Boise Real Estate Blog

Boise Real Estate ~ Moisture In Crawlspaces

It’s important for home buyers in the Boise real estate market to understand soil conditions and the risks associated with them.

Much of the Boise area has an underlying layer of clay just beneath the soil’s surface.

That layer of clay prevents surface water from being absorbed, and can result in that water moving in “sheets” above the layer of clay.

Sounds kinda technical, right?

Well, here’s what it means (in plain English) to you as a homeowner.

If your home doesn’t have proper drainage, you can end up with moisture in your crawl space and perhaps mold.

Mold is the kiss of death in real estate.

Once you have mold in your home, you must disclose it (material fact) to all future buyers, and most of them will run away after they hear about it.

And, if you file a water damage claim with your insurance company, your home will likely get listed on the national CLUE database, which can result in not being able to get insurance in the future, which may result in future buyers not being able to obtain financing when you want to sell.

Not to mention that it’s very expensive to remediate mold problems these days.

Moisture in crawl spaces can be avoided through some common-sense practices, including:

Watering Your Lawn Sensibly

I often see homes where the lawns are being over-watered.

It’s often best to water once/day at 6:00 a.m., with less water. You don’t need to water two or three times a day for 30 minutes per station.

Directing Rain Water Away From Your Foundation

Here are some examples of downspouts that I see:

Least Desirable

Better

Best

The last option is the best one with the rain water being piped to a dry well (a pit full of drain rock that penetrates the layer of clay) away from the home.

It’s also desirable to have full gutters on your home to avoid rain water running directly off the roof and being absorbed into the ground adjacent to the foundation.

Here’s an example of a home without full gutters that is more likely to cause moisture in the crawl space.

BTW – you’ve seen those chain downspouts, right?

Well, I have them on my home and I’m way kewl, but they don’t work very well.

The water doesn’t follow the chains when it rains hard, and the gushing water blows the bark/rock away when it finally hits the ground.

Hope this helps ~ now get your mind out of the gutter, will ya?

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Boise Real Estate's "American Idol"

Some sellers think they will find the best listing agent by asking them to “audition”.

I don’t “audition” for listings.

Doing so is pointless because I always lose out to someone who is “more positive” (the truth isn’t very exciting), promises a higher asking price, a shorter marketing time, or is willing to work for less.

I also lose out to agents who are better looking and have nicer legs, but that’s a topic for a future post.

Listings, in this market, are not some prize to be sought; they are an obligation and a responsibility.

Listings are overhead until they sell and close ~ something overeager listing agents should remember when roughly 1 in 10 listings on the market these days makes it to closing.

Since I don’t get paid until I produce results, I won’t accept a listing unless I can figure out how I will sell it.

Sellers should choose their listing agent based upon experience, knowledge, competence, and responsive service; not on the basis of the best listing presentation.

You’re looking for a partner; not a performer!

When I meet with a potential seller, I’m there to:

Explain the home selling process.
Explain what we are likely to experience.
Explain current market conditions.
Explain how I work.
Explain what I will and will not do as their listing agent.
Explain what the seller can do to make their home more salable.

I am NOT there to tell the wildest story, promise more than I can deliver, and offer to work for less than everyone else.

The bad news?

I decline more listings than I accept.

The good news?

I sell nearly all of the listings I take!

Why?

Because I clearly understand that listing a home is business; not an audition!

September 20th, 2009 Posted in Seller Stuff |

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Why Price Points Matter

How you price your home is critically important.

Why?

Because buyers and their agents search MLS in predictable ways.

For example, if a buyer wants to spend $275,000 for a home, they will usually search MLS between $250,000 and $300,000.

The typical $275,000 buyer probably will NOT search in the $300,000 to $325,000 range unless they’re a bargain-hunter looking to snag a deal on a listing that’s overpriced.

Fact is, most buyers will ignore overpriced listings in our current market.

Which is why it makes no sense whatsoever to price your $295,000 home at $305,000.

Doing so will ensure that your home will be overlooked by nearly all of the serious buyers searching in their price range.

It is critically-important to avoid pricing your home barely over one of those HUGE $100,000 price points.

In this market, accurate pricing is mandatory if you want to sell.

September 18th, 2009 Posted in Seller Stuff |

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Should Buyers Work With More Than One Agent?

Why do some buyers think it’s a good idea to work with more than one buyer agent?

I can understand the logic behind “shopping” buyer agents to find a competent, responsive, experienced agent.

But, playing several agents against each other is a sure way to turn off any experienced agent.

All buyer agents have the same listing inventory to show and every home listed in MLS is available with a mouse click.

Do those buyers think one agent is going to find a property another one won’t find?

I recently caught one of those disloyal buyers in the act while I was helping him get his financing pre-approved.

To my amazement, my lender called and told me they had been asked by another agent to pre-approve my buyer.

When I called to ask the buyer what was going on, he didn’t return my call.

Guess what ~ now he gets to work with the other agent.

My advice?

Pick one competent, responsive buyer agent you like and trust, then stick with them.

Confide in them, tell them your wants, needs, likes, and dislikes.

Then, let them do their job for you.

If you really want their best efforts and loyalty, ask them if you can sign a Buyer Representation Agreement.

You’re wasting your time and you won’t get good service from any experienced agent if they know you’re playing the field.

Loyalty matters, especially to those of us who only get paid at closing.

September 15th, 2009 Posted in Buyer Stuff |

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Many Agents Wishing Things Were Better

It’s human nature to wish for what we don’t have.

Lots of real estate agents are wishing for a better market these days.

Ya know what?

Wishin and a hopin ain’t gonna change anything!

The market we have is the market we have!

And, this is probably how it’s gonna be for a long time.

The truth is that people are still buying and selling homes in the Boise area.

According to Intermountain MLS data, we have sold and closed 3,986 residential properties valued at $804.9 MILLION in Ada County year-to-date.

We’re headed for a ONE BILLION DOLLAR year in Ada County residential sales this year!

There’s ample opportunity in our current market for agents who are willing to work, show up (on time), answer their phones, and return phone calls.

Some agents are prospering in this market because they are working instead of whining about how bad things are.

Which kind of agent do you want to work with?

Clue: I am a full-time professional who still loves helping serious buyers and sellers after 37 years in the real estate profession. And, I answer my own phone and provide incredibly responsive service!

September 14th, 2009 Posted in Inside Real Estate |

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