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Home values have dropped substantially across the nation, making it hard for consumers to understand why home insurance costs have increased 40%-50% during the same period. Florida one of the top three most expensive states to insure a home ( along with Texas and Louisiana); the average policy costs about four time that of the cheapest states, Idaho, Utah and Oregon. Some of the best ways to reduce your costs are to shop around for coverage and increase the deductibles on your policy. The most common deductible is $500, but raising it to $1000 or $2,500 could cut 25-30% off your bill. High deductibles often make sense, since filing smaller claims my result in cancellation, especially in hard-to-insure states like Florida.

The coverage you need:

Your homeowners’ insurance policy should probably cover the following items:

1. The structure of your house. Don’t base the cost of replacement of your home on what you paid for it, or on the value of the land. You’re not replacing the ground around you, and construction costs might be much different from what you paid.

2. Your personal possessions. Take an inventory of your home’s personal property, especially high-priced items such as jewelry, furniture, and electronic equipment. Determine how much it would cost to replace everything if you lost your goods to theft or destruction. If you think you need more than what the basic policies provide, talk to your agent.

3. Additional living expenses if you can’t live in your home. Additional living expenses are usually part of your standard policy and total about 20% of the cost of insuring your home. Policies that provide for unlimited expenses for a short period of time may also be available, as are policies for special situations, such as renting out your home.

4. Liability for injury to others. While most policies provide a base of $100,000 in insurance to cover your liability should you be sued, consider getting more: In today’s litigious society, potential damage awards could exceed those lower limits in a hurry.

5. Get special coverage if you need it. If you live in an area that floods frequently, you’ll want to make sure your coverage won’t leave you underwater in a flood. Similarly, residents in earthquake-prone areas have to weigh the added costs of earthquake insurance against the risks of being uninsured if the Big One hits.

6. Consider umbrella insurance. Umbrella insurance isn’t directly connected to your home. But if other types of insurance you have don’t provide enough coverage for damages, then your home could be at risk. Umbrella insurance provides additional coverage that makes sure injured parties won’t threaten to collect by taking away your home.

You should consider homeowners’ insurance to be an integral part of your overall financial plan. It can help minimize the disruption and economic loss you would realize should a calamity strike.

Here are some tips to get the most out of your homeowner’s coverage:

1. Upgrades like a new roof, impact glass, Dade County rated shutters and garage doors and other improvements can help you avoid serious damage to your home and may keep premiums lower.

2. Like it or not, your credit rating does affect your insurance premiums. Keeping your credit score top notch will help keep insurance premiums at rock bottom.

3. In states like Florida, there is often a second and higher deductible for hurricanes, starting at 2% of home value and climbing to 5% or more. While increasing that deductible can cut your premium, make sure it doesn’t exceed what you can handle in the event of a disaster.

4. Building codes and costs change, so review your policy to make sure your insurance coverage is sufficient to cover rebuilding at today’s costs and building codes ( replacement costs)

5. Many people are not aware that homeowner’s insurance does NOT cover flood damage ( rising water) from a storm. Discuss purchasing a separate flood policy with your insurance agent. Over 30% of all floods occur outside standard flood zones. If you do not own flood Insurance, you could be exposed to significant, out-of-pocket losses.

6. While it is tempting to save money, going bare, or without any hurricane coverage, can be a potential disaster. If you have a mortgage your lender will require proof of insurance.

Filed under: Blog by Kim Bregman
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What many potential buyers in North Carolina do not know is that upon first substantial contact every single real estate broker should present them with the Working With Real Estate Agents Brochure. Â This is a mandate from the North Carolina Real Estate Commission. This is our governing body here in North Carolina and not negotiable. To briefly outline the brochure it is designed to familiarize the potential buyer with the types of agency agreements that are allowed in North Carolina. As we all know real estate laws can be different from state to state. So this is North Carolina’s way to educate the consumer.

Buyer’s Agency is an agreement between a firm and the client with that one particular broker acting as their agent. The Buyer’s Agent is to always promote your best interests, obey all lawful instructions, provide you with all the lawful facts that could in anyway influence your decision, basically this is a fiduciary relationship where we as agents for the buyer are to always act in your best interest and keep everything about you confidential. Now one thing most prospective clients do not realize is that until you have an agreement with that broker you should not tell them anything about your financial position as in how much you can afford or how much you want to spend. For they do not work for you until you have an agreement with them written or oral.

Seller’s Agency is much like the buyer’s agency agreement in that we have the same type of fiduciary relationship with the seller. We are to always look out for your best interest and follow all lawful instructions. The one fact to be careful of is that when you are a buyer speaking with a Seller’s Agent you must be careful not to divulge any financial information that may compromise one’s negotiating position. The person driving you around and looking at properties may very well be a sub-agent of the Sellers. Until they fully disclose to you that they are a Buyer’s agent then they more than likely work for the Seller. If they are showing you their own listings their fiduciary to the the Seller.

Dual Agency is allowed in North Carolina. Now dual agency can occur with a single agent as well as a firm. Dual agency has to be approved by both buyer and seller when it happens. When a dual agent is a single agent then they are to perform their duties to the full extent that they can. But since they cannot divulge any information of their clients they are reduced to handling all the paperwork and not advising either side since they have prior knowledge of the finances of both sides. Now a firm can also be in dual agency if both the buyer and seller work for the same firm. There can also be designated Dual Agency when both the buyer and seller are represented by agents in the same firm but the broker in charge appoints or “designates” an agent to the representative for one of the clients if there is the possibility of a conflict of interest or as the commission spells out so that the designated agent can more fully represent their clients.

It is best to work with firms that are Exclusive Buyer Agents. You need to ask about their accreditation and if they are anyone working in their firm has active listings agreements.

North Carolina is very much a Caveat Emptor state. The standard contract, disclosures, etc. are weighted to the benefit of the Seller. Make sure you are working with an Exclusive Buyer Broker that has your best interests at heart.

Filed under: Blog by Kim Bregman
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Vacation homes are offering plenty of good deals at the moment. In many second-home hot spots, prices are still close to five-year lows. For example, single-home prices in second-home hotspot Napa, Calif., are down 47 percent from their peak in 2006, according to Fiserv.

If you have a buyer looking to cash in on vacation- or second-home values, an article at CNNMoney.com recently offered the following tips:

1. Is it rentable? Even for buyers who aren’t planning to rent it out, they may still want to consider the rental aspects of the property, particularly since a home’s rental potential can affect its resale value, says Catherine Jeffrey, a real estate professional in Fredericksburg, Texas. Buyers will want to check with the homeowners association or township to ensure that short-term rentals are allowed.

2. How do you plan to use the home? Your loan rate will depend on how you use the property. For example, if buyers intend to use the property primarily as a second home, they’ll pay about the same mortgage rate as a primary residence, says HSH Associates vice president Keith Gumbinger. However, if they plan to get rental income from the property, the property will be treated as an investment, which means they may need to pay as much as 25 percent for the down payment and pay up to one percentage point more in interest, Gumbinger says.

3. Are you eligible for the tax benefits? If the owners rent the house out for two weeks or less, they won’t have to report income to the IRS, and they’ll still be able to deduct property taxes and mortgage interest, experts say. If the owners stay in the home for less than two weeks or has 10 percent rental days, whichever is greater, they’ll be able to deduct operating costs, such as cleaning and maintenance fees, as well as the interest and property tax, says Rick Shapiro, a CPA in West Hartford, Conn. He suggests home owners talk with a tax expert to find out what tax benefits they are eligible for.

Filed under: Blog by Kim Bregman
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TIME TO BUY: The cover story in the April edition of Fortune magazine trumpets that “housing is back.”
“After four years of plunging home prices, the most attractive asset class in America is housing,” proclaims Fortune magazine, one of the world’s premier business publications, in its April cover.

The article, headlined “The Return of Real Estate,” explains that several market forces have created a more promising outlook for the industry. An excerpt:

So let’s state it simply and forcibly: Housing is back. Two basic factors are laying the foundation for dramatic recovery in residential real estate. The first is the historic drop in new construction. The second is a steep decline in prices, on the order of 30% nationwide since 2006, and as much as 55% in the hardest-hit markets. The story of this downturn has been an astonishing flight from the traditional American approach of buying new houses to an embrace of renting. But the new affordability will gradually lure Americans back to buying homes. And the return of the homeowner will start raising prices in many markets this year.

The author, Senior Editor-at-Large Shawn Tully, acknowledges that demand has been extremely weak in recent years, but notes that a “remarkable shift in home affordability” and the cost of owning vs. renting bode well for housing’s immediate future.

The second measure, the cost of owning compared with renting, should also inspire potential buyers. In 28 out of 54 major markets, it’s now cheaper to pay a mortgage and other major costs than to rent the same house. What’s most compelling is that in all of the distressed markets, owning now wins by a wide margin — a stunning reversal from four years ago. It now costs 34% less than renting in Atlanta. In Miami the average rent is now $1,031 a month, vs. the $856 it costs to carry a ranch house or stucco cottage as an owner.

Some cities, especially those not immersed in foreclosures, will rebound sooner than others, Tully writes, but even the hardest-hit markets have reason for some level of optimism. One big reason: Investors.

“People always want to live in those sunny locales, and their job markets are starting to recover, albeit slowly. In foreclosure markets, the inventory problem is far greater because it includes not just traditional resale homes but millions of distressed properties. Fortunately those houses are now such a screaming deal that investors, including lots of mom-and-pop buyers, are purchasing them at a rapid pace.”

The bottom line, Tully concludes, is that it’s a great time to buy. His article’s final advice for those on the fence:

Beat the crowd.

Filed under: Blog by Kim Bregman
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What You Need to Know and Do

Credit reports have always been important, but they’ve grown even more important in recent years. Now more than ever, you need to make sure you understand what’s on your credit report – and you need to know what steps you can take to improve your score.

For example, did you know that a Home Equity Line of Credit (HELOC) can impact your credit score quite dramatically… and sometimes unfairly… depending on how it is reported?

Here’s What You Need to Know… and Do!

First, you need to know that HELOC’s are commonly reported by the three credit bureaus as revolving accounts. In reality however, they do not fall under the typical revolving terms, even though they are set up in the same way as a revolving account. That’s because HELOC’s are secured by an asset.

Here’s the Good News…

The Fair Credit Reporting act requires reporting agencies to report true and accurate information. So when a HELOC is reported as a revolving account, you can actually send a letter to the three credit bureaus asking them to change the type of account from “Revolving” to “Line of Credit” or “Other.”

This way, the account will not be rated by the scoring system using the “Balance to Limit” ratio scenario – which can drop a credit score by as much as 75 points if the HELOC is maxed out to the limit of the available credit line.

A Final Word of Advice

If you do decide to send a letter, you should send it as a Certified Letter, along with a copy of the HELOC agreement. You may have to send the letters more than once, but persistence is the key to accomplishing a positive result with the bureaus.

Filed under: Blog by Kim Bregman
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Mortgage interest:

Your biggest tax break is reflected in the house payment you make each month since, for most homeowners, the bulk of that check goes toward interest. And all that interest is deductible, unless your loan is more than $1 million. If you’re the proud owner of a multimillion-dollar mortgaged mansion, the Internal Revenue Service will limit your deductible interest.

Interest tax breaks don’t end with your home’s first mortgage. Did you pull out extra cash through refinancing? Or did you decide instead to get a home equity loan or line of credit? Either way, that interest also is deductible, again within IRS guidelines.

Generally, equity debts of $100,000 or less are fully deductible. But even then, the remaining amount of your first mortgage could restrict your tax break. This could be a concern if you excessively leverage your house. When a homeowner takes out an equity loan that, when combined with his first mortgage amount, increases the debt on the house to an amount more than the property’s actual value, the homeowner faces additional deductibility limits. In these cases, the IRS says you can deduct the smaller of interest on a $100,000 loan or your home’s value less the amount of your existing mortgage.

Read the Internal Revenue Service’s Publication 936, Home Mortgage Interest Deduction for complete requirements and information.

If you itemize your deductions on Internal Revenue Service form 1040, Schedule A, you also may be able to deduct your mortgage points in full the year they were paid. If you are refinancing, you can, based on the number of years of the loan, deduct some of the points. Read the IRS’s Tax Topic 504 – Home Mortgage Points to get all the requirements and details.

Moving expenses:

If you had a work-related move (say, if you landed a new job or if your employer relocated you to a new location), you may be able to deduct your moving expenses. (Use IRS Form 3903 to calculate how much you can deduct and note those expenses on Form 1040.)

To qualify for the deduction, your new job must be at least 50 miles further from your old home than your old job was. Also, you need to have worked full-time for your employer at least 39 weeks in the first 12 months after your move to your new home. Read Topic 455 — Moving Expenses from the IRS for more information.

Max out tax benefits of a vacation home:

Use a vacation home wisely, and it’ll provide a break from taxes as well as the hustle and bustle of everyday life. The rules on tax deductions for vacation homes can get a bit tricky, but understanding and adhering to them can yield many happy tax returns.

If your vacation home is truly a vacation home meant for your personal enjoyment, as opposed to a rental-only income property, you can usually deduct mortgage interest and real estate taxes, just as you would on your main home. You can even rent out the home for up to 14 days during the year without getting taxed on the rental income. Not bad.

Now, let’s say you want to rent out your vacation home for more than 14 days in 2010, but also use it yourself from time to time. To maximize the tax benefits, you need to keep tabs on how many days you use your vacation home. By restricting your annual personal use to fewer than 15 days (or 10% of total rental days, whichever is greater), you can treat your vacation home as a rental-only income property for tax purposes.

Why is that a big deal? In addition to mortgage interest and real estate taxes, rental-only income properties are eligible for a slew of other tax deductions for everything from utilities and condo fees to housecleaning and repairs. Deductions are limited once personal use exceeds 14 days (or 10% of total rental days), so get out your calendar now to strategically plot your vacations.

Take advantage of tax breaks for the military:

In salute to members of the armed forces serving overseas who want to purchase a home, the IRS is extending a lucrative tax perk for military personnel. If you spent at least 90 days abroad performing qualified duty between Jan. 1, 2009, and April 30, 2010, you have an extra year to earn a homebuyer tax credit. In addition to uniformed service members, workers in the Foreign Service and in the intelligence community are eligible.

Thanks to this extension of the homebuyer tax credit, qualifying military personnel have until April 30, 2011, to sign a contract on a new home. The deal must close before July 1, 2011. Just like non-military buyers, first-time homebuyers can earn a tax credit worth up to $8,000, and longtime homeowners can earn a credit of up to $6,500. The same income restrictions and $800,000 cap on home prices apply.

Military personnel can also get a break if official duty calls and they’re forced to move for an extended period. Normally, the homebuyer tax credit needs to be repaid if you sell your home within three years, but this requirement is waived for uniformed service members, Foreign Service workers, and intelligence community personnel. The new extended duty posting doesn’t need to be overseas, but it must be at least 50 miles from your principal residence.

Challenge your real estate assessment:

You can’t do much about the rate at which your home is taxed, but you can try to do something about
how your home is valued for taxation purposes in 2011. The process varies depending where you live, but in general local governments conduct a periodic real estate assessment to determine how much your home is worth. That real estate assessment figure is used to calculate your property tax bill.

You can usually appeal your real estate assessment if you think it’s too high. Contact your local assessor’s office to find out the procedure, and be prepared to do some research. There’s often no charge to request a review of your assessment.

Look for errors. You probably received an assessment letter in the mail, and many local governments provide the information online as well. Make sure the number of bedrooms and bathrooms is accurate, and the lot size is correct. Also check the assessed value of comparable homes in your area. If they’re being assessed for less than your home, you might have a case for relief.

Even if your assessment is accurate and comparable homes are being taxed at the same rate, there might be another route to tax savings. Ask your assessor’s office about available property tax exemptions. Local governments often give breaks to seniors, veterans, and the disabled, among others.

When you sell:

When you decide to move up to a bigger home, you’ll be able to avoid some taxes on the profit you make.

Years ago, to avoid paying tax on the sale of a residence, a homeowner had to use the sale proceeds to buy another house. In 1997, the law was changed so that up to $250,000 in sales gain ($500,000 for married joint filers) is tax-free as long as the homeowner owned the property for two years and lived in it for two of the five years before the sale.

If you sell before meeting the ownership and residency requirements, you owe tax on any profit. The IRS provides some tax relief if the sale is because of a change in the owner’s health, employment or unforeseen circumstances. In these cases, the tax-free gain amount is prorated.

Second home sales also can provide some tax benefits, but not as much as they did in the past, thanks to a law that took effect in 2008. Previously, you could move into your vacation property, live in the home as your primary residence for two years and then sell and pocket up to $250,000 or $500,000 profit tax-free. Now, however, you’ll owe tax on part of the sale money based on how long the house was used as a second residence.

Filed under: Blog by Kim Bregman
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It is the first day of Spring…so enjoy! Plan in the next couple of months to go through this list and address any issues that may apply to you. Keeping up with home maintenance allows you to experience the “quiet enjoyment” of your investment and helps to keep it from devaluing in the future.

As current homeowners you need to keep your property in good condition so that the small maintenance issues do not become major and expensive repair items. Here are some annual maintenance items that you should make on your calendar to keep your home in good repair and maintain its value.

Do not read this list and become overwhelmed, it is an extensive list meant to cover maintenance items you should do once a year….schedule these tasks for weekends and as the season dictates. You will enjoy your home more knowing that these items have been addressed.

Clean the vents behind your dryer. This will help your machine dry clothes more quickly, last longer and you will lower your risk of a fire. Hardware stores carry kits that can help and there are service providers that will do this for you as well.

Check your furnace filter once a month while in use for excess dust; you will want to change it once or twice a year so the unit operates more efficiently.

Replace or wash out your Air Conditioner filters every three months while in use. This will help lower your electric bill and improve the air quality in your home.

Make sure your sump pump is clean and operating property before spring rains arrive. Left the lever on the sump to make the float go up and wait for the motor to click on. If you have a battery backup, unplug the unit and test the pump again.

Now is the time to remove your storm windows and store them properly.

Vacuum the refrigerator condenser coils. Remember to unplug the unit first and use your vacuum’s brush attachment.

Check your fire extinguishers to ensure they have not passed their expiration date. At a minimum you need one in the kitchen.

Test all your GFIs (Ground Fault Outlet Circuit Interrupters) to see if they are working properly ( hit the “Test” button and the “Reset” button should pop out. Replace those that are not working. GFIs should be found in kitchens and bathroom or anywhere there is an electrical outlet near a water source. If your home is older, you may not have them installed. It is a good idea to have the old outlets replaced for your own safety. They will show up as a deficiency in an inspection report when you go to sell your home as well.

Change the batteries in your smoke detectors and carbon-monoxide alarms twice a year. The best way to remember is the change them when you switch your clocks for to and from daylight savings time. If you did not do this in March, then make sure you do it soon.

Test your smoke detectors by blowing out a candle underneath them.

If you have a home alarm system that is tied to a central HUB, call them and tell them you are running a test to ensure that they are receiving the notice of the alarm activation.

If you have a wood burning fireplace, schedule an inspection and cleaning of your chimney once a year. Many sweeps offer a discount in the Spring and Summer. Also make sure to remove and ashes from your fireplace to prevent moisture buildup, which can damage your masonry.

Inspect your home’s exterior for loose siding or trim, cracks, and crumbling mortar. Examine the attic for any signs of leaks.

Clean and repair gutters

Wash and treat ( or paint) wood decks to prevent cracking

Make an appointment to have your air-conditioning system professionally inspected and adjusted before the temperatures start to get into the 80s.

Run a zone check of your underground sprinkler system. Check for leaks around the hub and make sure that all your pop-ups are working and that none have grown over. Check on the direction of the spray to ensure that you are getting full coverage of your foliage and limited watering of sidewalks, driveways, and streets.

In preparation for the winter…If you are in an area that freezes, have your sprinkler system professionally blown out since water in the pipes can freeze and cause damage. Take down garden hoses, drain and store, and put insulation around spouts.

Look for signs of leaks and moisture in your basement which can cause mold, fungus and rust. Water on the wall usually indicates a bad downspout or grading that is sloping toward the house. Standing water usually requires a professional.

Inspect your roof and look for loose shingles, mold, mildew or cracked mortar. Fix problems early to avoid extensive and expensive repairs in the future.

Check all the fascia and trim for deterioration

Test your garage door beam sensor by waving a broom across the beach while the door is in motion. The door should not close and raise back up if everything is working properly.

Check the caulk around tubs, showers, sinks, shower fixtures, and toilets to Faucets make sure moisture cannot penetrate. If the caulking is black or discolored that means that mildew has gotten below it. This needs to be removed and re caulked to prevent further water damage to flooring or drywall.
Drain and refill your hot-water heater to remove sediment. Also test the heater’s pressure valve according to the manufacturer’s instructions.

Check your attic for holes or thin spots in the insulation and make sure that the caulking around doors and windows does not leak.

Empty kitchen cabinets, pantries and drawers and clean out all crumbs, etc. This will significantly reduce the chance of attracting ants and roaches. Throw our anything that has expired.

Wash windows, wipe down sills, and clean screens to allow the great light into your home.

Dust your home thoroughly. Take everything off shelves, tabletops and home cleaning dressers to dust. Now is also the time to get to all the places you’ve been neglecting throughout the year, including ceiling fans, above kitchen cabinets and baseboards and doorways.

De-clutter your garage. Sort your things into different areas of the garage; one pile to keep, one sale, and a bunch of trash bags for the rest.

Wash out trash cans. To really clean garbage cans, spray them with a hose and dump out the water. Next, spray the inside with a disinfectant spray, scrub with a handled brush and rinse. Leave them upside down to dry.

Deep clean your flooring. Have your carpets professionally cleaned and wax wooden floors.

While you are cleaning the floors look for cracked or missing grout and repair quickly. A small crack in the grout or caulk can lead to an expensive repair later. If necessary, re-seal as soon as possible

Clean upholstered furniture. Vacuum pillows, as well as underneath the cushions. Look for stains and clean according to the care label.

Investigate all doors and windows for leaks and drafts, particularly near the corners. Look for peeling and chipping paint, which can signal water intrusion. Seal any open areas between the frame and the wall to keep out water, which can deteriorate building materials.

Set your oven to self-clean. Be sure to wipe up major spills before setting it to self-clean.

Clean out refrigerator and wipe all surfaces clean of stains or spills. Check all your bottles of dressings, etc. for expiration dates.

Vacuum inside closets and watch for signs of insects. Be sure that the closet or area is also clean and free of anything that bugs might find delicious. Dust, other insects, crumbs or food and beverage stains are all attractive to pests. Now is a good time to donate items to local charities.

Sweep porch and deck, as well as around doors and windows to get rid of cobwebs and debris.

Clean the kitchen exhaust hood and filter

Repair all cracked, broken or uneven driveways and walks to help provide a level walking surface

Check the shutoff valve at each plumbing fixture to make sure they function

Replace all extension cords that have become brittle, worn or damaged

Look for burn marks at the main electrical panel; they can be a sign of arcing electrical panel inside the panel, which can easily lead to a fire. Loose connections or damaged insulation can cause the arcing. Note: Only a qualified electrician should remove the front panel cover.

Check all electrical outlets for loose-fitting plugs they are an indication of a worn out receptacle. Worn receptacles should be replaced as they cause overheating and fires. Also check electrical outlets and switches to be sure they work properly. If any switches, outlets or receptacles do not work, have a qualified electrician determine the problem and fix it to avoid fires inside the walls of your home.

It always seems to take longer to complete a list of tasks once you get started. Be realistic and set aside enough time to accomplish all you have planned. Make sure you have the right equipment and supplies ready…this should be the first thing on your To Do List.

If you plan to use professionals make appointments ahead of time before they get too busy.

You will probably want to clear out some space to stage the items you want to dispose off…gather boxes and bags for smaller items and if you are considering a majot de-cluttering operation you may want to rent a dumpster. Call one your your local agencies to donate useful items to…they can always use your help.

Filed under: Blog by Kim Bregman
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For those of you who have made an investment in a rental property or are attempting to generate revenue from an existing residence; the good news is that more and more people are opting for vacation home rentals as an alternative to hotels and B & Bs. If you follow a few key principles, you should make money from rentals year after year.

Here you will find a few advertising tips to become a successful vacation home owner.

Advertise Carefully:

Advertising vacation homes online is the accepted norm for most owners; it’s relatively inexpensive, easy to set up, and produces good returns. Most owners will advertise on several websites. You should budget your advertising expenditures based on the ROI you desire from your property. Advertising should be a key line item in your budget. I personally advertise on several online vacation rental sites, Google Ad words, and my own personal website.

Some rental websites include statistical tools telling you how many people are looking at your advertisement. A well constructed, attractive ad should see at least 2-3% of visitors turning into inquiries. Conduct your own online search to determine the sites that appear the most for the criteria matching your rental property. Those sites are the ones you should consider advertising on.

Create a Visual WOW Factor:

Good pictures of your property (inside & out) are the most important for attracting renters. It’s also something many owners get wrong!

One good photo can say a 1000 words; one bad photo will turn clients away at the click of a mouse. Don’t forget you only get on average 5 seconds before prospective clients will click onto the next property. I would strongly recommend investing in PROFESSIONAL PHOTOS! I cannot say enough about how important great photos are to attracting inquiries.

If you insist on taking pictures yourself then spend time to ensure everything looks its best. Make sure the areas you are taking the photos in are clean and tidy. The curtains are open and all lights are on. Dress it up, maybe put some fresh flowers in a vase in the picture.

Never take pictures of the toilet (regardless of how nice the bathroom is) and never include people in your pictures. Renters want a blank canvas to work from so they can visualize themselves on vacation. The only exception is maybe if the property comes with staff.

Prepare an Enticing Write-up:

If visitors like your pictures, then they’ll take the time to read about your listing. A good description is ideally 3-4 paragraphs, totaling no more than 300 words. This should be enough to be interesting (without being boring) and the right length to read quickly. Make sure you have a good interesting opening title, with keyword rich text. Mention the bedroom and the number of people the property can sleep right up front, then speak about the property’s features, and lastly describe the area. Remember in advertising less is best and always keep in mind the 5 second rule.

Always Set Inclusive Pricing:

Renters hate supplement packed pricing, in the same way we all hate surcharges on flights! Always try to set a price that includes all the things most renters will want (linens, cleaning, trash pick-up, etc.) It’s easier to follow and it won’t look like you are penny pinching.

Post Rental Rates:

Completely fill out the rental rates section of the ads. Be specific, break your rental rates down my day, week, month, and by season, holiday weeks, etc.

Check Your Contact Details:

If you add your telephone number, e-mail or website address to an ad always check it carefully. A surprising number of ads have incorrect contact details – check everything twice.

Answer Inquiries By Phone:

Most online services will let you know you’ve had an inquiry via e-mail. This doesn’t mean you should reply via email! Try to phone inquirers as soon as possible: it gives you and them a chance to get to know each other and sort out the finer details. A speedy telephone response will boost your conversion rates more than anything else.

Don’t Hide Your Availability:

When people search for vacations online, they get used to searching by date for flights, rental car and hotels. Therefore they expect to see your availability on their chosen dates. It can be tempting to hide this but you will lose inquiries to owners who show availability calendars and you’ll receive more wasted requests for dates you already have booked. Most vacation rental websites allow you to add an availability calendar – always use it.

Avoid Adding Any Restrictions:

Every owner should have restrictions and booking conditions to protect their properties but an ad isn’t the place to explain them – remember this is a sales opportunity! Explaining your restrictions too heavily on an advert makes it look like you don’t really want renters. State No Smoking or No Pets, but do not elaborate.

Solicit Reviews from Past Guests:

Reviews from past guests give your property listing more credibility and give potential renters peace of mind when renting your home via the Internet. Keep a guestbook in your home asking for comments, provide a questionnaire at the conclusion of the stay for feedback, send a quick e-mail to past renters asking for a review.

Add Specific Location Details:

Describe your home’s location in relation to area landmarks, attractions, and airports as well as driving distances to major cities. Specifics can give prospective renters insight into advantages about your location.

Smile At All Times:

Always be friendly and personal in all dealings with renters, both via e-mail and telephone. You are the sales person for your property and every new inquiry is potential revenue so be cheerful and informative at all times. Good customer service generates more bookings.

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Garden season is here, and though it may be the number one hobby in America, it isn’t for sissies. Gardening is touch on the hands, skin and back. Follow the tips outlined below for a welcoming garden that’s filled with color!

Every season brings a different set of chores in the garden. Spring is an exciting time for gardeners as preparations are made for the bounty and beauty of the garden as it awakes from winter hibernation. It can also, however, be a bit overwhelming to know how to prioritize your gardening time at this time of year.

Tip #1: Wear long sleeves, pants, a hat, and gloves. And, even though that grass feels great between your toes, closed-toe shoes and sunscreen are a must. Bend and lift with your knees and not your back to ensure you do not injure yourself.

Tip #2: Curb your enthusiasm. Take breaks in the shade, drink lots of water, and periodically slather on the sunscreen.

Tip #3: Even though it is tedious…know the following: Have a plan for your garden, know your soil type, know your cold hardiness zone. Without this information you will waste money, time and effort of purchasing what will grow best. Also note what areas are sunny and which are shady so that you can buy the plants that grow well in those light conditions.

Tip #4: Add a focal point to your landscape to up the curb appeal and add design in your front yard space. Focal points can be anything from a row of flowering shrubs to a stunning tree.

Tip #5: Apply the 1/3 Rule. Purchase three plants, all perfect for your spot, because one will die, one will barely survive, and one will thrive. Plan on it.

Tip #6: Make sure you have all the right tools in order. Send the mower and leaf blower in for servicing. Tie red ribbon onto your hand tools so that you can find them again once they get buried in a pile of leaves or weeds. Take an inventory and make sure you have everything you need before you start a project

Tip #7: Prune trees and shrubs, remove dead, damaged and diseased branches from woody plants, thin and trim summer blooming shrubs, prune cold-damaged wood after plants resume spring growth, trim spring blooming shrubs and trees after flowering….weed, weed, weed…

Tip #8: Fertilize and mulch beds and borders. Spring is also a good time to fertilize fruit trees. If you applied heavy winter mulch for protection from the cold, you will need to clear it away.

Tip #9: Stake plants that may be prone to wind damage during the unpredictable spring weather.

Tip #10: Spring is the best time to start a new lawn from seed. For established lawns, you should start mowing in the spring, but don’t initially cut the grass very short for the first few times.

Tip #11: Place a soap dish and towel holder beside the outside water spigot so you can wash your hands, arms, and neck several times a day. And before you crack open that end-of-the-gardening-day beverage, shower like you mean it. Good, old-fashioned soap does wonders for washing away the dirt, poison ivy, and who knows what else.

Of course, whether you start these chores in early, mid, or late spring depends on the climate where you live, taking in to account such factors as when the threat of frost has past or when the ground is thawed enough to dig. I hope these tips will give you a good idea as to where to focus your attention in your garden this spring. Enjoy!

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Home service contracts have always been a good way for sellers to entice buyers who may need a little more incentive to move forward while negotiating a sale. It’s not uncommon for a home to be advertised for sale with a Home Warranty included. Service contracts typically cover repairs to appliances, air conditioning and heating units and water heaters. As simple as that may sound, all service contracts are not the same and the cost can vary according to the age of the home and items covered. You should weigh the costs and check what the policy allows before deciding on one.

It is not easy to choose the best home warranty provider. Many homeowners are not satisfied with the coverage and customer service offered by home warranty companies. One of the reasons for dissatisfaction is homeowners do not realize that home appliance protection plans do not cover certain conditions such as pre-existing conditions, repair needs due to the lack of maintenance and care etc. Such conditions are generally mentioned in the small print in the contract it is easy to miss. Although you may not find a perfect company, there are reputed companies with good ratings.

Service contracts normally range in price from $250 to $500 per year. Here are some things to consider before buying on:

– Check customer reviews of the company and the contract at homewarranty.com

– Check the coverage and any exclusions it may have. Will the allowance cover the cost of a replacement if needed. Most offer a depreciated replacement value. If the appliance is 10 years old the actual replacement cost may exceed the allowance. Look for full replacement value.

– Verify what is and is not included. Are all appliances included?

– Are there extra add on services that may be worthwhile? Some have extended plumbing and electrical coverages.

– Are there any added service call fees that you should know about.

Service contracts are always loaded with exclusions and exceptions. Being aware of the exclusions can make a great deal of difference in deciding on one over another.

Average life expectancy of home appliances:

National Association of Home Builders brought out the following list of some kitchen appliances and mechanical systems and their lifespan. You need to replace the appliances after they reach their end of the life cycle, however, the maintenance expenses start raising long before they need to be replaced.

Item Expected life (years) Item Expected life (years)

• Central Air Conditioning 15+
• Dryers 14
• Window Air Conditioning 10
• Disposal 10
• Air Conditioning compressor 15
• Freezers 16
• Electric water heater 14
• Microwave ovens 11
• Gas water heater 11 to 13
• Electric ranges 17
• Forced-air furnace 15
• Gas ranges 19
• Gas or oil furnace 18
• Gas ovens 14
• Trash compactors 10
• Refrigerators 17
• Dishwashers 10
• Washing Machines 13
• Exhaust fans 20

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