before closing so everything can be looked over once more at the final walk through. Also, it is smart to ask for invoices from the sellers for all repairs made since buyers might not be able to see some repairs.

The inspection is an important step in the real estate transaction, and as we said, it can definitely be stressful to navigate, but if you know what to expect and are prepared to work through it with your agent and the sellers, it will go smoothly. 

For a few more inspection tips check out this article on the 5 Biggest Home Inspection Mistakes. 

What other questions do you have about home inspections? Comment or send a question anytime on any of our social media sites! We would love to hear from you! 

In the meantime, have a great week and come back next week for the Seller's Guide to Home Inspections.

Selling Your Home When You Have Pets

As much as we love and cherish our pets, they can be a major deal breaker when it comes to buying or selling a home. Even the sweetest dog or cat should not be present when buyers arrive for a showing, and there should always be at least a mention that a pet lives in the home -- even if they are kenneled or away. Many people around the Tri-State suffer from animal-related allergies and fears, and we certainly don't want those issues to interfere with a great real estate transaction on either the buyer's or seller's side.

So, this week we are sharing some helpful strategies for homeowners who are preparing to sell, currently on the market, or will sell in the future. Buyers, this is a great read for you too so you can be sure you are advocating for yourself if you want to be sure animals have been removed from homes you're interested in buying.

• Remove pets for showings. At the very least, arrange for your pet to be out of the house when buyers are schedule to walk through. Go for a drive, go to the park, go to a friend's house -- just make sure the pet is not at home (bonus to put away toys, food and water bowls). If your schedule doesn't allow you to leave as necessary, there is always pet day care or a pet sitter that could help. Another reason this is a smart move is that it takes away the risk of your beloved pet getting out during the showing. 
• Relocate pets temporarily. Sellers, it might be a good idea to have a trusted friend or family member keep the pet while your home is on the market. It would help keep the house cleaner and cut down on shedding. It's ideal to have all signs of the pet removed while selling your home, especially with the possibility that a potential buyer might have allergies or just a distaste for animals in the house. This includes toys, kennels, pictures, carriers, etc. 
• Repair any damage caused by pets. Dogs and cats are probably the hardest on homes. For example, our dog jumps at the front door when the doorbell rings and has just worn our lovely trim away. That would be a necessary fix if we were selling our home. Some other good examples include windowsills that have been clawed or chewed on, major scratches on floors, and tears or bite marks on furniture. I know the furniture doesn't stay with the house, but it doesn't reflect the home at its best. Try an inexpensive slipcover if possible.
• Eliminate pet odors and stains. This is common sense. Some people are incredibly sensitive about pet odors and stains in a home. They can smell it as soon as they walk in and it bothers them the entire time. I've had many clients who have made comments about pet odors in homes, so this is a big one for me. I have seen it squash a potential sale, and I don't want that to happen to you! Resolve is a great cleaner for minor stains, and Simple Solution or Nature's Miracle can help too, but I would recommend a professional cleaning before you list your home with a focus on odor removal. 
• Clean up messes in your yard. If you have a pet that does its business outside, clean up often in case buyers want to walk around the yard. The last thing you want them to do is step in something gross while they are assessing the yard.
• Arrange all of these things with your realtor. He or she can advise you and do a walk through to ensure everything looks and smells fresh. If you're a realtor or investor reading this, I can't stress these actions enough. Insist that your sellers complete these things when selling, and investors might consider not allowing tenants to have pets in a rental because of potential damage and liability if someone were to get bitten. 
• If you have a more exotic pet like a bird, snake, spider, or rodent, it is absolutely critical that they are removed from the home. If that is not possible, whether it is one of these type of animals, or a traditional dog or cat, please please please make a note that the animal is present in the listing information or tell the agent showing the property so all parties are aware. That is just being polite and professional!

Let us stress again that we all love animals and many of us at ERA First Advantage consider them family members, but any pet can really be a detriment to a home sale. Remember that all of this is only temporary, and these are tips to help get the home sold faster so you and your pets can move on to your next adventure. What other thoughts do you have on selling a home with pets? Has anyone had a similar experience?