Permits Save Time, Money, and Stress!

Happy New Year! You may have read my recent RealtyTimes post

"Pay Now or Pay Later..." about my New Year's Day water heater melt-down and how much more it costs to fix/replace appliances and systems after they break than it does to be proactive do things before you have to.

After the water was cleaned up and the new water-heater was installed, I realized that another issue with doing this without planning ahead is that the the contractor most likely did not have time to apply for a permit which is required whenever a gas appliance is installed, even when it is a replacement. So I called the contractor and was told "oh, we were going to do that." I'm not totally convinced that they really were but in any case I am waiting to hear from the plumbing inspector to schedule a time when he can check it out and issue the permit.

Having had this experience personally, it seemed like a good time to re-publish the post I wrote for RealtyTimes last Spring:

Whether you're doing some renovating or adding an addition or deck, replacing appliances or systems, make sure the contractor pulls a permit and that the inspector from the town signs off after the work is done. It's very easy to find out if one is needed; towns have the information about permits on their web sites or you can call the building inspector. Most people don't think about it. They assume that their contractor will take care of everything and especially because most include the cost of a permit in their quote.

Unfortunately, contractors often do not follow through with applying for the permit(s) and scheduling the inspection after. Whether it's a lack of time, or someone just forgets to do their job, the bottom line is that permits are important for your protection, protection of the town, and the protection of future owners. 

When you sell your house, if a home inspector sees a problem and there is no permit on file, even though it's not your fault, it raises suspicion that will ultimately cost you; buyers will question what else is wrong or missing and start looking for reasons to reduce the price! This has happened to many of my clients who paid top dollar to reputable contractors who never followed through on the permit.

Advice to homeowners and sellers: ask the contractor when the inspector from the town will be coming by to sign off on the work done. If they can't answer, make sure you follow up with the contractor. Or, you can call the inspector yourself then you know it will be done. It will save you money and stress. Enjoy your new home improvements!

 ---------------------------------------------------

About the author: Marilyn Messenger, CRS has been representing buyers and sellers west of Boston for 23 years. Having attended 100s of home inspections, she knows first-hand how important building permits are to the home buying and selling process. You can reach Marilyn at 508-596-3501 or visit www.MarilynMessenger.com for
buyer and seller information, free home searches, and market conditions reports for Wayland, Sudbury, and the towns west of Boston.

Home Improvements - Permits Save You Money and Stress!

Summer is home improvement time. Whether you're doing some renovating or adding an addition or deck, make sure the contractor pulls a permit and that the inspector from the town signs off after the work is done. It's very easy to find out if one is needed; towns have the information about permits on their web sites or you can call the building inspector. Most people don't think about it. They assume that their contractor will take care of everything and especially because most include the cost of a permit in their quote.

Unfortunately, contractors often do not follow through with applying for the permit(s) and scheduling the inspection after. Whether it's a lack of time, or someone just forgets to do their job, the bottom line is that permits are important for your protection, protection of the town, and the protection of future owners.

When you sell your house, if a home inspector sees a problem and there is no permit on file, even though it's not your fault, it raises suspicion that will ultimately cost you; buyers will question what else is wrong or missing and start looking for reasons to reduce the price! This has happened to many of my clients who paid top dollar to reputable contractors who never followed through on the permit.

Advice to homeowners and sellers: ask the contractor when the inspector from the town will be coming by to sign off on the work done. If they can't answer, make sure you follow up with the contractor. Or, you can call the inspector yourself then you know it will be done. It will save you money and stress. Enjoy your new home improvements!

----------------------------------------------------

About the author: Marilyn Messenger, CRS has been representing buyers and sellers west of Boston for 20 years. Having attended 100s of home inspections, she knows first-hand how important building permits are to the home buying and selling process. You can reach Marilyn at 508-596-3501 or visit www.MarilynMessenger.com for buyer and seller information, free home searches, and market conditions reports for Wayland, Sudbury, and the towns west of Boston.

Sudbury Real Estate Market Update - Sale Prices Up in May!

Sudbury MA - Sale Pending

Overall, the Sudbury market is similar to many of the desirable suburbs that are commutable
distances from Boston, Cambridge, and Waltham.

There are fewer single-family homes for sale that last year at this time. The number of closed sales both in May and year-to-date through May 31 is also less than in 2013 for the same time periods. Median sale prices are for closed sales were higher higher, and the luxury properties market is thriving again as is the 55+ condominium market.

Lower supply meant to increased competition among buyers and it was not unusual to see houses have accepted offers within a day or two; many receiving multiple offers/bidding wars. I am starting to see some closed sales with sale prices above asking. Keep in mind, it generally takes about 60 days to close from the time of an offer; the buying decisions for these houses were made a couple of months ago at the peak of the Spring market.

As busy as the market has been, there were still very single-family home sellers who had to reduce their list prices because their houses were not selling.

Here is the link to more details on my Trulia blog. Contact me at 508-596-3501 to discuss how the market effects your decision to buy or sell a house in Sudbury. Search for homes or request a market valuation for your home at www.marilynmesenger.com.
. 

Home Buying: 2 Ways to Buy a House

There are 2 ways to buy a house:

1.        On your own/unrepresented
2.      With a buyer agent/broker on your side to represent your interests throughout the buying process.

Unrepresented/on your own: You look at public websites like Zillow, Trulia, or Realtor.com that collect listings from a number of sources and post them online with descriptions, photos, etc.

When you find a house that you like the looks of, you contact the agent shown on the listing. That agent is the listing agent; the person who is legally bound to get the most money and best terms for the seller. The listing agent will be happy to show you the house, ask you questions about your finances and other personal information to make sure you are a qualified buyer, and write an offer for you.

The listing agent’s job is to “sell” the house, not to help you make good decisions! The listing agent is not allowed to give you advice. Everything you say will be used to help get the best deal for the seller.

You will be on your own without a professional to help you with these and other tasks:

•        Search for properties.
•         Decide how much to offer using public information that is often incorrect and/or not complete.
•         Decide about contingency dates.
•        Review and understand all of the forms and disclosures.
•         Manage the negotiations.
•              Find an experienced home inspect.
•              Decide how to handle any home inspection issues that come up.
•       Manage additional negotiations that may result from inspection issues.
•        Find an attorney, mortgage broker, insurance agent.
•        Deal with possible appraisal issues.
•       Monitor contingency dates to make sure you don’t jeopardize your deposit. 
•             Remember to request extensions if needed.
•       Verify information that may include zoning or conservation issues/restrictions, permits for work done, Title V/septic information
•        Keep all parties are informed.
•         Make sure you have everything ready for closing.
•       And handle anything else that may come up throughout the buying process.
•       Repeat the process if your first deal doesn't work out.

Or, you can have your own buyer agent/broker to work on your behalf to represent your interests and get you the best price and terms. Your agent will help with the following and more...

•       Explain the home-buying process and be there for you from beginning to end to guide you every step way through closing.
•       Provide you with all of the information you need so that you understand your housing options in the current, local market.
•       Provide a market analysis to help you decide on the offer price.
•       Recommend area professionals, i.e. a home inspector, real estate attorney, mortgage and insurance representatives to help you.
•       Attend the home inspection with you and any follow-up inspections that may result.
•       Help you address any issues from the home inspection and,
•       Renegotiate inspection issues on your behalf.'
•             Preview listings for you and sort out the ones that fit your criteria to save you time and make the process more efficient.
•             Direct you to the right parties to verify information about zoning, conservation, Title V, etc.
•       Track all of the paperwork.
•             Keep all parties in the loop; communications are key to success.
•       Make sure deadlines are met.
•        Help protect your deposits.
•       Accompany you to the final walk-through.
•       Negotiate any last minute issues from the walk-through
•       Prepare you for closing.
•      Attend the closing.

     Always work on your behalf to represent your best interest.
-----------------------------------------

"Marilyn recently helped us purchase our first home and we couldn't have been happier with her patience, wisdom, and guidance. We found Marilyn to be extremely knowledgeable of the local market and she kept the process stress free by answering calls, texts, and e-mails at all hours. We were thrilled with Marilyn and highly recommend her to all prospective home buyers without reservation."

Elisabeth and Conor

“I contacted Marilyn when I wanted to move to the area. She was able to quickly provide me with appropriate listings for my needs and see me through to the purchase. Marilyn is terrific, knows her business and this area!” 

Bonnie P.

More...

Messenger has been practicing buyer agency in Wayland, Sudbury, Maynard, Stow, and the towns west of Boston since 1993. She is an Accredited Buyer Representative (ABR) and a member of the Real Estate Buyer Agency Council. Contact Marilyn

Stow MA Market Update - More Homes Sold in 2010; December Sale Prices Up

Happy New Year and welcome to the first Stow MA Real Estate Market Conditions Report for 2011.


Here is what's going on in Stow: Currently, there are 42 single family homes for sale in Stow MA; last year at this time there were 32. List prices for single family homes in Stow range from $199,000 to $699,900; with prices for new construction starting at $549,900.

The median list price is less than it was last year at this time - $438,350 compared with $591,400 last year; and the average is also less: $460,941 compared with $541,621 last year. Average time on the market is 222 days. There are 4 single family homes with sales pending.

There were 54 single family homes sold in Stow during 2010; up from 50 in 2009. Both median and average sale prices were lower in 2010; the median was $446,250; the average was $451,194. The 2009 median sale price was $470,000; the average was $494,166. December 2010 ended on a more positive note with the median sale price of $611,000 and the average sale price of $564,250; while the number of homes sold was the same at 4.

Lower list prices and historically low interest rates make this a great time to move to Stow! Visit http://www.marilynmessenger.com/ to search complete MLS listings with addresses and maps; news and information and market reports for Sudbury, Stow, Maynard, and Weston MA. Facebook users - "like" and search without leaving FB at www.facebook.com/livingwestofboston.


Data source: MLSPIN (Multiple Listing Service Property Information Network.