Getting your home ready to sell







Inside


CLEAN! CLEAN! CLEAN! CLEAN!

Cannot say it enough.  Have the carpet shampooed; wax the floors; wash the walls, windows, blinds, drapes and lighting fixtures.  Consider hiring a cleaning service.

Kitchen and bathrooms...Clear off counter tops, take away everything that you possibly can.  Maximize the available counter space.  Kitchens and bathrooms should be gleaming.  If unsightly, have the tub re-caulked and remove mineral deposits and grime from the shower walls.  Clean the stove, microwave, refrigerator and dishwasher.  Polish wood cabinets.


Repairs...Identify and repair dripping faucets, sticking or creaking doors, etc.  When people see areas of disrepair that have accumulated over the years and you overlook, they begin to wonder whether there may be other unseen problems and often remove the house from consideration..

Closets...Remove out of season clothing.  Organize everything that remains in your closet; clothes, shoes, etc.  Remove all clutter from cabinets and closets.  No matter how big a closet is, if it looks cluttered and crowded the prospective buyer is going to think that the closet is too small.

Furniture...The less furniture, the larger a room appears to be.

A light appearance...As a rule, do everything to lighten the appearance of the home.  Make sure the blinds are easily opened, the window treatments and windows are clean.  Anything that you replace should be replaced with light colors.  Repaint any room beginning to look shabby.  Ask yourself the question: "What can I do to make this room look larger?"

Depersonalize...You need to depersonalize your life in the house so that prospective buyers might be able to see themselves, their furnishings, their life, in your home.  Remove family photographs.  Pack away collections.

Outside


Walk the property with a pad and pencil.  List anything that you think is less than satisfactory without regard to cost or time.  You can review the list afterward to determine what you can and cannot repair.

The house...Take a close look as you walk the property.  Make time to clean anything that looks unkept or dirty; repair or replace anything that looks loose, dingy, rusted or broken.  Make sure the doorbell works.  Replace a tired-looking mail box; clean the exterior light fixtures; wash the windows; mend and/or replace screens; straighten and clean the gutters and downspouts; replace loose/broken shingles or shutters.

The yard...Trim and weed the beds; trim the trees and shrubs, rake the leaves and pine straw, lay in ground cover, mend the fence, fix the gate latch, pick up litter, pick up toys, yard tools and garbage cans and  store neatly in a storage area.  Consider a landscaping/lawn service.

Outdoor furniture and toys...Consider disposing if unsightly.  Examine, spruce-up, paint and stage any pieces that remain.

Front entry...It is the first thing your buyers see as they stand and wait for the door to open. It is worth the extra effort to spruce it up.

Garage...The time has come,  Discard virtually everything in the garage that has not been used for a year.  Wash the garage.

Driveway, patio, deck, walkways...Clean, pressure wash, declutter, repair.















Overview of the selling process







Step One--Meet with Sharon

Call, e-mail, or text Sharon with your address and a brief description of your home.  At your convenience, Sharon will come to your house with information that will assist in determining the value of your home.  Sharon knows the correct questions to ask to help you clarify your real estate goals and chart a course to meet them.


Step  Two--Prepare your property
Many of us do not keep our homes in the condition it would need to be in to sell.  How your home looks will have an immense impact on how quickly it sells (and in this market IF it sells) and whether or not you get full market value for it.  However, it is virtually impossible to have a perfect house.  Sharon is interacting in the real estate marketplace every day and she will know your goals.  She will help guide you in deciding how much time/energy/money to invest in this process.


Step Three--Begin marketing the property
Sharon views each and every house as a unique product that demands an individualized marketing plan.  Sharon enjoys selling houses listed with her and out performs her peers with successful sells.  Sharon is selling homes for fair market price in this down economy, she can help you reach your real estate goals.


Step Four--Offer is received
Sharon clearly explains all of the parameters of the offer that is received.


Step Five--Negotiate offer
Sharon goes through this process each month and is well educated and experienced.  She will guide you through the negotiation process. Sharon will negotiate terms and conditions while constantly keeping your best interest in mind.

 ( Steps four and five are repeated if necessary.)


Step Six--Satisfy all contingencies, special stipulations, and terms of the contract.
This is an involved process with several deadlines that, when missed, can cause the Seller to lose some rights.  Sharon's experience can guide you through this process all of the way to closing.


Step Seven--Closing

In the state of Georgia "Closing" (where ownership of property is legally transferred from Seller to Buyer) usually occurs at an attorney's office.  Sharon will assist you in locating a good attorney, finding the office, and having the paperwork completed correctly and timely.

On occasion circumstances demand a change from the ordinary.  Once Sharon had to personally deliver a package to an out-of-town seller.  Sharon is always willing to go the extra mile to make the process as painless as possible.

Step Eight--Post-Closing Sharon's service does not stop at closing. If there is an item that needs attention after closing Sharon is happy to work with you until the situation is resolved.








Personal Mission Statement


To create a professional alliance with the Real Estate Client and assist them in their quest to identify and reach their Personal Real Estate Goals by offering the guidance, education and counsel needed in the ever-changing marketplace.









 MARKETING PLAN






In The Beginning

Paperwork is filled out, home photographed and marketing is started.  During the initial period there is regular contact between Sharon and the Seller as the marketing is tweaked and implemented.


Month One - When the home is first put on the market there will probably be an initial season of people looking at the house.  These lookers will include serious, educated buyers ready to make an offer.   Our goal is to have your home properly presented and properly priced so we will receive a good offer quickly.  In an effort to achieve that fast sale, Sharon will call anyone expressing any interest in your home for feedback.   During the feedback conversations Sharon will counter objections and learn the perception of the house from current buyers.   The growing knowledge of your house in the current market helps us develop the marketing strategy for month two.


Month Two -  Each house is unique.  Sellers have different timetables and other goals.  The real estate market varies.   By the end of month one there is enough information to know exactly the Buyer to target and advertising and marketing efforts are geared toward reaching that target buyer.

Month Three - If there is not an acceptable offer by the end of month two, the information is revisited, a new Competitive Market Analysis is completed, and  a strategy is developed for month three.  We will re-enter the market in some method and target all our energies to any problem area not yet addressed.  

Month Four -   If no acceptable offers have come in, we start the process over in month Four, relisting the property with a new MLS #, pictures, and information.













 Marketing Plan II







When we have offer(s)

When we have an accepted agreement Sharon will monitor the progress of the Purchase and Sale Agreement timeline, including   

If needed

Whatever you need, Sharon will try and assist you.   The list of things Sharon has done and is willing to do to assure you a smooth transaction is extensive. Sharon babysits her transactions as only a hands on, experienced Realtor can do.













Home Warranty






When you decide to market you home for sale, you may want  to purchase a Home Warranty.  There are warranties that offer the Seller free coverage.  When you close on your sell, the cost  is usually less than $400.00. The Buyer is covered for one year for a variety of items such as dishwasher, air conditioner, roof, etc.   Purchasing a Home Buyers Warranty can give both the Buyer and the Seller peace of mind.

This is the way a home warranty works: when a covered item needs repair the homeowner calls the toll-free number. The home warranty company sends out a certified technician to repair the problem. There is a preset service charge, as low as $35.00, charged for each call.

Each home warranty is a little different. If you want brochures from the different companies, please ask Sharon.  Several websites are listed below. you can make the selection that best fits your needs.



American Home Shield
www.ahswarranty.com
800-735-4663

RS Andrews
www.rsandrews.com
404-766-6463

America's Choice 2-10
www.2-10hbw.com
800-775-4736

Old Republic
www.orhp.com
800-445-6999

BFS Home Warranty
www.bfshomewarranty.com
888-237-6060

First American
www.firstam.com/warranty
800-444-9030
Home Warranty of America
www.hwahomewarranty.com
888-492-7359

Home Security of America Inc.
www.onlinehsa.com
800-367-1448









Home Inspections






As a pro-active seller, you may elect to hire a Home Inspector as part of your marketing plan.  A home inspection gives your potential buyers more detailed information from a third party about your house.  A home inspection give your buyer an impartial, physical evaluation of the overall condition of the home and items that need to be repaired or replaced. During a home inspection a qualified inspector takes an in-depth, unbiased look at your home to:

You will receive a written report when the home inspection is complete. In this report, the inspector provides a detailed synopsis on the condition of the structural components, exterior, roofing, plumbing, electrical, heating, insulation and ventilation, air conditioning, and interiors. Some inspectors give this report to you on site and some e-mail them later that day or the next day. 

Please note, if you do a home inspection you are required to note that on your Sellers Disclosure and provide a copy of the report to any potential buyer that request it.  

Sharon's recommended inspectors include:

M Earl Whatley
Nova Home Inspection Services
Direct 404-358-3783
novahis@bellsouth.net


Richard Smith
Calibre Home Inspections
rslsshemerdiak@windstream.net  
770-932-0932    












Home Seller Taxes






The Tax Relief Act of 1997, now in full force, has made selling a home and moving to a new one more financially attractive then ever before.

Under the new law, most home owners can sell their home every two years and pocket up to $250,000 (for single tax filers) or $500,000 (married filing jointly) in profit with no capital gains tax.  The "once in a lifetime" age 55 limit is eliminated, meaning you can repeat those exemptions every two years.

Another change from the previous law allows home owners to scale down their housing without penalty.  No longer do you have to buy a home or equal of greater value than your previous home.

Always check with your tax advisor before making any decision with tax consequences.  Sharon is not a certified tax advisor. 









Discount Companies, Discount Agents and For Sale By Owner (FSBO's)






FSBO's

FSBO's (For Sale By Owners)  So you want to sell you home yourself?   Sharon understands.  Thousands of dollars in savings is a large incentive for someone to attempt to market their home alone.   If you choose this path, Sharon can still help you by giving you referrals to home repair contractors, closing attorneys, title insurance agents, appraisers, etc.   

However, Sharon is only allowed to give advice when there is a Fiduciary relationship (when the client has actually hired Sharon to look out for their best interests).  Sharon works with Sellers every month, she knows what to look out for.  With Sharon looking out for your best interests she can help you negotiate the entire process with no surprises.


Discount Brokers

Sharon has a notebook of Discount Brokers that she is willing to share the information with you when you allow her into your home to discuss your personal real estate goals.  It is surprising how many of these discount brokers have gone out of business during these tough economic times.

Bottom line--The lower the commission, the greater number of houses a discount Broker/Agent must sell to create their necessary income.  Basic logistics make it impossible for the discount Brokers/Agents to give you the level of service you can expect from Sharon.  Other discount companies charge a flat fee to market your home whether or not it sells, where is their motivation in selling your home?   Watch out for the discount companies that charge you an additional fee when you decide to remove your home from the market..  If you choose to go the discount route, be sure and read the fine print.

If you are serious about selling your home in these times talk to Sharon.  She is a  Licensed, Experienced, Professional Realtor, and she is worth every penny.













Expired Listings






You put your house up for sale and what happened?  The listing expired without a sale.  You want to know why.  What went wrong?

Like all potential sellers, you hoped your house would sell quickly.  Some houses do.  But, some houses don't.  In this market there are many more expired listings than there have been in years past.  In February, 2009, more than 60% of sales in some Gwinnett areas were foreclosures and other distressed properties.  You don't want to give your home away, how do you compete?

What do you do now?  If your listing has expired and now you really want results, Sharon can help.  Don't worry about the failure of the first effort.   Sharon will bring new energy and ideas.  The home sale you want is still well within reach.

If you are truly committed to selling, Sharon will commit to help you.  This is a fluid and changing real estate climate.  Call Sharon for a clear, timely, analysis of your personal real estate goals.


Communication

Teamwork between Seller and Agent is essential to know how to create, implement and modify a marketing plan for success.   Sharon holds each clients file in her hand every work day and meditates on the individual situation.  Sharon has a system to daily determine if any follow-up contacts need to be made.  Sharon constantly monitors the market.  Sharon contacts her clients as often and in whatever method they desire.   Two minds are better than one.  Working together, Sharon and the Seller(s) achieve success.


Price

This is the most common culprit for the lack of a sale.  An incorrectly priced house attracts the wrong buyers or worse - no buyers at all.  Sharon understands the current real estate snapshot.  Sharon will prepare an up-to-date market analysis for you prior to listing and keep abreast of the changing market conditions during the time she is marketing your home.  Pricing is an art as much as it is a science.  Not all Realtors are the same. Call Sharon and ask her to show you how she can sell your house for more money in a faster period of time that the average agent.


Condition

Is your house someone else's dream home?  When buyers enter, do they think, "I love this house!".  A house in move-in condition invites a sale.  (see Preparing to Sell)  OR  Are you hesitant to take care of major items?  For instance, did you offer an allowance for new carpet instead of installing it?  While prospective buyers are trying to imaging what new carpet will look and feel like, they likely are discounting the price still further for the worn carpet they see.  In today's market, if your home looks like a foreclosure, Buyers expect it to be priced like a foreclosure.  And now, some banks are even doing rehabs on their REO's (Real Estate Owned) properties. A house in like-new condition sells the fastest and receives the best price because it outshines the competition.  Call Sharon and ask her to tour your home with a "Buyers Eye".


Marketing

"Advertising doesn't sell houses, Real Estate professionals do."   Sharon will create an individualized marketing plan based on your house, the current market and your personal goals. 


If you are ready to re-list an expired listing, or are just considering it, Sharon welcomes your call.






  FORECLOSURES

HUD

www.hudpemco.com

VA


REO's (Real Estate Owned by Banks/Mortgage Institutions)
This is fluid and ever changing market, let Sharon know what you are looking for and she can help you find it











REMODELING


Improvements that pay off:





Kitchen renovation  

Buyers typically desire updated kitchens.  New flooring, cabinets, countertops and appliances can be costly, but you are likely to recover a large percentage of your kitchen renovation expenses on resale.  Even a minor facelift--painting, new floor covering, new cabinet doors and hardware, for example, will pay off in a faster sale at a better price.

Sharon's sister, Carol, is a Kitchen Designer at Home Depot.  Carol has taught Sharon a great deal about the choices in remodeling kitchens.  If you want Sharon's opinion on remodeling as you consider putting your home up for sale, she will be happy to come by your home and discuss your options with you.


Energy Efficiency Improvement

Not only will you benefit immediately from lower fuel bills, but your energy-saving home will be on the cutting edge of technology.  When the real estate market turns around and builders are building homes again, you will see many "green" subdivisions. If your existing windows are drafty or unsightly, consider replacing with insulated windows for heating/cooling efficiency and resale value.  Minor energy upgrades are real winners--caulking and weatherstripping around doors and windows, attic insulation, water-heater insulation, ceiling fans for air circulation, good maintenance of heating/cooling system, etc.

Painting

A fresh coat of paint, inside and outside, almost always results in better and faster offers.











How to Avoid "No Shows"






One of the most frustrating things a Seller has to deal with is an agent making an appointment and then not showing up.  There are several reasons this happens, most of them have to do with the Buyer's decision.  

Whatever the reason, sometimes showing appointments are made and not kept.   

You, as the Seller, can help reduce or eliminate the number of times this occurs by keeping a written record of the phone calls from showing agents.  The simple act of writing down an agent's name, company, phone number and asking that agent to let you know if his/her plans change will stop many no shows.   Add the request to your answering machine message:

"Hi, you've reached the ______ family.  If you are a Realtor and will be showing our home, please leave your name, company, phone numbers and the time we can expect you.  Please let us know if your plans change."

Remember that if a no show does occur, you do have the name, company, and phone numbers of the agent and Sharon will be happy to call and ask what happened.  That feedback is sometimes very helpful in charting the next marketing step.

5/1/09 update.  The information above does not  take into consideration the current market.  There is so much inventory on the market that Sellers have to be extremely accomodating.  Even the simple act of asking a Realtor to let you know if their plans change could result in your home not being shown (why work with a picky seller when there are 20 vacant homes in the subdivision?).  If you choose to work with Sharon, she will take into consideration your personal routine and help you develop the most advantageous way to deal with Buyers Agents.











Buyer and Seller Markets   






Buyers' Market

A buyers' market refers to a marketplace that favors home buyers because more homes are listed than can be expected to sell in the near future. If, for example, 15 homes are listed in a neighborhood, and 2 were sold in the last 3 months, the neighborhood has a 22-month supply of homes for sale.  A balanced market is 6 months worth of inventory.  In early 2009, some subdivisions have 3 years worth of inventory on the market.


Sellers' Market

The market has become a sellers' market, where buyer demand meets or exceeds the house-for-sale supply, when the inventory of homes for sale is less than 6 months.   It is not a Seller's Market now.










PREPARING FOR A SHOWING






Homes tend to sell more quickly and for higher prices when they show their best.

It is very important that your home shows well.  However, a lived in home is sometimes not very easily a perfectly presented home.  It is essential that you develop a routine that will allow you to pick up and be prepared to show in a reasonable period without duress...a 30 minute countdown would be great.  To achieve the ability to have a 30 minute countdown several things must be done in advance and kept up consistently.  For example, beds should be made up first thing in the morning and dirty dishes placed in the dishwasher after use.


BEFORE EACH SHOWING...

The walkway                

Make sure all toys, garden equipment and hoses are picked up and properly put away.

The entryway                

It is the first and last impression that the prospective buyers will have of your home, make it a good one!  Check it regularly for sharpness.

Pick up every room        

Check counters, floors, halls and stairs.  Straighten up or remove newspapers, magazines, mail, toys, clothing, recreation gear, snack glasses and dishes.

Turn on all lights            

Even those in closets and storage rooms.  Electric lights have an amazing capability for creating an illusion of lightness and largeness.

Open drapes & blinds    

Do all that you can to create a bright and light ambiance.  

The bedrooms                

Make up the beds, neatly and attractively, early in the morning.  This is a job you do not want to have to do when you learn prospective buyers will be there in 30 minutes. (0r they are calling from the driveway).

The kitchen                

Be sure all countertops are clear and "squeaky clean".  Wipe down appliances.  Be sure all dishes are in the dishwasher or cleaned and put away.  The sink should be clear and clean.  

The bathrooms                

Keep a set of fresh, attractive towels in each room that you can change instantly.  Wipe down all counters.  Wipe down the toilet and close the lid.  Make sure the shower door or curtain is closed and the trash can is not overflowing.

Clean air                        

Keep air fresheners in closets, bathrooms and kitchen.  Be especially careful to keep kitchen odors fresh: coffee brewing or cookies baking in the oven have an inviting effect. For pet odors, try specialty products such as Nok Out  or Urine Off.

Music                          

Soft, pleasant background music can be very effective.

Heat & AC                    

Make sure the temperature is very comfortable so the prospective buyer will relax and perhaps stay longer in your home.









Septic Tank Maintenance

 





It is the responsibility of the home or business owner to maintain, repair, or replace all components of the septic system. Failing to complete some simple but important maintenance steps can result in system failure and expensive repairs along with public health and storm water pollution problems. Maintaining this vital system is important for all these reasons. We have provided the following resources in an attempt to assist you in maintaining your septic system. Please make use of these materials and if you have any questions please contact the Environmental Health Section of the Gwinnett County Board of Health at 770.963.5132 or go to their website at www.gwinnetthealth.com.

 

Do I have a Septic Tank?

 Click here to find out how to determine whether you have a septic tank.

 

Where is my septic system located on my property?

Homeowners often have difficulty locating their septic system(s) on their property. The Environmental Health Section maintains records for septic systems installed since 1959. You can obtain a copy of a site sketch showing approximate location by contacting the Environmental Health Section. For Environmental Health contact information please click here.

Septic Tank Maintenance Kit 

Homeowner's Septic Tank Guide & Maintenance Record File (PDF)


On-Site Sewage Management System - Owners's Reference Guide (PDF)


The above documents are provided in pdf format and require Adobe Acrobat Reader for viewing. You can download a free copy of Adobe Acrobat reader by clicking here. . Together these two pdf files make up the Septic Tank Maintenance Kit. See the link below to request a hard copy of the Septic Tank Maintenance Kit.  

Request a hard copy of the Septic Tank Maintenance Kit 

The Septic Tank Maintenance Kit is also available in hard copy format, printed as a folder, which is designed to allow you to keep all your septic tank maintenance records in one place. A DVD of our Septic Tank Maintenance Workshop is also available with this kit. If you would like a hard copy of this kit please click here.

 

Now Available on TV and Home Video

A septic tank maintenance video has been produced in effort to help homeowners understand the operation and maintenance requirements of their septic systems. Dr. Larry West, of the University of Georgia - College of Agriculture and Environmental Sciences, covers topics that include: how your system functions, common causes of failure, maintenance for longevity and other septic system essentials.

There are a number of ways to view this program:


 
 











Termite Control Companies   

 -- Ask for a closing letter --





Everything about the termite letter changed in Georgia in 2007.  Most Lenders have not required termite letters to fund loans for quite some time.  In the majority of contracts, the only reason Sellers were required to provide a clear termite letter was because it was written into the Purchase and Sales Agreement.

In 2007 the Georgia Association of Realtors modified the Residential Purchase and Sales Agreement and obtaining a clear termite letter became  the responsibility of the Buyer.  

For questions about termite letters,  termite  bonds, types of termite treatments, call any of the vendors below, or your Real-EstateResource, Sharon 770-846-5252