Pigeons take over Phoenix mansion

Mary's Funny Phoenix Real Estate Stories -Pigeons take over mansion
Wow! What a steal! MLS stated $400,000 house needed finishing, which was an understaement to say the least. Previous owner had torn down 3 houses to build this mansion, but according to internet stories & the neighbors, had been sent to jail for mortgage fraus a couple of years ago, leaving his dream home unfinished.
Most impressive was the size-- likley 10,000 sq ft, and the front doors, which were heavy black & gold metal & glass, with a two foot medallion/knocker in the center of each. Neighbor told us each door (3 in all) cost $20,000. But the house had been abandoned at framing stage, & had been open to elements & critters for years. There was pigeon poop everywhere (& I mean everywhere) along with a few dead birds here and there. Smelled disgusting.
You could see the design was exquisite & would have been a showplace if it had ever been finished off.
Figured the house would need at least another million to finish, but after being open to elements for a couple of years, would likely have to be demolished, so no sale.
Maxiemize knowledge!
www.marymaxie.com

Bugs Everywhere- how not to sell a house

Bugs, bugs everywhere-- how not to sell a house in Arizona:
Mary's funny Real Estate Stories: 3 houses, same subdivision, full of crawling bugs. My bug expert said they were either flying ants, or termites. In either case, couldn't wait to get out. Funny part was when listing agent called to get feedback on the houses, WOULD NOT believe HER houses had bugs! Told me I must be mistaken, or that I didn't have the right address of HER listings. I suggested that if she checked her listings once a week, she might see the bugs herself.
Same subdivision also had 2 houses, which were being treated for Africanized or Killer Bees! Would you want to show a house where the MLS listing said there were Killer Bees present? Neither would I. My bug expert says that 65% of bees they treat in Arizona nowadays are Africanized Killer Bee hybrids, as the original Killer bees have now mated with the regular bees.
The swarms love all the abandoned or bank owned houses, where they can live unmolested for months. They get inside the walls of houses, and you have to tear the drywall off, and sometimes the outside siding or stucco to get at the hives & honeycombs. Some banks just send in someone to smoke bomb the bees, which kills them, but leaves the hives/homeycombs intact. Other bees can smell the honey from up to 4 miles away, and new bees will just head on over and take over the hives/homeycombs left behind. To truly get rid of them you have to get rid of all traces of the hives.
And it's cricket season here in Arizona. Mostly crickets are harmless. They don't bite, birds like them for food, and a monthly spray of the house & yard keeps them down. But they do eat holes in clothing, just like moths. And if you've ever tried to get to sleep when one of them is 'singing' in your bedroom, they are very annoying!
We get lots of other kinds of bugs, but these are the ones I ran into this week!
Maxiemize Lifestyle in Arizona, but Minimize Bugs!
www.marymaxie.com

Boating in Arizona

Boating and fun at the lakes in Arizona. Bet you didn't know we had such nice lakes so close by! And did you know there are more boats in Arizona per capita than there are in California?
http://www.azcentral.com/travel/articles/2010/08/10/20100810bartlett-lake-boating-skiing-fishing.html

Maxiemize Fun!
www.marymaxie.com

Green tips for air conditioning

Heres how to keep the AC on the lowest setting and still be comfy, even on the hottest days.
Trying the shrubbery trick.Landscaping to shade your entire home from the sun is a great way to keep it cool for less. The best use of your landscaping dollars is to plant a few inexpensive shrubs to shield the air conditioning unit. This trick will actually boost the unit’s efficiency bill and save you money.
Cleaning house at this time.Dishwashers, washers, dryers and vacuums all give off enough heat to make your air conditioning work 10% harder. Use them when your house is naturally cooler either first thing in the morning or after dark – and the extra heat won’t kick the AC into overdrive.
Swapping your light source.Not only do compact fluorescent light bulbs (CFLs) use about 75% less energy than traditional bulbs, but they also give off 75% less heat. Make the switch and your AC won’t be working so hard – saving you about $40 in cooling costs over the lifetime of just one bulb.
Cracking an attic window.The hottest air in your home is on this upper level–and it can often seep lower into your living space. By cracking a window, you can lower the attic temperature–even a few degrees is enough to help reduce the stiflingly air that heats up the rest of your home.

Real Estate Closing Nightmares

HGTV warns consumers about closing nightmares
HGTV's program "Front Door" lists what it says are the "Top 10 Real Estate Nightmares"
According to the show, home buyers and sellers should be aware of:
1. Stigmatized properties: homes with a past can be good deals... or not...
2. Uninspected homes. Properties should always be inspected
3. Showing shockers. Some homes have been prepped for showing
4. Home owner associations. Some rules can be too restrictive.
5. Neighbor Nuisances. Talk to people in the neighborhood before buying.
6. Financing. Talk to more than one lender about financing.
7. Short Sales. Make sure your realtor is experienced in these kinds of transactions.
8. Unwelcome Guests. Be careful of squatters living in foreclosed houses.
9. Bad Agents. Do some research before deciding who to work with.
10. Closing. Surprises at closing delay deals. Make sure documents are reviewed in advance.

Blue Jeans go Green in my attic?

Blue Jeans in my Attic?
Warm up to cotton. Old blue jeans are finding new life as home insulation material. Bonded Logic of Chandler AZ manufactures UltraTouch Natural Cotton Fiber insulation, which is made from 85% recycled denim & cotton fibers. Contains no VOCs or formaldehyde, doesn't irritate skin. Very healthy too. Mold/fire resistant. Receives maximum insulation performance rating, sold at retailers nationwide for 50 cents to $1.50/sq ft For more info www.bondedlogic.com

Maxiemize Energy Efficiency
mary@marymaxie.com

Get the best home inspection not the cheapest

Get the best home inspection, not the cheapest. It always amazes me that people price shop for a home inspection on the biggest asset they will ever purchase, and will choose their inspector based on as little as a $25 difference. Before you choose an inspector, ask to see proof of the following:
1. Is the inspector certified/licensed by the state or federal authorities in your area?
2. Does the company have liability insurance (should be a minimum $1million)?
3. Does the company have Worker's Compensation for its inspectors?
4. Does the inspector belong to a recognized national home inspectors' group such as ASHI or NAHI, which mandates continuing education?
5. Does the inspector indemnify the realtor against any lawsuits for whatever reason, and does the inspector carry Errors and Omissions insurance?
There are many other reasons to hire an inspector, but if an inspector can't satisfy me as to all of these, I won't allow my buyers to hire him/her. I also ask for all these qualifications from inspectors before my sellers will allow them into my listings, on behalf of a buyer. I feel I need to protect my sellers as well. In these tough and litigious times, it only makes sense to protect your buyers, sellers, and yourself as a realtor.
In tough times, many home inspectors let their insurance, their national home inspectors' group memberships and continuing education lapse, because it is very expensive to keep up. If they are offering a cheaper home inspection, it's often because they don't have propert qualifications, credentials, experience and insurance. Don't assume that someone who had those things a year ago, still has them. Ask to see all of the above at least once a year, from whoever you recommend as an inspector.
Price shopping is not the way to choose a home inspector.

Questions to ask your realtor before buying in the US

Canadians buying real estate in the US should ask the following questions of any realtor they meet:
1. What is FIRPTA?
2. What is the 180 Day rule?
3. Do you know where I live?
4. What happens if I have an income from my property in the US?
5. Do I need a US Social Security numbr to buy real estate?
If they don't know the answers to these questions without going to the internet to do research, find another realtor. Any realtor dealing with Canadians should know the answer to these questions. If they don't even know where you live, they are most likely only interested in their commission, not finding the right house or ensuring that you are well taken care of.
I find realtors all the time who think Alberta is a city, Ottawa is a state, and Vancouver is near the Arctic Circle. If they don't even take time to know more about you, will they do a good job on anything else?
As a buyer, you need to know the answers to the first 2 questions, and your realtor should have written information to give you about both. If they tell you they will find out, that's not good enough. If they have dealt with other Canadians, they should know the answers already. If they don't, call another realtor who does.

Canadians buying Phoenix

It's better than having a cottage at the lake, better weather too. 23% of properties sold last year in USA were to Canadian buyers. Distant 2nd was Mexico, followed by UK, Hong Kong. Come on down!

Arizona Wine Country

I'll bet you didn't know that Arizona has 40 wineries in production and another 25 getting ready to go into production. They are almost all small boutique wineries, with limited production, but they are grouped so that you can take a one day or more wine tour and tasting, and see some fantastic desert scenery along the way.
No one really thinks of Arizona as wine country, but it makes a great holiday weekend. Ask me about maps and tours. And if you want to become a vintner, I can help you find a winery to buy and operate.

Granite Myths Dispelled

Using Granite in your home Makes Sense--Dispelling the Myths

In recent years, granite has become a popular
surface choice for bathroom and kitchen countertops.
Granite is beautiful and extremely durable, but some
homeowners hesitate to use it because of myths about
it being unsafe or diffi cult to care for. Below, fi nd a list
of granite myths dispelled:
1. Granite is absorbent. Granite qualifi es as impervious
to water and is actually less absorbent than some solid
surface (plastic) products.
2. Granite stains easily. Granite is resistant to stains.
Generally any liquid spilled on a granite top, if wiped up
within a few minutes, will not stain. Liquids that do not
evaporate, such as oils, will cause stains only if left to
soak into the stone.
3. Granite requires a lot of maintenance. Routine
cleaning with a mild soap and water is all that is
generally required. Once a year, a reapplication of a
penetrating sealer should be performed. It takes only
about 15 minutes. Never use abrasive cleaners.
4. Granite’s tiny pores and fi ssures harbour bacteria.
Bacteria are found everywhere. If they are on a granite
top, then they can also be found on a laminate or solid
surface top. Use an antibacterial soap to wash your
countertop if you are concerned.
5. Granite and marble are essentially the same. Other
than the fact that they are both natural stones and
can be polished, granite and marble are otherwise
very different. Marble is generally a calcareous stone,
formed from oceanic deposits and then compressed
under pressure (metamorphosed). Granite, however,
is an igneous rock, essentially molten magma, that is
cooled and then hardened below the earths surface.
Your natural stone counter top choice will add years of
beauty, strength, durability, and ease of maintenance to
your home. Enjoy!

Low Flow Shower Heads Do Save Water.

Low Flow Shower Heads
Selecting the right shower head for economy and ease of use can be a challenge.
Here is some helpful information to assist you.
Why is low-flow the way to go? Older shower heads use between 3 and 6 gallons (15 and 30 L) of water per minute, whereas newer, low-flow models use less than 2 gallons (10 L) per minute – and you won’t even notice the difference in water pressure.
What you will notice though is that your hot-water use will be reduced by up to
50%, which will cut both your electricity and water bills in the process. A family
of three could save between $175 and $190 per year (depending on whether
they use electricity or natural gas to heat the water) just by switching to a low-flow
shower head.
Which shower head is best for your needs?
• Aerating shower heads mix air into the water stream. This maintains steady
pressure so the flow has an even, full shower spray while using less water.
• Non-aerating shower hears deliver a strong spray minus the air. The water flow
pulses, giving you a massaging effect.
• Mutltiple-flow shower heads allow you to set the spray from fine to coarse.
Some even feature a pause setting, which allows you to stop the water while soaping up, saving even more. The big tip here? Remember to use it!

What home buyers want

Paul Cardis, CEO of Avid Ratings, which conducts an annual survey of buyer
preferences, identified these must-haves in new homes:1. Large kitchens with islands2. Energy efficiency, including energy-efficient appliances, super insulation, and
high-efficiency windows.3. Home offices4. Main-floor master suite5. Outdoor living space6. Ceiling fans7. Soaking tub in the master suite and/or an oversize shower with a seating area8. Stone and brick exteriors rather than stucco or vinyl9. Community walking paths and playgrounds10. Two-car garages, but three-car garages are even more desirable

Gov't pays for greening your home

Facts on the Energy-Efficiency Tax Credit

Take advantage of improved tax credits available for a number of energy-efficient home improvements. Find a professional remodeler in your neighborhood at www.nahb.org/remodel to get excellent advice – and your assurance of a project well done.

The Existing Home Retrofit Tax Credit (Tax Code Section 25C): Tax credits are available at 30 percent of the cost, up to a $1,500 lifetime limit, for installation in 2009 & 2010 (for existing homes only) of these products:

Building envelope components (Installation costs not included):
Insulation material or system
Exterior window, skylight, door, storm window or storm door with a U factor of .3 or below
Metal or asphalt roofs that resist heat gain
Qualified energy products (Installation costs may be included):
Electric heat pump water heaters that yield an energy factor of at least 2.0 in the standard Department of Energy test procedure.
Electric heat pumps and central air conditioners that achieve the highest efficiency tier established by the Consortium for Energy Efficiency as of Jan. 1, 2009.
Natural gas, propane or oil water heaters with an energy factor of at least .82 or thermal efficiency of at least 90 percent
Biomass burning stoves with a thermal efficiency rating of at least 75 percent as measured using a lower heating value
Natural gas and propane furnaces that achieve an annual fuel utilization efficiency rate of not less than 95
Natural gas, propane, or oil water boilers and oil furnaces that achieve an annual fuel utilization rate of not less than 90
Advanced main air conditioning fans with annual electricity use of no more than 2 percent of the total annual energy use of the furnace
The Wind, Solar, Geothermal and Fuel Cell Tax Credit (Tax Code Section 25D): Tax credits are available at 30 percent of the cost, with no cap through 2016, for existing homes and new construction, for:
Geothermal Heat Pumps
Solar Panels
Solar Water Heaters
Small Wind Energy Systems
Fuel Cells
The energy-efficiency home products must be “placed in service” between Jan. 1, 2009 and Dec. 31, 2010. The credits are only valid for improvements made to the taxpayer's principal residence, except for qualified geothermal, solar, wind property, which can be installed on any home used as a residence by the taxpayer.

Home owners can claim the 25C and 25D credits on Form 5695 when they file their income tax returns. Check with your tax professional to ensure correct application of the energy-efficiency tax credit. Retain all receipts as well as records that include:
Name and address of manufacturer
Identification of the class of eligible building envelope component
Make, model number and any other property identifiers
A statement that the component is eligible for the credit (may include U factor, class of window or door, etc.)
For a short, one-page description of the energy efficiency tax credits, download this fact sheet.

IRS Clarifies What Qualifies for Home Owner Energy Tax Credit
The Internal Revenue Service has published new guidance on Internal Revenue Code Section 25C, which allows up to a $1,500 tax credit for home owners who install energy-efficient windows, insulation and other qualifying products. The tax credit is equal to 30 percent of the qualified energy efficiency expenses paid by the home owner, but it is limited to $1,500 for improvements made during 2009 and 2010.

Notice 2009-53 explains the requirements for home owners to claim the 25C credit and provides detailed technical information regarding what improvements can qualify. Home owners can claim the credit only for improvements made to an existing home. However, NAHB has learned from the IRS that tax credit-qualified improvements installed in an addition to an existing home also qualify for the 25C program.
Among the highlights:
Tax credit eligible products must be reasonably expected to remain in use for at least five years. One method taxpayers can rely on to satisfy this requirement is to purchase products from a manufacturer who offers a warranty lasting at least two years at no additional cost.
Not all Energy Star-rated products that are installed qualify for the tax credit. The Energy Star Web site includes a detailed listing of products that qualify for the section 25C program.
The credit excludes installation costs for building envelope components — such as insulation and windows. In order for the home owner to claim the credit, the remodeler must provide an itemized breakout of the cost of these installed products, minus any labor or installation charges.
Also of importance, Notice 2009-53 provides the set of transition rules for qualified products installed before June 1, 2009. For these installations, taxpayers can claim for tax credit purposes the installation of property that meets less stringent energy efficiency requirements.
In particular, taxpayers can claim the credit for installation of windows and skylights that meet Energy Star requirements, requirements listed under prior IRS Notice 2006-53 or manufacturers’ certifications for 25C made under IRS Notice 2006-53. For installations on or after June 1, the requirements listed in Notice 2009-53 and described above are binding.

NAHB Teleconference on Claiming Energy-Efficiency Tax Credits
Newly expanded federal tax credits for energy efficiency are providing consumers with added incentives for upgrading their homes. Homeowners now can claim up to $1,500 in tax credits for remodeling their principal residence to reduce energy consumption through the enhanced Existing Home Retrofit (25C) tax credit. During a media teleconference next week, NAHB’s Director of tax issues discussed how to take advantage of the credit, while three professional remodelers from around the country provided examples of the types of projects that may qualify, such as adding insulation, replacing doors and windows, and updating heating and cooling systems. The panelists also provided guidance on selecting a qualified remodeler and certifying home remodelers under the National Green Building Standard, which is the only national standard to certify green home remodeling and renovation projects.
Who:
Rob Dietz, Director of Tax Issues for the National Association of Home Builders
Greg Miedema, CGR, CAPS, GMB, CGP, NAHB Remodelers Chairman and President of Dakota Builders, Tucson, Ariz.
Donna Shirey, CGR, CAPS, CGP, President of Shirey Contracting, Issaquah, Wash.
Michael Strong, CGR, GMB, CAPS, CGP, President of Brothers Strong, Houston
To listen:

NAHB Energy Efficiency Tax Credit media call audio file

Learn more about how to plan a remodel and hire a professional remodeler at www.nahb.org/remodel.

Canadians Love Phoenix

Over 7000 residential properties in Maricopa County have Canadian addresses listed as their primary residence. The five primary reasons for this are:
1. Timing: the Canadian dollar is high, bargains abound in the valley, boomers have retirement money and oil bonuses in Canada.
2. Similar architecture to what the Canadians are used to, as well as similar amenities
3. Arizona weather: winter seems to last from September to June in Canada. It's not just the snow and cold, but the lack of greenery for 8-10 months a year in many areas.
4. Outdoor lifestyle: Canadians are used to an outdoor lifestyle, and they love to bike, hike, golf, shop, attend sporting events and spend days by the pool, not to mention just dining al fresco.
5. Easy travel: most Canadians only have to change one or at most two time zones to get here, and it's an easy non-stop three hour flight from western Canada. It's only a 24-28 hour driving time from most points in western Canada, a bit more hauling a trailer.
The winter visitors' bureau estimates 90,000 Canadians live in the valley permanently (that's the ones who don't take out US citizenship-- likley twice as many who are now American citizens) Another estimate is 600,000 Canadians who visit the valley for at least part of every year, coming in by plane. The don't keep track of those coming by car, so double that number and you'll see why there seem to be a lot of Canadians around here.

Median home price rises in q4 2009

A story in USA Today quotes the National Association of Realtors as saying that the median sale price for resale homesrose in 67 out of 151 metropolitan areas in Q4 of 2009, a sharp increase over the previous year
The national median price for a home was $172,900, and it was the smallest price decline in more than two years.
Real Estate analysts fear that the end of the homeowner tax credit may signal another decline, and there is also a fear that more homeowners who are hanging onto their homes could yet default, creating another wave of price declines.

Corporate or bank owned?

Banks are getting more and more crafty in what they want realtors to say in the MLS. The latest is that the banks feel their properties are stigmatized when the listing says that it is an REO or is bank owned. So now we are seeing lots of listings that say that the house is 'corporate owned'.

'Corporate owned' used to mean that the house had been bought by a company when they transferred an employee, and the employee couldn't sell the house in a timely manner, so the company guaranteed the sale in order that the employee could move on to his new posting.

Buyers' agents need to know this distinction, because they will counsel their buyers to make offers based on different criteria if they think the property is bank owned or actually owned by the employer of the person who used to live there. Check the tax records first, and if that doesn't give the information you need, you'll have to ask the listing realtor.

Realtors education paramount when chossing a realtor

Any realtor who thinks that 24 hours of continuing education every two years is sufficient to keep them in the game is not only dreaming in technicolor, but is likely not serving clients with the most up to date information on today's ever-changing market.

With banks and government changing the rules of engagement about once a week, every realtor should be taking continuing education courses as often as that, just to stay abreast of new developments.

And realtors who only take courses they can utilize for their required continuing education hours, need to wise up and be taking courses for the sake of their own edification and the better serving of clients, not just because the have to take a certain number of hours to hold onto their license.

It's a different world out there, and realtors need to realize that we will never return to a market like we had even a couple of years ago. Times have changed and realtors need to change too.

I take at least 60 hours a year of continuing education, plus I subscribe to dozens of websites, news feeds, twitters, blogs, etc and even some snail mail magazines, which I read every day. And I learn something new every day that I can use in my business.