home repairs Archives - Real Estate News and Commentary

January 31, 2020January 31, 2020

New Years Resolution

It’s a new year, and there are numerous media pieces giving you the same old and trite New Years resolution. Here are three New Years resolutions that may have meaning for you this year.

Selling a home this year? Your New Years resolution is to not overpay on real estate commissions. Although I have written a lot about real estate commissions this year, it’s a topic I have addressed through the many years of this column. 2019 is was the year when consumers finally became aware that they have control in how much they pay when selling a home. Although home sellers have always been able to negotiate with real estate agents, agents are increasingly transparent about costs giving sellers more clout in deciding what’s fair compensation. There are a number of ways of selling a home today. Besides negotiating real estate commissions with a traditional real estate agent, consider all your options and do your due diligence.

Have you been putting off repairs? Make home maintenance your New Years resolution. If you’re thinking of deferring maintenance projects another year, ask yourself “What’s the cost of doing nothing?” Putting off those small projects can be costly. Deferring home maintenance is cumulative over time. What may seem to be localized areas or systems that need attention, could spread to other areas and systems over time.

Although average home prices have steadily increased since the end of the Great Recession, many home sellers have found that years of deferred maintenance, and lack of have been an impediment to selling their homes. Homes for sale that are in need of repair typically take longer to sell and will sell for less than their updated and well-maintained counterparts.

Because many home buyers want turn-key home, many home owners and real estate agents believe that years of deferred maintenance can be overcome with addressing some of the home’s issues. Making a few updates and minor repairs can improve the appeal of a home. But unless the all deferred maintenance issues (and updates) are addressed, the home sale price may still be less than what is expected.

Thinking of making updating your home? Make a resolution for a healthy home. A 2017 exposé revealed that green designed and energy efficient homes can be bad for your health. To explain the potential hazard, Marisa Mendez uses the analogy of opening up the air-tight sealed bag of clothes from last summer and getting a whiff of the stale, plastic air (Breathing Easy: An Introduction to Healthy Homes; remodeling.hw.com; June 22, 2017). But the green and efficient building trend has moved to make homes healthy environments with an emphasis on good indoor air quality. Mendez stated that the good indoor air quality can be achieved by continuously exchanging the indoor air with conditioned outdoor air. There are physical and environmental benefits of a healthy home, which include increased emotional wellbeing and reduced respiratory distress.

Bill Hayward of Hayward Healthy Home has been a leading voice of the healthy home movement. In a 2016 Builder Magazine interview, he discussed how his own experience transformed his life (Advocating for Fresh Air in Homes; builderonline.com; September 29, 2016). He started Hayward Healthy Homes after he realized his home made his family ill. Hayward stated “After my family got sick inside our home, I started researching. Thirty percent of the population has allergies and is physically affected by the indoor air quality. The worst air that Americans breath right now is the air within their house.” For more info on a creating a healthy home, visit Hayward Healthy Home (haywardhealthyhome.com).

Original article is published at https://dankrell.com/blog/2020/01/31/new-years-resolution/

By Dan Krell
Copyright© 2020

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Disclaimer. This article is not intended to provide nor should it be relied upon for legal and financial advice. Readers should not rely solely on the information contained herein, as it does not purport to be comprehensive or render specific advice. Readers should consult with an attorney regarding local real estate laws and customs as they vary by state and jurisdiction. Using this article without permission is a violation of copyright laws.

October 25, 2019October 25, 2019

Fall Home Maintenance

If you feel that your always doing maintenance on your home, you’re not alone. But the truth is that homes require regular maintenance. Fall is here and time to get to work. Fall home maintenance can help your home keep you comfortable, dry and healthy. Because of the temperature changes and potential for severe weather, the fall is an opportune time to check your roof, gutters, furnace, and chimney.

Most don’t realize that hurricane season goes on through the end of November, which means we could experience sever weather events beyond Thanksgiving. Don’t wait until a storm arrives, check your roof to make sure you stay dry this season. Although today’s commonly used roofing materials are meant to last twenty-five to fifty years, it doesn’t mean that it is maintenance free. Even if your roof was replaced recently, it’s a good idea to have a licensed roofer inspect it for lifting, broken, or missing shingles. The roofer should also inspect for loose or missing flashing and damaged ridge vents. To prolong the roof’s life, any damage should be repaired immediately.

The trees shed their leaves during the fall, and lots of leaves end up in the gutters and downspouts. Gutters and downspouts are designed to carry water away from your home to prevent water penetration in your basement. If the gutters and downspouts are clogged, the system becomes inefficient or doesn’t work at all. Many home owners clean the gutters without checking the downspouts. A clogged downspout will essentially make a clean gutter ineffective. Additionally, gutters can become loose over time and won’t function as intended. Clogged and/or damaged gutters and downspouts should also be repaired immediately.

Because temperatures tend to get colder during the fall, it’s recommended to have your furnace inspected and cleaned by a licensed HVAC technician. The purpose of the fall inspection is to ensure the furnace is operating safely and efficiently. A well-maintained furnace can help it last beyond the average life expectancy. Cleaning and testing the furnace components (such as the blower, ignition, and electronics) as well as replacing filters will help increase the system’s efficiency. Furnaces are becoming increasingly complex machines that require specialized training to inspect and repair. Even furnace air filters can be difficult to replace in newer models (some filters are only available from the manufacturer). If your furnace uses a combustible fuel (such as natural gas, oil, propane, etc), test your home’s carbon monoxide detectors. CO detectors have a limited life span and must be replaced if not working properly.

If your home has a fireplace, schedule a chimney inspection before the evening temperatures get colder. Because proper fireplace and chimney operation is a health and safety matter, don’t put it off. Regardless if your fireplace is wood or gas burning, regular maintenance requires an inspection and cleaning. Any repairs should be completed prior to usage. The chimney should also be inspected, cleaned and repaired as necessary by a qualified licensed contractor. A well-maintained fireplace and chimney will help properly vent CO out of the home, and can prevent a chimney fire.

Many home owners put off fall home maintenance because it’s tedious. To save time, many home owners are hiring a “Home Service Company” that manages seasonal home maintenance. Some maintenance programs are essentially “bundled” handyman services. However, before hiring a home service company for your fall maintenance, check that they have properly licensed service techs.

Original article is published at https://dankrell.com/blog/2019/10/25/fall-home-maintenance/

By Dan Krell
Copyright© 2019

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January 12, 2019July 23, 2019

Occam’s razor home selling

Occam's razor and selling a home — Staging is one of the four basics of home selling. (infographic from nar.realtor)

Many home owners are preparing to sell their homes this year. And in doing so, home sellers are looking for new and exciting ways to sell their homes fast and for top dollar. But the reality is that selling a home is not rocket science. There really isn’t a secret trick or approach to selling a home. Rather, it’s more like magic, where properly performed fundamental tasks can set the stage for a satisfying experience. If you don’t know how Occam’s razor (or what it is) can help you get the most from your home sale, pay close attention.

Unfortunately, it’s a human trait seek a complex solution to a simple question. In other words, applying Occam’s razer to your home sale can save you time and allow you to get out of your own way. Occam’s razer is a tool that is often used to figure out solutions and devise scientific theories. It has become popularized as the “keep it simple stupid” method. However, Susan Borowski’s history and explanation of Occam’s razor, written for the American Association for the Advancement of Science, gives it teeth (The Origin and Popular Use of Occam’s Razor; aaas.org; June 12, 2012). Borowski states, “Occam’s razor doesn’t necessarily go with the simplest theory, whether it’s right or wrong; it is not an example of simplicity for simplicity’s sake. It merely tries to cut through the clutter to find the best theory based on the best scientific principles and knowledge at the time.”

In other words, focus on the tried and true fundamentals of selling a home. Anything above and beyond may not necessarily help to sell the home faster or for more money, but could help make the process more enjoyable. That in mind, let’s consider these four basic concepts:

First, consider the condition of your home. Do you have deferred maintenance issues? Does your home need a makeover? Homes that get top dollar are “turnkey.” Many home buyers are willing to compete and pay more for recently upgraded and renovated homes. Selling a home with deferred maintenance or lacking recent updates can not only turn off many home buyers, but can encourage low-ball offers. A pre-listing home inspection can help you identify maintenance issues. Also, consider consulting with a design professional to help you understand which updates (if any) are necessary to help your home sale.

Next, work on the home’s presentation to give it a clean and spacious feel. Decluttering is one of those tasks that can be overwhelming, but it’s importance cannot be overstated. Decluttering will force you to decide which items to keep in the home. Additionally, staging your home can help balance space, furniture and décor. This can help home buyers envision living in the home.

Deciding on a list price is often a conundrum. Although enticing, don’t be seduced by the agent who tells you the highest sales price without understanding their rationale. The housing market can turn on a dime. If your home isn’t priced correctly, it can languish on the market. There are many aspects that go into deciding a price, so work with a respected seasoned agent to go through the market details and scenarios.

Finally, when the home is ready to list, how is it to be marketed? Today’s MLS listing syndication takes advantage of the fact that most home buyers actively search homes on the internet. Don’t rely on gimmicks that promise activity on your listing. A complete marketing plan will take into account the factors we discussed here, and apply strategies to attract motivated home buyers.

Original published at https://dankrell.com/blog/2019/01/12/occams-razor-home-selling/

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June 24, 2018April 30, 2019

Basic home repair

I often preach about regular home maintenance. However, home owners should also have basic home repair skills. Basic repairs are those items that you can do safely, and usually don’t require a professional. Basic home repair skills are sometimes useful as an emergency stopgap before the licensed contractor can make it to your home.

Basic home repair requires a few tools. Keep a toolbox well stocked and know where it is so you can easily find it when necessary. Besides the standard hammer, Philips and flathead screwdriver, your toolbox will need more items depending on your skill level. If you’re in doubt about your ability to make a basic home repair, call a licensed contractor (you can do more damage if you don’t know what you’re doing). As a precaution and in case of emergency, you should know where the emergency shutoffs are in your home for water, electric and gas.

One of the first repair skills that I learned as a home owner is how to “snake a drain.” Bathroom drains, specifically, get clogged with hair and soap. Chemical products are a common solution, however you should always follow the directions and read the “cautions and dangers.” Chemicals don’t always work well, however. If used improperly, chemical drain products can also damage basins and pipes. Following the instructions, you can easily clear most clogs with a drain snake. A small drain snake should be part of your tool box. These are cheap to purchase and readily available at the hardware store.

Have you ever needed to change your door locks quickly? I have, once when a lock failed (the mechanism broke), and another time when someone stole our keys. Although most locks can be changed out easily with a screwdriver, specialized locks require a locksmith. Most locksets are designed as components that easily install. However, you should note that standards change over time, so make sure the lockset you purchase is the same size as the one being replaced.

Patching drywall is one of those repairs that is so basic that you can find “how-to” tutorials everywhere. Basic drywall patching requires a few basic tools, such as a “spackling tool,” utility knife, sand paper and spackle. Spackling tiny pinholes is easy. However, a larger hole may require some time for the repair as well as the clean-up. Damage to large areas of drywall will most likely require sections to be replaced.

Can’t find the leak from your sink or tub? There’s a good chance it’s coming from water that is seeping through old caulking. Caulk is used as a sealant in plumbing applications. It seals the fixtures and perimeter of sinks, tubs and shower stalls, which prevents water from trickling through. As it ages, caulk shrinks and can become brittle, which allows water penetration and leaking. A tube of caulk should be in your toolbox in case you need it for an emergency repair. You don’t need a large caulking gun, as caulk is available in many forms, such as squeezable tubes and even tape.

Plastic sheathing and duct tape are both good to have in your toolbox in case of an emergency. Duct tape, specifically, has many uses and is widely used as an adhesive and sealant. These two items are useful as a short-term repair for broken windows and doors. Plastic sheathing and duct tape can easily cover the affected areas until they are replaced, as well as help maintain cooling or heating in the interim.

By Dan Krell
Copyright © 2018.

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May 20, 2018May 5, 2019

DIY Do It Yourself

DIY — Do it Yourself projects may need permits (infographic from census.gov)

Home owners are spending more on home improvements. “Do-it-Yourself” (DIY) projects are becoming popular again. Besides being inspired by the increasing number of DIY home improvement shows on TV, there are numerous books, online sources and YouTube videos to show a DIYer how to take on almost any project in the home. Being a DIY is ambitious and exciting, but for many becomes overwhelming and costly.

The notion of DIY is more than just being proud of getting your hands dirty. For many home owners it’s really about money. DIYers have a reputation for being thrifty, but a revealing research analysis asserts there’s more to it. Ryan H. Murphy (The Diseconomies of Do-It-Yourself; The Independent Review; Fall 2017; pp.245–255) provides ample evidence that many who engage in DIY have an anti-market bias. Those who engage in DIY home improvements believe it is a zero or negative sum game, where there is no benefit from money spent on the home improvements. He concludes that unless home improvement is your vocation, you’re better off sticking to your profession and hiring a (licensed) professional home improvement contractor.

One of the issues that is often noticed with DIY projects is that the result may be substandard. The home owner may decide that although the project is not completed, it is “good enough” to save time and money. Sometimes, the “good enough” attitude is evident by jerry-rigged components. This can obviously be a problem when selling the home. Home buyers have a keen eye and will be turned off by poor workmanship. Even if the home buyer misses it, you can count on a home inspector to flag it.

Permits seem to be another issue for many DIYers. Some believe that obtaining a permit (when it’s required) is costly and time consuming. However, inspectors are getting better at sniffing out unpermitted projects, so it is common for the DIYer to get caught before completing their improvements.

The permitting process may increase the time and cost for your DIY project, but it’s there to assure that buildings and home improvements adhere to the building and zoning codes within the city or county. Building and zoning codes are devised to help ensure that buildings are safe. Finishing a project without a required permit can potentially cost you more money and time down the road.

If you are required to get your unpermitted DIY project inspected after completion, don’t be surprised that you may have to make alterations and/ or corrections to your work. If you built a structure that is deemed unsafe or even encroaches on a neighbor’s property, you may even have to demolish the project and start over. You may even have to hire contractors to assist you. If you are selling your home, the home buyer may require you to have your work inspected. It can be even more costly if the project was completed during past code cycles, because, rather than send county inspectors, you may be required you to hire experts to inspect your work.

If you’re planning a DIY project and not sure if it needs a county or city permit, check with your municipality’s permitting office. Here in Montgomery County MD, the Department of Permitting Services’ website lists additions and alterations that require permits (permittingservices.montgomerycountymd.gov). However, if you live in one of Montgomery County’s county’s incorporated cities, your city may have different permitting requirements.

By Dan Krell
Copyright © 2018.

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