This regularly-scheduled sponsored Q&A column is written by Eli Tucker, Arlington-based Realtor and Rosslyn resident. Please submit your questions to him via email for response in future columns. Enjoy!

Question: How long does it usually take to close on a home purchase/sale after an offer has been accepted?

Answer: If a loan is being used to purchase the home, expect the time from offer acceptance (ratification) to closing (purchase/sale) to take 30-45 days and a week or less if it is a cash purchase.

The average closing period in Arlington from 2010-2017 was 42 days and the median closing period was 36 days. Keep in mind that includes sales with a seller rent-back period which can extend closing for months.

As a general rule of thumb, a quick close is anything under 30 days, with some lenders able to close in as little as two weeks, and anything over 40 days is generally considered a delayed closing around here. With the majority of sellers preferring to sell as quickly as possible, quick closings are a great way to help your offer stand out.

Below are the three elements of most real estate transactions that determine how quickly a home can be sold after an offer is accepted:

Financing (14-45+ days)

One of the biggest differences between financing through large national banks and a local lender tends to be the speed they can close a deal.

Most of the big banks I’ve worked with struggle to close in less than 35-40 days, often asking for 45 days, which can really compromise a buyer’s negotiation leverage in a competitive market. On the other hand, many local lenders have no problem closing in 3-4 weeks, with some able to close in two weeks under the right circumstances.

Appraisal: All lenders require an appraisal, which usually takes 1-3 for the final appraisal report to be submitted.

Timelines vary based on how busy the market is (how booked up appraisers are), how quickly the request is made and whether it is requested as a rush order. With interest rates increasing over the last 12 months, refinancing has dropped significantly, thus freeing up appraisers’ schedules for purchases and allowing for faster turn-around times.

Underwriting: Underwriting is the lender’s review of the borrower’s financial information, property information, Association information (if applicable) and any other relevant facts they need to determine whether or not they will approve/fund the loan.

Buyers play a big role in how quickly this process moves by responding quickly to any lender requests for new or updated documents or explanations. Once a loan has been approved by underwriting, there is a mandatory three-day loan terms review period the buyer is required to have before the property is purchased.

Title Review (3-7+ days)

Before a property is sold, a Title Company or attorney specializing in the field will order a title search and (usually) a survey of the property to check is there are any outstanding claims against the ownership of the property (liens), no issues with property boundaries or other red flags that may impact the ability of the owner to transfer the property’s title free and clear.

This process generally takes anywhere from a few days to a week, as long as there aren’t any issues that need to be resolved. (more…)


By drug crimes attorney John B. Fabriele, III, who is barred and practices in the state of New Jersey, with John B. Fabriele, LLC.

Legislators in both the New Jersey House and Senate have introduced bills that would legalize the recreational use of marijuana, a move that would make New Jersey the tenth state to allow citizens to possess and use the drug.

The bills, which are not identical, both seek to achieve the goal of allowing New Jersey citizens to legally possess small amounts of marijuana while also creating the framework for production and sale of the drug.

Differences in the bill include the number of authorized “dispensaries,” which is where the drug would be sold, whether individuals can legally grow the plant in their homes, and the tax rate assessed on sales.

“Ultimately, however, the bills align with the stated goal of New Jersey Governor Phil Murphy, that being the legalization of marijuana,” said John B. Fabriele, III, a New Jersey Drug Crimes Lawyer. “Regardless of the outcome, individuals need to remember that marijuana continues to be a Schedule I narcotic under Federal law, meaning that transportation of legally-obtained marijuana across state lines can result in Federal drug charges.”

The conflict between Federal and state laws related to marijuana continue to be a problem. The reason is the concept of “preemption”. Article IV, Clause II of the United States Constitution is what is commonly called the Supremacy Clause, and it says that the Constitution and the laws of the United States are the “Supreme law of the land,” and that any state law that conflicts with Federal law is without effect.

Marijuana is considered by the Federal government to be a Schedule I drug, making its use and possession illegal, and under the Supremacy clause, any state law to the contrary may be invalid.

Federal law enforcement has, by and large, allowed states to carry out this legalization without interference or attempts to override state legislation.

What they have not done, however, is change Federal law, so anyone who is in possession of marijuana in accordance with State law is in violation of Federal law. If you were to transport that marijuana across state lines, or enter a location governed by Federal law (like an airport), you would be subject to Federal prosecution.

If New Jersey moves forward with legalization of marijuana, individuals who intend to take advantage of the change need to be acutely aware of how, when and where they possess and use the drug, and know their rights in terms of use and possession.

Lack of knowledge about a law is never a defense, and as it stands right now marijuana use and possession is still illegal in New Jersey and the United States overall. If that changes in New Jersey, be sure you understand how it has changed before you put yourself in a situation where your lawyer must explain it to you.


TripUSAFrance is a great way to experience French culture in a non-traditional way.

Lots of tourists choose Arlington based tour company TripUSAFrance to visit Normandy and the South of France/Provence regions because of its small group sizes (including private tours) that allow them to blend in and interact with the locals.

There are also more opportunities to see hidden gems that usually aren’t part of big tour itineraries, including some of the most beautiful villages of France.

The tours are led by locals who walk groups through historic sites and share their culture and personal traditions. For instance, groups enjoy a French picnic, eat at authentic French restaurants, and dine at the guides’ homes. Since groups range from four to fourteen people, participants get plenty of attention from guides along the journey and make friends with other travelers.

The goal is to make sure that you spend memorable time enjoying your trip.

That’s why TripUSAFrance carefully plans everything for you, which includes personal help from a staff member to coordinate your travel plans. TripUSAFrance even gives participants cell phones to reach tour guides during free times from group activities.

For stress-free planning, the cost of the vacation includes ground transportation, hotel, breakfasts, lunches, at least three dinners, snacks, admission fees for stops on your tour, wine tastings and more. Participants only need to pay for their plane tickets, extra dinners and drinks, and souvenirs from their unforgettable experience.

There’s still availability left this summer so don’t wait to book your trip!

Some highlights of their South of France / Provence tour:


This is a sponsored column by attorneys John Berry and Kimberly Berry of Berry & Berry, PLLC, an employment and labor law firm located in Northern Virginia that specializes in federal employee, security clearance, retirement and private sector employee matters.

By John V. Berry, Esq.

Financial security concerns are the most common issue resulting the loss of of a security clearance. As a result, it is important that when a security clearance applicant or holder runs into financial issues that they act preemptively to protect their clearance.

In security clearance cases, financial issues are referred to as Guideline F cases. In Guideline F cases, the government’s concern is generally focused on how a person has handled his or her finances and/or his or her vulnerability to financial manipulation given a pattern of overspending or debt. The criteria for evaluating such cases are covered in Security Executive Agent Directive (SEAD 4)

Here are 7 tips for clearance holders or applicants when dealing with financial debts and other issues:

1. Stay Current on Debts and/or Make Arrangements with Debtors.

Most security clearance clients seek our assistance when they have had multiple bills that are past due, delinquent, in collections or have been charged off. In some cases, the debts have been ignored.

In Guideline F cases, the existence of multiple, unpaid debts seems to be the most usual reason for the loss or denial of a security clearance. It is important to gain control of your finances in such situations in order to attempt to keep your security clearance.

2. Pay and File your Taxes.

Individuals in tax trouble or who fail to pay and/or file their taxes take a big risk in losing their security clearance. Tax issues tend to be viewed as more significant for security clearance purposes than regular debts because they are owed to the government.

If outstanding taxes or tax liens are too much for the individual to pay off all at once, it is important to try to work out a resolution plan with the IRS or state tax agency and show good faith towards resolving these debts in order to keep or obtain a security clearance.

3. Keep an Eye on your Credit Report.

Oftentimes, an individual has encountered difficulties in the security clearance process because incorrect information is listed on his or her credit reports.

Errors in credit reports are quite common. As a result, it is important for an individual applying for or holding a security clearance to keep a watchful eye on his or her credit report for errors and potential problems and to dispute debts that do not belong to the person.

4. Work with Creditors.

It can be easy to ignore a creditor, especially where the debt is part of a dispute, but it is always better for a clearance holder or seeker to get ahead of his or her credit problems than to wait until he or she receives notice of a possible denial of a security clearance.

An individual who recognizes a debt problem or allegation early and works towards resolving it early and before a clearance issue is raised tends to be given more credit towards the granting of the clearance as opposed to an individual who starts the process after he or she receives notice of the potential loss of the clearance.
Even if a creditor is non-responsive, it is important to try multiple times to communicate with the creditor in an effort to resolve these issues. (more…)


3 Tips for Getting Your Dream Home in the D.C. Metro Area

  1. Save on existing payments: getting in control of your personal budget is the quickest way to find extra money for your new home.
  2. Work with a realtor to find the right property: In our area, it is most common to buy an old home and tear it down so you can build a new one. A skilled realtor will help you find a home on the best with the most potential.
  3. Decide which features you need, and which you don’t: his simple step can help you avoid going over budget during the planning process, when exciting upgrades can become too tempting to resist.

Learn more by reading the full blog here OR attend the Free Home Buying Seminar in Rosslyn on May 14 or May 21! The first 3 to register and attend the class get a FREE Google Chromecast!

You will get a comprehensive explanation of the home purchasing process — there’s more to know than you’d think.

The Orange Line Living Team and Keri Shull Team will be teaching all of the acronyms and definitions you will need, what happens at each stage of your transaction, real strategies on how to negotiate a lower purchase price, the different type of loans available, and much more. There will be local specialists from multiple industries in attendance, so come with questions.

Benefits of Attending

  • $1,500 credit towards your new home or towards early lease termination
  • 12-month home buy-back guarantee
  • Wine and cheese provided
  • AND the first 3 to attend will receive a Google Chromecast!

Space is limited, register by clicking here.

The event is hosted by best-selling author and top nationally-ranked real estate agent Dan Lesniak, author of The HyperLocal HyperFast Real Estate Agent. Dan and his team have developed a special process that has allowed them to help over one thousand local families buy or sell their home.

Details

  • When: Monday May 14 and May 21 at 6:00 p.m.
  • Where: Orange Line Living, 1600 Wilson Blvd, Suite 101
  • Cost: Free
  • Parking: Validated Parking or Free Street Parking
  • Food: Wine and Cheese
  • Contact: [email protected] or call 571-969-7653

Space is limited so be sure to register by clicking here today!


Looking for a home? There are plenty of houses and condos open for viewing this weekend.

Check out the Arlington Realty website for a full list of homes for sale and open houses in Arlington. Here are a few highlights:

15 N. Jackson Street
6 bed/5 bath, 1 half bath single-family home
Agent: Aaron Seekford
Listed: $1,485,000
Open: Sunday 1-3 p.m.

 

2343 S. Meade Street
6 bed/6 bath single-family home
Agent: Virginia Smith
Listed: $1,395,000
Open: Sunday 1-4 p.m.

 

4801 N. Little Falls Road
5 bed/3 bath, 1 half bath single-family home
Agent: Deborah Shapiro
Listed: $1,085,000
Open: Sunday 2-4 p.m.

 

5988 9th Road N.
4 bed/2 bath, 1 half bath single-family home
Agent: Renata Briggman
Listed: $875,000
Open: Sunday 1-4 p.m.

 

3916 6th Street S.
3 bed/2 bath, 1 half bath single-family home
Agent: Xuan Huynh
Listed: $740,000
Open: Saturday 10-11:30 a.m.

 

1220 N. Fillmore Street
2 bed/2 bath condo
Agent: Gary Dopslaff
Listed: $675,000
Open: Sunday 2-4 p.m.

 

1603 10th Street S.
3 bed/2 bath, villa/townhouse
Agent: John Schmidt
Listed: $459,900
Open: Sunday 1-4 p.m.


Weekend Wine and Beer Guide logo
Editor’s Note: This biweekly column is sponsored by Dominion Wine and Beer (107 Rowell Court, Falls Church). It is written by Garrett Cruce, a Cicerone Program Certified Beer Server.

Lagers are truly the king of beers in the United States, if not around the world.

For years now, craft breweries have tapped into an already lager-hungry cross-over market offering traditional styles that contrast with hoppy or sour beers.

A well-made craft lager or even traditional import can be a refreshing alternative to the glut of ales on the market. Often low in ABV, though not always, and crisp and malty rather than heavy and fruity — they make the perfect addition to the Summer cooler.

At it’s root, the thing that sets a lager apart from an ale is the yeast. Ale yeast requires warmth in order to start the fermentation of sugar into alcohol, adding fruity flavors to the beer. Because ales are made at warm temperatures, the yeast remains near or at the top of the wort as it makes the beer — ales are also known as “top fermenting beers.”

Lager yeast actually begins fermentation at lower temperatures and is slower to complete it. That slower fermentation also happens at the bottom of the tank, giving lagers the designation of bottom fermenting beers. The result is a crisp, clean flavor that should be free of the fruitiness that ales display.

The word lager is derived from the German word “lagern,” which means “to store.” In fact, lagering is the process of storing the beer at temperatures around or below freezing for a period of time. Lagering allows the few flavor compounds created by the slow fermentation of the lager yeast to reabsorb and be processed out.

All the lagers that I’m exploring are relatively light in color, but they can also be brown or black as the yeast and the lagering is what makes a lager a lager and not the grain or the color.

Mano Del Puma Blonde Mexican Lager (4.8% ABV)

Mexican lagers are made by adding corn to the grain bill, which adds sweetness and contributes to the crispness that you get with beers like Corona or Dos Equis. Mano Del Puma is a simple, but delicious brew.

Inhaling, I get fresh herbs like parsley and cilantro bracketed by clean, white flour. The sip is crisp soda cracker with a subtle sweetness.

It’s all on point. At only 4.8% ABV this is great for a hot summer day after mowing the lawn or grilling. This isn’t just crushable, it’s totally poundable. (more…)


Just Listed highlights Arlington properties that just came on the market within the past week. This feature is written and sponsored by Team Cathell, “Your Orange Line Specialists.”

It’s been another wild and crazy week for real estate in Arlington with some good news for home owners.

Buyers were thrilled to see more fresh inventory as sellers listed 122 homes for sale this week. Buyers were quick to act by ratifying 79 purchase contracts, with an incredible 44 of those on homes that had been listed for less than a week. Agents are telling stories again of bidding wars with as many as 15 contracts on a new listing.

With 487 homes currently for sale in Arlington, and at the current rate of ratified contracts, Arlington has only 1.5 months of inventory. If no more homes came on the market, all the available stock would be sold out in 1.5 months. A market in equilibrium is considered to have 5.5 months of inventory.

Mortgage interest rates actually declined this week by three basis points, moving the 30-yr fixed rate to about 4.65% with no points.

But the good news for home owners is that Arlington is enjoying some home value appreciation, finally.

Buyer demand has pushed prices up 2.7% for existing home sales (not including new construction or condos) for the period Feb-March-April over the same period last year. This is a major improvement over 2016 and 2017 which saw zero appreciation. The average home sale price is now $907,585.

Click to see all the fresh new inventory in MRIS and call Team Cathell (703-975-2500) when you find a home you like.


By disability attorney Lawrence Disparti, who is barred and practices in the state of Florida, with the Disparti Law Group.

As the unfair stigma that so often followed people with disabilities begins to slowly fade, companies are recognizing that not only is this a new clientele, but that they have an opportunity to provide access to services that will allow individuals with disabilities to be much more involved in their own day-to-day responsibilities.

Voya Financial, the banking and investment firm that was once AIG, has begun focusing on these individuals by encouraging them to apply for other services such as SSI and SSDI based on their answers to certain questions.

In addition, Voya will provide access to databases that have information on myriad governmental programs and their standards for qualification.

“Changes like these are incredibly important,” said Lawrence Disparti, a Florida Disability Attorney with the Disparti Law Group. “Individuals that become disabled later in life or are born with a disability deserve every opportunity to live fulfilling, independent lives. Providing them with financial services geared to their needs, just like every other financial service, ensures the opportunity to do just that.”

One of the most important changes has been the passage of the ABLE Act. ABLE, which stands for “Achieving a Better Life Experience” is a change in the law as it relates to the ability of individuals with disabilities who receive needs-tested government assistance to accumulate assets.

The ABLE Act allows individuals to establish qualifying accounts that can accumulate balances more than many of the means-tested program limits with disqualifying these individuals for the services they need to continue living independently.

ABLE accounts have limits in terms of total accumulation amounts — an individual’s account cannot exceed $100,000.00. However, when combined with additional estate planning, such as Special Needs Trusts, individuals with disabilities can live independently and possibly in a self-supporting manner.

“The ability to accumulate assets and have regular access to those assets enables these individuals to live independently and achieve life goals,” said Disparti. “Giving them access to regular investment services and guidance will ensure that the assets that do accumulate grow and are available for the long-term.”


Alair thrives on a unique service delivery system for the residential and commercial contracting industry.

We seek to hire only high potential candidates in the industry who are looking for a more local, flexible, independent working environment that provides a higher quality of life and puts them in charge of their income with six figure potential and opportunities for ownership.

Experience is needed, but your attitude is the most important factor.

Alair Homes provides comprehensive Project Management Training, has proprietary software and an online system to insure our PM’s have the tools to work at their best without a lot of hand holding.

Let us know why you have the potential to join and grow with our team.

Job Responsibilities

  • Provide excellent customer service to ensure we create “raving fans”
  • Follow the “Alair Process” and have a full and complete understanding of the Alair Project Management software. Comprehensive Training Provided
  • Maintain constant communication with each client to get timely decisions and approvals for all selections and scope changes
  • Attend and facilitate job progress/status meetings
  • Work collaboratively with all team members including staff, sub trades and market partners as well as independently and self motivated
  • Maintain, edit and create detailed scope of work sheets for each project
  • Be responsible for collecting and managing sub trade and vendor quotes
  • Manage subcontractor agreements
  • Seek new sub-trades and vendors as needed — maintain a network
  • Monitor project budgets and review with client consistently
  • Create, monitor and maintain project schedules
  • Confirm and order specialty items, fixtures and material (long lead items)
  • Create invoice requests and facilitate payments
  • Be familiar with current codes and stay up to date on best building practices
  • Attend a post completion job evaluation for each project
  • Responsible for job site safety, security and cleanliness
  • Oversee the safety policy; keep the company and sub trades working within guidelines

Qualifications and Desired Skills:

  • Strong oral and written communication skills
  • Comfortable with technology
  • Strong Organizational skills with the ability to multitask
  • Ability to make decisions independently and in a timely manner
  • Flexible skill set
  • Local presence in and around Arlington
  • Comfortable passing a background check

Please submit your resume and cover letter to [email protected].


Editor’s Note: Healthy Paws is a column sponsored and written by the owners of Clarendon Animal Care, a full-service, general practice veterinary clinic and winner of a 2017 Arlington Chamber of Commerce Best Business Award. The clinic is located 3000 10th Street N., Suite B. and can be reached at 703-997-9776.

Though summer is technically almost 2 months away, with the weather we’ve had the last few days it already feels like it! Below is a little jumpstart on things to think about before the heat is here to stay for awhile.

The Weekend Warrior — Just like most people, intermittent and inconsistent exercise can lead to overexertion in our pets! If being active isn’t part of your pet’s regular routine, going for that 6.5 mile hike up Old Rag can lead to overexertion, overheating and injury.

Be cognizant of your pet’s limits and if you’re planning a big hike or a long run, doing a bit of training ahead of time will go a long way in preventing injury.

High-rise syndrome — As it gets nicer outside, apartment cats are more likely to be let out on the balcony and windows are left open. While we always tease that cats have nine lives and are deft when falling… creating a safe balcony and making sure windows are securely screened is paramount to reducing the risk of injury or death related to a fall.

Heat Stroke and other heat-induced maladies — The hottest part of the day tends to be from 10 a.m.-4 p.m. and is the worst time of the day to be doing outdoor activities with your pet. Long walks, jogging and hiking should be done early in the morning or in the evening.

Certain breeds of dogs (and cats!) are more sensitive to the heat than others — breeds with “smooshed faces” (i.e. Pugs, Bulldogs, Boston Terriers, Himalayan and American Shorthair cats) are already predisposed to respiratory problems/difficulty… and when it gets hot those problems can be far more apparent.

Additionally, you should NEVER leave your pet alone in a parked car. Even with the windows open that vehicle can become furnace-like, and quickly!

(more…)


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