Harleysville-Lansdale Real Estate and More

Just like auto mechanics, dentists, plumbers, financial planners, electricians, attorneys, hair dressers, tailors… Realtors… you name it, home inspectors are human just like any other service provider. 

Some are really good, some are not so good, and some are bad.  Luckily word of mouth typically drives the bad service providers out of the marketplace… but not always.

There are a few universal truths about homes and home inspections:

·         There is no perfect house.

·         There is nothing that can’t be fixed for a cost.

·         It is the parts of the house that you can’t see that you need to worry about the most.

·         Once you purchase a home, any problems associated with it become yours.

A good home inspector is looking for “material defects.”  A material defect is defined as any condition that would have a significant adverse impact on the value of real property.  It is important to understand, home inspectors are not looking for cosmetic issues; these are evident at the time of showing and are very much “in the eye of the beholder.”

Material defects can be classified into two categories:  

1) Health and safety issues 

2) A problem that would be expensive to fix

A missing switch plate cover is considered a material defect because someone can potentially get shocked when switch plate covers are missing.  Even though a cover may cost only 79 cents to purchase and it is easy enough for almost anyone to install, it is a material defect.

While the list of potential health and safety issues is extensive, it can include:

High radon levels, mold, faulty smoke detectors, faulty wiring, gas leaks, cracks in the chimney liner, trip hazards, chipping lead based paint, and well water quality.

Although “expensive” to fix is a very subjective term, most home inspectors use a gauge of about $500 or more to fix (some consider anything over $100 or $200 is a material defect).  The need for a new roof, HVAC, or hot water heater are all clearly material defects, but these issues while costly are usually straightforward and manageable.  In our opinion, the most serious of material defects (these problems can cost thousands of dollars and also be difficult to identify and correct) include:

Structural/foundation issues

Failing septic systems

Active infestations

Persistent water intrusion

Faulty wiring

Over the years, we have sold hundreds of homes and we have seen the good, the bad and the ugly when it comes to home inspections.  We have seen buyers get “spooked” and bail out of contracts on truly solid well-kept homes over something trivial where the inspector made erroneous recommendations.  On the flip-side, we have seen buyers work with sellers through stucco repairs and septic issues that have cost tens of thousands of dollars.

There are certainly times a buyer should cancel a contract due to the home inspection issues.  But there are other times, especially when the seller is cooperative about paying for repairs and you get the right people in to evaluate and do the work, a buyer would do well to stick it out. 

The key is having a really good home inspector to find and sort through the material defects of the property so you know exactly what you are getting.

Photo Credit: Bill Dare of Spotlight Home Inspection

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Why You Need a Good Home Inspector - Copyright © 2012, The Scott Loper Team, All rights reserved.

Staging a house for sale comes in many shapes and forms.  But it is always about making your house more visually appealing to homebuyers – highlighting the positives and minimizing the negatives.  

While some staging jobs can cost thousands of dollars, many homes can get adequately staged for little or no cost.  But the payoff at sale can be huge.  Time and again, a well-staged home will typically sell faster and closer to list price than comparable homes that don’t show as well.

Here are some of the key elements of staging:

·         Simply de-clutter, clean and organize.  This is the singular most important step of any home staging project.  Even if it means packing up several boxes and putting them in storage (or in your in-law’s garage), every home needs a clean, streamlined look for showings.  And don’t just shove it all into a closet; a cluttered closet screams that the house doesn’t have enough storage.

·         Add accent pieces to add drama and visual appeal to a room.  Creative home stagers can use pictures and pieces from throughout a house (and the attic), recreating spaces to enhance their appeal.  Quality staging will also vary and regroup the wall hangings and accessories to balance a room.

·         Add light (and lots of it).  Every room should have lots of lights and definitely one on a switch.  Heavy drapes should be discarded.  Open up blinds and curtains to make rooms feel light and airy (wash the windows while you are there).  The simple replacement of an ordinary builder-grade light fixture with a modern fixture can do wonders.

·         Transform junked up multi-purpose rooms to a singular purpose which adds value.

·         Remove excess furniture.  Regroup remaining furniture to make rooms feel larger and flow better.

·         Rent quality furnishings that replace older, out of date furniture or to fill vacant rooms.

·         Fresh paint and/or removal of wallpaper.  Use wise and trendy choices for paint color so rooms flow from one to the other and appear larger.  Wallpaper is a big turnoff these days.  And white walls are too sterile.  However, bright white, freshly painted trim against soft, warm, neutral walls can make a room pop and mask even outdated furniture. 

·         Add some color.  In some areas, a deep color provides the perfect contrast.  It may be paint on an accent wall but it could also be the bedding, throw rugs, pillows, towels, or curtains that provide the visual accent a room needs.

·         Add some nature.  Home stagers love flowers, plants, wreaths, bowls of fruit, etc.  So whether they are fresh (from the yard even) or quality fakes, natural elements are especially welcome in the kitchen and bathrooms.

·         Make modest to mid-priced improvements.  Sometimes, it is worth every penny and more to replace an old countertop with granite, replace peeling linoleum flooring, or re-glaze an old pink tub.  Improvement projects that cost considerable money require a specially trained eye to ensure a seller will get the most bang for their staging buck.

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Staging Matters - Copyright © 2012, The Scott Loper Team, All rights reserved.

Will you be touring towns this spring on a hunt for your next home?  Whether you’re buying or renting, the search can take a toll on you, especially while driving and trying to figure out where to go at the same time. 

A GPS is a good thing to have, but along with that, if you have a smartphone or tablet such as an ipad, you can download apps, some of them free, to help you navigate the best route in search of homes for sale or rent and open houses.  Many of these apps feature the ability to pinpoint distances to parks, libraries, train stations, and restaurants from the each location where you end up looking at a property.  We all know these “extras” matter to some extend when deciding to purchase a home.  With information gained from these apps, you may decide on a home for reasons that were not evident from the beginning. 

Here are a few recommendations, since there are so many apps available.

• If you have a car that has a built in GPS but it is older and difficult to update, you may want to check out Garmin’s GPS App. It is web-based and has the newer roads and housing developments.  You can use this any where, not just in your car.  The cost is $39.99.

• Route4me.com is a free app that is compatible with the iPhone, iPod touch and iPad.  This is a handy tool for making multi-destination trips easier.  It gives you the most optimal route if you have to go more than one place.   And, of course, it gives you a map.  Planning to go to 3 open houses in one day?

• MotionX GPS Drive HD is available for 3G iPads.  It won’t work on a Wi-Fi only iPad.  The good stuff about this app is its cheap, $2.99, but watch out for fees after 30 days if you use the Live Voice Guidance feature.  It also has “smart router” technology which uses several traffic data sources to calculate the best route using real time.  You can use the Search feature too while in route to find places of interest, like gas stations, shopping centers, etc.

• If you need to find a specific location, one of the best apps out there is Google Maps.  Very easy to use just click the “get directions” link after you fill in the address.  This app allows you to keep adding addresses along the way, providing a fast, seamless route.  If you find yourself in a large townhome or condominium community and feel like all the buildings look the same, you can use this app to enter all of the addresses you want to visit in the community, then click on the “walking” icon to receive the walking directions from point to point in the most logical order.

No matter how you find your next home, keep in mind it is best to visit the prospective houses at least two times and on different days of the week, including once at night and once during the day.  You’ll want to get a sense of the activity level and surroundings on a week day versus and weekend.

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

SmartPhone Apps for Touring Homes - Copyright © 2012, The Scott Loper Team, All rights reserved.

534 Championship Drive, Harleysville, PA 19438

Lederach Golf Club

MLS#: 6034692 

Asking Price: $759,900

Exquisite Inverness Model in Lederach Golf Club. Open multi-level floor plan with glass enclosed elevator, cupola, and backing to 5th fairway. Stunning architectural features throughout.

For a virtual tour of 534 Championship Drive, Harleysville

Truly impressive luxury home in Lederach Golf Club. Inverness model distinguished by unique architecture with a multi-level central atrium rising to a glass cupola and with each level accessible from a glass enclosed elevator. Architectural columns lend to open spaces and numerous arched windows afford abundant natural light. From the foyer, take in stunning views of the formal dining room and the family room and living room with their walls of windows. Around the corner, find a gourmet kitchen with granite countertops, cherry cabinetry, state of the art appliances, & access to an elevated deck with gorgeous views of Fairway #5. Two-story family room with fireplace & floor-to-ceiling stonework. A 2-story living room leads to a peaceful covered patio. The basement level offers a large recreation room with gas fireplace, 5th bedroom, full bath, media room, & plenty of storage. The top level houses the main bedrooms including a master suite with sitting area, tray ceiling, dressing area & luxurious master bath.

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Luxury Home in Golf Course Community, Harleysville, PA - Copyright © 2012, The Scott Loper Team, All rights reserved.

201 Brunswick Court, Lansdale, PA 19446 (Towamencin Township, Morgandale Community)

MLS #: 6034607

Asking Price: $178,000

Terrific end unit townhouse with updated kitchen.  Great location within Morgandale, close to community pool and playground.

For a virtual tour 201 Brunswick Court, Lansdale.

Terrific end unit townhouse in a great location in Morgandale. Bright and cheerful eat-in kitchen with updated cabinetry, recessed lights, newer appliances and flooring, large pass through to dining room, and sliders to rear yard area and parking. Off of the kitchen, there is an updated powder room with pedestal sink and convenient laundry closet. The dining room and living room feature newer carpeting and crown moulding accents. Upstairs, the master bedroom features a walk-in closet, crown moulding, and direct access to the updated hall bathroom. Two other nicely sized bedrooms complete the 2nd floor. Home is currently served by FIOS and most rooms are wired for computer and TV connections. Many updates over the years including new HVAC in 2004. Conveniently located near the community pool, walking trails and playground. Easy access to Forty Foot Road, PA Turnpike, shopping and schools.

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Townhouse for Sale in Morgandale, Lansdale, PA - Copyright © 2012, The Scott Loper Team, All rights reserved.

Every home has a predominant odor (sometimes there are competing odors) and most homeowners are so used to the odor(s), that they cannot perceive it.

However, according to researchers at UC Berkeley, it takes less than a hundred milliseconds for a person walking into a new environment to determine if an odor is pleasant or unpleasant.  But it then takes a few seconds for a person to determine the nature of the odor (i.e. sour, sweet, musty) and typically, many people cannot correctly identify an odor.  They just simply know if they like it or if they don’t.

http://berkeley.edu/news/media/releases/2007/09/20_pleasantness.shtml

In our opinion, these are the top ten odors that homebuyers hate and can't resist commenting on when touring a home:

1.       Cigarette smoke

2.       Cat urine

3.       Dogs

4.       Other pet odors – litter boxes, cages, terrariums

5.       Musty – mold and mildew (predominantly detected in basements)

6.       Pungent cooking odors – garlic, onions, curry

7.       Stale smoky downdrafts from the fireplace

8.       Decaying organic material from various potential sources – rotting potatoes in the kitchen, a dead mouse in the wall, trash that needs to go out

9.       Unwanted critters – skunks, stinkbugs

10.    “Human” odors – stinky shoes, body odor, dirty diapers, urine (predominantly detected in bedrooms and bathrooms)

Research has shown that the perception of a smell is universal.  Regardless of their culture, most people can agree if an odor can be categorized as pleasant or unpleasant. 

Rehan Khan, a research scientist in the Helen Wills Neuroscience Institute at UC Berkeley, states, "… a significant part of what people find to be pleasant and unpleasant turns out to be the same anywhere on the planet and may reflect something about molecules themselves."

Effects of odors are universal too.  Pleasant odors are believed to trigger an emotional response which will reduce tension and anxiety and improve mood.  Unpleasant odors can have the opposite effect.

Where cultural differences come in is in the tolerance of a particularly strong odor.  The more familiar someone is to a particular odor, the more likely they will tolerate it at a higher intensity.  The intensity of an odor can fall on a scale of 0-6.

0 - no odor

1 - very weak (odor threshold)

2 - weak

3 - distinct

4 - strong

5 - very strong

6 – intolerable

 http://en.wikipedia.org/wiki/Odor

Any odor (good or bad) when it hits an intensity of six, is too strong.  But for some people, even a faint smell (1 or 2 on the scale) of something unpleasant (i.e. cooking odors) is a complete turnoff; whereas other people might find a strong odor (4 or 5 on the scale) of something pleasant (i.e. perfume) is also a turnoff.

Therefore, sellers only want subtle pleasant odors, nothing strong or overwhelming.

Odors also trigger a memory response from past exposure to similar odors.  Therefore there are a few smells that will get mixed responses from homebuyers; they may love the smell or hate the smell:

1.       VOC’s from fresh paint or carpeting (irritating or “Wow, new carpets!”)

2.       Mothballs/Cedar closets (nostalgic or “an old person’s house”)

3.       Bleach (ultraclean or a locker room)

4.       Incense (nice or “What kind of weirdos live here?”)

Some of the most universally pleasing odors are: chocolate, baby powder, pine trees, cinnamon, citrus, and fresh flowers. 

So the suggestions of putting out fresh flowers or baking chocolate chip cookies or apple pie just before a showing are not arbitrary.  These aromas typically create good feelings and emotions and evoke warm memories.

Ask a friend or your Realtor for an honest evaluation of the predominant odor in your house.  In many homes, it is the choice of laundry detergent and dryer sheets (which is often a very pleasant odor). 

If you do have bad odors, don’t try to mask them with too many candles or perfume.  Go for a very faint but pleasant odor instead.  A seller’s best bet is to find the source and get rid of any unpleasant odors, because it can kill a buyer’s interest within a hundred milliseconds!

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Top 10 Odors That Homebuyers Hate - Copyright © 2012, The Scott Loper Team, All rights reserved.

Happy Spring to all!  March was no lion only a wee lamb, but none-the-less it is officially the vernal equinox. 

Many people have already begun to clear their garages, sheds, basements, and storage bins of unwanted clutter.  Spring cleaning doesn’t have to be a dirty word though. 

Just in time comes the news from Montgomery County on their annual post of dates to recycle and dispose of household hazardous waste (HHW) and electronics. 

This popular program is provided as a service to county residents.  It helps us to properly dispose of the leftover hazardous material sitting around our homes. 

If you’re selling your home, it is important to get rid of these hazardous products because the new owners don’t want to inherit them.  Items that need this kind of disposal are usually marked on the product’s container with a warning label. 

For latex paint, you never want to toss it in the trash in its liquid form.  Latex paint is not hazardous and will not be accepted at the sites.  Let is sit with the lid off until it’s completely dry.  It will be safe to dispose of at that point.

Here’s what new about the program.  The county will hold 6 separate HHW-only collection events and 8 separate Electronics-only collection events.  For the electronics-only events, the county is now accepting more items than in the past.  Check the website for details on this at http://montcopa.org.  It’s easier now to free yourself from that old, clunky TV or computer monitor.

All collection sites will be open from 9 AM to 3 PM on the date of the event.  For more information call the Montgomery County "Recycling Hotline" at (610) 278-3618. Upcoming Electronic Collection dates and locations are:

• Sat, April 21 – Indian Valley Middle School
130 Maple Ave. Harleysville, PA 19438

• Sat, May 5 - Norristown Area High School
Enter at Corner of Burnside Ave. and Eagle Dr. Norristown, PA 19401

• Sat, June 30 – Wissahickon High School
521 Houston Rd. Ambler, PA 19002

• Fri, July 20 – Ursinus College
Corner of College Ave. and E. 9th Ave. Collegeville, PA 19426

• Fri, August 10 – Upper Perkiomen High School
2 Walt Rd. Pennsburg, PA 18073

• Sat, October 27 – Springfield Township High School
1801 E. Paper Mill Rd. Erdenheim, PA 19038

• Thurs, November 15 – Montgomery Mall
230 Montgomery Mall North Wales, PA 19454
(America Recycles Day - Automotive tires will also be accepted at this event for recycling!)

For Hazardous Household Waste, the collection dates and locations are:

• Sat, April 7 – North Penn High School
1340 Valley Forge Rd. Lansdale, PA 19446

• Sat, May 12 – Upper Merion Area Middle School
Enter near 435 Crossfield Rd. King Of Prussia, PA 19406

• Sat, June 23 – Temple Ambler
Enter near 1431 E. Butler Pike Ambler, PA 19002

• Fri, August 17 – Abington Junior High School
970 Highland Ave. Abington, PA 19001

• Sat, October 20 – Lower Merion Public Works
1300 N. Woodbine Ave. Penn Valley, PA 19072

Please check the county website before heading to one of the events to be sure that the items you’re bringing are being accepted!  Also, take special care in how you transport these items. 

 

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Disposing of Household Hazardous Waste & Electronics - Montgomery County PA Collection Dates - Copyright © 2012, The Scott Loper Team, All rights reserved.

10 New Galena Road, Line Lexington, PA 18932

MLS: 6027793

Asking Price: $239,900

Beautifully updated 3BR/1.1BA home in New Britian Township, North Penn School District

For a virtual tour of 10 New Galena Road

 Well maintained home with updated kitchen, lots of character, and large fenced-in yard. Kitchen has updated cabinetry, Corian counters, ceramic tile floor, and breakfast area with bay window. Quaint dining room with glass French door leading to a den with abundant windows and natural light. Spacious living room. Upstairs, the master bedroom boasts a vaulted ceiling and walk-in closet. Second bedroom with sitting area. Nicely sized third bedroom and hall bath round out the second floor. New roof in 2007. Zoned central air added in 2005. Kitchen & powder room updated in 2006.

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery and Bucks Counties of Pennsylvania. To Search for Homes For Sale in Montgomery and Bucks Counties Click Here.

Short Sale on New Galena Road, New Britian Township - Copyright © 2012, The Scott Loper Team, All rights reserved.

The Scott Loper Team was the top producing team at RE/MAX Realty Group for 2011.

Scott Loper was the top producing agent.

Way to go Scott, Lisa and Gina!

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Wordless Wednesday - #1 - Copyright © 2012, The Scott Loper Team, All rights reserved.

For You or a Friend:  FREE Home Buying Seminar in Montgomery County PA

$$$  Has the "bottom" hit?

$$$  Interest rates are still near historic lows.

$$$  The combination of current housing prices and interest rates put housing at 2001 affordability levels.

$$$  There is no better hedge against inflation than getting into the house of your dreams NOW and locking in your housing payment for the next 30 years.

Let us help you navigate today’s challenging and often confusing real estate market.   Attend our homebuyer seminar:

Thursday, March 29, 2012

6:15-8pm

RE/MAX, 441 E. Hector Street, 2nd Floor, Conshohocken, PA

Presenters include:

Gina Wherry, Re/Max Realty Group

Jason Klaskin, Academy Mortgage

Bill Dare, Spotlight Home Inspections

Sandwiches and refreshments will be served.  Space is limited so please register today to save your spot.

Email Gina@ScottLoperTeam.com.

Contact Scott Loper, Associate Broker, Realtor®, RE/MAX Realty Group at 215-513-1333 for help buying or selling a home in Lansdale, Harleysville, Hatfield, Souderton, Skippack, Collegeville, North Wales and the surrounding areas of Montgomery County of Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Calling All Buyers - FREE Home Buyer Seminar in Montgomery County PA, March 2012 - Copyright © 2012, The Scott Loper Team, All rights reserved.