Ask a REALTOR®

[ Home ] [ Featured Properties FOR SALE ] [ Search for Homes HERE! ] [ Why Choose Us? ] [ Awards & Recognition ] [ Client Testimonials ] [ Client Education ] [ Ask A Realtor ] [ Information & Resources ] [ This is Austin ] [ Amusements ] [ Tax Benefits of Home Ownership ] [ Ask A Realtor Submittal Form ]

Ask a REALTOR® - Questions & Answers

Do you have a question? Click here... to Ask a REALTOR® ~


While putting a new front door on our house, some of the asbestos shingles were broke. Instead of replacing the shingles (not even sure if they make them anymore), we are debating on siding the entire house, or bricking the front only. We want to sell soon, so we want to chose the one that will give us the best return. What do you suggest? The rest of the house shingles are in relatively good shape.
	I am pretty sure asbestos shingles are no longer manufactured, but you can get replacement "look-alike" shingles that will match pretty well. I think they are made out of a composite similar to "Hardiplank". Since the rest of the shingles are in good shape, that would be my first suggestion because it will probably be the least expensive and it will help keep the original "flavor" of the home. Vintage homes that still have the original look and character of their era seem to have the highest market value. Siding can raise a buyer's suspicions ... they wonder what the siding may be hiding. But if you can't find shingles, siding would be my second choice. ~ Ask a REALTOR® ~

My house is getting ready to close this week and the buyer wants to do one more final walk through of the house, which is fine. However, there is a crack in the ceiling of the bathroom. It has been there since I bought the home. It is solid, not moist or saggy, but noticeable. The buyer has been through the house a few times before and not mentioned a concern about it. Now that all of my stuff is moved out, I am a little nervous that it will be more noticeable and cause the closing to come to a halt. He had the option to get the house professionally inspected and declined doing so. I am wondering if I should paint the bathroom ceiling or is this fraudulent? I don't want to do anything illegal but I also do not want to lose the sale. How can I handle this situation? Thank you so much!
	I believe you are experiencing typical seller anxiety as your closing draws near. The final walk thru is usually just to make sure that the house is in the same condition that it was when the buyer made their offer. For example, that you did not remove items that should convey with the property like window coverings, installed appliances (like a dishwasher or microwave), or other items that would be expected to stay with the property unless the parties agree otherwise. (We have had sellers dig up their landscape plants and take them when they moved, so it is a good idea to do a final walk thru just before closing.) The buyer also wants to make sure you did not damage the house while moving out. Since this crack has been visible all along and has not been mentioned by the buyer, I doubt he is going to bring it up now. If he should suddenly "notice" it and decide it must be corrected or he won't buy the house, then I would gently remind him he had an opportunity to inspect the property and present any concerns early in the transaction during his option period. After the option period, he is committed to complete the purchase or be in breach of contract. Don't do anything to the crack. Try to relax and don't worry. It should be fine. :) ~ Ask a REALTOR® ~

We currently have a home listed for sale. It was under contract and after the home inspection the buyer opted not to buy the home. The home is currently under contract again and this time the buyer elected not to have a home inspection done, but the realtor told me that she can disclose to the new buyer anything found in the previous buyers home inspection. Is that true? I thought that a home inspection was confidential information to the one who paid for it. If this is not allowed do you know a web site that I could look at regarding this. Thanks for taking the time to answer my question.
	You and your REALTOR® are REQUIRED to disclose any material defects you are aware of. So if you or your REALTOR® have seen the previous buyer's inspection, you are now "aware" of the problems the inspector found and must be forthcoming to future buyers. The previous buyer's inspection is theirs, and it is confidential -- they do not have to show it to you. But if they do make it available to you, you are then obligated to disclose the findings. For example, if the inspection reveals that your foundation needs repair, you NOW KNOW that it needs repair and MUST disclose it. If we have a buyer that wants to show us their inspection, we almost always decline for this reason. If we do receive a copy a previous inspection, we make it available to all future buyers by attaching it to the seller's disclosure. When in doubt, disclose. ~ Ask a REALTOR® ~

I know the garage is not the biggest selling feature of the house, but should it be overlooked when it comes to de-cluttering. Would it show better if it were empty?
	The garage would show better empty, but as long as buyers can access the storage areas, water heater, electric panel, sprinkler system controls, etc. it does not have to be empty. However, it should not be a mess either. Buyers understand you may need to store items in the garage until you move, but they will get a sense of how you care for things by the way you organize what is stored. ~ Ask a REALTOR® ~

I'm trying to decide between installing an over-the-range microwave OR installing a pyramid type of ventilation system over the range and then purchasing a small countertop microwave. Which is better for resale?
	Even if you have lots of counter space, most buyers would prefer to have a built-in microwave rather than one sitting on the counter. Modern/updated kitchens have the microwave built in. If they do have an upscale ventilation system over the range, then the microwave would be built-in in another location. In our opinion, having a pyramid ventilation system in a kitchen with a countertop microwave would not be the best combination to appeal to buyers. ~ Ask a REALTOR® ~

My listing REALTOR® wants me to complete a Seller's Disclosure form. Do I have to tell buyers everything that's wrong with my house?
	Generally, you are responsible for disclosing only information within your personal knowledge -- in other words, you don't usually need to hire inspectors to turn up problems you never knew existed. However, some states' laws identify certain problems that are your responsibility to search for, whether you see signs of the problem or not. In these cases, or where you could have seen a particular defect but turned a blind eye, you could ultimately end up in court, compensating the buyer for the costs of your failure to speak up sooner. It is illegal to fraudulently conceal major physical defects in your property such as a basement that floods in heavy rains. Our advice - Fill in the Seller's Disclosure honestly and completely. Consider having your property pre-inspected by a professional inspector - addressing problems before putting your house up for sale could save you money later. And remember, just because you disclose a problem doesn't mean you must repair or correct it. The disclosed item can become a point of negotiation between you and your buyer.. ~ Ask a REALTOR® ~

We live in a 3 story townhome that has a double-deep, single wide garage. The garage is the first level with living/dining/kitchen on the second and beds on the third. Since my wife and I own a full-size pickup truck and a car, we can't fit both into the garage. We are thinking of turning part of (approx 1/4) of the rear part of the garage into a living area. But we are also planning to sell in about 3 years. Would this renovation be of value to our home?
	Unless the 2nd living area you are thinking of adding is a very desirable feature for your area (perhaps a media room), then we feel that most buyers would rather have the additional garage space – if not for cars, for storage or recreational equipment, etc. You do not indicate if your garage has windows or other features that would make the “back” area appealing as a second living space. Since you plan to live there for 3 more years, perhaps you could modify the space in such a way that you could use it as living space but it could be converted back to garage space without too much work or expense. That way your buyers would have options and you could use the space as you please until then. ~ Ask a REALTOR® ~

Is there any particular day of the week better than another for holding an open house?
	Open houses are usually held on the weekends because that is when folks are off work and have time to go look at properties. Sundays seem to be the most popular day. Notice when listings in your neighborhood hold open houses and schedule your open house at the same time. That way you can benefit from the additional signage and advertising in the neighborhood and get more traffic to your house. Hope this is helpful. Good luck! ~ Ask a REALTOR® ~

I am building a new home that should be completed in a couple of months. Can I sell my current house with a stipulation that I move when my new house is completed so I don't have to move twice?
	Remember, when you receive an offer, you can negotiate the closing and possession dates just like you negotiate price, etc. Since you are so close to the scheduled completion of your new home, if you receive an offer in the next few weeks, you should be able vacate and close within the normal 3-4 weeks transaction time. However, since construction delays are not uncommon, you and the buyer will need to agree on what will happen if your new home is not ready. When sellers are building a new home and they sell their old one before the new one is ready, rather than delay closing, we recommend they go ahead and close the transaction but continue occupy and "lease back" under a Seller's Lease. To do this, the sales contract on your home will provide that if your new home is not ready for occupancy by the time you close on the sale of your current house, possession will be determined under a the terms of the a lease agreement where you are the tenant and the new owner of your home is your landlord. These short-term leases protect both parities. If your buyer has some flexibility as to when they need to take possession, they are usually willing to consider a reasonable lease back situation. ~ Ask a REALTOR® ~

Which sells better, laminate/wood flooring in the kitchen or linoleum?
	Wood floors are very popular as are wood laminates (Pergo-type) in almost every room. However, in rooms that have the probability of a "water event" like kitchens, bathrooms and laundry areas, they may not be the best choice. For example, if your dishwasher gets backed-up and overflows, wood and laminate floors can soak up the water and swell. Then those damaged boards would have to be replaced. Of course, small amounts of water that are mopped up promptly should not be a problem. The most popular choice of flooring for kitchens and bathrooms is hard tile ... then vinyl tiles. Linoleum (sheet vinyl) is inexpensive, easy to install, can update the look of a room and is popular in rental properties for that reason ... but is not that appealing to buyers. If you want to add real value to your property, we suggest you install hard tile in the kitchen and bathrooms. ~ Ask a REALTOR® ~

How much money do you need to put down on a house? Would it hurt you if you didn't have as much to put down?
	A lot depends on your credit history ... and the mortgage market which is becoming much more cautious about qualifying people for "low money down" loans. If you put down less than 20%, your lender will require "Private Mortgage Insurance" or "PMI". For example, if you put down 10%, your PMI will be .52% of the loan. If you put down 5%, your PMI will be .78% of the loan. This makes your monthly payment higher than if you were able to put down 20% and not have PMI. You should find a local mortgage lender and get pre-qualified for a loan. That way you will know what you can afford and what financing programs could work for you. There is no charge to get pre-qualified. Don't use an "internet" mortgage company. Use a local one that a friend or relative can recommend or ask your bank if they have a mortgage department. Then get a buyer's agent to help you find a home and guide you through the purchase process. ~ Ask a REALTOR® ~

If the buyer wants to have popcorn ceilings tested and then possibly removed who is responsible for the cost?
	The buyer is responsible for the costs they incur while investigating a property. Then if they wish to have the seller remedy some concerns discovered as a result of their investigation, they can negotiate with the seller as to who pays for the repair or removal, etc. ~ Ask a REALTOR® ~

We are looking into buying our first house, but we still have 3 months left on our apartment lease. Is there any way we can break the lease because we our buying a house?
	Unless you are renting from an individual that you have a good relationship with, it is unlikely you will be able to get out of your lease obligation. Apartment complexes and management companies are usually not very flexible in these matters. But, you can always ask. If you had quite a few months left, you might be able to sub-lease to another tenant if your lease agreement allowed it, or if your landlord could re-lease it quickly, they might release you from the obligation to pay rent for the remaining months of your lease if they were getting rent from another tenant. With only 3 months left, these may not be feasible options. However, can take a month or more to find a house you want to buy it and it usually takes about 30 days to close on a house once you get an offer accepted. And, once you close on your "new" home, you will not have a mortgage payment for the 1st month, so it may work out that 3 months is a workable time-frame to make this transition. ~ Ask a REALTOR® ~

If I just want to see the house and I do not have my own REALTOR yet, can I have the seller's agent do the showing or am I then obligated to use that agent?
	You are NOT obligated to use any agent unless you have a written representation agreement with them. Besides, the listing agent represents the seller and cannot represent you on this property. If you do not have an agent, the listing agent can facilitate the transaction and is required to treat all parties fairly and honestly. However, do not tell the listing agent anything you do not want the seller to know. They have a fiduciary responsibility to get the best deal they can for the seller and even a casual remark like, "I'm really anxious to find a place so I can get my children enrolled in school" can give the seller an edge in negotiations. If you decide to call the listing agent to show you the property, you can tell them you have not decided on a buyer's agent yet, but would like to see the house. They may suggest you wait until you get your own agent to see the property. Or they may say that since you are not yet working with an agent, they may be able to reduce the price since they will not have to share the commission with a buyer's agent. If you like the agent and you decide that particular property is not of interest to you, you may ask them to be your buyer's agent - on properties that are not their listings. But, do go ahead and get your own agent and let them guide you through the process. It's the smart way to buy property and the buyer's agent's commission is almost always paid from the seller's proceeds. It won't cost you anything and will probably save you money to have an experienced agent help you determine value and negotiate the best deal. ~ Ask a REALTOR® ~

We are thinking of putting our 100 year old farmhouse up for sale. During the winter we always put plastic on all the windows for better energy efficiency (the windows are old and tend to frost up in cold weather). Should I keep the plastic up when the house goes on the market, or take it down? Is it a red-flag to a potential buyer?
	Most buyers who want vintage properties know that old windows are not energy efficient, but we suggest that you take the plastic down when you put the house on the market. Wait until spring/summer if you are not in a hurry. The house will show better without the plastic and buyers may want to check if the windows open and close properly. ~ Ask a REALTOR® ~

My husband and I are in our late thirties. We have poor credit. We are about to come into a large sum of money and plan on buying a home with cash, then slowly repair our credit. What would be the drawbacks, if any, and what would be the benefits. Thank you.
	Congratulations! This is your chance to kill two birds with this big stone you are getting (cash). Get with a mortgage person you trust, if you don’t know anyone, call the mortgage lending department at one of the large banks like B of A, Washington Mutual, Wells Fargo, etc (don’t go through the regular banking division - make sure you call the division that specializes in mortgages). Find out the minimum you will need to put down to get a mortgage. DON'T PAY ALL CASH -- this is your chance to repair your credit and make a better investment at the same time. They will lend you money even with bad credit if you put down 20% to 50%. If they don’t approve you, go to the next one, even if you have to pay higher interest. This is THE way to repair your credit – nothing fixes it faster than regular payments on home mortgage. By putting less down, you maximize the profit you make from appreciation, the return on investment (ROI), and that is called “leverage”. Put the rest of your money in mutual funds or a safe investment, not in your home. Don’t tie all of your capital up in your home, save some so you have a cash reserve for emergencies and avoid new credit problems. ~ Ask a REALTOR® ~

We had to move due to a job change, but have been unable to sell our house. Paying our mortgage plus rent for our new place is killing us. Are there any programs to help us until we sell our house?
	We do not know of any programs to help folks through this expensive limbo time. We suggest you aggressively work to sell your property. If your property has been on the market for over 60 days, there is a problem unless you are in a depressed market. Usually that problem is price. If there have been a dozen or more potential buyers who have visited your property and none have made an offer, then the home either has something about it that puts buyers off or it is overpriced. Your REALTOR® should be getting feedback from the showing agents as to what they and their clients thought about your property when they visited it. Those comments should give you some insight as to why it’s not selling. I wish we could direct you to someone who could help you with the “rent plus mortgage” burden, but to the best of our knowledge, no program exits. Maybe a no interest loan from family until you can pay them back with the proceeds from your sale? ~ Ask a REALTOR® ~

We are having a hard time selling our house but have a couple that asked us if we were willing to do a contract for deed? What is that and what are the advantages and disadvantages to us as sellers?
	Contract for Deed is rarely done anymore. When interest rates were high and sellers could seller-finance at lower than market rate interest, this was sometimes a good situation. But interest rates are low, so the only buyers who would want to purchase this way are ones that probably can’t qualify through a mortgage company. Under the Contract for Deed, the seller retains title until the contract is fulfilled – but why would you want risk selling to someone who probably isn’t qualified to get financing through a lender? If they default, be prepared for problems. I would advise against this scenario; if you decide it’s worth the risk, you should consult an attorney to assist you with the transaction. ~ Ask a REALTOR® ~

Does a REALTOR have the right to ask the Mortgage Company personal financial information by the buyer? Such as...Credit Score, What Program(s) the Buyer was approved? What their current debt and/or bank account information without the consent of the buyer?
	No. No one has the right to details of your personal financial information without your permission. However, your REALTOR® will be working closely with your lender on your behalf, so restricting the information they can share is probably not beneficial to you. In addition, if you make an offer on a property the seller's REALTOR® may call your lender to verify that you are qualified to purchase the property before the seller will accept your offer. We all need to be careful who has access to our financial information, so we can appreciate your concern. However, your financial situation is critical to the purchase process. Find a reputable REALTOR® and trustworthy lender and allow them to work for you. ~ Ask a REALTOR® ~

I have found a home I want to buy and I am representing myself so I can negotiate a lower price instead of 2.7% paid to a buyer's agent. I would like to see the disclosures before I make an offer. If I ask the seller's agent for them, are they required to provide them to me?
	It does not sound like you are an experienced home buyer. Think about this ... most EXPERIENCED home buyers would not consider tackling a real estate purchase without their own buyer's agent or an attorney. As you know, purchasing a home is a big expense. It is also a complicated transaction. If something goes wrong, who will be your advocate? Are you going to put yourself in the hands of the seller's agent -- who is legally obligated to get the best deal for the seller? The 2.7% that you would "save" by not having your own agent may cost you many times that. Besides, your buyer's agent - who is experienced in negotiating - can probably get a price that would be lower than the "reduced" price you are paying and you would have someone to guide and advise you that is committed to YOU and getting the best deal for YOU. Be careful what you tell the seller's agent. They are required to share any information they have about you with the seller. You could be innocently giving them information that could hurt you in negotiations. But to answer your question, the seller's agent should be glad to give you a copy of the disclosures. Many times they will have copies available at the property or online. ~ Ask a REALTOR® ~

I recently spoke with a REALTOR about listing my Townhouse on the market. However, I have since fallen behind in my mortgage payments. Can I still try to list my Townhouse? If so, how can I benefit from the sale? I am in touch with my lender to avoid foreclosure.
	Sorry to hear about your situation. It is very important that you continue to communicate with your mortgage company. Unless you are "upside down" - you owe more than the market value of the house - you should at least be able to sell for enough to pay off your mortgage, cover your closing costs and maybe have a little left. Find an experienced REALTOR that is savvy about "short sales" and knows how to work with your mortgage company. It is always an advantage to not have a foreclosure on your record. Good luck! ~ Ask a REALTOR® ~

What happens if you're in the process of selling your house but your listing contract is about to expire with your REALTOR before the process is complete? Do you have to sign another contract with the REALTOR extending the time frame and what impact will it have on their commission if you don't extend the contract?
	You should have received a copy of your signed Listing Agreement. It will address specifically what happens when the listing agreement/contract expires. There are different types of listing contracts/agreements. Generally, if you accept an offer on your property before the listing contract expires, even on the last day of the contract term, the listing contract does not have to be renewed for the parties to remain obligated to the agreement. Usually, if you do not have an offer on your property before the listing contract expires, then you are no longer obligated under the terms of the listing agreement/contract ... However, most listing agreements provide that if the seller accepts an offer to purchase within a certain time frame after the listing contract expired from a person who saw the property while it was listed with the agent, the agent is entitled to their commission. The agent who ultimately caused the buyer to purchase the home and earned the commission is the "procuring cause agent". That procuring cause agent might not be the agent who obtained the offer from the buyer, presented the offer and successfully negotiated the seller's acceptance of that offer. Every state REALTOR association has its own guidelines that establish procuring cause, none of which are fast and hard rules. It is reasonable to ask your REALTOR to clarify how your listing agreement addresses the situation. ~ Ask a REALTOR® ~

We are possibly going to relocate and may need to sell our home. We had some leaks which caused our builder to have to repair the bathroom floors and kitchen floor. We also had some mold in the air, not visible. Our builder also hired a remediation company to fix. How should I state that in a disclosure so I won't scare the buyer away? This house is 6 yrs. old and these were problems that started about a year into our ownership. Just this year the remediation stuff was done. HELP!
	The panic over mold several years ago has pretty much ended so hopefully just the mention of mold will no longer scare buyers away. Mold needs moisture; once the moisture source is removed, mold cannot continue to grow. Since your builder has repaired the leak which was the source of the moisture and had mold remediation done, we suggest you briefly explain the event in your Seller's Disclosure and attach copies of the remediation report. If the remediation report is pretty current, that should be sufficient. You could have the property tested for mold by a qualified testing company just before listing your property and make that report available to assure buyers the problem has not come back. It's not cheap, but it may help reduce the mold "stigma" and allow you to get market value for your property. Good Luck! ~ Ask a REALTOR® ~

The listing agent for the house I want says he can reduce the price since I am not working with a buyer's agent. Is this ethical?
	Yes. Typically all real estate agent commissions are paid from the seller's proceeds, so the listing agent can reduce his commission fee since he does not have to share it with a buyer's agent. The seller can then reduce the price of the house without affecting his net proceeds. But remember that the listing agent represents the SELLER and is obligated to get the best deal for the seller. The listing agent can facilitate a fair and honest transaction for both parties, but is not permitted to advise or counsel the buyer. That lower selling price may not be a bargain. We urge you to find your own buyer's agent. Let them help you negotiate the price and assist you with the transaction. Be smart. Get your own agent. ~ Ask a REALTOR® ~

Do I have to get a professional home inspection? My father knows all about construction. I trust his evaluation ... and he won't charge me $300! My REALTOR® says I will need to sign a waiver saying I was advised to get a professional inspection if I don't have one done.
	We don't know your dad, but in Texas, inspectors are licensed by the Texas Real Estate Commission. They must complete initial licensing educational requirements and maintain continuing education to renew their license. They are aware of current construction codes and are knowledgeable about the major structural components as well as electrical, plumbing, appliances and other systems of homes. They have a state mandated "checklist" they must perform on every home and they have the proper tools to run the tests. They give you a written report itemizing the condition of all the areas checked and any recommendations for repair or maintenance. This is a valuable tool in negotiating with the seller for repairs. Your REALTOR is giving you good advice ... but you don't have to take it. If buyers elect not to have a professional inspection, most REALTORs will require them to sign a waiver so if the buyer discovers a problem after the purchase, they can't say they didn't know they should have had an inspection. This is the smartest money you can spend in your home purchase process. We suggest you get a professional to inspect the property ... and then get your Dad to help you go over the report. ~ Ask a REALTOR® ~

I like the old fashioned look of frame houses, but I like the low maintenance of masonry. I've heard the new "hardy" siding is very durable and easy to maintain. What do you think?
	First of all, some of the composite sidings in use now are so durable they are considered "masonry" (by some) ... we've visited several homes that were described as "four-sides masonry" that did not have a single brick or stone! Composite siding is made of cement, sand, natural fibers and water. This combination offers enormous advantages over conventional siding material. It won't crack, rot, warp, buckle or swell. It is unappealing to termites and carpenter ants. It is non-combustible so your insurance company will like it and you may even get a lower rate. It holds paint better than wood siding. It stands up to the elements and comes in a variety of styles and textures that match the unique quality of natural wood. It has the beauty of wood and the durability of masonry. Of course, masonry buildings are subject to the same detrimental effects of weather and other environmental factors that can damage wood and other siding materials. But while most people expect wood to decay, they assume stone will last forever. But stone buildings do require maintenance. In our opinion, composite siding is not masonry even if it does contain concrete. We consider "bricks and mortar" type of construction to be masonry. But if you like the look of wood, composite siding is far and away your best bet. It's only slightly more expensive than wood siding. ~ Ask a REALTOR® ~

If I remove the ceramic logs from my fireplace and burn wood logs instead, is it safe to use the pre-installed gas log lighter?
	The answer to your question depends upon the type of fireplace. Some gas log fireplaces are actually wood burning fireplaces with gas logs installed. Other fireplaces are manufactured strictly as gas burning fixtures. When restoring a conventional wood-burning fireplace to wood log use, it is often necessary to replace the burner hardware. Some gas log burners, and particularly the flex connectors, are not rated for direct exposure to fire. In those cases, all or portions of the gas hardware would need replacement. With fireplaces specifically designed to function as gas-burning fixtures, wood burning would constitute a major fire hazard. To ensure that all such conversions are safe and legal, all related changes should be reviewed and approved by a qualified fireplace contractor or a certified chimney sweep. ~ Ask a REALTOR® ~

I have inherited my childhood home which was built in 1950. It has been well maintained but never updated. I've had a couple of contractors offer to buy it "as is" for a pretty good price. I don't want to take on the expense and hassle of fixing it up, so I'm tempted to accept their offer. What should I do?
	If contractors are approaching you, they see value in the property. Before you "give away" your inheritance, ask a REALTOR® to prepare a Comparative Market Analysis for you. Vintage homes are very popular - especially if they are in a good location and in reasonably good condition. And don't worry about doing updates. The new owner will probably want to remodel it anyway. We're betting your REALTOR® can sell it "as-is" quickly for considerably more than the contractors are offering you. ~ Ask a REALTOR® ~

I am thinking of selling my home but my neighbor is threatening to scare away buyers because he wants me to cut down some trees he doesn't like. He has told several people that if they buy they may be involved in a law suit over them. What can I do about him?
	Well, we can certainly see why you may be thinking of selling! Of course, we are not qualified to give legal advice and that may be what you need. We're assuming you have already tried to resolve this in a friendly way. If he is interfering with the sale of your home, the situation has to be addressed. Ask your REALTOR® if they would be willing to visit with him on your behalf to understand what his grievances are and see if there are any creative solutions that could satisfy him without compromising the resale value of your home. Do the trees cause a legitimate problem for him? Do they add significant value to your home? If you can’t work it out and he continues to interfere with the sale of your home, then you may have to pursue legal remedies. But hopefully it won’t come to that. Good luck. ~ Ask a REALTOR® ~

We just bought a house with 6 ceiling fans and I love them. But I've never had ceiling fans before and don't know which way the blades should rotate. Does it matter? Should you change them seasonally?
	In hot weather, operate the fan in the normal, counter-clockwise direction. This creates a cooling "wind chill" effect that can make you feel up to 8 degrees cooler. The room thermostat setting can then be raised, resulting in reduced air conditioning energy consumption of 40-percent or more. In cold weather, operate the fan clockwise in the slow speed. This creates a gentle updraft that re-circulates the hot air trapped at the ceiling to provide even, comfortable heat throughout your room. The re-circulation of warm air allows you to lower the room's thermostat setting. To change the blades' direction, flip the switch on the head of the fan. Enjoy! ~ Ask a REALTOR® ~

We are getting ready to put our home on the market. It was built in 1978 and has "popcorn" ceiling texture in most rooms, some of which is flaking off. We would like to scrape the ceilings, but are concerned about asbestos. Is there an inexpensive way to determine if this material contains asbestos? I've read that spraying with water makes it safe to remove it yourself. Is this true?
	1978 is the year that asbestos began to be phased out of use in newly textured ceilings and the further manufacture of asbestos containing ceiling texture had been banned, but the installation of existing supplies of the material remained legal. Therefore, most textured ceilings installed in that year probably did contain asbestos, although not all. If it is an asbestos textured ceiling, the cracking and peeling in the ceiling may have released some fibers into the air, but most likely not in large amounts. Scraping, on the other hand, could produce a significant release of asbestos fibers. Removal of asbestos ceiling texture by means of dry scraping is particularly hazardous. Safe removal requires the services of a licensed asbestos abatement contractor is strongly recommended To determine whether your home currently contains airborne asbestos, a qualified asbestos inspector would need to take air samples for testing by an EPA approved laboratory. Small samples (about the size of a nickel) can be mailed to an EPA certified laboratory, also. The cost for such testing is nominal, but three separate samples are generally recommended. For the name of a certified lab locally, contact the EPA. ~ Ask a REALTOR® ~

My wife and I are getting ready to sell our spacious 1975 home and move into something smaller. My REALTOR® suggested I replace my old wooden garage doors with new metal ones. My old doors still work just fine. I got an estimate for $630 - is it worth it to replace these doors?
	Good curb appeal adds thousands of dollars in value to your home. If you have a front-entry garage, your garage doors are one of the most visible features of your home. If they look old, dated or "tired" it might make buyers think the whole house needs updating. You only get one chance for that positive "first impression". We think this is money well spent. ~ Ask a REALTOR® ~

My house has 4 bedrooms, 3 baths and a 3 car (one side is tandem, front to back) garage. I'm thinking about selling and would like to know if it would make sense to convert the tandem part into a fifth bedroom leaving a 2 car garage. It would add livable square footage to the house and the house would then become a 5 bedroom, 3 bath. Many of the houses in the neighborhood have this configuration. Is it worth my investment? I've been told it would cost between 5 and 10 thousand dollars. Thanks
	We do not think converting the tandem part of your garage to a bedroom would add value to your home. If you need a 5th bedroom and are not planning to sell, it might be worth it to you, but unless buyers really expect the 5^th bedroom to be a part of any home they see, then it isn’t worth the time and money. Most men love 3 car garages and it has been our experience that great garages add more value around the Austin area than a 5^th bedroom. ~ Ask a REALTOR® ~

My REALTOR® tells me I should leave when my house is being shown to buyers - why? I know the features of my home better than a stranger. I think it would be better for me to be there and assist in the showing.
	Buyer's will be more relaxed if you aren't there. They may want to open the pantry, look in the closets or turn on a faucet. They may want to ask their REALTOR® a question. They won't do that if you're there hovering over them. Rather than helping with the showing, you will most likely make the buyers want to leave quickly and go on to the next house. Turn on the lights, open the curtains, make sure the house looks and smells clean -- then leave! Trust the showing agent to "sell" your house. (If you have an extraordinary feature that is not readily visible, ask your listing agent to call attention to it in the property description, flyers and signs.) ~ Ask a REALTOR® ~

Is there a difference between a REALTOR® & Real Estate Agent?
	The term refers to real estate professionals who are members of the National Association of REALTORS®, an organization requiring members to abide to a firm Code of Ethics. Not all real estate agents are REALTOR®s. As well, not all REALTOR®s are real estate agents. The organization also includes appraisers, property managers and individuals involved in other areas of the real estate business. ~ Ask a REALTOR® ~

My agent says I should get a "home warranty" when I list my house for sale, but it just seems like another expense! What do you think?
	Home Warranties or Home Service Contracts have become almost standard in residential real estate transactions. These policies offer coverage for primary systems of the home like heating and air conditioning, plumbing, electrical and some appliances for one year after closing. The seller has the option of having coverage while his home is listed for sale as well as providing coverage for the buyer after the sale. This way if the seller's AC goes out while his house is on the market, it's covered for a service fee. After the sale, if there is a problem, the new owner pays a nominal service fee for the repair or replacement of the covered item. We encourage our clients (sellers & buyers) to get a home service contract, but it is not a requirement. It's your decision. ~ Ask a REALTOR® ~

We have our house listed for sale and I can't wait to move. We can't afford to buy another home until ours sells, but I want to go ahead and shop for our next home. My husband says to wait until we have an offer on ours. Can't I go ahead and just look?
	It's a good idea to investigate the area you want to move to and perhaps visit some "open houses" ... but keep in mind you're just "window shopping". You're setting yourself up for disappointment if you fall in love with a house and it sells before you can buy it. You're not making good use of your time or your REALTOR's. Concentrate on getting your current home sold before you go shopping for your next one unless you can afford two mortgage payments. ~ Ask a REALTOR® ~

I see the term "MIL" plan in a lot of property descriptions. What the heck does that mean?
	MIL is short for "Mother-In-Law" ... a MIL plan means the master bedroom is separated from the secondary bedrooms of the house. We don't know who came up with that name ... ~ Ask a REALTOR® ~

What is a "homestead exemption" and how do I know if I have one?
	Filing for a "homestead exemption" will reduce property taxes on a homeowner’s primary residence by excluding some legislated portion of the home’s value from the assessed value. Homeowners need to apply for it only one time -- between January 1 and April 30 during the first calendar year after they buy a home. Property tax exemptions are also granted for over-65, veterans or people with a disability. Any exemptions for your property will be recorded with your local tax office. ~ Ask a REALTOR® ~

What's the difference between a "Townhouse" and a "Condominium"?
	A townhouse is like a house -- the owner owns both the structure and the land on which it sits; but it is not free-standing, so "the land on which it sits" is limited to the front and back yards. Townhouses are connected to one another in a row, and are usually two or three stories tall. They share many of the characteristics of condominiums. A Condominium owner only owns the unit itself and none of the land. Each unit is taxed as an individual entity, and sometimes a percentage of the common areas of the community. Condo communities may provide such shared facilities as a pool, gym, tennis courts and clubhouse, all maintained by the condo association, which takes care of all day-to-day management tasks. This is one of the key advantages of condo living -- all of the joy of using the amenities, none of the hassles of maintaining them. Condominium owners pay a monthly fee to the condo association, which also sets the rules for the community. ~ Ask a REALTOR® ~

My parents are pressuring me to buy a place so I can take advantage of the Tax Benefits of home ownership. What are they?
	Great Question! Long answer ... click here! ~ Ask a REALTOR® ~

My neighbor's dog barks and growls constantly when strangers are around and I'm afraid it's scaring buyers away. What should I do?
	Talk to your neighbor and ask if they will keep the dog inside when you have showings scheduled. If they won't cooperate, call your police department and ask if there are any pet ordinances they can enforce on your behalf. ~ Ask a REALTOR® ~

Will having an "Open House" help sell my house faster?
	While open houses are perceived as a great way of finding a buyer, a National Association of REALTORs study found that their success rate is a mere 2%. There are many security concerns when it comes to open houses, including the personal safety of the agent/host. The seller's security is also a priority, as an open house is an invitation to strangers to come inside. Not everyone who visits intends to purchase a home ... some are nosy folks who like to look inside other people's homes and a few may have criminal intentions. They may want to see if you have valuables or medicines. It's very difficult for the host/agent to monitor every visitor, especially if there is quite a bit of traffic. And the professional thieves work in pairs or groups - one to distract the agent/host while the other does the dirty work. Even if your agent/host manages to accompany every visitor throughout their tour, they may be just casing your home for burglary. Many agents like to hold open houses because it creates an opportunity for them to meet people who may be in the market to buy a home. Odds are it won't be YOUR home, but the agent may be able to convert some of the visitors to clients. We hold open houses for our sellers if they want us to, but we believe there are better, safer advertising and exposure methods that will get their home sold quickly. Why risk it? ~ Ask a REALTOR® ~

How can I add value for resale?
	Fresh paint is probably the least expensive and most visible way to spruce up your home for resale - stay with neutral colors. And clean, clean, clean. Don't do a major re-model - you probably won't get your money back in increased market value. Replacing some highly visible features that are old and tired may be worth doing (like faucets or lighting fixtures). Price it right and let the new owners spend money updating it the way they want it. ~ Ask a REALTOR® ~

We're ready to buy our first home. What should we do first?
	Get pre-qualified for your mortgage. That way you know how much you can afford. Then get a buyer's agent to assist you, guide you through the process and help you make informed decisions. The buyer agent fee is paid from the seller's proceeds - it won't cost you anything and will probably save you money! ~ Ask a REALTOR® ~

I have an older home built in 1940. Will I have to bring everything up to "code" before I can sell it?
	No. An inspector will identify items that are not to current code, but you are not required to "correct" anything in order to sell it. However, it will make your property more attractive to buyers if you do. ~ Ask a REALTOR® ~

We need more space. Should I convert the garage?
	It's been our experience that most buyers want a garage. Even garage conversions that are "professionally" done detract from resale value. Maybe its time to move to a larger home. ~ Ask a REALTOR® ~

I'm thinking of putting in a pool. Will that make my property more valuable for re-sale?
	Appraisers tell us that even an expensive pool will only add about 50% of its cost to the value of your home. After five years, it adds almost nothing to your appraised value. However, it might be the reason a buyer chooses your home over one without a pool. There are also buyers who will choose NOT buy your property because it has a pool. ~ Ask a REALTOR® ~

When is the best time to put my house on the market?
	Not a simple question. But generally, wait until you've owned the property a few years so your investment has had some time to appreciate. Ask your REALTOR® if you are in a buyer or seller market. If you can, wait until you are in a seller's market. The busiest time of year for home sales is spring and summer. ~ Ask a REALTOR® ~

Do you have a question? Click here... to Ask a REALTOR® !