real estate

This regularly-scheduled sponsored Q&A column is written by Adam Gallegos of Arlington-based real estate firm Arbour Realty, voted one of Arlington Magazine’s Best Realtors of 2013. Please submit follow-up questions in the comments section or via email.

Question: Though I have followed a few different real estate websites for a while now, I have been seriously looking for the last couple of months. I feel like there isn’t anything available that fits my needs or budget. Is it me or the market?

It’s probably a little bit of both. Prices are increasing relatively quickly and there often seems to be a natural tendency to want what is just out of reach. Though it has been a few years, I remember feeling the same way when I was last in the market for a home.

Similar questions come up regardless of the market, but maybe a little more frequently in this one. It’s possible you are relying too heavily on what you saw homes listed for 6 months ago and need to make an adjustment.

There is an exercise I recommend trying.

1. Create a list of your must have criteria. Be sure to include everything… locations, minimum bedrooms, 2-car garage, etc…
2. Enter that criteria into an MLS search without a price range. You should include homes currently on the market, under contract and sold within the last 45 days.
3. Now review the results to make sure the homes include everything that would make you a happy homeowner.

Does the price range of these homes overlap your budget? If not, then it is time to either increase your budget or decide which items you can live without. If you decide to downgrade from a 2-car to a 1-car garage or expand into additional zip codes, try the search again to make sure the revised results are falling within budget. You’ll need to keep making adjustments until your budget matches your list of needs.

Since it sounds like you will be working with a small pool of listings, ask your Realtor to set up the MLS alerts to notify you as soon as they hit the market. You may also ask your Realtor if there is anything they can do to let you know about homes coming on the market before they are listed in the MLS.

Best of luck with your home purchase.

The views and opinions expressed in the column are those of the author and do not necessarily reflect the views of ARLnow.com.

This regularly-scheduled sponsored Q&A column is written by Adam Gallegos of Arlington-based real estate firm Arbour Realty, voted one of Arlington Magazine’s Best Realtors of 2013. Please submit follow-up questions in the comments section or via email.

Question: We just put our house on the market.  In anticipation of finding a buyer we would like to prepare for the inevitable home inspection. Can you provide any advice?

A professional home inspector will go from room to room testing the heating, air-conditioning, plumbing, electrical, appliances and smoke detectors. He or she will also evaluate the structure, roof, interior and exterior of the home.  What the home inspector finds to be positive and negative about the home will greatly shape the homebuyers perception of the investment they are in the process of making.

Don’t forget that the standard home inspection contingency usually provides them with the ability to cancel the contract. Yes, this does happen regardless of the market. Even too many little things can spook a homebuyer because they consider them clues about the overall condition of the home.

It’s a lot easier to be proactive about preparing your home for a home inspection. You will avoid opening up negotiation over a laundry list of repair requests and/or monetary credits. It leads to a transaction that is likely to progress smoothly and it is likely to save you money.

One of my favorite real estate authors (Jennifer Allan) put together a home inspection checklist for sellers that I have borrowed from and added to over the years, resulting in the following:

• HVAC system — have it cleaned and serviced. If repairs are needed, make them. Make sure it has a clean filter.
• Clean heating and cooling registers and vacuum inside if needed.
• Make sure your windows open, close and lock.
• Check for leaks in faucets and under sinks.
• Make sure toilets flush properly and are not wobbly. If wobbly, replace wax ring and bolt down firmly.
• If warm enough outside, de-winterize hose bibs.
• Make sure all light fixtures and light bulbs are working.
• Ensure that sinks and tubs drain quickly.
• Clean gutters.
• Replace cracked or broken window panes.
• Caulk around tubs and showers.
• Clean out grime in faucet filters (to maximize water pressure).
• Ensure doors open, close and lock smoothly.
• Ensure drain spouts extend away from the foundation.
• Make sure anti-tip bracket is in place for the stove.
• Run all appliances if the house has been sitting vacant. Listen for odd noises and check for leaks.
• Inspect roof and make repairs as needed.
• Test electrical sockets for the correct polarity.
• Test smoke detectors.
• Provide receipts and warranties for recent repairs and servicing.

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