Selling real estate can get messy but when you throw in a pandemic it makes things complicated because there isn’t a playbook to reference.  In California, the first place to look is at the Association of Realtors. Posted on the California Association of Realtors CAR.org website are the rules and requirements professional real estate agents are required to follow during these trying times in addition to the Executive Orders issued by Governor Newsom.

One of the many questions sellers ask is if holding an open house is possible. Initially, this was prohibited but the moratorium has since been lifted and agents are allowed to provide that service but can refuse to do so. Why an agent would refuse to hold an open house during a pandemic has more to do with the liability and health & safety than taking a Sunday afternoon off. Although the listing contract states that an agent will provide a variety of marketing techniques, holding open houses can pose health risks to the sellers which might not be realized for several days. Smart agents provide alternatives such as virtual tours or appointment only schedules that can shuttle people through in a timely fashion during the open house hours. If you do choose to allow open houses it is wise to have all the CDC safety protocols in place and be prepared to clean and sanitize the frequently used objects (doorknobs, cabinet pulls, etc) after the event.

Most people agree that allowing strangers walk through your home is awkward, but that’s part of the home selling process. What’s more awkward is anticipating that someone could spread a virus on the mirror of your medicine cabinet. One of the most important items real estate agents need to do is post the rules for entry which warns all entrants of their obligation to agree to liability upon entry. The new listing protocols will outline the terms of your agreement but also adds addendums that the seller and buyers must sign for entry. This protects all parties from liability should someone come down with Covid and that gets traced back to the home. So be forewarned and keep a bottle of 10% alcohol solution handy to wipe down any surface you suspect might be touched.

Are you looking to sell your home but don’t have any idea of its value? As a local broker, I can provide the most up to date sales and an analysis of the market trend in your neighborhood. Please feel free to give me a call or email to request a Comparative Market Analysis (CMA). I do all my valuations by myself and it typically takes up to 24 hours for me to submit that so please let me know how I can help you. If you go to my website you can request one there. www.FolsomLakeHomes.com

Beth Moran is a California Real Estate Broker #01264309 and can be reached at (916)947-3993 or Beth@FolsomLakeHomes.com

Do you live in an Age-Friendly Community?  We know the great majority of Americans want to continue living in their own homes as they age.  It’s important to stay active and engaged in every way.  All ages want to live safely and affordably, buy healthy food, socialize and find services they need while aging in place

In collaboration with AARP, the Agency on Aging \ Area 4 (AAA4) is rolling out the Age-Friendly Survey.  As we conduct this needs assessment survey we will be determining priorities that will help us develop our future Area Plans.  In this unprecedented effort to reach out to all 977,000 people age 45+ who now live in our region, we are asking community leaders like you to help spread the word.  Please use your voice to let the people you work with and the people you serve know about this Survey project.  Your responses will be anonymous and will be used only to promote Age Friendly and livable communities for everyone.

Beginning September 1, 2018, the Age-Friendly Survey will be available online at http://agencyonaging4.org/age-friendly-survey/.  On our website, you will find a link to the survey along with a media link that will provide you with adaptable marketing tools.  A special aging supplement will be featured in local publications beginning in mid-September.  Watch for the insert What Makes a Community Great?

Written by Pam Miller, Executive Director of the Sacramento Agency on Aging Area 4.

One of the current trends starting to make traction in the design community is developing interiors that cater to families with aging parents, especially those struggling with dementia. As research has shown that certain colors bring a sense of calm while others agitate people it makes sense to capitalize upon that knowledge. Designing living space for seniors who used to love to get energized by their environment can be challenging. What used to evoke excitement would cause stress or possibly frighten those with memory loss. In this article by Lauren Hunter of Handley Wood she sites the contrasts of slick surfaces and mirrors as elements that can cause the most stress. The traditional rules of color design to connect space is challenged when working with people who suffer memory loss. Use of different colors in various rooms goes against traditional design in a home but can be done subtly so as not to create that clown pant look.

Of course when selling a home it’s best to create what I call that Teflon look. In other words nothing sticks to the buyers memory other than how clean and open the house looks. But if you’re thinking of selling and have family members who struggle with memory then think about pre-painting the new space to help them identify their new space. If you can carry the current color palette over to the new place it will help with the transition even if only on a subliminal level.

Spring time has been traditionally the season to spruce up the house to get ready for sale. So it stands to reason that paint color becomes very important when considering that expense. I can’t help but think of the scene in The Devil wears Prada where Meryl Streep goes over the process of how colors are chosen by designers and their impact on society. Although haute couture doesn’t dictate interior design colors, designers who submit to House Beautiful and companies like Sherwin Williams do. With that said the newest paint colors for 2016 have been posted and it seems interior designers will now be showing various shades of lilac, plum and creamy blues. There were a few bright colors: a mustardy yellow, green and navy but most of the 21 chosen colors stayed close to blues and light purples.

So what is the best shade to paint the interior when putting a house on the market? I’d choose a neutral that compliments your existing furnishing. If you’re going to stage the home, then choose the colors that best compliment the cabinetry and counter finishes. If your home has been recently updated, then you will want to choose something that showcases your counters and flooring. Any time you can draw the eye back to a particular feature you will reinforce the positive features of the home. Of course the exterior color will make a huge impact as well and if you’re not subject to a Homeowner’s Association you can dictate the color scheme. Again neutrals with striking accents always draw attention and give a feeling of understated elegance. 

There’s some much more to learn about the psychology of color so if you’re interested I’d recommend doing an internet search for that subject and enjoy learning about how to create that perfect space. Please keep in mind that when it comes time to sell your home  remember you’re shopping for the new owner and want to appeal to as many buyers as possible.

Ignored Home Maintenance Can Cost You

When I was a young mother and told my boys that they had to do their homework before they could play I usually heard a complaint of some kind. Occasionally they would tell me it was finished which was always a delightful surprise. What I noticed was that the subjects they enjoyed were finished quickly. Not surprising were the delay tactics used to avoid the challenging subjects. As the new year begins we have high hopes of fulfilling great and noble deeds but most of us would settle for cleaning out the garage or shed. To that end, I want to encourage you to do your home-work so that you not only maintain your investment but also conserve your dollars for more important matters.

One of the costliest inspections done when you buy or sell a home is the pest inspection. It’s not the actual cost of the inspection, it’s the cost of the repairs. Consider the fact that most people don’t have an inspection until they’re in the market to buy or sell.  What that means for some sellers is that they haven’t had the house inspected anywhere from ten to forty years. I’ve seen some situations where this can cost the sellers up to $10,000 because of dry-rot. Other issues like borer beetles require that the house be tented which typically runs around $5000 or more. There are a variety of pests and fungus active in our area and pest companies recommend an inspection every 5-7 years as a preventative measure.

People tend to avoid roofs until they fail…out of sight…out of mind. If you have an older home and haven’t had your roof looked over, you could be in for a shock. Replacement can be costly especially on the shake roofs and in some subdivisions, certain types of roofs are required. I used to have my roof inspector out each year during the summer months to tune-up my shake roof. It would cost me a few hundred dollars but I never worried when the rains came. It was also much cheaper in the summer when work was slow than during the winter when roofers are so busy and take weeks to get an appointment. Keep in mind that you can also purchase a roof warranty for the work done which will give you added peace of mind for a few years.

Recently my HVAC (heating and a/c) failed on one of my rentals. Fortunately, I had a home warranty in place so didn’t have to pay for the entire unit. I still had to hand over a considerable sum to pay for what wasn’t covered on the installation. There have been some changes in the law requiring new units to meet a certain SEER (Seasonal Energy Efficient Rating) so when a new unit is installed the venting also has to be tested. Again I was very thankful for the home warranty that I have maintained since my purchase.

Some of the chores we need to do can be enjoyable if you’re a DIY (do it yourself) type of person. Tree trimming is a typical winter event and the end of January is the traditional cutoff (no pun intended). Don’t underestimate the necessity of trimming your trees…especially in our water starved valley. Pruning out the mistletoe (which can eventually kill your tree) is important since it puts added stress on the plant. Also, keep in mind the proximity of the trees to your roof. Critters use trees to travel and your attic is an inviting place to winter so don’t offer a safe haven.  If yard work isn’t your passion, consider hiring a college student since they are between semesters (I’ve yet to see one that has enough money).

Here’s a recent story about a friend’s house. They have an older home with a large U-shaped entry area. Above is an open beamed roof structure that has a beautifully established wisteria. Hanging from the center beam is a large, heavy looking outdoor hanging lamp. As I looked up to see the light I noticed what looked like dry-rot on the beam holding the lamp. I pointed out my concern and they had it checked out by a pest company. Sure enough, the beam needed to be replaced. Had it gone unnoticed much longer it could have fallen from the weight of the lamp resulting in a tragic accident. So take the time to inspect your house and don’t delay those maintenance items for another year…it’s time to do your home-work!

Beth Moran is a broker associate with RE/MAX Gold and has been selling real estate since 1999. She has the SRES and CPRES credentials and has lived in the Sacramento valley for 25 years. Her email is: Beth@SacAgent.com or call 916-947-3993 for a free consultation. 

An SRES® understands that selling a home can be a stressful time for a family. It’s hard to deal with leaving a home after spending many years in it. Perhaps the parent would actually prefer to go on living there. Your agent wants to understand the challenges you all face during this major decision. By doing so, the SRES® can present all available options, so that the outcome is one that will best suit the family’s needs.

At times, the amount of information coming your way may seem overwhelming. An SRES® is there to help by tailoring meetings to a senior’s needs. Don’t be afraid to ask as many questions as you’d like until you feel comfortable with the steps to the sales process and other potentially complicated details involved in the sale of your home. A SRES® may suggest taking breaks so you can absorb the information, and may want to break up the pre-listing process over several visits to your home to avoid information overload often experienced by senior clients.

Beth Moran initially decided to focus on working with senior adults after a number of clients called needing to sell their parents’ home. There is a need for extra patience and when working with families undergoing the stress of moving mom or dad from the family home. Beth has the skills and character to accommodate these needs. Beth has raised four children and developed additional perseverance as a mother of twins. She now enjoys her four grandchildren and continues to learn during frequent occasions as their babysitter.

Beth Moran is a Broker Associate with REMAX Gold and holds the Senior Real Estate Specialist (SRES), the Certified Probate Real Estate Specialist (CPRES) and serves on the Professional Standards for the Sacramento Association of Realtors. She is also trained by the Straus Institute for Dispute Resolution at Pepperdine University. You can contact her at Beth@SacAgent.com or (916)947-3993

An interesting phenomenon that is starting to occur in the real estate market lately is non-MLS  (multiple listing service) or pocket listings.  What this does to the exposure of your home for sale seems quite evident but some agents are promoting this method as a way to reduce tire kickers through your home… but is that the real reason? Sellers need to recognize that only allowing that listing agent to promote your property and hold it off the multiple listing service (MLS) greatly reduces the exposure. Unless there is a security issue or privacy concern, it is not in your best interest and most agents have ways to work around those problems. 

According to some brokers privacy and security became more of an issue as the real estate market started to pull out of the recession… coincidentally just as the availability of homes for sale started to wane. Could there be a conflict of interest? What I’m suggesting is that sellers be aware of agents who insist they have a buyer ready to purchase their home. If the agent insists upon representing both the buyer and seller and you just met this person perhaps you need to step back and reconsider. Whose interests will this agent focus on? Will your interests be compromised? 

One way to ensure a good overview of the available services from local Realtors (and I would insist upon working with a Realtor®) is to interview at least three people. Do let them know they are just one of a few agents you are interviewing. Having a friend or other person sit through the presentation will also give you another perspective on that candidate. The main reason to insist upon a Realtor® is because they belong to the local board and are subject to the professional standards and bylaws. Non-members have no allegiance to the local board nor is there any accountability in place so keep this in mind as real estate is a self-policing profession.

A final thought on keeping your home off the MLS would be during the preparation period. Some agents will pre-market to test the waters (Coming Soon) and see how much activity there is in your price range. Should you decide to allow this realize that the exposure is limited to whatever means the agent uses to market and most likely will produce a buyer represented by the same agent. Ideally this is someone you have vetted and trust to represent you well during the transaction. Although dual-agency is not common it does happen occasionally, however if an agent uses this as their main method of marketing you might want to re-think your selection. 

I’ve been selling real estate since 1999 and have only represented both sides of the transaction 3 times in my career. However, I always offer to refer a buyer I found to another agent when representing the seller just in case they feel uncomfortable with that situation. I’ve yet to have that happen but wouldn’t think less of my sellers should they not want me representing both sides. After all, they are the ones paying for my services and I respect their decision when it comes to representation of their interests.

Beth Moran is a Broker Associate with REMAX Gold and holds the Senior Real Estate Specialist (SRES), the Certified Probate Real Estate Specialist (CPRES) and serves on the Professional Standards for the Sacramento Association of Realtors. She is also trained by the Straus Institute for Dispute Resolution at Pepperdine University. You can contact her at Beth@SacAgent.com or (916)947-3993

Back in 2012 during a very bleak period in real estate I took a year off to sell reverse mortgages and held licenses in 24 states so heard an earful of sorrowful stories from seniors who were in

For those of you unfamiliar with HECM’s the basic idea is of getting a loan against the house that either pays off the existing mortgage or creates a mortgage that is due upon the exit of the last principle owner. It, in effect, will allow you to keep what you ordinarily would be paying monthly in the way of a mortgage payment or provide a monthly stipend for you to spend at your discretion. For some people this will allow them to stay in their home by paying for the taxes and insurance due each year without having to go back to work. Others use it to provide for repairs or upgrades making their home more efficient or comfortable. Still other people use it to prevent taking from their retirement funds or SSI too early and leverage those assets. Whatever the reason it’s a useful tool but can be misused as well.

So why do people have such a negative view of this product when it can provide needed financial relief for seniors? Initially the reverse mortgage was designed for people who wanted to stay in their homes but were unable to do so because they didn’t have the income to sustain themselves. Unfortunately there were unscrupulous people selling these loans and then instructing their clients to invest in annuities that would mature in 30 years. Of course that doesn’t make sense for an 80 year old person to dump all their money into something that doesn’t pay out for 30 years. The loan was then taken over by FHA and strict stipulations were put in place to ensure the safety of the homeowner. Another thought is that those who do not like them are not, and quite possibly have never struggled financially. They simply don’t have a clue what it’s like to barely get by.

I’ll never forget a lady I spoke to who was considering a reverse mortgage in the Midwest. She owned her home outright and had $1200.00 per month income from her deceased husband’s SSI. The clincher was that she should have managed to get by in that part of the country on that income (barely) except that she also had $800.00 a month in prescriptions that she needed to keep her various physical issues at bay. The unfortunate part was that she deferred to her son to make the decision and he refused to communicate with me. I asked her if he was helping her financially and the answer was no, due to his employment…he had a low paying job. The bottom line was that she was never able to take advantage of the most available option to her and felt sorry that I could not help her. Of course there might have been other information that would support her not needing the loan but I was never given a reason other than the slam of the phone by her son.

Although most people would agree that keeping the equity in your home is the best financial strategy if you don’t have another option a reverse mortgage might be something to consider. I’ve heard of people who took their equity and spent it on a family vacation upon learning of a fatal diagnosis. Fulfilling a bucket list will have more meaning to those you love if you are able to spend time with them and not worry about money…it has a way of stealing the fun. Of course if it’s not needed then pass along that treasure but I doubt the money will have as much meaning as a shared experience with your friend or relative.

Beth Moran is a Broker Associate with REMAX Gold in the Sacramento valley. She can be reached at Beth@SacAgent.com or 916-947-3993

Holidays and happy thoughts go hand in hand but when it comes to advance planning for family members some conversations are downright avoided. Having those hard to have conversations with family can hijack the festivities but the alternative is worse. As the holidays come around this year, you might try to schedule a time to start those family discussions and begin the process so all family members can feel assured that your wishes will be carried out. This is one time of year that you can balance the reality of needing to make end of life decisions with the joy of family surrounding you. As one of my clients jokingly said, no one gets out alive, so make the best of having those hard conversations with those most dear to you. Here are some thoughts to get the dreaded conversation rolling.

In order to protect those hard-earned assets you intend to give your family you need to put it in writing. Better yet, have those discussions in view of all to minimize hurt feelings and clear any misunderstandings. Some of the poorest behavior can come from family members when the patriarch or matriarch’s health starts to decline. Even worse are the family members who decide to “take matters into their own hands” and cause financial hardship for all because of ignorance. I have seen soon-to-be heirs take the family home out of the trust that the parents paid to protect and put the property in the names of the heirs. Unfortunately, they now have to pay income tax on what would have been a tax-free inheritance. Your family will appreciate your pro-active thinking and be very grateful they do not have to make decisions in haste or endure poor behavior by some family members.

There is a new document due out in Jan 2016 that can be used to protect the home and transfer it to the heirs without the need for a trust. It’s called the Revocable Transfer on Death Deed. This form must be notarized and recorded within 60 days of creation and is good for single-family residences from 1-4 units and up to 40 acres of land with a house on it. It has 24 frequently asked questions (FAQ) that must be answered as part of the form. This helps with the procedure so that the beneficiaries are able to file a transfer of ownership upon evidence of owner’s death and avoid probate altogether. There are some stipulations for certain liens and types of ownership. For instance, if the property is held in a joint tenancy, typical for married couples, then the transfer will take place upon the death of the last remaining owner. Of course, the tax consequences need to be discussed with your CPA but this sounds like a good solution for modest estates.

As difficult as it is to consider the loss of a family member, ignoring the need to have those same conversations can be financially devastating. Probate is costly and drags on for at least 6 months to a year. If the family home is not owned free and clear then money from the estate has to be used to service the loan. If there isn’t money available then the property risks foreclosure due to non-payment of the loan not to mention property taxes. Give your family the gift of knowing your assets are protected for their benefit this holiday season… it is a thoughtful and loving way to protect them and your future. 

Beth Moran is a Broker Associate with Remax Gold since 1999. She is a Senior Real Estate Specialist (SRES) and has the Certified Real Estate Specialist (CPRES) certificate. Contact her at Beth@SacAgent.com or (916)947-3993