Just Ask Emma

Q: I'm getting ready to sell my house this coming spring and I want to have a better idea of who the potential buyers might be.

2012-01-09T12:45:00.000-08:00

I don't want to spend a lot fixing up the place if an investor is going to buy it and just rent it out. What kind of buyers are out there?

A: I can only speak for my own business, but I can tell you what I saw in 2011. Only 10% of my sales were to investors buying rental property. I have many clients considering that type of purchase due to low interest rates and exceptionally low prices, but most of them are waiting to see how the market may change this year.

35% of my sales were second home buyers, most from our local region. Again, that was due to prices that they perceived as bargains. That's a large percentage and one you should consider. These buyers don't generally want to do a lot of work. They want to just move in and enjoy their Island vacation home. Clean, tidy and ready to live in is what they're looking for. 25% of my sales were folks on Vashon just moving around. That always constitutes a fairly large part of our market here. They may need a bigger house, or smaller house, or want to be closer to town or just want change. Whatever the reason, they are always a significant part of the market.

A full 20% of my sales in 2011 were first time buyers. We thought we had seen the last of them when the tax credit went away, but the prices and interest rate kept them looking. I expect to continue having a number of first time home buyers this year. These buyers tend to be inexperienced and need to find a home that isn't a fixer.

So my advice is to get your place as clean, tidy and fixed up as you can in order to attract the largest number of potential buyers. You'll get a better price and a much faster sale. Then, price it right!

Q: I came in to see you with my mom and she said you answer questions for people about houses and stuff.

2011-12-14T11:00:00.000-08:00

My grandma is writing this email for me and she said you would know the answer to my question. We don't have a chimney. So how can Santa bring me presents if he can't go down the chimney?

A: I think your mom and grandma have more confidence in me than I deserve. However, I have other experts I can call on when a question is beyond my own experience. This one is definitely in that category. I understand, from the experts I consulted, that way back in the 1950's and 1960's when people started building more one story homes with no chimney's, Santa figured out that he could slip through several other places in these houses.

One of those places is doggy doors and cat doors. Another is the dryer vent, and yet another is the fan vent over your range. He can also, apparently, squeeze through the plumbing vents but doesn't really like that one much. The point is that magical creatures can do impossible things. So don't worry.

The holiday season is one where magic of every kind can happen. It doesn't matter if you celebrate Chanukah, Christmas, Kwanzaa, Solstice or just enjoy the change of season, you can set aside the commercialism and the stress and instead focus on the natural beauty of the season and reach out to those you care about with love.

We wish you all a wonderful holiday and very happy new year!

Q: I just love going to open houses and looking at homes for sale.

2011-12-07T10:22:00.000-08:00

I enjoy it so much that I'm thinking of becoming a real estate broker. I've always had a really good eye for decorating and can advise people on how to prepare their homes for sale and what colors would look the most appealing to get a buyer interested. Working with buyers, I could offer ideas on how to make a crummy place really look nice. Where would you recommend I go to school to get my license?

A: I can recommend a school but I think you may need a little reality check first. Real estate is not a business for the faint of heart, especially in our current market. You will work very long hours and there is no paycheck waiting for you until you've sold and closed a transaction. It's common to put in 50 to 60 hours a week or more for months without a closing. You need to be prepared for that.

In addition, showing homes is a very small part of the business. In fact, I would say that I spend about 10% of my time showing houses or land and 90% doing transaction paperwork. That also includes interacting with lenders, title companies and escrow agents, and most important; negotiating for my clients.

Then there are continuing education classes that we must take, seminars and forums on real estate regulations as well as issues of land use, water, critical areas, septic systems, title insurance and the constantly changing rules and regulations we must follow in this business. Plus there are hours of communicating with my clients, marketing, returning dozens of emails and calls a day, doing research on specific property my clients are interested in and a thousand other things that good brokers spend time doing.

Your interest sound far more like those needed to stage houses for sale or do interior design or decorating. You might want to get some career counseling at one of our community colleges and see if those areas might be a better fit.

Q: We are getting ready to put our home on the market and wonder about adding granite counter tops.

2011-11-09T10:18:00.000-08:00

Everyone seems to expect that but we don’t want to spend anything that won’t get us a better price.

A: I wish no one had ever heard of granite counters! They can be burned, they can be cut and scratched, they are cold, and they are just rock for heavens sake! They will be “out” soon enough and some other ridiculous thing will be touted by all the folks waiting to make money off of everyone by convincing us that we must have this newest thing! (Sorry, but this is really one of my hot buttons)

If you really want to do something worthwhile, have a home inspection done by a licensed and certified home inspector. Fix everything. If you can’t afford to fix anything, then put it all in your seller’s disclosure (you are required to fill these out) and say right up front that you won’t fix those items. Then price the place accordingly.

I can’t tell you the number of homes I’ve shown with beautiful kitchen remodels but with rotting decks, leaking roofs and faulty electrical systems. You need to know what a potential buyer’s inspector will find and fix it. You could save your sale.

Buyers often walk away from a house with too many things wrong. During a recent inspection, my buyer and I admired the lovely floor tiles in the bathroom but discovered when the inspector went under the house, that the bathroom sink and tub leaked. They had been leaking so long the floor was rotted out. That means those lovely tiles will have to come up and the entire floor replaced.

These kinds of problems can be avoided by getting a complete inspection before you list your house. Be sure you get an inspector certified to do the pest inspection too. It should be no secret that we all have rodent roommates. Get them taken care of before the buyer has to hear about it from their own inspector.

Q: You sold us our place over 20 years ago.

2011-11-09T09:57:00.000-08:00

We thought that by now we’d have our house almost paid for, but we refinanced about five years ago for our son’s collage money and then in 2009 my husband got laid off. He finally got a job but it doesn’t pay as well as the other one did. We were just getting by when I lost my job so now we can’t make our mortgage payments. We’ve tried everything. We cut back on all our expenses, sold stuff, even borrowed a little from my folks. We’ve run out of options. What should we do now? We’ll lose our home soon.

A: I’m so sorry to hear about your situation. You’re not alone, I’m sure you know. Many people are struggling just to get by and are close to losing their homes. There is a new law in Washington that took effect in July that mandates that lenders negotiate with borrowers and offer options and solutions. The law created real estate counselors who can go over your situation and try to renegotiate your mortgage so that you can afford the payments.

There are many non-profit organizations that offer this counseling and we have some in the Seattle-Tacoma area. To name just a few for you to call: Solid Ground 206-694-6766 or email: housingcounseling@solid-ground.org. Another is: Washington State Housing Finance Commission at 206-287-4449 or email: bill.conner@wshfc.org. Also you can call: Fair Housing Center of Washington in Tacoma at 253-274-9523 or email: info@fhcwashington.org. For Spanish speakers El Centro De La Raza may be able to help at 206-957-4639 or email at: agonzalez@elcentrodelaraza.org.

Folks, please pass this on to anyone you know that might need it. Go to the HUD web site for more non-profit organizations that can help.

Q: We are getting ready to put our home on the market and wonder about adding granite counter tops.

2011-09-12T14:44:00.000-07:00

Everyone seems to expect that but we don’t want to spend anything that won’t get us a better price.

A: I wish no one had ever heard of granite counters! They can be burned, they can be cut and scratched, they are cold, and they are just rock for heavens sake! They will be “out” soon enough and some other ridiculous thing will be touted by all the folks waiting to make money off of everyone by convincing us that we must have this newest thing! (Sorry, but this is really one of my hot buttons)

If you really want to do something worthwhile, have a home inspection done by a licensed and certified home inspector. Fix everything. If you can’t afford to fix anything, then put it all in your seller’s disclosure (you are required to fill these out) and say right up front that you won’t fix those items. Then price the place
accordingly.

I can’t tell you the number of homes I’ve shown with beautiful kitchen remodels but with rotting decks, leaking roofs and faulty electrical systems. You need to know what a potential buyer’s inspector will find and fix it. You could save your sale.

Buyers often walk away from a house with too many things wrong. During a recent inspection, my buyer and I admired the lovely floor tiles in the bathroom but discovered when the inspector went under the house, that the bathroom sink and tub leaked. They had been leaking so long the floor was rotted out. That means those lovely tiles will have to come up and the entire floor replaced.

These kinds of problems can be avoided by getting a complete inspection before you list your house. Be sure you get an inspector certified to do the pest inspection too. It should be no secret that we all have rodent roommates. Get them taken care of before the buyer has to hear about it from their own inspector.

Q: We had a home inspection done on a place we wanted to buy.

2011-09-06T13:32:00.000-07:00

It was really scary! There were some plumbing leaks and reverse electric plugs and rot in the decks. The crawl space had been infested with rats at some point, and all the insulation was pulled down. We decided not to buy that house.

We are new to this and want to know how we can tell ahead of time when a house is such a fixer. We can just afford the bottom price range. Is that why the house was in poor shape?

A: You may not realize it but those items you listed are really minor. They are common to most homes that have been lived in and all of it is easy to repair or fix. Almost all homes, particularly in the Northwest, have some rodents in their crawl space or attic. There are effective ways to deal with that.

Mot homes have plumbing leaks that the owners overlook and they are easily repaired.Wood will rot over time if not kept up very carefully but a few rotted boards are easily replaced. The reverse electrical plugs refer to reverse polarity and even brand new homes can have these and they are very simple to correct.

Perhaps you need to educate your selves more about home ownership and just learn more about the systems of a house and their care.The list of repairs you brought me from your inspection would probably amount to less than a day of work for a contractor or handy person and the cost would be low.

You'll find these same problems in most of the houses you are looking at. But there are such issues even in very high end homes. While it's easy to say that less expensive homes receive less care, I've seen real deal breaking problems in expensive houses too.

There are serious defects in many houses, of course, and finding those is the mail reason for having a home inspection. Deferred maintenance or small, easy to fix problems shouldn't keep you from home ownership.

Q: My husband and I were planning on buying a darling little cottage on Maury that’s for sale by owner.

2011-08-15T13:40:00.000-07:00

It’s on the top of a hill and has a nice view. It’s just what I was hoping to find for a vacation getaway. My husband called the County to find out if we would be able to add on to it, since it’s just a bit too small for our family, and the County didn’t even know about it. It turns out the cottage was built without permits, there is no “legal” water source, and the septic system was never approved. I really still want it but my husband doesn’t. What would happen if we buy it anyway?

A: Because the County now knows about the place it’s likely that the code enforcement people will be out to take a look. If the owner is really lucky the County will let him get an “already built” permit. He will probably have to bring the house up to code and if there is a “bootlegged’ septic system they will probably require that he get a septic design and put in an approved system. All of that could be very expensive.

The County may require that the owner pay double the permit fees and possibly some fines. Another question would be about your “top of a hill” comment. It could be that it is built too close to a slide prone slope. That could be a real problem. There are setbacks required from a slope to try to prevent landslides. It’s possible the house would have to be moved away from the edge of the slope. That could diminish the view.

The issue of water is the most serious. The lot would have to be large enough to drill a well or able to hook on to a local water system. Without a legal water source I’m not sure that there is any legal use for the property. It’s also likely that you won’t be able to get financing for this sort of place. I vote with your husband.

Q: I know that this a really bad time to sell a home, with the recession and all, but I’m worried abut my mother who lives alone in her home here.

2011-08-01T14:02:00.000-07:00

I’m the only family she has left and I live in another state, so I can’t be as much help as I’d like to be. It’s really getting hard for her to do simple chores around the house and yard. She still drives a little bit but I don’t want her driving off the Island in freeway traffic. She has a specialist she goes to in Seattle about once a month and the bus doesn’t go near there. If we sell the house we would use the money to support her in an assisted living facility. I know that can be expensive so we need to get the most possible out of the sale. What do you think the place is worth?

A: You’ll be surprised to learn that the house is worth a great deal less than you were hoping for. Our prices have dropped significantly in the last few years, so once you pay all the closing costs you will only have enough to pay for your mother’s care for a few years. Since she’s basically in good health she very well might outlive those assets.

Before you sell the home and move her away from her familiar surroundings, you should check out what senior services are available on the Island that could help your mother stay in her home for several more years.

Interestingly enough, this Friday is a forum on senior services sponsored by the Vashon Social Service Network. There will be people there from many agencies to explain what they offer to help the older members of our community stay in their homes longer. You should attend. It’s 4:00 p.m. to 5:00 p.m. this Friday the 5th at the Vashon Community Care Center. There are many kinds of helpers on the Island that could assist your mother with chores, take her to her doctor’s appointments and offer many other services.

Q: We were right in the middle of the process of buying a house and the sellers took an offer from somebody else.

2011-07-18T11:14:00.000-07:00

They claimed that because there wasn’t a legal description attached to our offer the sale wasn’t any good. Have you ever heard of that? The address was listed on the purchase and sales agreement and I don’t know why that isn’t enough.

A: A full legal description must accompany all offers according to state law. This has been repeatedly upheld by our courts. It’s not a binding agreement without the legal description. It also must be the full legal description, not some abbreviation, and should preferably be from a title company.

Many Realtors have been getting by for years with just an abbreviated legal description or none at all. As long as both the buyer and seller are motivated to close it doesn’t become an issue. However, if either party wants out of the contract they can use the excuse that there was not a full legal description attached to the contract and signed or initialed by the parties.

I would guess that your sellers got a better offer and were looking for a way out of your transaction. There are almost always loopholes that can be used to walk away from a contract. These days there are so many issues that must be addressed in an offer. The average purchase and sales contract with addenda is at least 12 to 18 pages long.

It’s always a good idea to carefully read every word in those documents and get a clear answer to any questions you may have. Consulting an attorney is a good idea if you are not sure you understand everything. You might consider having an attorney look over the customary forms used by the Multiple Listing Service before you make an offer just to be sure you understand them. Most experienced, knowledgeable real estate brokers are, of course, very familiar with these forms and can give you some guidance as well

Q: My wife and I really liked that property you showed us last week but I think the price is too high.

2011-07-06T10:16:00.000-07:00

I looked it up on Zillow and they say that it’s worth a lot less. We might still want to make an offer but it would be for about 20% less than the asking price. I was surprised that you didn’t suggest a lower offer. You have on other property we’ve looked at in the past, so why not this one?

A: First I should tell you that it sold last weekend, probably for full asking price. I understand there were multiple offers. Determining value, especially in our small localized market, is very challenging. What I can tell you is that the house you looked at, like some of the others that are selling quickly, was well priced for our local market.

I should also caution you against using Zillow, or any other similar online site. These sites operate on computer generated information that is often wrong, and they attempt to give values for markets all over the country with no knowledge or understanding of the issues in each local area.

Currently, Zillow is showing homes for sale on Vashon that have sold and closed. They even have some homes that were taken off the market weeks or months ago still showing up on their site. They simply can’t be relied on to give accurate information, especially on market value. There are homes for sale that they don’t list on their site and incorrect information about many properties. People should really only use the websites of local Realtors in each market area.

Buyers are wise to research everything they can about housing, local schools, issues in the community and anything else that helps them make an informed decision. But please, don’t rely on these online companies to be accurate.

Using a Realtor with experience and knowledge in their local market, one that’s properly representing you, is a far better way to determine when a property is over priced or when it’s a good deal. Better luck next time.

Q: I just want to let you know that you were right and my husband was wrong about the price we would get for our house.

2011-06-20T10:53:00.000-07:00

You met with us over a year ago and were very helpful telling us some things to do to get ready to sell. You also gave us a price opinion. My husband didn’t believe you and I think he was even a little rude. Well, you were right.

     After having the house on the market for a year and dropping the price several times, we finally sold it for just about what you said it would go for. I thought by writing this maybe it would be a warning to other people not to over price their houses. We paid out another $20,000 in mortgage payment waiting to sell.

A: I appreciate your comments and hope it does give other sellers something to think about. Most active Realtors are happy to give anyone an opinion of value and help them figure out what needs to be done to make the house more attractive.

     I recently sold a home where the sellers priced it very well to sell quickly. The house looked really clean and nice and it was priced exactly right to get more than one offer in just a couple of days. Those sellers won’t have any further mortgage payments, insurance or taxes to pay and can move on to their next home. That’s much smarter, to me, than sitting on the market for a really long time. They still did very well on the sale and my buyer clients are very happy.

     What I often hear from sellers is that they get sick of keeping the house in ready to show condition and get tired of having to leave quickly for showings that don’t seem to result in an offer. Many homes have poor floor plans or other issues that make them more of a challenge to sell and the price needs to reflect that. But remember that every place will sell at the right price.

Q: My husband and I are retired and are both in our late 60’s.

2011-06-06T15:01:00.000-07:00

We worry that we won’t be able to stay in our home because of the high property taxes. Our children live in another part of the state where the taxes aren’t as high and are encouraging us to move there. We love our kids and would like to be closer to them but we really want to stay on Vashon. All our friends are here and we are active in a local church and several clubs and organizations. My daughter says there is some sort of tax relief for seniors in King County but I’ve never heard of it. Do you know where I can call for information?

A: Funny you should ask. Your timing is perfect. There is actually a presentation scheduled for next week, on Tuesday June 14th, that will explain the local tax deferral programs. This event will take place at the Senior Center at 6:30 p.m. I don’t usually use this space to publicize classes or programs but this one is really important.

     I’ve spoken to many people over the years that are 61 or older who could have been paying less in property taxes, but they simply didn’t apply for the tax exemption. This can make such a huge difference in keeping folks in their homes. It also applies to people under 61 who have had to retired early because of physical disabilities.

     There’s also a state program that’s not limited to seniors, but is for anyone who has lived in their home at least five years, has at least 40% equity in their property, and makes $57,000 or less per year.

     It sometimes seems that governmental agencies create programs that can be helpful to us but then they don’t publicize them. In these days of severe shortages in state and county funds, I can understand that they need money, but here are a couple of programs that can bring tax relief to thousands of people and I think we should all know about it. I hope you’ll attend this presentation.

Q: We bought this cute little cabin on the water a few years ago.

2011-05-24T10:14:00.000-07:00

Frankly, we didn’t buy it from you because you told us you didn’t recommend buying in this area because of slide hazards. We didn’t like your attitude, telling us what we should buy, so we went to somebody else. Well, sadly, we’ve had two big slides here and it was only because we were on top of the situation that we saved our house. Now my husband has been transferred and we have to move. Do we have to disclose about the slides if no permanent damage was done?

A: Yes, you must disclose it and explain it. Just checking the box on the sellers disclosure form asking if there have been any slides is not enough. The form requires that you explain the details about the slides. I would guess that by doing this you might actually help yourselves. Giving the details may suggest to potential buyers that there are ways to protect the house from serious damage if those methods worked for you.

Because these issues often result in lawsuits, I would recommend that you check with an attorney who specializes in real estate, to help you fill out your disclosure. Real estate brokers are not really supposed to help you do that, although they should check the form to be sure you filled it all out.

I realize that I can be self righteous at times and I apologize if my manner offended you. I just hate to see folks get into problems, particularly if they may not know the right questions to ask to get at the truth. Even using all of the tools at our disposal it can often be hard to get the full story about a property. With waterfront I think it’s even more critical that you dig deep for information.

Just a tip to those considering waterfront property. Be sure to check early with your insurance carrier. Many of our waterfront areas are considered flood zones and will require government flood insurance. That’s pricey so you need to know.

Q: Can you tell me what the customary routine is for showing homes?

2011-05-10T12:22:00.000-07:00

My husband and I were out with an agent over the weekend and he seemed to be running in circles. Some places were empty and we could go to those anytime but some homes we could only see at a specific time. He had conversations on the phone with some of the owners about taking dogs with them and one made a big deal about locking a gate or something. Why is this so difficult?

A: Showing homes, especially if they’re occupied, can be a real choreographic nightmare sometimes. Most sellers want to be notified of the showing a day ahead and want the appointment made for a specific time. That’s often hard to accomplish when showing several homes to clients that are located in different parts of the Island.

We often run into other challenges when our clients miss the boat they were planning on getting and we have to call everyone back and reset the time of the appointment. Another problem is trying to guess how long a client will spend in each house. Some folks are interested in everything and want to walk the property, see the garage, and even spend time measuring rooms. Others just pop in and out in just a few minutes to get a general idea of the place. That can mean that by the time you get to house number six on the list, you’re an hour late or an hour early.

Many listings have special instructions for closing a gate or leaving a back door open for the cat, or calling ahead just before you get there so the seller can scoot out with the dogs. We all try to be respectful of people’s time and requirements but it isn’t easy.

Cut your broker some slack. He is juggling many issues as he’s trying to show you everything in your price range that you’d like to see. His thoughtful handling of seller’s often difficult requests can pay off when you make an offer on one of those homes.

Q: My husband and I loaned our son money years ago to buy a home on Vashon.

2011-04-25T13:18:00.000-07:00

We let him pay small payments all these years to help him out. My husband has since passed away, and I am almost glad he isn't here to see what a mess this has become. I found out that my son is about to lose the house. He hasn't paid his taxes for three years and the County is going to foreclose. In addition, he went out and got a loan on the place somehow and hasn't been keeping up with his payments, so the bank is going to foreclose on him too. The money we loaned him was part of our retirement so I need to know how I can get it back if the bank sells the house.

A: I am so sorry to hear your story. The sad truth is that you will probably not see any money out of the sale of this property. The County will probably get their money first. That will include the back taxes and penalties, which really add up. Then the bank that holds the first trust deed will get the rest. Your son owes more than the property is worth so the bank won't even get what is owed. It's also possible that he owes the IRS who will certainly be in line for money.

I checked with a title company and it appears that when you loaned him the money you didn't secure the loan with the property. You made an unsecured loan. I would recommend you see an attorney right away, but it doesn't look good, I'm afraid. Your son clearly owes you the money if you have any kind of a written contract, but if he has no assets there's not much chance you'll get paid back.

When family members loan each other money it's always a good idea to treat it lake any other business transaction. If you had a recorded contract secured by the real estate you would be able to see some return on your loan. I'm so sorry.

Q: This is probably a stupid question, but we're getting our home ready to sell next year and trying to fix things up.

2011-04-07T15:34:00.000-07:00

We want to paint both the outside and inside of the house. How do you choose colors? We always hear you should paint everything white or beige when you are going to sell, but we still have to live here for awhile and I hate white and beige. Any suggestions?

A: I also dislike all white and find that it can seem institutional or cold. It also gets dirty faster. Beige is okay, especially with an attractive trim color, but can be overdone, We are all led by the nose when it comes to color. For the most part, colors are chosen by a very elite team of decorators and color professionals that tell the various industries what the hot colors will be for each season. The largest, I believe, is the Color Association of the United States.

These folks tell decorators, hair colorists, fashion designers and furniture and carpet manufacturers what colors will be popular. For industrial uses the color has to be "in" longer. A large hotel chain will not change its carpet every year, so those large institutions are given color ideas that are expected to last for several years.

If you want to know the new colors that will last awhile check upscale hotels that have recently put in new carpet or painted their interiors. We are currently (thank goodness) moving away from the dull colors that decorators call "chalky". I call them baby poop colors. (Just my personal opinion). The greens look like baby food peas or asparagus, for instance. I'm thrilled to see those go!

I feel the best bet for resale is to use colors that are harmonious, not garish or too dark. Use colors that give the place a warm, soft feeling. You can find color guides online or talk to the paint people in one of our local home supply stores. If you use a decorator or colorist, that can be even better. Best of luck.

Q: For some reason this winter we've lost more trees and big limbs than any year in the past.

2011-03-28T14:07:00.000-07:00

We called several logging outfits and they said they wouldn't even come look at the fallen trees unless we had acres of them. Then we called lumber companies and were appalled at how much they wanted to charge us to cut down a couple of dangerous trees and cut up the fallen ones. It was in the thousands! We can't afford to pay someone to cut these trees up and we don't want to watch them rot. What can we do?

A: It seems that the lumber companies and loggers are not interested in residential property much these days and will charge you to remove the trees. It used to be the other way around and they would pay you. I suggest a couple of things that won't make you money but might at least clean up the mess and make you feel better.

One option is to contact Vashon Forest Stewards on the Island. Their manager, David Warren, can be reached at 463-9405. Check out their website: vashonforeststewards.org. You may be able to get a tax write off for donating the trees to this group and they will do the cutting and hauling. They provide Island jobs and recycle the trees into finished lumber to support their education programs.

You might also consider offering the wood to some of the local organizations who cut, split and deliver wood each winter to house bound elderly folks, very low income families and others in need who heat with wood. These volunteers do the work so that people in our community can stay warm in the winter. These groups include the local St Vincent DePaul, several island churches, Vashon Rotary Club and others. You can call Kris Hvatum, at 408-7267, who helps to coordinate these efforts.

One last thing. Leave a few downed trees and snags for the woodpeckers. They make quick work of turning those trees into sawdust and, along the way. provide nest sites for owls and other birds

Q: We have been so happy with the little farm you sold us!

2011-03-14T10:21:00.000-07:00

We're all settled in and have already started a garden and have a few chickens. We think we'd like to have some goats or cows and start making cheese. I'd love to work from home and we might be able to make enough selling cheese that I could do that. Are there County regulations we have to know about?

A: Yes, there are regulations concerning how many animals you can have on your land, as well as other regulations regarding farming. Check the King County site, Department of Environmental Services, bulletin 41A. For your site, which has about three acres of pasture, I believe that you can have up to nine cows or fifteen goats in a fenced area. However, you will need a livestock management plan to have that many. The County wants to encourage small farms in the rural areas so you should be able to get some help from them on the management plan.

To sell your products you will need a special permit and will have to adhere to County food safety regulations as well as those from the State Department of Agriculture's food safety program. All that information is online.

I'd suggest you start with the Washington State University (WSU) Extension and their program on making safe cheese. They are here to help small farmers get started, trained and operate in such a way that they protect public health at the same time they build a successful farm business.

I know your place so I know there are no neighborhood restrictions against having livestock. However, for others who might be thinking of doing something similar, they should check their title documents and be sure there are no local restrictions against keeping livestock.

It would also be helpful to talk to others around the island and around the region who have done similar small farm projects to find out what they went through and learn from their experience. It's better to do your homework and save yourself from preventable mistakes.

Q: We're taking our house off the market.

2011-02-28T13:51:00.000-08:00

We think that the price was right and we had lots of showings but I guess the economy is just so bad that no one is buying. When do you think the market will improve enough that we can sell our place?

A: I wish I had a crystal ball and then we'd all know what's next for the economy. What I can tell you is that sales have improved steadily here since the recession started. There have been twelve homes sold and closed so far this year and there are ten more with sales pending that should close soon. That's a 50% improvement over last year! In our small market that's good, especially for winter.

All of those homes were well priced and most were clean and very presentable. I know it's difficult to have your home on the market and also try to live there, but I showed your home a couple of times and the place was very smelly and dirty. It was often hard for potential buyers to even go through the entire house because of the smell.

I would suggest that you consult with someone who stages homes to talk about ways to make your place more appealing. Your listing agent will know who to call. You should also have the place professionally cleaned and then keep it as clean and tidy as possible. The outside of the house should receive some attention too. The siding is covered with mold and is very unattractive. It should be pressure washed.

Keeping the yard looking its best could really give the place a boost, especially going into spring. You have a couple of old non-working vehicles in the back of the property and that really turns people off. Find a place to store them or sell them. Having those in the yard tells the world you don't care how your place looks. That's OK if you are going to continue living there but it won't work if you want to sell it. I wish you the best of luck.

Q: You sold us this house 10 years ago and we've really been happy here.

2011-02-14T14:05:00.000-08:00

One of the nicest things about this property was that it felt so private. Now the neighbors have cut down three magnificent Douglas fir trees which we loved, and we no longer have the same privacy. I'm just sick about it. I didn't think people could just cut down trees. Who can I call to make a complaint?

A: I receive more calls and emails about people upset about neighbors cutting trees than any other subject. We all have to remember that what we are talking about is somebody else's property. They get to decide what to grow or cut, no matter how we feel about it.

There are restrictions on when and how trees can be cut based on King County ordinances, but cutting a few trees, especially (as in this case) when they pose a serious hazard, doesn't generally require permission or permits.

It would have been nice had the neighbors come over and at least warned you that this was going to happen. It would have been less traumatic for you. By the same token, it would be nice if you went over there and gently told them how much you loved those trees and that you're sorry they had to cut them. My guess is that they'll explain that they were upset to have to cut them but that the trees posed a hazard.

Many trees on the island are sick or dying. I've spoken to arborists who've explained about the diseases the trees can get especially our Madrone and Douglas fir. If a large tree is sick or weak and could drop on your house, you probably should take it down. Of course it's sad, but it's better than losing your home.

I'a a conversationist and "tree hugger" and I have very large trees close enough to my home to crush me if they fall in a storm. But when I look at my lovely trees, I just can't bear to cut them. But that's my choice, after all.

Q: Our house has been on the market for over a year now with no offers.

2011-01-31T11:01:00.000-08:00

The listing has expired and we are thinking of switching to another broker and want your recommendations.

A: Switching brokers or agencies will probably not solve the problem for you. There are times when a broker may not be doing a good job of marketing a home but in your case, you have an excellent listing broker and the house has been well advertised. It is also well staged and there have been many open houses. She has followed up aggressively on any showings and has, I believe, shared feedback with you from the brokers who showed your home.

The problem, as is often the case, is the price. I can't interfere with another broker's listing, that's against our code of ethics, but since you are currently not actively listed I can advise you. I recommend that you stick to your current broker but take her recommendation as to the best price to get the house sold.

No seller wants to hear that they are going to have to lower their price. But in our current market the houses that are well priced are going relatively quickly for at or close to their asking price, but the over priced listings are sitting on the market for a very long time.

We have had many homes over the last year that went through several price drops. The sellers kept taking a small amount off the price hoping for a buyer who would offer that price. When those homes finally sold, they sold for well under what they probably would have sold for if the price had been right in the first place.

Many sellers are losing money when they sell, especially if they purchased in the three years just before the recession. However, in you case, you've owned the home for a long time and are blessed with a low mortgage balance. Bite the bullet and drop the price significantly and then you can move on with your life and still show a good profit.

Q: With all the snow we’re been having this winter I’m getting worried about my roof.

2011-01-19T09:40:00.000-08:00

When we bought the place a year ago the inspector said it needed a new roof. We negotiated for a drop in price instead of getting the sellers to replace the roof but didn't ever actually get a new roof. I know this is a bad time of the year to replace the roof but it could be leaking in the attic by now. What do you think?

A: You've hit on one of my pet peeves. In many transactions the sellers prefer to lower the price by approximately the cost of repairs and work orders to avoid the delay of waiting for the work to be completed. That's fine but then sometimes the work never gets done and the conditions just get worse over time.

Winter is not the ideal time to replace the roof but I would strongly recommend you do it anyway. Line up bids from local roofers and have them order your roofing material. They can wait until there is a break in the weather. It should take no more than a day or two days to do your roof. Then you can rest easy that your house is protected.

I would also recommend that you call your inspector back and pay him to check the attic for leaks as soon as the new roof is on. If there have been leaks you could have a problem that should get fixed right away.

Be sure that the roofer installs a proper drip edging on the roof to prevent moisture from wicking up into the plywood sheathing. That's a major cause of mold and leaks. If the gutters and downspouts are not the best or have been damaged have those replaced too. They are a vital part of keeping your house safe and dry.

For anyone buying a home who decides to take an allowance from the seller or price drop instead of having the work done, please get to those work orders quickly. These conditions only get worse with time.

Q: We want to start the New Year off right and really start looking seriously for a home to buy.

2011-01-05T10:39:00.000-08:00

The prices are attractive and the interest rates are staying low. We've decided on Vashon Island but we're not sure where the best neighborhoods are or the areas we should avoid. We intend to stay put for a long time but we want to be sure to buy in an area of the Island that will appreciate. What do you suggest?

A: Unlike most cities, Vashon doesn't have necessarily have "better neighborhoods" or areas to avoid. Most of the preferences that are reflected in pricing have to do with location issues, like distances from the Seattle ferry or closeness to town. However, there are a few areas that tend to sell more quickly because they are perceived to have special characteristics. Examples might include Burton which most people find charming, or the south end of Vashon, which is more rural. or Dockton, that has more sun.

The size of the property also plays a part in values here, as in most suburban and rural areas. Folks moving here often want acreage. They may want to have horses, or a large garden, or orchards, or they may simply love the idea of owning a large property.

Another plus, of course, is having a view. View properties tend to be more expensive, as you would expect, but many buyers want to be able to see the mountains or the Sound from their island home.

Historically all homes have appreciated here. There have been no areas to my knowledge, that have dropped in value while other areas have increased. Obviously, as with the entire country , all our values have dropped during this recession. That's why this is such a good time to buy.

The main thing to remember is that we have a very small real estate market. That means you won't have a lot of choices. But most people who live here gave up some of their choices in order to be a part of this wonderful community.

Q: My husband and I are thrilled to finally have a home of our own.

2010-12-20T13:43:00.000-08:00

With your help we were able to finally afford to buy a place instead of continuing to rent. This was always our dream. But now, especially around the holidays, I am feeling sad and guilty because we were able to afford this place only because some other family lost it. I feel like we took advantage of someone else's misfortune. You negotiated aggressively for us so that we could qualify for this house and we appreciate it, but how do you cope with the feeling that you are hurting the sellers?

A: That's an excellent question. I do struggle with bad feelings every time I do a sale that's a foreclosure, short sale or other circumstance where the seller is in a hardship situation, but I always remember that my job as I've defined it, is to get the best possible deal for my clients, the buyers. That's why I only represent buyers. My loyalties are clear.

In the case of many foreclosures it's also important to realize that the seller is now out of the situation and we are dealing only with a lender. they have no attachment to the property and no emotional investment.

In the case of a short sale, I remind myself that by selling the house and negotiating with the lender, we are really helping the sellers move on with their life and hopefully a new start. They aren't going to get any money out of the sale, but may at least end up out from under a great deal of debt.

The recession has made everything harder and more complex, but my reward is seeing folks like you, who grew up here and are raising your family here, finally be able to afford a home of your own. It doesn't mean that I don't have moments of sadness for the sellers in these distressed situations, or that I don't care, but I try to concentrate on the positive aspects. So relax and enjoy the holidays!

Q: We moved here last summer and had no experience with winter on Vashon until that awful November storm hit.

2010-12-08T12:52:00.000-08:00

I was appalled! Trees down, roads full of snow and ice for so long, frozen pipes, and days without power. I can't understand why it took the road crew and electric company so long to get things fixed. If this is what winters are going to be like I'm sorry we ever came here. I think our real estate agent should have warned us, don't you?

A: I'm sorry you feel that way. Your real estate agent should not have needed to tell you that we have winter weather here. Our weather patterns are common knowledge, virtually identical to Seattle and statistics are easily accessed via the Internet. The issue isn't the weather, but the fact that we are more rural and therefore have fewer services available. That should be self evident.

It may be that you won't fit into our community. That's too bad. I for one, am incredibly grateful for the hours and days that the crews of King County Roads Division, Puget Sound Energy, CenturyLink, Potelco, and all of our emergency responders put in to getting us back up and running. These courageous and hard working men and women gave up their Thanksgiving holiday to spend freezing days and nights directing traffic, answering emergency calls, digging out the roads, and hanging from power poles so that the rest of us could be warm and safe. I consider every one of them a hero and I pray for their safety.

Living in the "country" has its price. In exchange for miles of forests, beautiful open spaces, lovely ponds and ample wildlife we don't get all of the conveniences of the city. That's a deal most of us have gladly made to be able to live here. We should all do our best to be prepared for bad weather and emergencies and take responsibility for ourselves as much as possible. We also need to recognize the work of those who keep the lights on and the roads clear.

Q: We are really interested in the enclosed listings of waterfront property.

2010-11-08T10:48:00.000-08:00

We want to put up a yurt or tent so that we can have a getaway near the water. Can you show us these parcels?

A: These are "recreational" property. That means they are not buildable. Most real esate brokers would rather not even have these listed because we have to field calls and emails about them all the time. King County will not allow temporary structures or out buildings on a property that doesn't contain a house. The health department wants to be sure you have water and septic. Using the bushes is not an acceptable option.

One of the current waterfront listings is actually in the water! Yes, you heard me right, it is underwater! No land. Sort of like buying swamp land in Florida. The other property is a postage stamp lot that is not buildable and it is a high bank cliff. It could be used for picnics. If it were closer to the water you could launch a kayak from it. That's about all it's good for.

People buy these lots at tax sales without looking at them. Then they come out to the Island and find that they have purchased an almost totally unusable property and a few years later the lot shows up at a tax sale again. It's sad.

I recall one parcel that I went out to find for a couple who were all excited that they had purchased a waterfront lot on Vashon. There was no land left! The tidal action had taken all the land away and there wasn't anything left. They bought air!

If it looks too good to be true....it is! A decent, buildable parcel of waterfront land will be hundreds of thousands of dollars not a few thousand dollars. As for yurts and tents, the hippie days have been over for a very long time. Yes, we do have a few yurts and RV's and tents still discreetly tucked away on someone's "back 40" but if there's a code enforcement complaint they'll be history.

Q: My friend says I can get some real deals buying foreclosed property and short sales.

2010-10-27T12:30:00.000-07:00

I want to offer about 50%of the asking price since the Internet sources I follow say that's about average. Where can I get a list of all the HUD foreclosures and other foreclosures on the Island?

A: We have no HUD foreclosures on Vashon and according to the regional director of HUD there are very few in the entire state. Those few are located primarily in Eastern Washington. Virtually all foreclosures and short sales here, and this is primarily true for most of our state, are listed for sale on the multiple listing service sites accessible through most real estate companies.

There are a few very distressed states, like Nevada and Florida where homes can be purchased well under the price listed by the bank. That's not true here. In fact, the banks all too often list the house for more than the owners had been asking before they lost the house. Believe it or not.

In foreclosures, and even more so in short sales, the banks will not take just any offer to be rid of the house. Logically you would think they would, but that's not the way the way they seem to be doing it. They can reject any offer they don't like for any reason. They also have very specific requirements that mean you, the buyer, lose most of your rights. You should also be aware that they will determine if you are a worthy buyer regardless of your pre-approval from a lender.

In addition, on short sales, the seller still owns the house even though the bank must approve the sale, so the bank could agree to take your offer but the seller can refuse to accept it. These are very complicated, difficult sales that take months to close, and they are often no more of a bargain than a currently listed home that's not a short sale or foreclosure. Get competent help before you wade into this. Be sure you're working with someone who has experience with these sales.

Q: Last year the fellow who owned the house behind ours passed away.

2010-10-13T14:44:00.000-07:00

One of his children decided to move in with his family. They seemed nice and we thought things would be fine, but now we’re not so sure. He uses an access road on the side of our property that isn’t really a legal access. We always let his dad use the road but never had a written easement. Now the son is tearing out trees and widening the road so that he can get all his big vehicles down there. He has a boat, and RV, and some kind of big truck in addition to their regular cars. We’re really upset by all of this. Suggestions?

A: I am not an attorney and will refer you to a local lawyer who can assist you. However, I can tell you that if they don’t have legal access, and you gave the dad permission to use the road, you may be in a strong position to changing what’s happening.

Remember that you own the road if it’s on your property. If there existed a written easement he might have the right to widen the road to the full extent of that easement, but he doesn’t appear to have a legal right to do anything with the road and it sounds like he is also destroying your property

Seek legal guidance first, and you may even want to contact the sheriff’s office and King County Code Enforcement. I would recommend that you negotiate a legal access agreement but you might want to put restrictions on it that preclude having him destroy a large swath of your property.

I recently had a conversation with a judge who often hears cases from Vashon. She was amazed by the large volume of disputes, particularly over easements that end up in court. She agreed that it would be so much cheaper and easier for neighbors to mediate the problem and was surprised that so many folks would rather fight it out in court at great expense to all parties.

Q: My partner and I can’t make up our minds between two houses.

2010-09-28T13:31:00.000-07:00

We’re ready to buy and preapproved for our loan, but both houses are attractive to us. One of these places is in much better shape than the other but it’s on a tiny lot. The other home is on acreage. We’ve been hoping to have a little farm with a big garden and maybe some chickens. Our daughter is also talking about a pony someday, so the home on acreage would be a better bet. However, we are not experienced fixer upper people. What do you recommend?

A: Well, I have always had “land lust” myself, so my instinct is to go for the house on acreage. Having acreage is usually more desirable on resale and privacy is almost everyone’s first priority. Plus having chickens is really great!

If the seller is willing, I’d recommend you do a pre-inspection of the fixer. Pre-inspections are not common but they do happen. That can tell you whither the work that’s needed is a major deal killer or simply deferred maintenance and cosmetic repair with maybe some up grades needed.

We have some great rehabilitation mortgage loans from FHA that can cover the cost of fixing these problems if the seller isn’t willing or able to make repairs. Let’s say you do the inspection and the inspector finds about $10,000 worth of repair work needed. On top of that, you’d really like new floor coverings and paint. You get some quick bids for those and the total for everything comes to $22,000.

Next, you make an offer to buy the place but deduct $22,000 from the asking price to cover the rehab. You may not get that entire amount off the price but it’s worth a try. If the seller accepts your offer, the FHA rehab loan will cover those repairs and up grades and you can have all the work done, to your specifications, after closing and end up with a great house. Ask your lender about the details of this program or call me for more information.

Q: We can’t believe the hassle we’ve had with our bank during the course of our home purchase.

2010-09-14T11:16:00.000-07:00

In the end the bank was simply dysfunctional and incompetent! It’s a wonder we closed at all. We did everything they asked and gave them the same paperwork over and over again. What is the matter with these people?

A: It does seem that the larger, national banks have become somewhat dysfunctional in their mortgage department. In order to save money, many of them have laid off workers so now you have fewer people doing the work of many. They also have the most inexperienced people doing the work since those folks cost the banks less to employ.

Over the course of the last two years I’ve been shocked at the difficulty we’ve been having with the largest banks. There are constant delays, often the loan is reassigned several times to different offices in other cities, and files are sometimes lost.

I’ve had the best luck with private mortgage brokers, however I only recommend mortgage brokers I’ve worked with for many years and can really trust. I have also been pleasantly surprised at the speed and efficiency of credit unions. They close the sale smoothly and on time.

There are also smaller, primarily regional banks in our area that are doing a good job. They don’t seem to outsource their work, but keep it local and are still using experienced staff who know what they’re doing.

I’ve had two recent transactions that almost drove me over the edge. In the first case, the bank fired the loan officer we were working with without telling my clients or me, then lost the file, and then failed to do a proper credit check or appraisal. They stopped returning calls or emails so finally we took the loan to someone else.

In the second case, the bank couldn’t get closing papers to escrow on time even with many weeks to work on it with extraordinarily qualified borrowers who did everything right. My clients found the money elsewhere. These were large national banks.

Q: You came out to our home and gave us an opinion on the value of our house, which we appreciate.

2010-09-01T10:53:00.000-07:00

However, I don’t think you realize all the things that we have done to the place since we bought it. We’ve done a lot of remodeling and think that should get us a higher price when we go on the market.

A: We all think our home is worth more than the next guy's. That’s just human nature. Most people have done a lot to their property over the years. But I think it’s easy to confuse maintenance and up keep with remodeling. There are three categories I use to describe changes to a house: maintenance, up grades and remodeling.

Let me give you a couple of examples. If you replace you’re worn out roof; that’s maintenance. It has to be done to keep the house dry. If you replace a standard three tab shingle roofing with metal or tile or some other higher end product, that’s an up grade. If you rip out half the roof, raise it eight feet and add a bank of clearstory windows and then vault the ceilings under it, that’s remodeling.

Or here’s another example. If you replace your worn out carpet with new, that’s maintenance. If you replace the carpet with wood or bamboo flooring, that’s an up grade. If you tear out the floor, lay in heating coils for in floor heating and add a gas fired boiler to heat the coils and then cover it all with beautiful tiles, that’s a remodel.

Just painting a home, which is maintenance, or putting in nicer appliances or cabinets, which is an up grade, will not add significantly to the value of the house. Many up grades don’t necessarily add to the bottom line. But, they make your home more attractive and easier to sell quickly. A well cared for, well priced home that’s clean and inviting will always sell. A home in excellent condition will sell quicker than the competition, which is particularly important in a slow market.

Q. This isn't a question, really, it's a request.

2010-08-18T09:54:00.000-07:00

I see that you have photos of some of the homes that are on the market up on a bulletin board in your window. My house is currently for sale and I don't want you to put the photo of my house on your board. I don't want everybody in the universe to know I'm selling. My personal business is my personal business.

A. Well I'm happy to comply with your request but you obviously don't realize that the whole world does indeed, know that your house is for sale, even if the photo is out of my own window. When you list your home for sale, the listing broker puts your home on the multiple listing service site. That instantaneously is picked up by every real estate office in the region and goes on their sites. We each pay a substantial fee to have every listing come up on our personal and business web sites.

In addition, it comes up on several private sites around the world, like Zillow, although these sites can often be very inaccurate. People looking for a home on Vashon Island form anywhere in the world, will you see your home and read about all of its features. That's one of the main reasons for listing it; to get that broad exposure. Even if you were trying to sell it without being on the multiple listing service the information would be available to the universe, as you put it, the minute you put it on any website.

I know it can feel invasive to a very private person to have their home in the newspapers and viewed on the Internet, but this is how your home will get sold and that should be your primary concern right now. People will come looking through your home, and, if you're lucky, someone will buy it. The best bet, in my opinion, is to do everything you can to make that happen quickly. Then you can move on with your life and begin to restore your privacy.

Q: I've had my place on the market for months now and I'm getting really exasperated with agents.

2010-08-04T10:04:00.000-07:00

Some show up late, some come early, some forget to call me five minutes before they come so I can put the dog in the run, etc. Why can't you people keep to a schedule?

A: Congratulations on having a lot of showings! In our current market you are very lucky to have so much interest. There are many reasons why brokers may not be able to meet your requirements for showings. Keep in mind that almost no potential buyers are coming out to see just your home. They will be touring five to eight homes, on average, that are in the same price range.

Brokers setting up a two to three hour tour of showings, which is average, do the best we can to estimate the time we will arrive at your home. Many things can interfere with that timetable. The clients can be late or they can take far more time at a particular house than we anticipated.

We sometimes are asked to call a seller just before showing up at their home and most of us try to accommodate that. It's easy, however, to forget to so that or be so intent on the conversation we are having with the buyers that it slips our mind.

Homes that are difficult to show or make special demands on showings may end up on the bottom of our list of potential homes. If it becomes to burdensome, it's tempting to just stop going to that particular home, especially at a time like this when there are so many nice homes available.

Everyone has a different reason for selling and it's hard to try to have a normal life while your house is on the market, I understand that. But your goal is to sell the house. The harder or more complicated you make it to show the home, the longer you will be on the market and the fewer brokers will plan to include it in their tours.

Q: We’ve had our wonderful home for several years now and continue to be happy on Vashon Island.

2010-07-21T09:33:00.001-07:00

However, the house next door to us sold recently and we’re having some issues with our new neighbors. The first thing they did after they bought the place was to cut down the line of trees that separates their place from ours. That was a real shock for us, but they said it was to get more light into their yard. We have tried to be understanding about that, although we miss those trees. Now they realize that the trees created some privacy for them and so they are starting to build a big, ugly fence along the property line. We worry that it’s not really on the property line and we wonder if there is anything we can do to stop it.

A: I sympathize with your situation. It’s always difficult when new neighbors move in and change everything. I would recommend you have a survey done to be sure that everyone concerned knows where the property line is located. You might try talking to them calmly and see if they would split the cost of the survey. It is in their interest as well as yours to be accurate.

As for stopping them, I can’t think of anything you could do if they are determined to build a fence. If it were me, I would go out and find some nice, fast growing shrubs and plants and get those planted this fall. With luck and care they will hide the fence and add some nice landscaping to your yard.

You can’t always control what someone else does but you can control your reaction to it and your response. Concentrate on what you enjoy about your home and property instead of your neighbors fence, and think about enhancing your yard with some new landscaping. Get some help from our local Master Gardeners or other folks who know plants and can make recommendations. That way you can turn this into a more positive experience.

Q: I am so thrilled that there are finally some affordable homes on Vashon.

2010-07-07T10:05:00.000-07:00

I've been trying to get my granddaughter and her husband over here for years. They have two small children and I'd love to have them nearby. I want to be able to help them find a place but I don't know much about how to assess the value of a house or how to find out what condition it's in. Where should I start?

A: There are some things I can recommend. First find a good real estate broker that you can trust. Interview several. Ask friends for referrals to those they've worked with. Buying a home is a big step and you'll need professional guidance.

Next. be sure to have your granddaughter and her husband get pre-approved for a mortgage. I can make some recommendations for lenders I've worked with and trust if they don't have someone in mind. If they don't have much money saved for a down payment but have a stable income and good credit, you might look at some of the FHA loans available.

You should be sure to take a look at all the homes that are available in their price range. That way you will be better able to compare properties to get the best buy. Once they find a home they like and make an offer, be sure they have a good home inspector go through the place with them. No home is perfect and there will be things that need some attention, but it's the big repairs you are looking for. Often, the seller is willing to make those repairs and sometimes the bank will insist on it.

I know you want the best for your granddaughter and her family. My last piece of advice is to step back a bit and let them make their own decisions. It's tempting to be involved in every step of the process, but it's going to be their home. Find a good Realtor to help guide them and then trust them to make the right choice.

Q: You told me that Vashon has not experienced as many foreclosures as most other places.

2010-06-28T14:08:00.000-07:00

But I keep hearing stories about local people who have lost their homes. I think you were wrong.

A: Me? Wrong? Oh, surely not. I’m kidding of course, since I can be wrong just like anyone else, but in this case, I don’t thing so. Some markets around the country have had as much as 50% of their housing stock foreclosed on. That’s tragic. Although our region has done much better than that, we have still had too many foreclosures.

However, in looking at the sales figures for Vashon, by my calculations less than 4% of all homes sold on Vashon last year were foreclosures. So far in the first half of this year, the figure for foreclosed homes is only 1% of all sales. While each of those individual sellers faced an agonizing situation, they represent a really small part of our market. That’s reassuring I think. In case you’re interested, there are currently only five foreclosed or bank owned properties for sale on the Island.

There is another kind of situation, called a short sale, which may account for some of the rumors you hear. These homes are not foreclosed on by the bank. Instead, the bank cooperates by negotiating the mortgage so that they take less than what is owed. That becomes part of the negotiations that the agents involved must handle. In a few cases, sellers may simply pay the short fall owed on the mortgage, which is one of the reasons that it’s called a short sale.

The tragedy of so many of these short sales is that many of the sellers got caught up in thinking their homes were really an ATM machine. They kept taking out equity loans to buy things they wanted and then ended up owing more than their homes were worth. Hopefully, we’ve all learned a lesson from watching that happen.

Q: We tried to sell our house last year but there were no offers.

2010-06-10T10:30:00.000-07:00

Of the agents who showed the house, only one said anything specific to our agent. She said that we didn’t really have waterfront as far as her clients were concerned because there was no access to the beach. We sure pay higher taxes because we’re waterfront so I don’t know what she was talking about. We’re thinking of trying to sell again this year but that statement keeps bugging me. What do you think?

A: The good news is that the market has improved significantly so you may have better luck this year. However, most buyers expect to be able to get to the beach from a waterfront house and so, if you have a high bank home with no access to the beach, I can see why buyers would be less impressed.

What you have to realize is that probably won’t get the same price as a similar home that does have access to the water. Most waterfront buyers are looking for a beach. Frankly, many of our beaches are rocky and filled with barnacles anyway, so getting past that is often difficult enough with waterfront buyers. To add the complication that they can’t even reach the water makes it particularly challenging.

I always stress the value of controlling the view when showing high back waterfront homes. To know that nothing can be built in front of you and that the view is protected is a great selling feature.

Be sure that you have your listing agent tour you through all the homes you will be competing against once you go on the market. Be as realistic as possible about how your home stacks up against the competition. Plus, you’ll really need to deduct for the high bank location and lack of access.

Being realistic about price is the key to selling a home. We’ve had some well priced homes sell quickly, even in these days of a depressed market. The sellers priced it right and were able to move on with their lives.

Q: What is going on with appraisers?

2010-06-07T15:18:00.000-07:00

When we tried to sell our home the appraiser gave a value way lower than the King County assessment. The buyers walked and now we don’t know what to do. The real estate people who looked at it agreed it was worth what we were asking.

A: The world of appraising has been turned on its head by new regulations intended to put a stop to some bad practices of the past. Unfortunately, in the opinion of most people in the lending and real estate industry, they sort of “threw the baby out with the bath water.”

On a recent sale I was involved with, we had a sales price that reflected a recent appraisal done to set the price as well as several real estate brokers price opinions. We all agreed it was a fair price and the buyers and sellers were happy. Then the appraiser showed up. He was from a completely different part of the state, had never been to Vashon Island in his life, and had no clue about our market.

His appraisal was almost 30% under the sales price! We were stunned. The buyers knew that wasn’t right even though they would have loved to have paid less for the house. The sellers were unwilling to sell at that price and even the lender involved knew that something was seriously amiss.

After much stress and disappointment we decided to ask the mortgage broker to go to another lender and order a new appraisal. The new appraiser was from the local area, knew Vashon very well, and had no problem appraising the house for the sale price. He understood that in our small market disparate properties can still be comparable. He also knew that certain locations on the Island, construction styles and property types bring a premium price.

I don’t know if that solution would have saved your sale, but if you read the financing contingency form you’ll see that as a seller, you have the option of paying for a second appraisal if the first one is unsatisfactory.

Q: I’ve been working with another agent on the Island but she told me I should call you for a second opinion.

2010-05-25T13:56:00.000-07:00

I was going to buy a little house here but it had rats. I won’t live in a place with rats. I have a condo in Seattle right now. I really like Vashon but as much as I want to retire out here I just can’t handle rats. The sellers were going to do some kind of extermination but the rats could come back later. My agent says that rats are no big deal here and that everyone has them. I’m shocked by that. So what do you think?

A: Well first, I will agree with your agent that most homes have some rodent activity. Our “furry friends” are very clever, are omnivores and opportunistic. That’s why they’ve been here forever and will likely outlive our species. But that doesn’t mean that there aren’t effective ways to control them and keep them out of your house.

A good pest control person can find all of the pathways and entrances that are allowing rodents to enter a home attic or crawlspace. We have mice here too, and they are very different than rats and take different approaches to control. If the seller was willing to complete the extermination and if you had been willing to follow the pest company’s recommendations, you would have been fine.

It might surprise you to learn that Seattle is full of rats and mice. Even condos. In fact, the city has the large, rather ugly (no, I’ll change that to really ugly) Norway or wharf rats. We have the more attractive looking roof rats. We also have several varieties of mice, most of them very cute, except in your pantry.

In my opinion you should learn more about rodents and how to control them. They really are everywhere. Just because you don’t see them living in a condo doesn’t mean they aren’t in the basement, roof and other places. At least if you have your own house you can have some control over them.

Q: My neighbors just sold their place.

2010-04-29T15:14:00.000-07:00

It seemed to take a long time. Is real estate selling much at all on the Island? One of my friends told me the market was really slowing down on Vashon according to one of those Internet sites.

A: First, keep in mind that some of the Internet sites can be significantly off in their statistical analysis and even with their basic facts. Let me give you some actual statistics for the Vashon market. The truth is that home sales were up 17% in the first quarter of this year over the same time period last year. Even more interesting, April sales so far this year are up 40% over last year! Some of that had to do with the deadline for the first time homebuyer tax credit, of course, but most of it reflects buyer confidence.

We’re also seeing a return of second home buyers and investors buying rental property. That tells me that these folks are feeling optimistic about the economic recovery and feel comfortable enough with their own finances to pick up some of the bargains that are still out there.

There are some general reasons for fast or slow sales. There are often reasons why a particular house takes forever to sell. Good examples include; a very poor floor plan, a home interior that’s really out of date, poor curb appeal, or even a neighborhood eyesore nearby.

But the main reason is almost always price. In the past few weeks we’ve had several homes come on the market and sell within a couple of days. They were nice homes in good condition, but they were also perfectly priced for our current market. That’s hard to do but it sure works well. Overpriced homes will sit for months or even years.

Buyers these days are far more sophisticated than in the past. They can find out all kinds of information about a property through King County’s vast website. They should also be receiving additional analysis from their real estate brokers who can help them decide what a home is worth.

Q: My neighbors just sold their place.

2010-04-28T14:26:00.000-07:00

Q: My neighbors just sold their place.

2010-04-28T11:30:00.000-07:00

Q: My neighbors just sold their place.

2010-04-27T14:18:00.000-07:00

Q: We have a very nice rental house that we’ve had for a few years now.

2010-04-13T10:42:00.000-07:00

We’ve always been able to get $1,500 a month for it. Our last tenant moved out in September and we haven’t had a renter since. We pay a mortgage on it and are losing both the rent we are used to getting and are now paying the full mortgage payment. We’ve had many people look at it but when we call them back they all say they’ve found something cheaper. Some have even tried to bargain us down on the rent. We really don’t want to have to lower the rent. Any suggestions?

A: Lower the rent. Rentals are not bringing in what they were a couple of years ago for the same reason that housing prices dropped. We are in a recession and all of us have taken a hit in the pocketbook as a result.

The critical thing is to get a good tenant in the house and get some cash flow. I know it seems like fifth grade math but let’s do the numbers. Let’s just say that you are paying out $1,800 per month on the mortgage, insurance and taxes. If you had rented it in October for $1,200 a month you would have had a negative cash flow of $3,600 up to the end of March after paying your mortgage payment. As it is, you’ve experienced a $10,800 short fall in that timeframe! Think about it.

You should also know that some insurance carriers will cancel your policy if they know the house has been left unoccupied. In addition, leaving a house empty can set you up for break-ins even in our relatively law abiding community.

I know it’s hard to lower the rent after having it higher for a long time but it’s better to have a good tenant in there taking care of things and paying you a reasonable rent, than having it sit empty, draining your bank account. Best of luck.

Q: I’m really excited that the prices have come down on Vashon enough that I can finally buy a home of my own.

2010-03-23T16:21:00.000-07:00

Ever since my divorce my two kids and I have been at the mercy of landlords and I’m sick of it. Plus, I can’t have pets and the kids really want a dog or cat. My question is this; how do I find a reliable lender in these uneasy financial times? They all seem to offer the same basic interest rates. I applied at my bank but they haven’t really been forthcoming with what the true cost of the loan will be and that makes me nervous.

A: You’re wise to shop around for your loan. These days it’s almost a given that an offer to purchase a home will be accompanied by a pre-approval letter from the buyers lender. It’s always best to have that all sorted out before you make an offer. Interest rates are an important part of deciding on a loan, of course, but you’re right that most lenders, banks, credit unions, and mortgage brokers offer close to the same rates.

What can be very different are your closing costs. I just had a client pre-approved with a lender for 1.5 points. That represents one and a half percent of the loan. Banks will call these points, fees, or other names but they all mean a percent of the loan. In the case of this client that would have cost him $6,375.00. Add to that his pre-paid taxes, insurance and reserves of one kind or another, plus the cost of the credit check and the appraisal, as well as miscellaneous fees the bank charges and his total cost would have been just shy of $10,000. I recommended that he check with other lenders and he found one that charged him less than half that amount. That’s a huge difference!

Find a lender who comes highly recommended and one with whom you feel comfortable sharing all of your financial information. You’ll be working closely with this person so you need to trust them.

Q: I’d like to buy a house but I’ve been told that the $8,000 buyer credit is expired.

2010-03-11T15:52:00.000-08:00

I really can’t buy a place without that. Will the government do something like that again? It would be great if they did it before the prices go up and while there are houses for sale in my price range.

A: As it happens, the first time home buyer credit was extended and you have until April 30th to get into a contract to buy a house, and you have up until July 1st to close on the sale. There is even a new provision that allows someone who has been living in the current home they own at least five years to purchase another primary residence and receive up to a $6,500 tax credit.

Also remember that if you don’t owe that much on your taxes the government sends you the difference in cash! You can apply it to 2009 taxes or 2010. There are some income limits to receive the full benefit. You must make $125,000 or less for a single person and $225,000 for those filing jointly. If you make more you get a smaller benefit.

We have an active market right now with new listings coming on the market almost daily. Several of those listings are in your price range so there is reason to hope that you could find a home that will work for you before the April 30th deadline.

I am happy to say that I have sold several homes in the last several months to first time home buyers. The $8,000 benefit was a real help in all of these cases. Because we finally have some inventory in the lower price ranges, these young families as well as many single individuals have been able to buy a home in what has been an expensive and out of reach real estate market.

If you have been on the fence about buying, have your lender figure out for you how that tax credit can help you finally own a home of your own.

Q: My husband and I bought a property last summer direct from the owner.

2010-02-24T14:06:00.000-08:00

Because it was just raw land we didn’t really think we needed to do any kind of inspections or anything. We signed something with the seller that said we understood that the land was a “recreational property”. Now we find out that’s some sort of code for not buildable! We didn’t pay a huge amount for the land, but when we recently met with a staff person from the County, we discovered that we can’t legally even put up a yurt or any kind of structure. I’m sick about it and wonder how we can sell it.

A: Even buying raw land requires some due diligence on the part of a buyer. If you intended to build on it you probably should have made your offer contingent on finding out if it was a legally buildable lot, if there were critical area issues to consider, if there was a water share available, and if the property would “perk” for a septic system.

The seller might be culpable if he or she knew that you really thought it was buildable. That’s for an attorney to advise you on and a judge to decide. But for now, if you want to sell it, you can always approach the neighbors, who might be willing to buy it to add to the size of their property. Often I’ve been able to get two or more neighbors to go in together on a property just to create some open green space, or a play area, garden or view corridor for all of them.

If the neighbors don’t want it you should list it for sale. Just be very clear in your advertising that as far as you know, it isn’t buildable. We have a lot of small parcels on Vashon that are not currently buildable. What you paid should have been a clue to the real value of the land. I believe the old adage that if it sounds too good to be true it probably is.

Q: It’s been almost three years since you sold us our house and we’d like to ask your help in suing the seller and home inspector.

2010-02-10T15:23:00.000-08:00

After the last big rain we had several small leaks in our roof. We’ve been taking very good care of it by having it pressure washed twice a year to get the moss off. We think the roof was in much worse shape than the sellers represented in their disclosure and we also think the inspector should have noticed if there were any leaks.

A: Before you pay for an attorney there are a few things to consider. First, if you read the seller’s disclosure form closely you will notice, as I pointed out to you during your purchase, that the answers sellers give are simply to the best of their knowledge. They don’t guarantee anything. Most people don’t get up on their roof so they can’t report any problems unless they have experienced leaks. So you may not have a case against them.

Another document you should review is your inspection report. It also doesn’t guarantee anything beyond what the inspector can see on the day of the inspection. The forms most inspectors use also generally have a short timeline for complaints and three years would be too long to justify a complaint now.

The third and most important issue is that, sadly, you did not follow my advice to never, ever pressure wash your roof! Pressure washing can remove the granules that are the protective surface of the shingles. If you’ve been doing this twice a year for three years I’m surprised you have any roofing left. No matter what somebody selling this service tells you, virtually all manufacturers of roofing materials and roofers will tell you that pressure washing is very bad for shingled roofs.

The bottom line, folks, is that I believe you probably did this to yourselves. I always stress to buyers that they refrain from pressure washing and I know it’s even in the inspection report that you received when you bought the house. I’m truly sorry.

Q: I can't believe you recommended my daughter and son-in-law buy that little house you showed us last week.

2010-02-04T13:43:00.000-08:00

It's not in any of the neighborhoods that I recommended to them and it's really kind of crummy and way too small. We really want to have them live here so that they can be near us, but I don't want to see them living in a dump.

A: There seem to be several issues here. First, I would suggest that you and your husband drive around and take a look at everything available in your daughter's price range. Our prices are lower than they've been for many years and it's only been in the last six months or so that we've seen a few homes come on the market that your daughter and her husband can afford. Looking at everything available should give you a sort of "reality check" about what they can expect to find.

In addition, you should realize that the needs of a young couple just starting out will be different than those of us that have owned several homes over a lifetime. I sometimes have to remind myself that my first house was a real disaster. It was in a "marginal" neighborhood and looked awful, but it was in my price range, in a good location for my job, and was something I could fix up myself. It turned out to be a great home for me and I have many fond memories of my time there.

I would also add that if you want something better for your children you might consider giving them a gift of money to help them move up to a higher price range. It's common for parents to help their children buy their first home and there are some tax advantages to doing so. Check with your accountant.

It's hard not to want the very best for your children. But I think it's important to let them make their own decisions, hopefully with some suggestions from you and the help of a few well recommended professionals.

Q: At your recommendation, we bought a condo in Seattle some years ago so our son could live there while in college.

2010-01-12T13:55:00.000-08:00

He graduated and took a job out of state. We've decided to keep the condo and rent it out. We contracted with a property manager to handle it and that is the problem. The guy has done a really lousy job. We decided to go to another, better manager but now the first manager is dragging his feet getting us our money. He has deposits that belong to us and we've been waiting weeks and still don't have the money. What do we do? Our new manager seems reluctant to go after this other guy.

A: Property management is one of the most difficult parts of the real estate industry, and it's heavily regulated. You need to go to these regulatory agencies about your problem. There are strict time lines on how long funds can be held after they have been requested.

First, be sure this manager is licensed. Only those holding a valid Washington State real estate license, working under the supervision of a real estate brokerage firm, can legally do property management. The only exception is for an on site manager in an apartment complex.

If you believe this person has not followed the law, or has been self serving or is illegally holding or using your money, you should report his actions to the following:
Enforcement Division of the Washington State Department of Licensing (360-664-6484); Washington State Attorney General (800-551-4636); and an ethics complaint to the Seattle King County Board of Realtors (800-540-3277).

No one in the real estate industry really wants to "turn in" another agent. Most of us work every day to act in full accordance with all the rules and regulations of our business and the ethical standards of the Association of Realtors. However, one bad apple can sour things for everybody, so don't hesitate to file a complaint if this property manager has mishandled your funds or many be guilty of other questionable practices.

Q: We want to start the New Year out right and do something with our landscaping.

2009-12-29T13:42:00.000-08:00

We bought the house from you last year and it didn't have anything but a small lawn and an overgrown vegetable garden. We want to get the biggest "bang for our buck" so we thought we'd ask you for advice. You may recall that we are on a very tight budget, so we can't afford a designer or anything.

A: Almost every landscape consultant I've ever talked to and most books on landscaping say to invest first in trees. Trees and large shrubs are your foundation plants. These will need the most time to grow so you want to start your landscape with good, solid, native trees.

You can also add fast growing maples and other species that can give you some color and texture. I have a silver maple that I got as a whip from the National Arbor Society that we planted years ago. It's over 30 feet tall now. It's beautiful in every season and gives needed shade in the summer. Check out the Arbor Society and other non-profit plant organizations. They are a wonderful source of free advice.

Next add shrubs, particularly those that attract birds and butterflies. There are many good sources online for bird friendly plant ideas for our region. Shrubs may also need some time to get established but are well worth it. Add some ground cover, particularly to get rid of some of that lawn, and finally your flower beds.

It's always good to have a plan. Before you plant anything get some good landscape books at the library or bookstore, and don't try to do too much at one time.

My last bit of advice -- do the irrigation first! When you want a beautiful yard it's hard to start with digging up the place and laying down pipes, but a good irrigation system will save money, water, and your plants! You don't want to do it later when you're tired of high water bills and too many hours of watering. Happy gardening!

Q: We are getting all settled in the wonderful house you sold us a few months ago.

2009-12-05T14:58:00.000-08:00

But being a couple of "city kids" as well as first time home buyers, we don't have clue about what we should be doing to get ready for bad weather and power outages. Where do we start?

A: If you haven’t done it already, be sure to clean out your gutters. If the gutters are clogged with leaves and debris the rainwater will just flow over the gutters and down the sides of the house. That can rot out your siding. Once it freezes those gutters full of leaves form an ice dam and water will not only cascade off the roof but will wick up into the underlayment of the roofing and rot the roofing out.

Be sure you have plenty of flashlights, safe candle holders and candles and even some battery powered lanterns. This Thanksgiving most of us at the south end of the Island were out of power for about six hours. We still had a good time at my house because we had alternative heat, lots of candles and lanterns, and our turkey was already out of the oven when the lights went out. We were lucky.

It’s really important that you have your chimney cleaned. Creosote build up is one of the major causes of house fires. Be sure your furnace has been serviced and the filters cleaned or replaced. We all spend more time indoors at this time of year and need to protect the quality of our indoor air. Clean off walkways and decks so that they don’t get slick and slippery. Add non-stick strips or outdoor carpeting on decks for safety. Clean dryer vents. Have your car serviced and keep ice scrappers and extra blankets in the car.

I have a list of tips to be ready for power outages that I’m happy to share with anyone. You can pick up the list at my office or ask for it and I’ll email it to you. There’s a lot to know to be ready.

Q: It's become clear that my partner and I will not be able to afford a waterfront place here, after all.

2009-11-23T13:40:00.000-08:00

The houses in our price range are just not what we need or want. I suppose we could start looking at houses with a view, but will that even make a difference?

A: Once you eliminate the preference for waterfront in your price range, you will be looking at nicer, larger homes with a view. That also goes for the difference between inland homes that are on acreage, versus those on less than an acre. The acreage adds considerably to the market value of property. Looking at everything in your price range is probably a better way to discover for yourselves what you are willing to give up in order to have something that's more valuable and important to you.

I've been surprised many times when clients end up falling in love with a house or property that is very different from what they said they wanted. Most people really don't know what they want. They have some ideas, but those are often ideas formed by the things they don't like about their current home, or a list of preferences they've read about somewhere.

It's also common for people to want something that is just like their parent's home, or anything but their parent's homes. Sometimes their ideas of what will work for them are actually formed by what friends or family members tell them they should want. It's always worth the effort to examine those priorities you've set for yourselves to see how many of those wants and needs are really your own.

I'd like to suggest that we just look at everything in your price range. As we get into the winter months there will be a smaller and smaller inventory to choose from so it's good to see everything that's out there before you narrow your search. The most important thing for you is to become a part of our wonderful community and enjoy a slower paced, more rural lifestyle. That can happen in any house.

Q: I'm getting fed up with going out with my wife looking at houses to buy.

2009-11-04T15:52:00.000-08:00

First she said she wouldn't consider anything that didn't have a view. When we realized that there are almost no decent houses in our price range that have a view, she switched to only wanting something on acreage. Frankly, I don't know what we'd do with a lot of land.

She doesn't like the places we can afford that are on a few acres, so I just don't know what to do. I really want to get something before the prices start back up and we can't afford anything here.

A: Hang in there. This is a common problem. We all start out wanting the moon and end up settling, happily, for a decent home we can afford. Especially on Vashon, which has a very small real estate market, it's almost impossible to find exactly what you want.

As you've heard me say to her, it's best to look at everything in your price range to get a better idea of what options you have. I call it a reality check. Even for those who have an unlimited price range, the choices are few. We just don't have that much turnover of property on the Island. That's a good thing for the community, but a frustrating thing for those trying to find a home here.

Maybe coming out on a nice day and looking at everything we have available in your price range will give her a more realistic view of the market. I am always surprised to discover that people often chose a place that was the complete opposite of what they told me they wanted.

You also might consider the possibility of renting here first. That way you can become a part of the Vashon community and continue to look for a place to buy. Even in a slow economy the best homes sell more quickly. If you're already living on the island I can notify you the minute a new listing comes up and you can see it that day.

Q. The house next door has been empty and on the market for almost a year now.

2009-10-27T12:50:00.000-07:00

We really hate having an empty house in the neighborhood. We haven’t ever had anyone break into a house in our area, but empty houses do attract problems and it just doesn’t look good. It really is a great neighborhood.

A: It’s nice that you’re watching out for that house. Yes, it’s been on the market a long time. It needs a price drop but I don’t think that’s been the problem. The price has been dropped a couple of times already. What’s needed is some time and care from the listing agent. Our best listing agents stage houses that are vacant. They regularly check up on them and make sure the house is kept clean and the yard is maintained.

In the case of this house the listing agent doesn’t seem to be concerned about the property. The weeds are growing, the house is dirty and since all of the drapes are drawn, it always looks dark inside. That look won’t sell a house. The photos should be updated to show the home in different seasons. A photo with fall leaves when its spring or snow when it’s summer is a giveaway that the house has been on the market awhile.

I’ll admit that when staging first came to Vashon I was among those who ridiculed the “Bellevue” look of it. Now I’m a believer. Well staged homes sell faster and for more money than homes that are simply vacant. Vacant homes feel abandoned when you walk in to them and if they are also dirty and dark, there is little chance that they will sell until the price is really lower than it should have to be.

On the other side of that coin, homes that are overstuffed with the seller’s furnishings and messy don’t show well either. I always recommend that when you decide to sell your home, you start packing and storing everything you don’t need for daily living. You’re going to be moving anyway, so cut the clutter.

Q: We did as you suggested and interviewed several potential listing agents, the one we really like is insisting that we get a pre-inspection done.

2009-10-06T11:21:00.000-07:00

She said that way we can fix what’s wrong and have everything in good shape. We really don’t want to spend the money to do that if the buyer is going to do it anyway. Do you think it’s really a big deal?

A: I agree with that listing agent. There are three really good reasons to do the inspection before you put the house on the market. The first is that you do, indeed, find out what needs repair. Fixing obvious flaws will make the house show better and will give buyers the confidence that the house has been well maintained.

A second reason is that you will be able to disclose any major problems up front in the seller’s disclosure that you have to fill out. Better to disclose major defects and deal with the problem than have the buyer believe you are hiding something.

The third reason is that having a copy of that inspection for buyers to see, probably laying out on a table, is a great way to show your honesty and willingness to fix what’s wrong and disclose any defects.

The buyers may have their own inspection but because you had one first, you know what to expect and, hopefully, have repaired anything they will find. The inspection period can be very stressful for both buyer and seller. Negotiating work orders and repairs can add to that stress and slow down the transaction.

Why not deal with all that before you put the house on the market? I would also recommend that you have the house professionally cleaned inside and out until it sparkles. It is absolutely worth money in your pocket to do so. A bright, clean house that looks well maintained will sell much faster and for more money than one that’s dirty, tired looking or in need of obvious repair. It’s a little more work for you now, but you’ll be smiling all the way to the bank!

Q: We’re first time homebuyers and have been looking for a house over the summer.

2009-09-16T16:04:00.001-07:00

There are several homes in our price range, but we can’t make up our minds. I know the $8,000 federal tax credit expires soon but I keep hearing that it will be extended. Do you know anything about that?
A: We are all hearing that it might be extended but not from reliable sources. It’s more a hope than a plan at this point and I don’t think you should just wait and see. That $8,000 can make the difference between getting you into a house or not. Don’t miss this opportunity!
Your purchase must close before December 1st or you lose that $8,000. Some folks are still confused and don’t realize that if you don’t owe $8,000 in taxes you will actually get the remainder in cash! That’s too good a deal to ignore.
There is another thing that you should consider. We have historically low prices on our most modestly priced homes right now. For many buyers this is the first time in many years that we’ve had an inventory of homes that they can afford. That’s not likely to last.
Since there are several homes that you are attracted to, you should get an offer in on one of them soon, so that you can close before that December 1 deadline.
Here are a couple of ways to help you make the decision. First, is the old adage; location, location, location. It should be a location that works best for your family and also offers good resale potential. A busy, noisy street is always less desirable than a quiet one, for instance.
Next, choose the home that’s in the best condition. Buying a fixer is tempting, but you should probably do that only when you have the time, money and experience to handle it.
It’s better to buy a house that’s a little bit ugly but in good structural condition, than one that’s cute but needs lots of expensive work done. Ugly is easier and cheaper to fix.

Q: We’ve been looking at houses for a few months and I am so amazed at how many of them turn out to be nothing like the photos on the Internet.

2009-09-02T10:03:00.000-07:00

A few are actually nicer in person than the crummy photos online, and a few are about what I expected. But some of them are just plain misrepresented. I’ve seen these glamour shots of a breathtaking view that’s really only visible from across the street, not from the house, and pictures of huge yards that turn out to be tiny. I’ve even seen photos of these great back yards but the photos don’t show that the front of the house is 20 feet from a busy road. How can agents get away with that?

A: It’s often hard to draw the line between what the industry calls “puffing” or making something look a little better than it is, and misrepresentation. Most of us in the industry tolerate a certain amount of “puffing” since we know it’s the listing agent’s job to try to make the property appealing.

What often happens, however, is that when potential buyers see the property, they not only lose interest in the house when it doesn’t look like what they expected, but they lose respect for the agent who listed the house and even the one showing it to them. In a worst case scenario they lose confidence in all real estate professionals.

There are actually a few places currently on the market where “creative photography” has probably gone far enough to be called misrepresentation. A beautiful view that’s only visible from the top of the roof is not a view. A small yard shot with a fisheye lens to look expansive is a false picture.
While I sympathize with listing agents who are trying to help a seller who has a less than attractive property, I try to make sure that my clients get the real picture. There is a buyer out there for every property if it is well priced and every property has some good features that can be emphasized.

Q: We’ve been out with a couple of different agents looking at houses over the last few weeks.

2009-08-18T14:56:00.000-07:00

They each have showed us different things. Do agents have favorites or what? We look on the internet sites but it’s hard to really know if we would like places until we see them.

A: First, you should decide who you’d like to work with on a long term basis and make a commitment to that agent or broker. It’s common for visitors and tourists to want to just window shop houses and that can be a real waste of an agents time, so if they’re not too busy they may do a quick tour of homes that are easy to show and nearby.

You should do an interview with several agents and select the one you feel you can work with best. Once you’ve selected that agent you should have a long conversation with that person so that they know what type of property you are most interested in. That can narrow the search. You should also get pre-approved with a lender as soon as possible so that you and the agent know your realistic price range. Remember that the price range isn’t just how much you can borrow, but also how much you’re comfortable spending on a mortgage each month.

You might also talk to your agent about the many limitations we have here. You know you like Vashon and want to move here but you need to know about the challenges with ferry commuting, King County’s critical areas ordinance, problems with landslide hazard areas, water and septic issues, etc. Knowing these things will help empower you to make better decisions.

Buying a home is a serious and expensive undertaking. The relationship you have with your real estate professional is critical to making that buying process go smoothly. Choosing someone you can trust, who is knowledgeable and experienced is important. Finding an agent who will do the research and go that extra mile will create a good, trusting relationship that means you’ll end up with a positive outcome.

Q: We've been having trouble with agents who are showing our house.

2009-08-06T14:18:00.000-07:00

Even though we have a sign asking them to remove their shoes they and their clients often don't. They also leave lights on. What can we do to remedy this situation?

A: Some would say that in our down economy and slower real estate market you should simply be grateful you're getting showings. There are homes on the market that have had only one showing a month for over six months! However, I want to take your question seriously so let me explain things from the prospective of those of us showing property to prospective buyers.

The shoe issue comes up a lot. It's common here for people to remove their shoes before entering a home. That's unheard of in many other parts of the country. Many people feel very uncomfortable doing it and for some, it's very difficult. Except for the winter when they could be bringing in a lot of wet mud into a house, I try to cut them a little slack, although I always ask them to remove their shoes.

Buyers can show up in shoes that are difficult to untie or they wear special orthotic shoes and can't walk well without them. It's also hard to deal with children who may need help getting shoes off and on. Some homes provide booties for people to slip over their shoes but there's no guarantee that folks will use them.

I try to go back through a house and turn lights off, but sometimes a client will go back for a second look at a room and leave the lights on. It's also possible that the house is too dark. Most agents will go through a house ahead of their clients and turn lights on in dark rooms. You might consider leaving the lights on when you expect a showing. A dark house is almost always less desirable for most buyers. Just remember that a well priced, open and sunny home that welcomes potential buyers will sell, even in our current market.

Q: We moved here for some peace and quiet.

2009-07-22T15:51:00.000-07:00

Now a neighbor has chickens and the rooster is driving me nuts! He crows all the time, not just at the "crack of dawn". Is it legal to have roosters here? We're on acreage but it doesn't seem to make a difference.

A: Well, you probably are asking the wrong person since I have chickens and that includes a vocal rooster, Mr. Tom. Chickens, including roosters are allowed on Vashon Island in all but a few neighborhoods that have restrictions against livestock. Those neighborhoods are those few on the Island where houses are on city sized lots and folks are very close to their neighbors.

Part of the reason that certain sounds may be a problem for you, is that unlike the city, we don't have much in the way of ambient noise, sometimes called "white" noise. White noise includes things like the constant drone of traffic from heavily traveled roads and freeways. It also includes the hum of large electrical transmission lines as well as the noise of thousands of people talking. Throw in sirens, large trucks, televisions, lawn mowers and other machines in dense areas and you have a real racket.

Living in an area without that ambient noise means you can clearly here everything around you. You can hear bicyclists talking to each other as they drive by, a weed wacker miles away, the train whistle in Tacoma and the songs of birds. Between these sounds you hear nothing. That's part of why most of us live here.

What I suggest is that you quickly learn a method called "re-framing". You re-frame an experience in your mind to change how you perceive the experience. For example, each time the neighbor's rooster crows, imagine the sound of a police siren on top of a street full of talking people on top of the roar of a freeway. Sort of puts it in perspective, don't you think?

Q: I've talked to several real estate agents on Vashon and figured maybe I could finally get the straight scoop from you.

2009-07-08T13:32:00.000-07:00

None of these other agents will take me seriously. I've written up a couple of offers and these agents aren't even trying to make a good case for me to the seller. I figure in these hard times sellers would be thrilled to get any kind of offer.

A: As an exclusive buyer representative, I generally encourage people to make an offer under asking price. It's hard to arrive at market value when it's such a moving target, but I analyze the comparables and judge the value based on the desirability of the location, condition of the house, style and other factors. In some cases, even in our down market, something is so desirable that it still goes for asking price.
Of course, if it's over-priced or has been on the market a long time, it always makes sense to offer less. However, reviewing the information you sent me, I see that you made very low offers. One was on a very desirable home in a great neighborhood that has since sold for the asking price. The other was such a low offer that it wouldn't have covered the seller's mortgage and closing costs.
We do occasionally have what is called a "short sale" where the seller actually comes up short at closing and has to pay the remainder owed or negotiate with the lender to take less. If the lender won't take less, the seller will have to come up with the difference at closing, end up still owing the debt after the sale, or reject the offer.
In the case of the offer you made, it's possible that the sellers had enough resources to wait for a better offer to come along. Being a smart shopper and taking advantage of our current market is good, but we haven't dropped in value as much as other areas and you're probably not going to get the extreme bargain you expect here.

Q: We bought our house about two years ago and knew when we bought it that there was some doubt about the boundary lines.

2009-06-24T12:45:00.000-07:00

We didn't really want to spend the money on a survey and the seller didn't either so we just let it go. Now the house next door has sold and the new owners are cutting down bushes and trees we think are on our property. We talked to them and they seemed friendly, but said they want to get rid of the trees because they really want more sunlight. Now we're suddenly very exposed on that side of the house with those trees and shrubs gone. We don't want a big fight, so what can we do?

A: I would say a survey is the first step. You can't defend a border until you know where it is. Talk to these people again and ask that they refrain from cutting down any more trees until you both know whose property they are on. I think I would offer to pay for the survey since asking them to pay half might antagonize them. Keeping things friendly is important.
Once the survey is done, and if the trees were on your property, you might want to consult with an attorney. An attorney might counsel you to ask for restitution for the lost trees and shrubs if it turns out that they were on your side. However, it's up to you to decide how far you want to take this issue. Perhaps the neighbors will feel badly enough that they will offer to plant new trees, build a fence or otherwise try to make up for the loss to you.
If it turns out that the trees and shrubs were on their side of the property line I suggest you invest in some nice, fast growing trees or shrubs that you can plant on your side of the boundary to restore some of your lost privacy. Or you could fence in a courtyard closer to your house which will shield you from the neighbor's house.

Q: We want to buy a home this year but my husband says he wants to wait until the economy really hits bottom.

2009-06-11T09:53:00.000-07:00

That way we will get the best deal. In the meantime, we’re paying rent and I think that’s just wasting money. I want that money to go toward a home of our own. What do you think?

A: First, of course, is the simple fact that no one knows when we’ve hit bottom until we aren’t there anymore. Once prices start to stabilize or even start upward, it’s too late. I’ve always believed that the best time to buy is when you want a home.

We all learned, sadly and dramatically, what trying to outsmart the market will get you. If the stock market crash, the banking melt down, and the real estate disaster have taught us anything, it should be that we can’t really predict the future. We can only try to learn from the past.

The real estate market is actually changing for the better at this very moment. The news out at the end of May indicated that pending sales of homes in the US had risen three months in a row and that in April, sales jumped 6.7% the highest leap in eight years. That report, from the National Association of Realtors, also stated that in several states, bidding wars were becoming common on foreclosures as speculators and first time home buyers flood the market to find bargains.

The $8,000 tax credit for first time home buyers has also helped to turn the real estate market around. Many banks are now allowing these funds to be used as part of the down payment and closing costs. According to investment analysts, looking state by state at many economic indicators, the recession will end in Washington state by the fourth quarter of this year.

Even if these predictions don’t come true, it’s a ray of sunshine to those hoping for better days. With our inventory at an all time high and prices reduced dramatically I would say this is a great time to buy.

Q: How important is the Form 17, Seller's Disclosure Statement?

2009-06-04T11:08:00.000-07:00

Our listing agent has asked us to fill it out so she can put it online with our listing and we want to wait until we get a buyer.

A: I agree with your agent the the Form 17 (a form put out by the multiple listing service that sellers are required to fill out) is very important. Not having it available for potential buyers is a serious mistake. It may lead buyers to wonder what the seller is hiding when the form isn't available. Having the form online shows buyers that you are willing to disclose what you know about your property up front.

You should go over it carefully and be sure you know what you want to say before you fill it out. I see these forms all the time with answers crossed out and other answers checked. That's a red flag to potential buyers. They often ask if I think you lied, changed your mind, or just didn't know anything.

You should also remember that some answers require explanation. You can add a sheet of paper with comments on it to explain any answers that require it. A good example that I saw recently was, "Has the roof ever leaked?" The sellers marked, "I don't know." The first reaction my client, who was interested in the house, had was, "Of course they should know if the roof has leaked. What are they hiding?"

I think that question is not well-worded and that the seller probably meant that he wouldn't know if the roof ever leaked in the past, before he owned it. It would have helped to explain his answer by adding language that the roof hadn't leaked during his ownership.

I saw another Form 17 today that had dozens of answers crossed out and other answers inserted. That would give a buyer pause. Did the seller not know his own mind, or was he just sloppy? Many buyers would think that he reconsidered his answers to hide defects.

So, yes, I think it is a very important document.

Q: I'm confused about this new $8,000 first time homebuyer's deal.

2009-05-27T09:11:00.000-07:00

I owned a home five years ago but don't own one now. Can I still qualify? Where do I sign up to get the money?

A: You are considered a first time home buyer if you haven't owned a home in the past three years, so you should qualify. You don't get the $8,000 in cash. What you get is a tax credit. When you file your taxes for this year you get to deduct up to $8,000 off the top! However, if you owe less than $8,000 in taxes, the government will send you a check for the difference. So if you owe only $5,000 in income taxes the government will send you a check for $3,000!

There is an income limit of $75,000 gross income for a single person and $150,000 for a couple, but you can still get a partial credit if your income is up to $95,000 for a single person or $170,000 for a couple.

This is not a loan and doesn't have to be paid back like some programs in the past. That means that you are basically getting a gift of up to $8,000 for buying a home. You must, however, close before December 1, 2009, to take advantage of this program. If you are building a home you may still qualify but you have to occupy the home before the December 1st deadline.

This program, combined with incredibly low interest rates, gives a great boost to first time home buyers. Prices have pretty much stabilized in our region but they are still affordable and offer those who have not owned a home in the past three years a really great opportunity for home ownership.

For more details go to the IRS web site and type in: first time home buyer to credit, or try www.federalhousingtaxcredit.com. This is really too good an opportunity to pass up, in my opinion.

Q: I’ve been a renter for the last 10 years because I just don’t see the value in home ownership

2009-05-04T13:26:00.000-07:00

when prices can be as volatile as we’ve been seeing in the last year. Plus, I don’t want to be tied down. In my business I could be transferred anytime. I assume you disagree.

A: Well I can’t speak to your fear of being tied down, but I can argue that your thinking is flawed about the value of home ownership. Let me give you an example. This is a real client of mine. I pulled him out of my files at random. Let’s call him Jack.

Jack bought a nice rambler on a large lot with a bit of a view in 1999. He paid $257,000 for it. Like all real estate on Vashon it went up in value every year. By this year, ten years later, King County has his home valued at $557,000. The home has more than doubled in value. Even with the decline of 10% in property values we saw on Vashon last year, he would still make a tidy profit if he were to sell.

Just as valuable is the tax savings he would have had each year he owned it. He was making about $50,000 a year when he bought the property and his wages went up about 3.5% every year since, so he now makes approximately $70,000 a year.

Using a spreadsheet to figure his tax saving--based on deducting his mortgage interest and property taxes every year--he would have saved over $43,000.00 in real money over the ten years! That’s money he could spend in other ways instead of giving it to the IRS. That’s impressive.

I probably haven’t convinced you, but if I have you should know that this is a great time to buy on Vashon. Interest rates are at an all time low, the government is offering an $8,000 buyer bonus this year, and real estate prices are stable. If you had your saving in the stock market, I would guess you didn’t come out half as well as Jack did.

Q: I had my house on the market for a while but decided to wait a year so that I could get my price.

2009-04-13T09:42:00.001-07:00

We already moved so the house is empty. Friends are telling us we should rent it out but I don’t want it trashed. What do you think?

A: There are a couple of issues here. The first is the issue of renting out your house. Unless you don’t really worry about money at all, you’re throwing away a lot of it by having your house sit empty. There are mortgage payments, utilities, insurance and taxes to pay, plus the cost in time and/or money to keep up the yard. Renting would get you some money to cover those costs.

If you do a proper job of screening tenants you won’t have your place “trashed”. Trust one of the property management firms on the Island to find good, responsible tenants and that shouldn’t be a worry.

The other issue is holding on to your house to “get your price”. I’ve said many times before that the price is set by what a buyer is willing to pay. You can hold out all you like but if your expectations are too high, you’ll put a lot more money into the house with little hope of recovering it.

The real estate market here on Vashon is really not bad. Sales of homes actually went up 14% in the first quarter of 2009 over the first quarter of 2008. The average price of those homes did drop, but only by about 10%. That’s well below what most markets have experienced.

It almost seems that we have only two kinds of property on the market: homes that sell in a few days or weeks, and those that have been sitting for months or even years. It’s all about price. The well priced properties have been selling quickly, some even with multiple offers.

If you don’t want to price your house to sell now, then getting a renter in there to help offset your negative cash flow would be good.

Q: I don’t know how you real estate people ever come up with the prices that you do.

2009-04-13T09:39:00.000-07:00

My neighbor’s house is for sale and it’s a total dump! I don’t even think it could be remodeled into anything. But their real estate agent has it priced at half a million! That’s crazy. No one will pay that much for it.

A: There are many things to consider when pricing a property for sale. Certainly the listing agent would have had to come up with comparable sales of similar homes, adjusting for our dip in the market over the last year. Other things to consider are location, condition of the house and property, and the obsolescence of the style and floor plan.

Some considerations are just an issue on Vashon, like the distance from the north end ferry. But most issues are the same as elsewhere and include things like the condition of the house, number of bedrooms and bathrooms, yard or garden, size of the parcel, closeness to recreational areas, and for families with children, the closeness to schools.

It’s important to consider the value of the land. Buying land and building is a very long and frustrating process for many people and it’s often more cost effective to remodel an existing house. The land your neighbor's house sits on has a spectacular view and spacious grounds. The landscaping hasn’t been tended for awhile, but, as the landscapers say, “it has good bones.” Just the land itself would sell for close to the asking price they have on the house.

As a neighbor, possibly with different standards of neatness, this property may seem “trashed”. But the house is structurally sound, has a good floor plan and a good location. It needs to be remodeled but just cosmetically like paint, newer appliances, nicer floor covering and yard clean up. The home offers many things that buyers are looking for and I think it’s priced well and will sell quickly.

Q: I'd like your list of all the cheap foreclosures on Vashon.

2009-03-18T16:48:00.000-07:00

I've seen ads on TV saying you can buy houses for just a few hundred dollars and that's what we want to do. We see ads for house that are only $75,000 or so on TV. Even if it's a fixer, I think my wife and I can do the work.

A: There are very few houses for sale here that are in foreclosure, but I can send you those listings. I must warn you however, that you won't be buying any house in Washington for a few hundred dollars down. That may work in Florida or Alabama, I don't know, but the banks that have foreclosed on these houses want well-qualified buyers with good credit, a reasonable down payment, and sufficient income to cover the payments.
You need to meet with a reputable lender to find out what you are qualified to spend on a house and to get pre-approved. A pre-approval letter is almost always required on all offers on properties owned by banks.

Although prices have dropped here, like elsewhere, our lowest priced homes are in the mid to high $200,000 range, but most are over $300,000. That's still a bargain for Vashon but certainly not the prices you're seeing on television.
We experienced a drop of about 8-12% over the last year, and for Vashon, that's significant. Some of the few foreclosed homes we have are listed even lower. It's possible to get a house here for well under its assessed value, but that's still likely to be over $250,000 at the lowest end.

Some of the foreclosures we have are high end homes. That means you might be able to buy a house that would have sold for $650,000 a year or so ago, but can be purchased today for $525,000. That's an incredible deal.

You should also be sure that a lender will be comfortable helping you buy a "fixer." Some fixers will need a construction loan and that's a different kind of loan with different requirements.

Q: In these bad economic time and awful real estate market I was surprised when a neighbor’s house sold in just a couple of days.

2009-03-10T14:59:00.000-07:00

What’s going on? I thought no one was selling now? It was a real crummy place too. Are things just better on Vashon?

A: To start with, Vashon is something of a boutique market all of the time, so we don’t necessarily follow national or regional trends. However, our market has been slower over the last 10 months or so than usual and we have suffered a set back in prices and values.

What you saw with your neighbor’s property was a very well priced property for this current market. Yes, it was a “fixer”, but priced a one. It was in a prime location and had a great potential which is what a lot of buyers are looking for.

Any house will sell, even in a slow market, if it’s priced right. That has always been the secret to a fast sale. There have been more sales in the last few weeks than even at this same time a year ago, and that’s hopeful.

The listing agents have a responsibility to price the property to sell in this market and to be sure their sellers are well prepared. If the house is clean, tidy, is in a desirable location, and priced well, it will sell.

Many sellers are hoping that their particular home will be worth more than competing properties. That’s rarely the case. Their agents can take them to see their “competition” and that can help them see their home in a more realistic light.

There are lots of buyers out there, but they are looking for a really good deal. They also read the newspapers and watch the news so they expect to find a real bargain or, at the very least, a very good value for the money.

Your neighbor was well advised. It’s also good to remember that since they’ve owned it for many years, they still made a tremendous profit over what they paid for it.

Q: We’ve had our place off and on the market for a long time now and aren’t getting any offers.

2009-02-24T14:58:00.000-08:00

We keep it neat and our agent holds open houses regularly but there is just no traffic. I see that other houses are selling, even in this depressed market, and I wonder why ours isn’t. Any ideas?

A: You do keep your house looking very nice for showings, which has to help. However, it has a very poor floor plan that buyers don’t usually like. It’s also on one of our really busy roads and most buyers want some peace and quiet in their lives, that’s why they want to move to Vashon Island.

I see from the records that when you bought your house, you paid about 15% less for your home than competing properties. It’s possible that the busy roadway and the odd floor plan were an issue then too.

Since nothing has basically changed in the house over the years, and the road is even noisier now, you may have to price your home at least 15% lower than other houses of similar size and general category. At this point, your house is actually priced for more than a competing home nearby that is larger and has been recently remodeled.

Keep in mind that your goal should be to get it sold and move on with your life. While it sits there unsold, you are still paying taxes, insurance, and mortgage payments every month. That is money lost that won’t be regained regardless of when your house sells.

We all think our home is better than anything else out there for sale. But the truth is that if your house was less than desirable when you bought it, and therefore you got it for a bargain price, it will also have to be set at a bargain price today to sell.

The next time you list the house for sale, sit down with your listing agent and do some math. Figure out what the price has to be to get that home sold. Best of luck.

Q: Is there any rule or County regulation about blocking someone’s view?

2009-02-06T09:22:00.000-08:00

My neighbors just planted a row of trees along the back of their lot. They are down hill from me a little bit but those are going to be big trees and will block my view. I don’t want to sue them or anything like that, but I paid more for this house because of the view and it doesn’t seem fair that they can take that away. It will also devalue my property.

A: Unless there is a view covenant in your neighborhood or on your deed that protects your view, you probably have no legal protection. When selling a view property I always tell a prospective buyer that without covenants they have no legal way to protect that view.

I’ve checked, and you are not in an area with covenants or restrictions for view protection. Your neighbors probably have the right to plant anything they want on their property. I can’t give legal advice so you should check with an attorney, but it’s unlikely that you have any case for a lawsuit. To my knowledge there is no County code or regulation that would protect your view.

You might want to simply meet with the neighbor and find out what is motivating them to do this. Maybe they want more privacy or don’t want to look at your place from their property and were hoping that the trees would obscure the view of your house or yard. That could be achieved with different plantings that would grow tall enough to block their view of your house without blocking your view looking out over their house.

You could offer to pay to take out the trees and put in lower growing evergreen shrubs. You might also offer to buy a view easement or covenant from them. That could protect your property for the future. You’d be surprised at what people will agree to if you approach them with an attitude toward mutual benefit and neighborliness.

Q: I can’t believe what we’ve been through in the last month.

2009-01-14T11:00:00.000-08:00

A water line broke under the bathroom and flooded the crawl space, we got some kind of mold growing in our living room from something wrong with the roof, and a big tree branch fell on our storage shed and ruined it. Somebody should be warning people about this stuff! We didn’t have a clue that this could happen. How are we supposed to know how to get prepared?

A: I feel badly for all that you’ve been through but I have to say that there were many opportunities for you to become prepared. The Beachcomber carried detailed preparation guidelines from Vashon Be Prepared, an organization that helps Islanders get ready for disaster. I always make sure to put out a detailed list in this column every Autumn with instructions to insulate pipes, clean gutters, etc. There are also many resources on line to help you prepare.

Winter isn’t over yet so here’s what I’d do now. Be sure the plumbing repairs are made and that pipes are insulated. Even after doing that you might want to run the water just a bit in all the bathrooms and kitchen during weather that’s well below freezing.

Clean out gutters and keep them clean. If you can’t do this yourself find a good handyman who can (contact us for a referral if needed). Have a roofer take a look at the roof and make necessary repairs. Often, if the flashing isn’t done well, water from overflowing gutters will seep under the roofing and rot the plywood decking. That can cause mold to grow fast.

I am a real tree hugger and probably have some trees in my yard that could cause damage. However, I am willing to risk it as long as they are healthy. If there are unhealthy or dangerous trees around your yard you should consult an arborist to see if they should be thinned or taken down. The fire marshal recommends a 30 foot buffer, free of trees, around all buildings. Good luck with the next storm. We all have to be prepared.

Q: I'm worried about the value of my home.

2009-01-14T10:28:00.000-08:00

I read all these stories about how real estate in the Seattle area has dropped so much. Is there any way to know when the decline in values will stop? I was hoping to sell in a couple of years and move closer to my children.
A: There's no way to really predict when we will hit "bottom" in this current financial crisis. Keep in mind that although this is a record setting recession and a truly global financial crisis, it isn't the first time we've seen values decline.
We had a stock market meltdown in the mid 1980's that lost many people their retirement money and saw a significant drop in real estate prices. We were hit with another big recession and the savings and loan disaster in the early 1990s. Prices froze and money was lost. Our current crisis is worse, of course, but our region is doing far better than most.
Let me go over some figures that may help you see the picture on Vashon. According to the Northwest Multiple Listing Service, the average price for a Vashon home that sold in 2007 was $576,560. The average this year was $566,000; that's less than a $10,000 difference. The median price in 2007 was $549,000, and in 2008 was $523,750; a slightly greater difference.
The real change locally was in number of sales and length of time on the market. In 2007 it took an average of 71 days on the market to sell. In 2008 that shot up to an average of 133 days. The number of homes sold in 2007 was 139. The number this year (2008) was only 83. THAT is a huge change.
Another issue is that sellers have been pricing their homes higher than last year's prices. That won't work when prices are dropping. As for your concerns, your home is worth a great deal more than you paid for it, which is good, and will likely appreciate even more before you are ready to sell.

Q: Could you please call me when prices hit the very bottom?

2008-12-05T13:59:00.001-08:00

My wife and I would like to invest in some property here on Vashon, but we don't want to pay too much.
A: If I could predict when we would hit the bottom of the market, or anything else concerning the economy, I would probably be rich (I'm not) and be working as a six figure financial guru!
We've had recessions several times in the recent past. Americans seem to share a talent for forgetting our past, both short- and long-term, so you may not remember them.
We had a major recession that lasted from 1980 to 1982 and during that time the real estate market in our region was all but dead. The stock market plunged and people lost their retirement savings. The Seattle area was hard hit. We had a shorter recession in 1990 and 1991. Our real estate market was very sluggish because people moving here from California or even other parts of Washington couldn't sell their homes to buy here.
The last one was in 2001. This also affected our real estate market, but it was shorter and our regional economy was more diversified so we weathered it fairly well.
According to most experts I've read, our current crisis will likely be longer and could be deeper. However, Vashon continues to be a "boutique" market. For those with money, and thee are still many of these folks, we offer an exceptional community, beautiful environment, and affordable prices.
Prices have come down this year, but I can't say there are bargains to be had. I doubt if that could ever be true here. But there is certainly good value for your money available. Moreover, we have had a larger than normal inventory of homes to offer this year, which is really unusual. That has happened in past recessions, too.
These recessions are usually followed by robust growth and higher prices, so I'd recommend taking advantage of our downturn now before the market turns upward again. Once that starts, your opportunity will have passed.

Q: We just moved into our new home here on Vashon.

2008-12-05T13:45:00.000-08:00

We've only lived in apartments in the city before this and don't really know what we need to be doing to get ready for winter. Our neighbor told us that you could give us some ideas. He has been really busy doing all kinds of things to his place, but we don't really know where to start.
A: It's almost Halloween and owning a home can certainly be a "treat", but there are also a few "tricks" to doing it right (sorry, I couldn't resist.) I'm glad you're asking now since the last sunny days of October are a good time to try to get things done in preparation for winter.
Probably the most important job is cleaning your gutters. Not doing that can cause serious problems. It can rot your roof, cause dangerous mold to grown, and cause flooding in basements and crawl spaces. Next would be servicing your furnace. Especially if it's oil, natural gas, or propane, your furnace needs to be cleaned and serviced annually. It's best to do that before the major heating season.
Another obviously good thing to do is to have your chimney cleaned. As you use your fireplace or wood stove be sure you use only really dry wood. Wet wood causes more creosote build up in your chimney and releases more smoke and particulates that are bad for the environment and for you to breathe.
This is the time of the year that many of our rodent population would like to come in and live in your warm house. Go around the outside of the house and be sure even tiny holes into your crawl space are sealed and that there is strong wire mesh secured at the foundation vents.
We're a friendly place, so don't hesitate to ask locals what they do to get ready for winter. Go online to VashonBePrepared.org and you'll find lists of items you'll need to have on hand for emergencies. You should be prepared for power outages, wind storms, and possibly freezing weather.

Q: We've been thinking about doing some remodeling to our house

2008-11-19T14:13:00.000-08:00

and even saved up for it. With all the economic problems, maybe this is a bad time to do it. Any comments?
A: I'm glad you asked. I would say this is a great time to do repairs and remodel because, frankly, contractors are aggressively looking for work. Many are willing to even cut prices to bare bones just to keep their crews busy. Suppliers are also discounting materials to try to keep a cash flow going during the difficult times. I've spoken to several of our local contractors and they are eager for work. That's a change from even a year ago when you would have had to wait your turn, maybe several months, to get anything done.
Don't forget while you're doing this work to look for green products and contractors who are willing to make your remodel as green as possible. With energy costs so high, this is the perfect time to make your home more energy efficient. Look for local materials and products. I always recommend recycled materials, too. Our state offers some very innovative building material suppliers who offer alternative, green products.
The recent election made much of climate change and the necessity to move toward a sustainable economy. You will be doing your part to insist on green materials and local products. Plus, you will save on energy costs for as long as you own your home.
Resale value is another prime reason to upgrade your home. The market doesn't look all that great right now, but "this too shall pass."
Most of the buyers I show homes to ask about energy efficiency and utility costs. They pass up the homes with single pane windows, lack of insulation, outdated heating systems, and unhealthy mold and moisture.
I, and many of the local real estate professionals, can give you lists of good, local contractors who are eager to help and do excellent work. Best of luck with your project.

Q: I’ve been looking to buy a home for some time now but all the news abut the economy has me scared.

2008-10-16T11:27:00.000-07:00

And, people keep telling me that it’s almost impossible to get a loan. But I see that there are a large number of homes for sale on Vashon in my price range and some of them look really good. I’d love to buy while there is a good selection of homes but I’m afraid I won’t be able to get financing.

A: The media is so full of bad news that it’s easy to miss the good news. There is good news, especially for real estate buyers. There are many reputable lenders left out there who are offering excellent interest rates at reasonable fees. Even the FHA has made an effort to offer very attractive loan programs.

This is a great time to buy. I have always been prejudiced in favor of investing in real estate as opposed to the stock market. That doesn’t mean that diversifying is bad, it’s just that with real estate you have something that is…..well…….real! You can rent it out, sell it, or most important, live in it!

We have an outstanding inventory of homes in all price ranges and with a slower market you have more time to look at everything and really compare. If you have good credit and sufficient income to qualify you will find it easy to get a good, conservative, long term mortgage at a great rate.

You can still buy a home with no money down by just paying closing costs, or get better interest rates with a more substantial down payment. While we’ve been watching the melt down of many financial institutions lately, there are still those who didn’t put all of their eggs in the high risk basket. Those folks can still offer you a great fixed rate mortgage that will get you into your own home.

Remember that you’re losing money every month by paying rent and you’re not able to take advantage of the tax deduction of mortgage interest that can save you thousands every year.

February 12, 2009

2008-10-15T10:23:00.000-07:00

February 12, 2009 will mark the bicentennial of Abraham Lincoln’s birth. When our new president rededicates the Lincoln Memorial in 2009, what could it tell the world and our own children about who we are now if, 200 years after the birth of the “great emancipator”, the ceremony was led by our first black president?

Q: We saw a house with you a few weeks ago that we really liked.

2008-10-13T14:18:00.000-07:00

My husband emailed you several times with a lot of questions. You were great at answering all of our questions, but now it ended up that someone else bought the house. How are buyers supposed to find out everything they need to know about a place before someone else beats them to it?
A: Most questions can be answered during the inspection contingencies. There are specific forms that give you the right to check out the neighborhood, inspect the property and house, examine and study the title documents, and complete other "due diligence" before committing to buy the home.
There are specific questions that should be asked and answered before making an offer, of course. First and foremost is to determine if the house is within the price range you're qualified to spend. Next, you should ask yourself if it meets your basic needs for size, location, and condition.
It is also common that there is anecdotal information about the property I can share that I've learned from 20 years of selling real estate on Vashon Island. I generally discuss a number of things with clients that might not be obvious to them. That might include, for instance, traffic patterns, serious slide areas, distance from each ferry, closeness to parks or schools, and any information I may know about each specific property. I am also happy to provide information on recent comparable sales that can help determine value.
All of those issues can be resolved in a day or two. Spending days or weeks trying to find out every detail possible about a property puts you at risk that someone else will come in and make an offer. Buying always includes some level of risk. I do what I can to help minimize that for you, but you need to be prepared to commit to a property if you hope to relocate to Vashon Island.

Q: We have been trying to sell our house for a long time now.

2008-09-22T09:56:00.000-07:00

We just don't know why it's not selling. We've lowered the price, and kept the place looking good. Our listing agent is advertising it like mad. What more can we do?

A: In your case, the issue may be your limitations on showings. Restricting showings to certain times of day, or specific days, is a limitation. Also, requiring the listing agent to be present for all showings makes arranging showings cumbersome. With a larger than usual inventory of homes for sale, many agents won't bother with a property that is difficult to show.

Keep in mind that buyers will typically be coming to see several houses while they are here. It is rare that someone will make the time, and the trip over here, to view just one listing. Their agent must set up a number of appointments and work around the schedules and limitations of each property. If a house is difficult to show, it's a lot easier to leave that house out of the tour of homes.

My advice to any seller who is eager to sell their home is the same. Have that house ready to show with 15 to 30 minutes notice. Use the lock box provided by the Multiple Listing Service so agents can get in easily. If necessary, figure out a way to handle problem pets, day sleepers, and security issues. Remember that the lock box electronically records who has opened the box to get the key. Your agent can track all showings that way.

Most Island real estate professionals try to work around the schedules of sellers and will set up appointments at least a day ahead of time. However, real estate agents coming over with clients from Seattle or Tacoma may not do it that way.
If you have items of great value and are concerned about security, pack those things up and put them into secure storage. You're going to be moving anyway, so that gives you a head start on packing. Good luck.

Q: My wife and I just wanted to let you know how happy we are to be back looking at real estate on Vashon.

2008-09-19T16:46:00.000-07:00

We know that we're in the lowest price range for the Island, and had just about given up on finding anything. Last year there were so few homes available in our price range that it was very disappointing to look. Also, we didn't really like any of the few places we saw. Now there are many nice homes we can afford and the loan rates are very good too! We look forward to finally finding the right home for us on the Island.
A: Thanks for your note. I'm so delighted to finally see that some folks are catching on to the great market we have now. We have more than the usual selection of homes, plus great loan rates.
September and early October are a great time to buy. It's beautiful this time of year, so looking for a home is pleasant and comfortable. The summer rush is over and the tourists have gone home. That makes the pace slower and more laid back. This is the perfect time to get out and see everything on the market.
There are currently 30 homes on Vashon Island listed with the Multiple Listing Service under $400,000. That's remarkable. That is well under the average price for Vashon and even for King County. The average sale price of a home in all of King County was $478,000 as of the end of last month according to the Multiple Listing Service. The average figures for Vashon are even higher.
Of course some of those 30 homes are very small, and a few are fixers. However, many are very nice homes in excellent condition and in great locations. So, this is a good time to invest.
Be sure to get pre-approved for your loan and be prepared to move quickly once you find the right home. Even in our slower market this year there have been "bidding wars" over special places, and some home have sold in just a few days.

Q: I was going to buy land and build a little place, but land prices are just too high here!

2008-08-21T09:16:00.000-07:00

I can’t believe how much people are asking. I’m also shocked at how much it costs to dig a well, do the septic, clear the land for a house, and all of that stuff. Where is land cheaper? I commute to Seattle so I can’t get too far away.

A: Alas, your problem is that you want to be in commuting distance to Seattle. That's one of the major reasons that land seems to be priced high here and around the Puget Sound region. Many people who work in and around the Seattle area want to live in the country and have some privacy. They also want horses, large gardens, and fresh air. Demand pushes prices.

I checked on prices for 2 to 5 acres of undeveloped land in the eastern, more rural, section of King County. That would include Issaquah, Snoqualmie, North Bend, Tiger Mountain, and even some parts of Kent. The prices averaged from $280,000 for 2.6 acres to over $500,000 for five acres, which is higher than our prices. The lowest I found was $179,000 for two acres in Kent.

Looking at Kitsap County to our west, among those communities that are most commutable, I found land a little cheaper. Two to 2.5 acres in Silverdale goes for $154,000 and in Port Orchard for just over $200,000. Olalla seemed to have the lowest prices. You could find 2.5 acres there for as low as $140,000. Southworth had one five acre parcel for $189,000.

Our prices are very competitive with these other areas. As an example we currently have a 2.2 acre parcel listed for $175,000 and a few 4.5 to 5 acre parcels for $244,000 to $265,000. Some properties even have some improvements already done.

If you want cheap land, you have to move to a less popular and more distant place. Otherwise it may be best to buy an existing home. There are eight homes on the market here that are on acreage and are under $400,000. I don't believe you could buy land and build a home for that price.

Q: You've shown us houses off and on for a couple of years.

2008-08-11T14:50:00.000-07:00

At this point, we think that maybe we just won't ever be able to buy on Vashon. We're thinking of moving to Tacoma where we can afford a house. It's very sad to leave the Island, but the media has us really scared about the high interest rates and the foreclosures and everything. We can get a condo in Tacoma pretty cheap.

A: I would encourage you not to give up on Vashon. As I recall, you were qualified for up to $350,000 the last time you were looking. We have about 25 homes under $350,000 at this time, the highest inventory in that price range for many years. Many of these homes are in good locations and in excellent condition.

Regardless of what the media is saying, there are excellent conventional loans available at very low interest rates. In addition, the FHA has just come out with some excellent packages to help folks with low down payment still get into a home.

There is a lot of hype about real estate these days, but Washington State remains a strong market and Vashon Island even stronger. Our inventory of homes is up, which is a bonus for buyers. Properly priced homes are still selling and buyers are getting good loans.

I find it frustrating that after waiting for years to have a decent inventory of nice homes to sell, we are having trouble getting buyers to come out and take a look. That is especially true in the lower price ranges. Now is the time we've been waiting for! Investors are certainly taking advantage of the situation to buy up these properties for rentals, but lower income buyers are scared off by the news media.

Don't be fooled by all the hype. This is a good time to buy and become homeowners instead of permanent renters. I don't want to disparage Tacoma, which is a great city with lots to offer, but let's face it: it isn't Vashon Island.

Q: We’ve had our place on the market for almost two years!

2008-08-08T09:16:00.000-07:00

We just got rid of the third agent that we’ve listed with. Is there anyone you recommend that can get this place sold? Is it just a slow market or what? We can’t believe there are so many dumb agents on the Island.

A: Since you are not in a current contract with any agent, which would mean I can’t interfere with your listing or give you my opinion of price, I can say that the problem is not with your agent. You home has been very over priced for those two years. If you had been more reasonable, you would have sold long ago and could have moved on with your life.

Often sellers simply set a price that looks good to them without ever checking on the comparable sales or the current competition. They don’t like what the agents tell them so they set their own price. Your house is in very poor condition and that means most buyers will have to consider the costs to make repairs and to up grade the place on top of the price.

It isn’t about the current market, which isn’t bad on Vashon. It isn’t about “dumb” real estate agents. It’s really about your unrealistic expectations. I suggest you take a look at other homes listed for about the same price as yours. I think you’ll be surprised.

There are several very nice homes in that price range that don’t need any fix up or work. They are in good repair, tidy, clean and show well. Several are beautifully staged to show off their best features. Those houses will sell. Yours may not ever sell.

I’m not trying to be insulting here. It always boils down to what a buyer is willing to pay. The price is ultimately set by the buyer and the market--not by the seller! Go back to your agent and list the property with a deeply discounted price and I think you’ll see results.

Q: I am really confused about "recreational" property for sale.

2008-07-02T12:32:00.000-07:00

I see that term on several listings for waterfront land and even some inland property. You told me it almost always means that the property is unbuildable. I talked to someone recently who said that maybe that kind of property could be built on if you know the right builder, or that you could at least put a rustic cabin on it. I just want a place to build a shed and boathouse to store my boat. Can you tell me more?

A: Virtually all property advertised today using the word "recreational" property is not buildable. It could be that it doesn't perk for any kind of septic system. It also might be without a water share and too small for a drilled well. There are many reasons why it might not be buildable.

If most waterfront and view property currently for sale is priced at $200,000 to $600,000 or even more, and you see one for $30,000 to $80,000 you can almost bet it is not buildable. The price tells you the story. Even inland property will be over $100,000 unless it is a very small lot.

According to King County, you can't build an outbuilding, cabin, storage building or anything else unless you have a house on the property. That means that recreational property is only good for temporary camping or picnicking. You should meet with the King County technician at our local courthouse and find out what uses might be allowed. He's there every Tuesday morning to answer questions.

It's common for neighbors to buy such land to increase the size of their property, create a green buffer for themselves, or even to provide waterfront access for their home.

When buying undeveloped land, it's critical that you do a feasibility study. You need to find out everythink you can about the property and its potential. Many a buyer has jumped into something that sounded too good to be true, and guess what? It was.

Q: We’re getting ready to sell our house and keep getting very conflicting advice.

2008-06-12T10:50:00.000-07:00

One agent had this huge list of things she wanted us to do before we put it on the market. Some of it was expensive. We are selling to buy down in another community and really don’t have money to spend on lots of fixing up. One of the other agents we talked to said to wait until the market is hot again. We just can’t do that. Any thoughts?

A: No one can tell if and when the market will be “hot”. Our local market is relatively stable and houses are selling quickly if they are properly priced so this is not a bad time to sell. You need to do what works for you and it sounds like selling is what you need to do.

As for fixing up, I would recommend you do the following, instead. Have the house cleaned or do it yourself. I mean cleaner than it’s ever been! Store most of your personal items so that it appears open and tidy. Wash the windows, cut the grass, weed the yard, and just do a general sprucing up. Get rid of any extra stuff in the yard or garage.

A tidy, really clean house that presents a good picture as a potential buyer drives up will always be appealing. If you have any really dark rooms, paint them a lighter color. Sometimes just washing the walls will restore brighter color. Have the carpets cleaned. If you can’t do all this yourself, ask friends to help. It really is that important.

When you interview prospective listing agents find one that is enthusiastic about your home and gives you good, inexpensive hints on making it show better. Be sure they do a market analysis for your home and price it to sell. Even if you have a number in your head that you “need to get out of the house” remember that your needs are not the deciding factor here. It has to be attractively priced to catch the buyer’s attention.

Q: We’ve been waiting to buy for a couple of years.

2008-05-23T09:50:00.001-07:00

We needed to save up a down payment and were hoping prices would drop. It doesn’t look like they are dropping but we’ve heard that there will be a huge drop in prices in the fall. What do you think?

A: No one has a crystal ball and can see into the future, but according to financial publications, forecasters and industry analysts, I would not expect a major drop in local real estate prices at any point in the future. We are fortunate to live in a state that has not been as affected by the sub-prime disaster, and Vashon Island remains a boutique market that is highly desirable.

What is notable for us on Vashon is that we currently have a larger than usual inventory of homes. In addition, there are many more “affordable" homes in the lower end of our price structure. That means lots more homes for you to choose from.

Interest rates remain very low and there are new FHA programs and other lender programs that offer help to lower income buyers. I remember that you folks qualified for $375,000 the last time you were looking but we had almost no homes in that price range to look at. Currently we have 14 houses on the market for that price or less.

This is a good opportunity to take advantage of the combination of a large ( for us) inventory of homes to chose from, low interest rates and good financial packages that offer some special programs.

In our rush to make a good investment and even anticipate making money on the future sale of our home, we shouldn’t lose sight of the fact that we are also providing a roof over our heads.

The benefits of owning a home are not just measured in money. A safe, secure home for you and your family, the chance to use the mortgage deduction on your income taxes and the pride of home ownership all should be considered in deciding that it’s finally time to buy.

Q: We own a home on Vashon but are thinking seriously about buying a condo in the city

2008-05-20T11:14:00.000-07:00

for those days when we work really late or are attending an evening event. We have a real estate agent that we’re happy with, but we don’t seem to be able to find out about crime in the areas we are interested in. We also worry about noise, especially on weekends. Most of the condos are in the downtown area close to stores and restaurants. Any ideas?

A: Your Realtor probably knows the neighborhoods very well and can advise you, but there are a couple of things I’d recommend. First, check with the police department. They have a break down of crime by the type of crime and number of crimes committed in each neighborhood. That should be helpful.

Be sure and look on the Internet for comparison with other similar-sized cities. It could be a shock to find that the neighborhood you are interested in has dozens of assaults, for instance, but that number might be very low when compared to other cities of the same population.

I would also recommend that you drive around in the area, or even walk it, late on a Friday or Saturday night for a couple of weekends. That should tell you how much traffic noise, or loud music from taverns and events there is. It will also give you an idea of what’s happening on the street.

Obviously drug activity should be a major concern, so ask the police department about that. Be observant about unusual behavior around the condos you are interested in. Some of the condo buildings, especially some of the newer ones, have a lot of security and you should check that out as well.

Another idea might be to stay in a couple of hotels that are very close to the areas you’re interested in. That should tell you a lot about noise and the general street scene. Cities have their own rhythm, and it takes a while to get used to it. Best of luck.

Q: I bought a cute little waterfront cabin a couple of years ago and can’t believe how much money I’ve had to put into it.

2008-05-14T15:49:00.000-07:00

No one told me about these problems even though I used a real estate agent. I knew it was sort of a fixer when I bought it but

I‘ve put almost $100,000 into it and none of that was to remodel or up date the house itself.

First, there were septic problems and I had to jump through a lot of hoops with the County to get that fixed, then I had to fix a leaking foundation, and then it needed a new roof. I had an inspection but none of this was really clear. Do I have a case against the real estate agent?

A: First, only an attorney can tell you if you have a case. What I can share with you is that legally, agents aren’t responsible for problems that they can’t see or have no personal knowledge of. A few of us go well beyond the law and investigate potential problems but we are not required to by law.

Since you had an inspection I would recommend that you go back and take a real hard look at that. Other than the septic, which is not included in a home inspection, the other issues should have been noticed by a competent inspector. Perhaps, in your eagerness to get the property, you didn’t give the inspection much serious thought.

Almost all of our waterfront cabins and cottages were built early in the 20th century with the thought of being temporary vacation getaways. Most are poorly built and have had little maintenance. I generally tell people that they are buying the land and a potential remodel permit. None of these homes could be built today with the restrictions we have.

You should consult with a good real estate attorney who can go over your contract and paperwork to see if there was culpability on the part of the agent or the inspector, but I would guess there was not.

Q: I’ve been trying to buy a house but I don’t qualify for a loan.

2008-04-14T10:39:00.000-07:00

My credit isn’t very good and I don’t have any savings. I talked to one loan guy who said he could get me a loan with no money down but he didn’t like my credit score. Do you know of any loan people who can give loans to someone with a really low credit score?

A: After all of the news about sub prime loan failures across the country and bank failures among those lenders who gave such loans, I would think you might realize that banks don’t want to take on high risk clients and you’re a high risk. No reputable lender will give you a loan at this point.

You should begin working to improve your credit score and start to save some money. Even loans with no money down, and there still are such loans, will require you to pay some costs at closing.

I recommend credit counseling. There are several places where you can get free credit counseling and that can start you on the road to financial recovery. Those counselors can also help you find ways to make better decisions concerning how you spend your money so that you can get on the road to homeownership.

Part of the issue for you, it seems to me, is the problem of delayed gratification. As long as you buy every new gadget that you see and think you want, you will never accumulate savings. As long as you fail to make payments on time, you will never improve your credit score.

If you really want a home of your own you have to resist instant gratification and learn to wait, and save, for something you want more. Also keep in mind that owning a home brings with it other expenses over and above your mortgage payment such as taxes, insurance, repairs, and maintenance. Best of luck!

Q: My husband is bugging me to refinance the house to get a lower interest rate and to pull out some cash for a few things we need.

2008-04-02T11:51:00.000-07:00

Our washing machine is sort of on its last legs, my car is getting old, and we want to join some friends on a vacation to China. I’ve been reading the news about all of the problems with the economy and I’m not sure this is a good idea. What do you think?

A: This is an excellent time to refinance. Rates are very low and if you can afford slightly higher payments you could get even better rates with a 15 year mortgage. What I would be very careful about is taking out cash.

Because there are so many unknowns in the economy, this doesn’t seem like a great time to buy “toys” and gadgets. You can get along with an older car, with a washer that is still working but not the latest model, and maybe take a vacation closer to home.

According to recent statistics and studies, the Puget Sound region, and Vashon in particular, have escaped the extreme downturn in the real estate market we are seeing elsewhere. However, no one can predict the future. This would be a good time to pay down debt, not incur more.

It’s always tempting to use the equity in your home to purchase things you think you need. This is what I have seen as a problem in the few foreclosures we’ve experienced on Vashon. These were not folks who had sub-prime loans; they were folks who simply kept borrowing more and more on their home until they had borrowed more than the house was worth.

A job change, divorce, family illness, or any number of things can change your life quickly. Some of those folks had to sell their house to deal with their life changes and lost money. Many also lost their credit rating. I think I’ll agree with the experts that this is a good time to stick to a modest financial plan and save.

Q: We are going to sell our house and want a recommendation for a listing agent.

2008-03-21T15:45:00.001-07:00

We had someone we were going to use but she told us that we should put away our "religious objects." We found that insulting and now we don't want to use her.

A: Before you dismiss the agent you're already working with, let's talk about this. It is a very sensitive and delicate issue, I know, but I suspect I would agree with her. I'm sure her comments were not intended to be rude or hurt your feelings. What many people don't realize is that religious pictures, icons, and ritual objects from any faith can be a turn off to those of another faith.

Years ago there was a home on the market that had a very large collection of religious objects. The house was stunning and had a beautiful view. It sat, month after month, in a very active market, without so much as an offer. I showed it several times and each time I could feel my clients react to that collection.

The sellers came to me at one point and asked for a recommendation for another listing agent. They felt it was their current agent's fault that the house had not sold. I told them how their collection of objects, although probably precious to them, was putting people off. Buyers didn't even look at the house because they were almost spooked by these religious objects. The sellers took these things down and the house sold in a week.

Keep in mind that you are going to be moving anyway, so why not pack up these items along with family pictures, and other precious belongings? That way no one will be distracted by them and will be judging your house, and not your beliefs. We all have some pretty deeply held prejudices. None of us like to think we are prejudiced but we can have subconscious reactions to things even when we aren't aware of them. The goal here is to sell your house, not your religion. Best of luck to you.

Q: We’re getting ready to sell our house and have some questions.

2008-02-26T13:53:00.000-08:00

Our daughter says that we should paint the whole place inside and out. That would cost us a lot of money we just don’t have right now. I really think it looks pretty good but I’d like your opinion. We also wonder about re-doing our driveway. There are some potholes and it looks kind of bad.

A: After visiting your home I would recommend that you absolutely do something with the driveway. Some of those potholes could cause real damage to a low riding car. It will distract a buyer who, instead of enjoying the drive into your lovely yard, might be concerned about their car making it into the property and worry that they could get whiplash!

As for painting, the outside paint looks like it’s in good condition to me. What is needed is cleaning. In our climate it’s common to have moss grow on outside walls. Most of our houses in this region would look like they had new paint if we just pressure washed the exterior or cleaned the outside by hand. There are also marks from dirt and grass thrown against the house by lawnmowers and weed eaters.

The interior of your home does look a little tired. Fresh paint in a light color would add a fresh and sunny look that will make it show much better. If you’re careful, you can even do this yourself. If you simply can’t do that, then at least wash down all the walls very carefully so that you remove any grime. That will perk it up a little bit, anyway.

We should all thoroughly clean the inside and outside walls of our homes if we’re thinking of selling, or just to keep it nicer for ourselves. After people really clean and paint their homes to get ready to sell, I’ve often heard them say that they never had it looking that good all the time they lived there. What a shame.

Q: New neighbors have moved in and I am very upset about what they are doing.

2008-02-22T12:17:00.000-08:00

I've lived in the same house on Vashon for over 30 years. Our new neighbors have taken out two beautiful big trees and are building a big fence around their yard. No one on our block has ever had a fence. We have always thought it was much more neighborly to leave all of the yards open. I spoke to the new neighbors about it and they don't seem to care what the neighborhood thinks. Do you have any suggestions?

A: People moving into a new community bring the values and habits of their old neighborhoods with them. Perhaps these folks lived in an area where privacy was very hard to come by and all of the houses had fences. They could also be fearful of trees falling on their house in a wind storm, or being a fire danger, and that's why they cut down the trees.

There is probably nothing you can do to remove the fence and you certainly can't replace the trees. What you can do is to back off of your negative attitude and try to slowly make friends with these folks. It may take awhile. They may be mistrustful, based on past experiences, as well as from your initial contact with them.

Most of us don't like change. We also don't like people who have different values than ours. But having a cordial relationship with neighbors is too important to let these issues drive us into a neighborhood war over every little thing. In an emergency, we need each other. Plus, life is simply more pleasant when we learn to care about others. Sorry to sound like I'm preaching, but getting clear on what really matters is important.

Sometimes, when you make the effort, you can gently educate people about the value of trees for wildlife, shade, and oxygen. It's always best to do this by example. You can also help them to trust you so that one day they may not feel the need for fences. Good luck.

Q: I just got started in real estate.

2008-02-06T15:45:00.000-08:00

It's a whole lot more work than I thought it would be. I haven't had any training beyond what it takes to get a license, and the office I work in doesn't do much to help either. I really like to work with buyers, but my biggest beef is people who come out and look at everything for weeks, but I don't think they ever intend to buy. Are they "looky-loos?" How do I know if that's what they are until I've wasted a lot of my time?

A: First, I should tell you that it's very common in a market as small as ours to spend six months or even a year showing property to people before they find something that suits them. Most experienced agents will tell you that a quick sale is rare in our market.

This can be a great opportunity for you to hone your skills. Each set of clients is another chance to learn about people and to work on establishing good relationships. Keep track of peoples' questions. If you don't know the answer, do your homework and find out the answer. Then, get back to the client with the information.

Real estate is really a matter of relationship building. Buying a house or property is usually the largest single investment for most people. They need to trust you, believe you know what they're looking for, and that you are knowledgeable about the community and real estate market.

I believe most brokers would recommend that you take more classes and show homes and property to as many people as possible. Pay attention to what they say and what they want, and do more research on local issues. Perhaps one of the other more experienced agents in your office, or your broker, will be willing to mentor you.

When it comes time to write an offer, be sure to get some help from someone more experienced. I think clients will be happier to have you get some help rather than have you make a mistake.

Going Green

2008-01-18T16:45:00.000-08:00

Here’s a very simple lesson I recently learned in doing things green. It also involved saving me a lot of money! Always a good thing! I needed an interior door replaced. It was an odd size so I knew it might have to be custom ordered. One day last week I finally figured out that I might have to hire someone to go off Island to find me the right sized door. That very day I was stopping by Granny’s Attic to drop off some clothes I had outgrown, (at my age you know
w h i c h way I outgrew them). I happened to glance over to their housewares area and what did I see? Doors. Lots of doors.

I called a handyman friend of mine and said, “Can’t we just recycle a used door?” He said that maybe we could if he found one that fit. He called me later that day to tell me that he found a door that was exactly the size we needed and it still had all the hardware on it and was in excellent shape! “How much?” I asked. He laughed, “four bucks.” What a deal! He painted it to match the rest of the room and it now is hanging proudly.

Saving money is good but being able to reuse appliances, home furnishings, and building materials saves natural resources and is also doing your part to help save the Earth. There are several used building supply places in the Seattle and Tacoma area in addition to our own Granny’s. All it takes is a little time.

Built Green is a recognized program of the Seattle King County Master Builders Association. They certify green building and remodeling. They also do training and promote the use of environmentally sound design and construction. If you check out the Built Green handbook for contractors you will see that they recommend resources for the reuse and recycling of building materials, deconstruction debris and site preparation materials. They offer resources for places that accept almost everything for recycle. If you want to find that list go to their website at builtgreenwashington.org and check out their resource library or go to the construction recycling directory at www.metrokc.gov/dnrp/swd/greenbuilding/documents/CDLguide.pdf When doing a construction project or remodel project, participating contractors get bonus points toward green certification for recycling and re-using materials. The certification plan includes obvious stuff like sinks and light fixtures, but also gives credit for roofing material, sheetrock, metal, and cardboard. They also get points for reusing materials in the new project. I recently toured a home for sale that had been remodeled entirely with recycled material. It was stunning! Beautiful glass tiles in the bathrooms and kitchen counter tops, recycled Mexican floor tiles, wood flooring, railings, lighting fixtures, cabinets and some one of a kind items like hand made ceramic sinks. It was all the more beautiful because no trees were cut, no oil and gas burned for materials to travel from other places, and no factory toxic waste created from the manufacturing of goods. Think about it folks, it’s worth the effort.

Q: We had an inspection before we bought our home several months ago during the nice weather.

2008-01-18T14:01:00.000-08:00

The inspector said everything under the house looked OK. I looked under the house the other day to be sure we have insulation on the pipes and found about 8” of water under there. Should we call the inspector and find out what he thinks, or call the company and say that he did a bad job?

A: First, read the fine print in your inspection contract. Many of the companies have disclaimers that state that they are not responsible for issues that come up later if they were not visible during the inspection.

For example, if you have carpenter ants you might not know it in the winter when they are in hibernation. Unless there’s evidence of past damage or pest activity, the inspector can’t be held liable when the ants show up in the spring.

Look at his comments about the crawl space. Did he mention water staining on the foundation? If it is a basement, did he see watermarks up the walls? If it’s a post and pier system, was there rot on the posts that would indicate sitting water?

If this problem has been present in the past, I’d expect to see evidence of it under the house. If there is nothing in the report, you might go under there yourself and see if there is any indication of staining from sitting water. If so, the inspector failed to note it. Some inspection companies have a warranty on their inspection and they may be liable.

You may have a totally new problem that’s a result of something that has changed on your property or a neighboring property. Have you worked on the driveway, dug a pond, or rearranged the soil near the house? Have you or a neighbor done anything that could change the slope of the property?

Most inspection companies I work with are happy to come out and take another look if they think they made a mistake. Call them to check it out.