The Offer to Purchase and Contract form used by most real estate brokers and consumers in residential sales transactions contains two alternatives for addressing “Property Inspection/Investigation issues. Yet, Alternative 2 has been rarely used. Rumor has it that starting January 2010, Alternative 2 may be the only Alternative in the Contract.

Under Alternative 1 there are multiple dates and deadlines to meet in order for the buyer to retain his/her right to conduct investigations, inspections, and negotiate repair requests. Also, the buyer may request repairs only as to property conditions which meet the standards specified in the contract for “Necessary Repairs.”  A buyer may terminate the contract if the seller does not respond in a timely manner to a buyer’s request and the buyer then receives his/her earnest money back.

Sometimes, however, brokers can encounter the following issues when using Alternative 1:

• Is an item a “covered” or an “eligible” repair?
• Is an item performing its intended function or is it in need of immediate repair?
• Are the repair requests timely?
• Is the estimated cost of repairs submitted by the buyer reasonable?
• Has the contract been terminated, allowing the seller to accept other offers?

Alternative 2 may be more effective in dealing with various property inspections and repair issues:

• There is only one date to remember–the option termiantion date–that’s it.
• Virtually anything may be renegotiated between a seller and buyer up until the expiration of the option period.

I think one of the main reasons brokers and consumers have stayed away from Alternative 2 is because of the difference between the terms “earnest money” and “option fee.” Alternative 1 stipulates that a buyer may terminate the Offer and receive his/her earnest money back if the inspection does not go well, but only if the repair is “covered” or “eligible” in the contract.  In Alternative 2, however, a buyer is asked to pay the seller an nonrefundable option fee with an option termination date. By the termination date, the buyer can terminate for “any and all reasons” and not continue with the contract. The seller then keeps the  option fee. If the buyer decides to continue the contract, the option fee goes towards the purchase price.

The seller receives some consideration for the option period in Alternative 2, as opposed to none under Alternative 1, and the option period may not be any longer than the inspection period requested by an Alternative 1 buyer. There are far fewer dates and deadlines to remember and the issues which may be neogtiated are wide open–there are, literally, no limitations.

If you have any questions about Alternative 1 or Alternative 2, please ask one of the agents on the Service Team. We’re here to help keep it simple.

These fine fall days that are upon us, crisp and cool in the morning, warm and sunny in the afternoon get us in the mood to do final planting, yard cleanup, mow and feed that last time. Time to dig and plant bulbs to make ready their cheery and much needed appearance come the early days of spring, mulch the garden beds to protect them and make a tidy and welcoming approach to your home. Since we will be spending so much time inside we need to make it as warm and inviting as we can. So on a warm afternoon clean the windows, shut the storm windows (if you are not lucky to have new double hung ones), caulk around the glass and gaps. Seal any openings around the foundation of the house. These simple strategies don’t cost alot of money and only take a couple of afternoons and will reap a warmer home that will cost less to heat. Ofcourse if you have an attic and basement you may want to invest more money and time and install insulation if there are none. I like to get out the blankets to hang on the couch and chairs to cuddle up under and share the warmth with a loved one. Warm colors and layers help make the house inviting and a comforting place to be. Time to start a project to share with family members, start a challenging puzzle, play some board games and have more time to read. Maybe I will knit a scarf that I started last year but took apart because it had too many dropped stitches – if onlyI can remember how to do it.

An allegation accusing the American military of using biological weapons during the Korean War had a lot to do with voles. Yes, those pesky little animals in our yards. When I think of vole I think of how my cats, Jack and Annie, like to play for hours one. I won’t go into the dire details. Or, I think of all of the little holes in my yard created by the little guys.

But, during the Korean War, the American Military were allegedly using voles for much more sinister intentions. While the Korean conflict was bogged down in a seemingly unwinnable struggle, Moscow newspapers were reporting that American agents were waging biological warfare on the North Koreans. These reports in Moscow eventually died down. But in 1952, the reports surfaced again, this time from the Chinese press. One instance remains a Chinese legend.

In early spring of 1952, villagers in a Chinese county close to the North Korean frontier reported that during the night hundreds of small vole-like rodents fell from the skies, landed on their roofs, scattered into their haystacks, and wriggled onto the platforms on which women and children slept. The village’s leadership acted quickly, (too quickly some say) and organized a hurried collect-and-destroy campaign. By the end of the day every single vile American vole had been tossed onto a pyre and all traces of possible infection had been purged.

The Communist leadership, specifically Zhou Enlai, China’s premier and foreign minister, using circumstantial evidence, accused the United States of the “heinous crime of employing bacteriological weapons on the world’s peace-loving peoples.”

A scientific commission was set up, including the noted British scientist and Chinese communist sympathizer, Joseph Needham, to investigate the charges. He did visit the sites of the alleged vole attacks, interviewed villagers, and compiled vast quantities of notes. But, alas, he did no “scientific” investigation. His only regret was that he nor anyone on the team had the “good fortune” to see anything being dropped from the air, though the scientists team met many Chinese people who said, apparently credibly, that they had seen such things.

A 665-page report was issued on September 15, 1952.

I read this story in the book, The Man Who Loved China, by Simon Winchester. The book was about Joseph Needham and how he fell in love with China and wrote a 24-volume book called Science and Civilisation in China. He was an amazing scientist and character, but even a man of his intelligence got caught up in the fears of his day.

This has nothing to do with real estate, I suppose. We do have voles here in Western North Carolina. They are mostly benign little creatures who entertain cats and fill our yards with holes. But, beware of any of them falling out of the skies at night . . .

As realtors, we like to be generally helpful to people. We make tons of lists and offer them to our sellers–what buyers look at first, what repairs to do to avoid repair requests, how to stage your home to make it present well, etc.  A basic and supposedly simple concept we try to stress to people trying to sell their homes is “keep it clean”. De-clutter, pack up what you can, and keep your home generally looking and smelling great. That way, you’re ready for any last-minute showings, and your home will show at its best. It seems easy–no one ever disagrees that this is a given if you’re selling your home. However…

I’ve recently put my own home on the market, and of course, I’ve been de-cluttering, removing, cleaning, repairing, the whole bit. I guess I’m just not someone who naturally picks up everything anyone uses immediately, or is supremely motivated to clean the toilet more than once a week.  I never realized how incredibly messy my family and I are. I have a new appreciation for just how difficult it is to keep your house show-ready at all times. Especially if there are children in the house!  My hat is definitely off to those sellers who manage to do such a great job making thier homes looks like showpieces. I promise, I will never disregard how daunting this part of selling a house is, nor will I think bad thoughts about those few sellers who can’t seem to manage that eat-off-the-floor look!

Moving. Every pack up and move is unique. What is universal is the pain associated with it. Okay it is fun to go through old pictures, albums and memorabilia. It is great to touch and gently wrap your collections, savor memories of your children and of your own childhood. It is a good time to sort and get rid of stuff that you don’t need or want anymore. Fill up trash bags with unnecessary paper that you were always going to get to (or is that just me?)

I am in the middle of a move. It is taking forever. I am not only sorting what I want to live with, but what I want to keep for in the future and also what I want to get rid of in a moving sale. What I want to pass on to my children and what they want me to pass on to them. So now I am in a bittersweet mood and taking stock of my life. Where I have been and where I am going to go and where I am actually going.

I was raised military so I have been moving on a regular basis since I was a child. Those moves were different from moves as an adult. Then, it was hard to leave your friends, your school, your country even. But, I was always excited it was an adventure and a new beginning a chance to try new things meet new people. No one knows you.  As an adult there is all the responsibility of getting it done. But still a new beginning is always good.

I have been packing for a week now and not  a lot is done. Life keeps getting in the way, like work, rain, foot pain and a major headache. But I am going to get back to it today for a while and get the dining room done. The dining room was my favorite room lots of windows, rocking chair and gorgeous wine colors. But I like my new dining room, too. It also has lots of windows for plants and  beautiful mossy green and cream colors.

 

If you ever have the opportunity to watch HGTV and follow the programs that show all the people buying these foreclosure, or trashed out homes, and wondered if you can do it too, well plesase don’t try it here. What they show you really, is how not to do a flip. After several years of watching these shows I noticed they only showed the really messed up flips not the successful ones.

One thing to remember is this is not your home and I would suggest putting in only what the house needs not extravagent upgrades. If the cupboards are sturdy keep them, paint them, resurface them, or replace the doors, but save the money for other things. Most towns have a discount lumber store, or even Home Depot and Lowes have aisles of scratch and dent  appliances. You would be surprised at how willing they can be to negotiate the price on these products. Tile stores will have surplus inventory that was left over from an order or a return order. There a lot of ways to save on the things you need.

Depending on where you are when you read this your market is not the same as California and you are not going to sell a flip for $750,000. Most markets have fallen so much that you may find a really good buy to fix up, but selling it for a profit is not going to be easy. I would suggest holding it as an investment property until the market turns around. Let your tenant help pay the mortgage or possibly cover it depending on how good of a deal you got the property for, and then when you feel that it is time to sell do an exchange to avoid capital gains taxes.

Keep in mind this is an investment, a business you want to be in, so take the time to research your market, your contractors, your finances and the professionals you are working with. The other very important thing is to know what permits you need and how to go about getting them. Check out the city codes and zoning too.

I am expecting again. No, no, it’s not what you think. I am expecting another closing. And, this time it’s a half-back. What is a half-back, you say? Well, somebody who moved from north to south but has come half way back again to the mountains of Western North Carolina.

I met Jasmine when she called me during opportunity time at my office. She owns a home and lives in Florida, she told me, but was currently in Rhode Island where she had just sold her home there. She had heard that Asheville was a wonderful place to live. She had never been to Asheville, but had decided to come here for a week or two, find a home, and buy it. I’m always ready for a challenge, so I said come on down and I’ll sell you a house.

Oh my gosh, that is exactly what happened. Jasmine’s price range was $130,000 or below. Luckily, she wasn’t looking for a large house, 1 or 2 bedrooms, 1 bathroom, and the yard didn’t have to be large. Because she is an antique dealer some kind of garage for antiques was also on her wish list.  But, $130,000 in the Asheville market is difficult to find.

After two days of house-hunting disappointment in Asheville at her price range, I gently suggested we go to Hendersonville and look at a little stone house that I had shown to another client earlier in the summer when the listing price was considerably higher. Lo and behold, Jasmine instantly fell in love with it and we rushed back to the office to write up her offer.

And why did we rush? We rushed because she had noticed that the listings of value were snatched up in a hurry and she knew this house was an opportunity at a price that she did not want to slip away from her. After her offer was accepted, the listing agent did confess that there were a number of other interested buyers in the wings. Whew!

Jasmine had never been to Asheville before, but she knew what she was looking for and found it. There are miracles in the air here. It’s a special place and dreams do come true. You just have to be ready to believe.

Are you thinking of moving to Asheville? Start doing your homework, get in touch with the Service Team, and we’ll make your dreams a reality. What are you waiting for?

I love summer, it is my favorite time of year. Sandals, shorts, tans, a sense of freedom and abandon. Summer also brings lots of clients looking to buy or sell their homes. The days are getting shorter the nights are cooler and Labor Day is around the corner. Well fall is great, too. The crisp air, sweaters and your favorite jeans, fires in the backyard. Hikes amidst the crunchy leaves. Our leaf season brings lots of lookers that come to look but decide to stay maybe not now but in the future. Still a good selling season with kind of an urgency because Thanksgiving everybody starts to settle in and get ready to bury in. Winter has its glory (just not much in my thoughts) snow is beautiful, lit fireplaces cast off warmth and romance and exudes coziness. Homes decorated for Christmas are all cheerful and inviting. Which brings me to winter clients- they are serious they are not out just looking, and your home shows it’s best. Winter is also a good time for looking at raw land. You can actually see the topography, no snakes, no bugs, no chiggers and you don’t get all sweaty hiking up the mountain. Another winter plus (see I am talking myself into liking it) is spring. It’s just around the corner. New green growth, bulbs bloom, trees blossom, the promise of good things to come. Like people ready to spring clean get their house on the market ready to start somewhere new move up or pare down. We who sell real estate feel regenerated too. We are ready to help and feel a sense of accomplishment when we do. I am still hanging on to these last days of summer I drink my morning tea on the porch and savor the flowers, the birds (and the bees) and the wonderful warmth and sunshine.

I grew up in Iowa. When I was a little girl my mother would tell me that if I would listen to the crickets they would help me fall asleep. The crickets and cicadas in Iowa chirped a lulling song that was soothing to my tiny soul.

At 27 I moved to urban Boston, Massachusetts. Crickets were around, and I suppose cicadas were, too, but I only heard them when I would be outside at night. Their songs did not help me get to sleep there.

Then, 8 years ago I moved to Arden, North Carolina. What the heck are they feeding cicadas here? I swear, that at night, they come out of wherever they live and are at least 8 feet tall! They creak and groan and sing with a shrill buzzing noise that drives me to distraction. Apparently, after spending 2-17 years in the soil, the cicada nymphs dig their way to the surface. Then they eventually crawl to the trunk of a tree and cling there. And then the adult males start looking for females and the only thing they can think of doing is to shrilly buzz all night long (sometimes directly under my bedroom window).

The first year I lived here I would open my window at night (because, you know, Mom said the crickets would help me fall asleep) but I soon started to keep my window shut and turn on my fan to block the noisy creatures.

OK, yes, the shrilly noise is within my comfort zone because they remind me of my mother, and I suppose, as you can see from the photos here, they aren’t 8 feet tall. But they sure are noisy and, I guess, it is all part of this wonderful place we call Asheville.

Tibicen Linnei (Dog Day Cicada)

Red Neck Cicada in scale

I know there are some people native to this area who claim that “Asheville doesn’t have mosquitoes”, and although that may have been true at one point in history, it doesn’t seem to be the case these days. [anecdotally, though, some areas around Asheville don’t seem as afflicted, just as some areas have more cicadas…] Maybe it’s the relief from last year’s drought, all the rain, etc., but the little buggers really seem to be biting this year.

In the interest of not wanting to pollute our environment any more than we already do, I’ve looked into some “natural” (also:cheap) methods for getting rid of mosquitoes. Some of what I’ve found in my research seems pretty far-fetched, but I’m intending to gamely try all of these strategies in the interest of science :).

Things to put on your body to repel mosquitoes:

1. Rub a dryer sheet (Bounce, etc.) on your skin, everywhere exposed. Apparently, the mosquitoes don’t like the smell and/or film it leaves on you. Make sure you’re not allergic, first!

2. Vanilla extract, applied to your pulse points (inside of wrists, neck, etc.). To me, this will smell alot better than dryer sheets.

3. Eat alot of curry, garlic, basically smelly things. I probably won’t be trying this one, just putting it out there.

Things to do to your yard:

1. Spray a mixture of beer, Listerine, and Epsom salt (some say just Listerine plus a little water) all over your yard. Hmmm….

2. Bring an electric fan out while sitting. Mosquitoes don’t like wind.

3. If you have a pond or other standing water, sprinkle vegetable oil on the surface. This is supposed to prevent the larvae from being deposited. (Since mosquitoes don’t only breed on water, this probably won’t get all of them)

4. Get those birdhouses to attract martins, who eat mosquitoes. Or catch and keep a bat in a bat box on the side of your house (yeah…I probably won’t be trying this one either). People in some parts of the country swear by this, but “experts” say they don’t kill nearly all of your mosquitoes, and if their food source goes away, so will they.

5. Spray your yard with a concentrated garlic spray (supposedly toxic to mosquitoes), which you can apparently buy at Lowe’s. This may be the last thing I try.

Well, that’s the best of what I’ve found out there. Good luck to everyone in the war against ‘skeeters, and I’ll keep you posted on my progress!