Real Estate Information Archive

Though we are enjoying some rain in Austin at the moment and the fall wildfire media talk has subsided, Travis county is still experiencing a record drought over the past 12 months and it is important not to let our guards downs in terms of wildfire safety. Keep diligent in the protection of your house and property. The Texas Forest Service recommends the actions and precautions listed below are designed to help you prepare your home and lessen the threat of wild land fire damage to you and your property.

1. LPG tanks should be far enough away from buildings for valves to be shut off in case of fire. Keep area around the tank clear of flammable vegetation.

2. Store gasoline in an approved safety can away from occupied buildings.

3. All combustibles such as firewood, wooden picnic tables, boats, stacked lumber, etc. should be kept away from structures.

4. Clear roof surfaces and gutters regularly to avoid build-up of flammable materials such as leaves and other debris.

5. Remove branches from trees to a height of 15 feet or more.

6. In rural areas, clear a fuel break of at least 3 times the fuel length around all structures.

7. Have fire tools handy such as: ladder long enough to reach your roof, shovel, rake, and a bucket or two for water.

8. Place connected garden hoses at all sides of your home for emergency use.

9. Assure that you and your family know all emergency exits from your home.

10. Assure that you and your family know all emergency exits from your neighborhood.

Be safe and cautious as we protect our homes and the Texas we all love.

As promised from last week, below are our Exterior Tips for preparing your home for Winter in Texas

Exterior Home Preparation Tips

Outdoor preparations should include a walk around your property with an eye for cracks in foundations, the mortar in brick structures, and caulking or weather stripping that has failed. Other things to look for include: evidence of uninvited guests in the form of rodents or birds living or nesting in unsafe or unwanted locations, exposed wood that may need some type of protective treatment applied, and items that are too close to heat sources that could become fire hazards. In addition to this general evaluation, here is a list of specific items to consider:

• Hoses/hose bibs - in regions where temperatures drop below freezing, it is important to disconnect and drain your garden hoses, and either wrap hose bibs or cover them with insulating covers to prevent freezing pipes. A quick inspection for other exposed pipes that may need insulating will prevent the headache of dealing with broken pipes later.
• Sprinkler systems - in colder climates, sprinkler systems will need to be drained to prevent water from freezing and causing cracked or broken pipes. You may be able to drain the water yourself, or you may hire a professional to winterize it by blowing the water out of your system with an air compressor.
• Roof - inspect your roof for any loose, missing, worn or damaged shingles, tiles or other roofing material and have any needed repairs made to prevent unwanted water damage.
• Clean your gutters and downspouts - after leaves and other tree debris has fallen and collected in your gutters, it will be important to clean the gutters and downspouts to prevent water from backing up and causing water damage or overflowing during winter storms.
• Clean landscaping tools - when storing your landscaping tools for winter, take the opportunity to clean them well, apply a light coat of lubricant on tools such as pruning shears to keep them operational and to extend their lifespan, and replace tools that are in poor condition so you'll be prepared next spring when your landscaping begins to come to life once again.
• Prepare winter equipment - now is the time to test winter equipment that you may need in the coming months and make any necessary repairs ahead of time. Knowing that the snow blower or back-up generator will work and are in good repair and that you are prepared for inclement weather will provide peace of mind. It is also a good time to place this equipment along with shovels and salt in an accessible location so it is readily available when it is needed.
• Winter fertilizer - an application of winter fertilizer to lawns will promote stronger roots and help produce a healthier lawn in the spring.
• Plants - take a look at your landscaping and determine if there are plants that may be sensitive to cooler weather and require special preparation. While some plants may need to be trimmed, others may require additional composting materials around their roots to protect them during freezing temperatures, and others will need to be moved to a sheltered area or indoors. This is also a good time to lift bulbs that won't survive the colder temperatures such as dahlias and to consider planting spring bulbs like tulips and daffodils

As winter approaches we often get questions in regards to preparing a home in Texas. We suggest preparations should be considered both inside and outside your home to protect your investment, maintain your safety, and provide comfort throughout the colder winter months.  Below is our Indoor Tips and we will address exterior in a future blog.

Interior Home Preparation Tips

The most obvious items to address as the winter months approach center largely around ensuring that your home remains warm. Regardless of your heat source there are preventative measures that should be taken to ensure that you remain warm and safe inside your home. Some of the most important areas to assess include:

• Furnaces - regular annual furnace inspections will help keep your furnace in good repair. Cleaning or replacing furnace filters monthly during the operating months will also keep your furnace operating efficiently.
• Oil Heaters - like furnaces, oil heaters require annual inspections and maintenance. Annual inspections should include: inspecting the chimney, cleaning the pipes to remove soot build up, replacing the air filter, checking oil pressure and cleaning the oil filter bowl. Oil supplies will need to be replenished.
• Fireplaces - periodic cleanings should be performed by a chimney sweep to remove soot and creosote buildup to prevent chimney fires. It is also a good time to ensure that woodpiles are sufficiently stocked for the winter months with well-seasoned wood. Woodpiles should be located in a dry location and in an area away from structures to prevent granting wood-eating insects, such as termites, easy access to your home.
• Inspect windows and door for leaks - replacing cracked windows, or sealing air leaks around doors and windows will not only make the winter months more comfortable, but will also lower the costs of heating your home. One method of sealing leaks around windows is by using a removable caulking product which allows for easy removal and restoration of functionality for windows with the return of warmer weather in the spring.
• Evaluate smoke detectors and related safety equipment - the ending of daylight savings time is an ideal time to replace batteries in smoke detectors and any other battery-powered safety or emergency equipment. It is also a good time to evaluate existing smoke detectors, carbon monoxide detectors and fire extinguishers in terms of lifespan and whether they provide an adequate level of coverage. Smoke detectors and fire extinguishers are generally considered to have a lifespan of 10 years, whereas carbon monoxide detectors have a lifespan generally ranging from 2 to 5 years. Beware that batteries in the carbon monoxide detectors may still function after the actual carbon monoxide sensor has ceased being operational. For more information in regards to carbon monoxide you can visit http://www.epa.gov/iaq/co.html 

Recently, I’ve witnessed a number of people in my life such as clients, associate and friends who have expressed they are “stuck” or disappointed in their success path; they feel like they’ll never hit their goals or dreams.

I strongly believe that one becomes successful by taking consistent action to move toward a goal; even on the days when it is not fun or glamorous or you simply don’t feel like it. It is easy to give 100% when you’re on top of the world; the challenge for most of us is giving 100% on day 11 or when you simply don’t feel like it.

Persistence & consistency wins the race every time.

Most everyone is familiar with Aesop’s Fable of “The Hare and the Tortoise”. It’s an age old lesson read a multitude of times by parents and teachers alike to children who at the time were really too young to embrace the life lessons throughout the story. The story goes something like this…

There once was a speedy hare who bragged about how fast he could run. Tired of hearing him boast, Slow and Steady, the tortoise, challenged him to a race. All the animals in the forest gathered to watch. Hare ran down the road for a while and then and paused to rest. He looked back at Slow and Steady and cried out, “How do you expect to win this race when you are walking along at your slow, slow pace?” Hare stretched himself out alongside the road and fell asleep, thinking, “There is plenty of time to relax.” Slow and Steady walked and walked. He never, ever stopped until he came to the finish line. The animals who were watching cheered so loudly for Tortoise, they woke up Hare. Hare stretched and yawned and began to run again, but it was too late. Tortoise was over the line. After that, Hare always reminded himself, “Don’t brag about your lightning pace, for Slow and Steady won the race!”

The same lessons shown here are present in our every day lives. Think about it… have you ever taken off quickly in hopes of reaching your goal, only to become distracted or knocked off course prior to reaching your goal? Or come back from a motivation event, only to fizzle after a weeks or days. Or started a diet or athletic training only to lose your interest because your results were slow in materializing. Of course you have… ALL of us have.

Most of us don’t take the path of the tortoise because it’s a slower path that may not be as exciting or adventurous. It’s much sexier to be the hare that is faster, sleeker, and more gregarious.  I challenge you to slow down, be the tortoise and win your race.

Tortoise Tips

• Write your goals down. 
• On paper.
• On purpose. 
• Review them daily.
• Measure them weekly.
• Get an accountability partner. 
• Be flexible.

No matter how many times I have read Aesop’s Fable over the years….the Tortoise ALWAYS wins.

Even if you don't have kids at home, you might consider sharing this with someone you know who does.

Recently I was surprised to read an article in Newsweek that child identity theft is now one of the fastest-growing segments of ID theft! Children are born without a credit report, so if a child has personally received any of the following then there's a very good chance their ID could easily already have been compromised:

• Credit card offers
• Debt repayment notices
• Letters from the IRS that the Social Security number is a duplicate
• Notification from your health insurer that your child was declined coverage of a procedure because it's already been covered

So how can we protect them?

• Don't give out their birth certificate - even if one is requested by coaches or teachers, make a copy, show it to them, and then put that copy into a sealed envelope for their files.
• Don't let your child have their own Social Security card until they're old enough to understand what it means.
• Keep the amount of information you share about your kids on your social networking sites to a minimum, especially their complete DOB.
• If they have started using social networking themselves, talk to them about the dangers involved in responding to or friending people they don't know.

Every child's credit report should be checked each year when you check your own. It's free, go to www.annualcreditreport.com. In their case, you hope to find nothing!

Typically in a sales contract, the sellers of a home agreed to leave various items. For example; light fixtures, curtain rods, custom blinds, ceiling fans, some appliances and so on.

I final walk thru prior to closing is super important to confirm the buyer truly is receiving the home in the condition agreed.  It is quite a surprise to walk in on moving day all of those things are gone. In addition, the locks on the back door are broken, there is a huge stain on the living room carpet, and the garage opener doesn’t work.

Although this may be extreme, it does happen, which is why it is important to have a final walk thru of the home you are purchasing before the closing. A pre-closing walk thru gives the buyer one last opportunity to verify that they are getting all that was promised in the sales contract. Although buyers still have legal recourse if they discover—even after closing—that the condition of the home is not as it should be, the best time to identify problems is before closing when the seller will be motivated to correct any deficiencies in order to close the transaction.

Typically, a buyer takes possession of a property one to three months after signing the sales agreement. But, a lot can happen before the actual move-in. Appliances and fixtures can break down, and walls, carpets and doors can be damaged during the seller’s move-out. Sometimes the seller will simply have forgotten that he or she has agreed to leave the refrigerator or window coverings with the house. Whatever the reason, problems identified before the closing have the best chance of being remedied.

If possible, schedule the walk thru right before the closing, such as the day before. Ask your real estate professional to attend the inspection with you. What should you be looking for? Using a copy of the sales contract as a checklist, first make sure that all items that should be in place (appliances, built-in furniture, window coverings, fixtures, etc.) are there.

Test each appliance to make sure they work properly. Bring along an electrical clock or radio to test electrical outlets if warranted. Test all electrical switches and the garage door opener, if there is one. Run the garbage disposal and turn on every water faucet, checking under the sinks for leaks. Flush the toilets. Inspect the floors, carpets, walls and doors for recent damage.

If you discover that something is damaged or missing, make a note of it and inform so you and your real estate professional can address the isseu immediately. The seller is usually able to take care of small problems quickly, either by making a needed repair or offering compensation to handle it. And, if there are major problems, the seller can even sign a statement acknowledging the deficiency and agree to correct it. Although preclosing inspections take time and may be inconvenient, they are important and well worth the buyer’s time.

This is the time of year that we receive many calls from home owners in regards to property tax protests. According to the Austin Board of Realtors (ABOR) MLS data, values have dropped in some area 10% or more, but overall the median home price in Central Texas has risen 1.6%. 

Below are some tips to help you prepare for your tax protest.

Why is tax-assessed value different than market value?
The tax-assessed value is what your county believes your home or condo is worth. The county attempts to set their values at a market value. However, they do not evaluate comparables nor do they perform individual market analysis on every home. The county simply values your home according to the area, not the house. Meaning, the value may be too high or too low, depending on the size, location, amenities and condition of the specific home.

How do you determine your market value? You can: contact your Realtor who can provide you with market information, collect information from neighbors who have recently purchased their homes, or contract a company who specializes in assisting with tax assessor valuation protests.

Should you appeal your property valuation?
If the market value on your home is lower than your tax-assessed value, then you should appeal. If the market value is higher, then you should not appeal.

When should you receive your property valuation and how long do you have to appeal?
The County Appraisal Districts began mailing property valuations sometime after April 15th. Most homeowners should have received their valuation on or before May 1st. Homeowners have until May 31st, or 30 days from the date they receive their valuation (whichever is later), to appeal.

How to Appeal Your Property Taxes
If you believe your property valuation is higher than the current market value, you should appeal your taxes. When people don’t appeal, the taxing authority accepts that their value is correct which affects all homeowners in a given area. By appealing the assessed value, we all help keep our real estate taxing authority valuations in line with market value.

1. File your protest using the protest form available from the County Appraisal District. After you have filed, it can take several months for the Travis County Appraisal District to schedule your informal hearing.
2. At the hearing: The purpose of the informal hearing is for you to present your evidence and facts to support your claim that they have over-valued your Austin home or condo.

Present Your Evidence The following information can be helpful to present at the hearing:

• Comparable Market Analysis: A comparable market analysis looks at Market Value and shows recent sales for homes that are similar to yours in size, age, location and type of construction.
• Documentation Regarding Your Home’s Condition: Do you have foundation issues? Plumbing problems? Anything that would adversely affect the Market Value of your home should be documented. Take photographs and bring them with you to your hearing.
• Documentation Regarding Your Home’s Location: Once again, anything that would adversely affect the Market Value of your home is evidence that you can use in your appeal. (ie: if home backs up to a busy street - consider printing off a Google map to document your location.)
• Recently Purchased Homes: If you purchased your home in the last several months, and the purchase price was lower than your appraised value, bring a copy of your settlement statement.

Here are a couple of things to keep in mind for the day of your hearing:

1. The Appraisal District is responsible for setting the appraised value, they have nothing to do with the tax rate.
You are not going to the hearing to protest your tax rate or how much you are paying in taxes, you are only appealing the county’s assessed value of your home.
2. Be polite and courteous.
3. Bring an extra copy of your supporting documentation to leave with the county.

To find out more information about protesting your tax appraisal visit:
Hays County: www.hayscad.com • Travis County: www.traviscad.org • Williamson County: www.wcad.org

“Property Tax - Notice of Protest” Form (can be used for any Texas county)
http://www.window.state.tx.us/taxinfo/taxforms/50-132.pdf

source: Gracy Title 

It’s that time of year.  Questions about termites are starting to surface from our buyer and seller clients.  Especially with our unseasonably warm Texas weather and wet fall weather. Termites (and ants) have started their annual “swarm”.

According to termite inspector Gary Pruett, a swarm happens during the reproductive stage of the insect as they are bursting out of the ground to find a mate and establish a new colony.

When viewing properties as potential buyers we suggest you be aware if you see:

• Dead termites or wings around windows, doors, heating vents, or in bathtubs and sinks - these are certain signs of termite activity.
• Specks or trails of dirt on sheetrock or wall boards, typically on an outside wall, unless the termite infestation is coming from a bath-trap.
• Termite mud tubes on walls located outside or inside the structure. The tubes are either round or flat and usually measure at least 3/16" to 1/4 inch or wider. They look like their name - a tube of mud.

Below are some examples to watch for.

Everyone wants a home of their own – it’s the American dream. Gone are the cranky neighbors and snooping landlords. Being a homeowner gives you the freedom to express yourself and enjoy a great deal of privacy. You can do virtually anything you like with your living space and that includes cranking up your stereo and painting the kitchen walls chartreuse – if that is what you want to do. And if you're like most Americans, a home purchase is the single largest investment you’ll ever make, which someday can be sold in a deal that nets a decent profit. Even though our market is currently a little flat on average over the past 30 years Austin home values annually increased by about 3-4 percent.

But are you truly ready to settle down and take on the financial responsibilities and lifestyle changes that come with homeownership? Or might you be better off renting? We are happy to spend some with you evaluating your near-term goals. Might a better job opportunity send you packing to another city or state? Is your income likely to remain the same, increase or could it decrease and jeopardize your ability to meet your monthly housing costs?

Homeownership is best viewed as a long-term commitment because selling a house can be costly and time-consuming endeavor. The serious homebuyer plans on staying in the house for at least two years – though that's a minimum and a better rule of thumb is at least five-seven years. It's simply not profitable and it could be costly to buy and then sell a home within less than two years. Even if a red-hot housing market allowed you to turn a nice profit, the proceeds could be subject to capital gains taxes.

Making the transition from renting to homeownership is both exciting and challenging. The homeowner is the landlord and that means when a repair is in order, it’s up to you, the homeowner, to either personally fix the problem or hire and oversee a contractor who will remedy the situation. The same goes for maintenance and overall property upkeep.

But for those who’re willing to take on the challenge, the benefits are many. Homeownership is a form of forced savings; mortgage interest and property taxes can be deducted from income taxes. Homeowners can rest easy knowing their housing costs will remain relatively stable (depending on the type of mortgage loan), and long-term owners build valuable equity.