Harleysville-Lansdale Real Estate and More

You’ve heard good real estate agents talk about how to prep your home to get it sold.  

> How the first physical visit by a prospective buyer is actually the “second” showing, if it was marketed correctly on the internet with high quality photos, photos and more photos. 

> How condition of the home is as important as location in today’s market. 

So if you’re a seller and you’ve completed this checklist, what is the next key element?  That would be:  making your home as available as possible for showings to buyers.  If the house can’t be shown, it won’t be sold and will linger, adding to days on market.  

And, statistics show that the longer it is on the market the less the seller receives in proceeds.  It is not uncommon for buyers to have a bulk list of homes to visit in one day.  You’ll want your “for sale” home on their “must see” list.

Here are a few things to apply to the overall plan for selling a home:

Allow buyer’s agents as much access as possible.  Just because you are having an open house on Sunday doesn’t mean they should come see your home on that day if the buyers can only see it on Saturday. 

It’s best that sellers are not present when the home is being shown to buyers.  This allows the buyers to take their time in viewing your property. Often times, buyers feel rushed if the seller is home.  

If security is an issue, take some preventive steps to put things of value elsewhere if you are concerned.  You can require that buyer’s agents showing your home are members of the Montgomery County Association of Realtors (or other association of realtors).  Member Realtors live and work by a code of ethics.  If the agent is not a member, you should still allow the showing, but perhaps you stick around to meet the agent, ask for their business card, then leave. 

There are a couple of different types of lockboxes that usually meet the needs of every seller, some being electronic that only Realtors can access.  Also, when making an extra key for the lockbox, ensure that it works properly.  There is nothing worse than arranging an appointment for a showing than getting there and not being able to get in because the key is not cut right for the lock.  (Your agent should do this too.)

There are very understandable circumstances where you may want select hours for home showings, like sellers who work 2^nd or 3^rd shift and need to sleep in the daytime.  In this case, a detailed timeframe of available hours for showings should be mapped out and adhered to.  Again, this should be as open as possible.

Pets should be no problem.  Houses are sold everyday where cats, dogs, iguanas and other types of animals live.  What’s important is having a plan.  There can be a room specifically for the pets during showings or the use of crates.  Most buyers understand this and many are pet owners themselves or want to be pet owners, hence the desire to buy a home to have the freedom to do so. 

When sellers provide full access to their home, they get more showings, which translate to offers.  And once you’ve accepted an offer and your home is pending sale, you can breathe easy and get back to a more normal schedule with fewer demands. 

~Gina

Key Element to Selling a Home by our Team Member Gina Wherry originally appeared in the Montgomeryville-Lansdale Patch.

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.

Key Element to Selling a Home - Copyright © 2012, The Scott Loper Team, All rights reserved.

The “Great Recession” has brought a wave of practicality to home buying.  Smaller homes and “Green” homes are hugely popular.  As the cost of living seems to be soaring, buyers are looking for affordability and want lower mortgage payments, lower utility bills, and less maintenance/upkeep. 

Functionality is still key as buyers adapt to smaller homes.  And outdoor living/entertaining spaces are more popular than ever.

Here is a sampling of what will be popular with homebuyers in the coming year:

WHAT'S HOT

>  Spaces, Not Rooms:  Buyers still love open floor plans and spaces that can serve multiple purposes, especially since smaller houses are “in” right now.  It all boils down to being able to optimize the use of each and every space.

>  Walk-in Closets, Linen Closets, and Pantries: This is becoming increasingly important to buyers and walk-in storage areas are a must-have for many.  Considering the popularity of warehouse stores and how large quantities = great savings, it should come as no surprise that consumers need areas to store the bulk items they bring home.

>  Home Office/Technology Areas:  More and more people are working from home and spending countless hours in front of a computer and on the internet.  Great home office areas will appeal to most buyers, especially those that are well designed for more than one person, wired for technology and well designed to accommodate charging stations and scanners/printer/fax machines.

>  Large Kitchens with Big, Quiet, Energy-Efficient Appliances:  The kitchen always has and continues to be the heart of the home.  As people eat in and entertain at home, everything these days revolves around the kitchen.  Large islands for preparing food, doing homework, and casual dining are immensely popular.

Buyers are also realizing the savings of energy efficient appliances but they want the professional grade 6-burner stoves, ultra quiet exhaust hoods and dishwashers, large built-in refrigerators (again for warehouse size purchases), built-in ice makers and wine chillers.

>  Overall Energy Efficiency: This includes higher SEER HVAC units, higher R-value insulation in the attic and walls, and energy efficient windows and doors.  Reviled by interior decorators of the last decade, ceiling fans are making a comeback as they help to circulate the air and improve energy efficiency.

Plus any home utilizing “green” features such as solar energy, geothermal heating, or tank less hot water heaters would strongly appeal to a homebuyer in today’s market.

>  Air Quality:  Whole house filters, humidifiers, low VOC paint and flooring, and the absence of visible mold/moisture are pretty important to homebuyers as more families suffer from asthma and allergies.

>  2+ Car Attached Garages:  Despite the movement to smaller homes, garage space is becoming increasingly important to homebuyers.  A large garage offers additional storage, personal protection, safety, and ease of getting in and out in bad weather.  Plus as homeowners hold on to their cars longer, garages offer a place to shelter cars from the elements.

>  Updated Bathrooms with Trendy Features:  Of course every homebuyer loves updated bathrooms, but there are a few design features that buyers find particularly appealing these days:  vessel sinks mounted into antique cabinets, wall mounted faucets with dual handles, dual shower heads, hand-held sprayers for ease of cleaning tubs and showers, and lots of glass, stone and brushed nickel.  Any departure from “builder” grade fixtures is hugely popular.

WHAT'S NOT

>  Laminate Cabinets: Nearly 8 out of 10 homebuyers prefer solid wood cabinets particularly with some glass panel doors mixed in.

>  Formica or Tile Countertops: Formica has no “wow” factor and tile (namely the grout) is too hard to keep clean.  Three out of four homebuyers prefer granite, stone, or poured cement countertops.

>  Vinyl Siding: Buyers are trending toward other low-maintenance products that add more character and curb appeal such as manufactured stone, natural stone, and fiber-cement siding. 

>  Wallpaper and Wallpaper Borders:  Too many people have gone through the aggravation of removing wallpaper.  It is now a huge turnoff to buyers everywhere.

>  Wall to Wall Carpeting:  Homebuyers love the cleaner, sleeker look of hardwood and tile floors.  Plus they don’t want carpeting that will trap dust mites, pet dander, and such.  Bamboo, cork, Brazilian cherry and travertine tile are popular choices. 

Feel free to comment below and tell us what would be important to you if you were looking to buy a new home. 

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.

What’s Hot/What’s Not for Homebuyers in 2012 - Copyright © 2012, The Scott Loper Team, All rights reserved.

The holidays are the perfect time to expect the unexpected visitors. 

> Your aunt happens to be in the area and wants to drop off some presents for your kids. 

> Your in-laws have a plumbing problem and want to switch dinner from their house to your house. 

> Your husband invites everyone from the office Christmas party back to your house.

It is not that different than accommodating a last minute showing request.  So the strategy we offer sellers would be the same to use if you are suddenly unexpectedly expecting company. 

We know how hard it is to keep your home in showing condition (a.k.a. visitor ready) at all times especially when you have kids and pets and homes are taking longer to sell and there can be a few weeks between showings.

If you get a last minute (say an hour or less) showing request, don't panic.  STAY CALM!  You can pull it off; here is what we suggest you do when you clearly don't have time to fully clean and straighten your house.  They say the kitchen and the bathrooms are what sell a house. 

So start in the kitchen.  Just remember:

>>>If you kitchen looks clean, your house looks clean

Empty out the kitchen sink - put everything in the dishwasher (hopefully it is not already full with clean dishes - if so, move even quicker).

Clear off the counters.  Dump everything in a junk drawer.

Run a swifter over the floor to pick up any pet hair or miscellaneous dirt.

>>>Take out the trash

Take the kitchen trash out.  It will help eliminate any unpleasant odors. 

Take a trash bag and empty all the waste baskets throughout the house (including bedrooms and bathrooms).* 

>>>Brighten up the place

Turn the lights on and open the shades while you journey through the home picking up.

>>>Make the beds*

They don't have to be perfect, but straighten out the sheets and comforters, fluff the pillows.

>>>Pick up and put things in their place

Pick up dirty clothes and stuff in a laundry basket.  Don't have an empty laundry basket?  Dump the clothes in the washing machine.  Pick up toys and stuff in a toy bin.

Shove any clutter under the beds (buyers rarely look there).

Anything that won't fit in closets, junk drawers, or under the beds, consider putting in the trunk of the car until after the showing.

>>>Get out before the potential buyer arrives

With a little strategic cleaning, your house can look pretty good in a short order.  But once, it is time for them to arrive, STOP picking up and catch your breath.  Don’t let anyone catch you cleaning; it makes everyone uncomfortable. 

For showings, we always advise leaving prior to their arrival.  But for the guests, obviously you need to stick around, no matter how much you might want to take off.

*Company usually doesn’t go into the bedrooms, so you can skip these steps and simply close the bedroom doors in the event of company.

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.

Is Your Home Showing Ready? - Copyright © 2011, The Scott Loper Team, All rights reserved.

This is a common lament of sellers today.  And no wonder, in Montgomery County, there are over 5,500 homes currently on the market.  Year to date in 2011, 4,649 homes have sold, 926 are currently pending settlement, and 3,055 sellers gave up and their listings are currently expired or withdrawn.

As the numbers show, buyers do exist and homes sell every day.  But the numbers also show that there are a whole lot of homes available for sale and sellers who would like to move.  At the current rate, it will take nine more months to work off the current inventory (assuming no new homes come on the market which is obviously unrealistic). 

Then why does one house sell within a few days of listing while others have languished on the market for months if not years?  This is not a simple question as there is no “perfect” home and every home is unique in what it offers a potential buyer.  However, we can get back to basics. 

There are four key components to selling a house:  location, condition, asking price and marketing.

LOCATION – Location, location, location.  This has always been and will always be a mantra for Realtors and homebuyers.  Homes that have compromised locations such as power lines in the backyard, being on or near a busy road, adjacent to industrial or commercial buildings, high property taxes, areas considered poor in terms of crime or quality of education, etc.  These homes will suffer more in the down market which we are currently in. 

There is very little a homeowner can do to address a problem location.  At best, a seller may consider constructing a privacy fence to shelter the home from the surroundings or appealing their property taxes.  But when all other things are equal, a buyer will still choose a property in a better location.

CONDITION – This is an area that most buyers have almost complete control over unless they are severely cash strapped and cannot afford any improvements.  Even then, a seller can do some of the simpler suggestions:  clean, clear out the clutter, clean, organize, clean, open up the shades to allow natural light in, clean, turn on the lights for showings, clean. 

Did we stress “clean” enough?  Get the cobwebs out of the basement, sweep off the patio, wash the mildew off the siding, wipe down chair rails, baseboards, and the blades of the ceiling fans, make the kitchens and bathrooms sparkle.  A clean, organized house with a little curb appeal goes a long way with buyers.   Then wallpaper removal, fresh paint, new carpets (or shampooed depending upon the condition), and clever staging can make the difference between a sale or no sale.

After that, there is a real balance between the cost of an improvement and the return on the investment at resale.  For example, according to Remodeling Magazine’s 2010-2011 Cost vs. Value Report, a new front door can net a return of 102% at resale; whereas, installing new windows is only around 72%.  So unless the windows are so bad that it would deter a buyer, a seller should not replace the windows just to sell.  A new kitchen counter and a change in flooring can transform a tired, dated kitchen at a reasonable cost; whereas, a total kitchen remodel is unlikely to be recouped at resale.

There are reasonable maintenance items that homeowners incur over time and if those items have been neglected, a seller will probably have to address them simply in order to sell unless they want to sell at a tremendous discount.  For example, most buyers (and their mortgage companies) will not take on a house that needs a new roof, the seller will most likely have to spend the money and get the job done. 

Sellers need to take an honest assessment of the condition of their homes and ask themselves, “Would I buy this home?”  This is an area where a professional Realtor can help in making the right suggestions for preparing the home for sale.  We usually suggest in this order:  clean/de-clutter first, address maintenance/repairs, and finally, make small improvements/upgrades that provide a lot of bang for the buck.

ASKING PRICE – Year to date, homes have sold on average for 90% of their original asking price.  However, it will not help as a seller to overprice your home in the anticipation that offers will come in at 80-90% of your asking price.  Overpriced homes generate NO offers.   They are the ones that tend to languish on the market and end up selling “below” market as they develop a stigma of sitting on the market too long.

A good indication of whether or not you are priced correctly is how many showings you are getting (with the caveat that marketing matters).  If you are not getting any showings, take a hard look at your price, location, and the efforts of your Realtor.  If you are getting showings but not selling, take a hard look at the condition of your home, the feedback for what you can change, and your price compared to competing properties.

Quite honestly, homes are currently selling around 2003-2004 price levels, so if you bought in the last several years and want to make a profit (or at least break even), the chances are not good unless you have put some money into upgrading the home since you purchased.   There is nothing you or your Realtor can do about the decline in home values.  Face the facts, don’t think too hard about what your neighbor sold for last year, and price your home appropriately.

MARKETING – It is the age of the internet.  Your first showing is now online through pictures and virtual tours.  90+% of homebuyers are searching for homes themselves online.  If your home doesn’t make the “cut,” a buyer will not request that all-important 2^nd showing which is when they actually come to your home in person.  Part of a Realtor’s job is to present your home in the best possible light and make it appear everywhere on the internet.   Are you sure your Realtor is doing everything they can in this new age of the internet?

Even with all these basics in place, selling today requires patience, a thick skin and a realistic outlook.  The upside is that if once you sell, you plan to buy; you will do well buying in today’s market.

Why Isn't My House Selling? Originally appeared in the Montgomeryville-Lansdale Patch.

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 Isn't My House Selling? - Copyright © 2011, The Scott Loper Team, All rights reserved.

Are you wondering what the spring real estate market has been doing?

This snapshot analysis of the home sale market activity is designed to help both sellers and buyers in our area.

For Sellers, it should help you determine a listing price of your home if you are thinking of selling anytime soon.

For Buyers, it can benefit you to know what is a realistic offer on a home here in the Lansdale area.

These statistics are for homes in Towamencin Township, Hatfield Township and Montgomery Township, based on 3 to 4 bedroom, single family homes that sold between $300,000. and $400,000. during the last 3 months. Let’s examine the results.

In Towamencin Township, there were 9 homes sold and only one listing that expired (did not sell). The average number of days the home was on the market for these 9 homes was 31 days. When looking at the median sold price, in relation to the price of the home when it first came on the market,(this measurement includes any price reductions if there was one), the sellers are receiving 95% of their asking price.

In Montgomery Township, there were 7 homes sold, and none that expired (or did not sell). Here, the average number of days on market was 45 days and the sellers are receiving 94.96%, basically, 95% of their asking price.

In Hatfield Township, 4 homes sold and only 1 expired listing (did not sell). The average number of days on market here was elevated at 120 days. Again, when looking at the median sold price to original market price, the ratio that the sellers are getting here is 91.45% of the sales price.

What does all this say?

Well, for buyers looking for information on homes in these townships, it can better determine what percentage above your budget you can afford and where to start the negotiating process with a seller. Often times in today’s real estate market, buyers are under the impression that a home can be bought for 15 to 20% under the asking price. Seeing the actual statistics says otherwise. If you were to combine all 3 of the above mentioned townships’ median sold price to original list price, the percentage is 93.80, or 94%. A buyer can set reasonable expectations of negotiating down about six percent off the list price of a home.

In turn for sellers, seeing this data and focusing on it can help with setting a price. Pricing a home too high can lead to languishing on the market, becoming stale and possibly expiring (not selling) in a 3 to 6 month time period.

If you would like statistics on your particular town or even your neighborhood, and a different set of criteria like townhomes or condos, please feel free to contact me.

~Gina

A Spring Snapshot Analysis By our team member and guest blogger Gina Wherry originally appeared in the Montgomeryville-Lansdale Patch.

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.

A Spring Snapshot Analysis of Home Sale Stats in 3 Townships, Lansdale PA - Copyright © 2011, The Scott LoperTeam, All rights reserved.

As the country battles itself out of the recession, a certain wave of practicality has swept through the housing industry. Home buyers are more cautious about their investments and want affordable homes in great condition and great locations. If they don't feel like a home is superior in terms of updates and amenities, they want a deeply discounted price. Downsizing to a smaller home, low mortgage balances and eco-friendly homes are becoming very chic. Here is a sampling of what is popular right now:

Smaller Homes: According to the National Association of Home Builders, the median size of a US home in 2007 was 2,277 sq. ft.; in 2009, that size shrunk to 2,135 sq. ft. The number of rooms isn’t changing but the size of them are. Smaller homes generally mean smaller mortgages and property taxes, and they are easier/cheaper to heat, clean and maintain.

Functionality and layout are still key. Families want the usefulness of a larger home but in a smaller space. So areas that can have 2-3 purposes (say an office/den/guest room) and wisely maximize every inch of space are what buyers want.

Green Homes: This trend is gaining momentum. Whether it is Energy-Star appliances, tankless hot water heaters, high efficiency heat pumps, higher R-value insulation, newer windows, solar panels, or low-energy LED lighting, buyers want to feel like their home is environmentally sound and energy efficient.

Multiple Heating Options: As the prices of fuel oil, electricity, natural gas and propane remain unstable and subject to wide price variations, consumers want homes where they can supplement their heat with different options, such as only using an oil burner for the extreme cold and a heat pump for the milder temperatures. An added option such as a wood or propane fireplace insert is only a plus in a buyer’s eye. Additionally, zoned heating and cooling are more popular than ever.

Ranch Homes: As the baby boomers age, they don’t want to be climbing staircases. Single level homes are becoming more popular to accommodate the boomers and the family that might have to eventually take them in.

Front Porches: There are two reasons for this trend. First, a front porch fosters a sense of community which so many suburban areas lack. There is a shift in that buyers are seeking some tradition; they want to own homes and be a part of the community.

Secondly, the recession and a lack of undeveloped land in some areas has slowed down the big “cookie cutter” developments. Many builders are putting new homes on unused parcels in already established neighborhoods. The addition of a front porch helps the new homes blend better with the older ones.

Quality Upgrades: If they are going to live in a smaller home, buyers want them to be gorgeous with high end upgrades such as granite countertops, high quality faucets, light fixtures, switches, and door knobs, ceramic tile, hardwood floors, decorative molding, and cutting edge appliances.

Charging Stations: Buyers love when an area of the kitchen or mudroom has an area devoted to charging the cell phones, cameras, laptops, iPods, etc. There are too many cords to keep track of.

What Women Want: Years ago, builders started listening to women when they offered “Christmas Lights” packages in some new homes. Single women now make up 25% of the home buyers in today’s market. Ease of maintenance is always a top priority for women. Additionally, women want:

Security: Automatic lighting, security systems, deadbolts, remote access

Organization: Walk-in closets with organizers (such as a California Closet), large kitchen pantries, “drop zones” for groceries, hair dryer ready drawers with outlets in them, a well-designed laundry room with a utility sink, storage and areas to hang clothes and a wall mounted gift wrapping station with retractable shelving

Serenity: Ultra quiet appliances, luxurious master bathrooms with soaking tubs (even though most women admit to rarely using the tub), quiet (non-creaking) flooring, soft but chic paint colors, outdoor areas that offer privacy and areas to tend a garden

What would you want in a home?

For more information, contact Lisa Loper at (215) 256-1200 ext. 212 or Lisa@ScottLoperTeam.com. This article originally appeared in the Montgomeryville-Lansdale Patch.

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.

What Buyers Want Right Now - Copyright © 2011, The Scott LoperTeam, All rights reserved.

On a weekly basis, we talk with local homeowners who are thinking about a move to a new home. Sometimes, they are relocating to a new town or city.

One of the first questions a homeowner asks about the home they currently live in is: what should I keep in the house and what should go? As someone on the outside looking in, this is usually a much clearer picture.

For the homeowners, it’s sometimes difficult to notice when there are too many items in a room because they have functioned in the home with these things in place over a period of time. Things like extra furniture pieces, bookcases, knick knacks, picture frames, toys and exercise equipment can be better located in the home or taken out all together.

Getting a house ready to sell and introduce to buyers is a key element in today’s market. With the healthy inventory of homes available for purchase, a home needs to stand above the competition.

One of the easiest things to do in preparation is to de-clutter. So why not have a yard sale?

Yard Sales are a great way to say good-bye to the things you seldom use and are taking up space. Here are some tips to holding a successful yard sale:

• Check with your township or borough to see if you need a permit. Lansdale and North Wales Boroughs do not require one. Towamencin Township does not require a permit but only allows you to post signs on your property. Montgomery Township does not require one.

• Ask neighbors if they want to participate and have a “block” sale

• Advertise. Use local news sources, craigslist, signs, email friends

• Price items and keep in mind that yard sales are supposed to be bargains

• Its best to keep pets away during the yard sale

• Have an electrical outlet available so shoppers can test appliances

• Have plenty of bags and newspapers to wrap something fragile

• Make sure you have enough change and keep an eye on your cash

If you’re cleaning out the garage or basement and notice some old paint, oil, or other hazardous waste, you can dispose of them safely through the Household Hazardous Waste disposal program. On June 25th at Montgomery County Community College, you can bring items for proper disposal and recycling. For more information call the county recycling office at (610) 278-3618. This location can also accept electronics, like computers.

Once you have eliminated the extra items in your home, you can arrange the furniture better, stage the home with fewer distractions, attract buyers with clutter-free photos as they view them on the internet and display a well-organized home.

Got Clutter? Plan a Yard Sale by our team member and guest blogger Gina Wherry. This article originally appeared in the Montgomeryville-Lansdale Patch.

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.

Got Clutter? Plan a Yard Sale - Copyright © 2011, The Scott Loper Team, All rights reserved.

Will Your Township’s U&O Derail the Sale of Your Home?

Are you aware of some of the potential pitfalls of the Use and Occupancy inspections required by some municipalities in the Lansdale-Montgomeryville area and how those inspections are costing some sellers thousands of dollars?

U&O stands for Use and Occupancy. Some municipalities may call it a Resale Inspection or use another term, but it essentially is an inspection required by some boroughs and townships in our area when an existing property is being sold.

In the North Penn School District, the following municipalities require a U&O: Towamencin Township, Hatfield Township, Hatfield Borough, and North Wales Borough. The others do not. The items these specific municipalities look for can and will vary widely.

Many of these boroughs and townships look for safety and code violations. Typical items may include:

> GFCI protected outlets in the kitchen, bathrooms, garages, basement, and exterior outlets
> Handrails when there are three or more steps
> Working smoke detectors on each level of the house (sometimes they will have to operate in conjunction with each other or be in each bedroom)
> Ensuring storm water does not discharge into the public sewer system
> Ensuring household waste water does not discharge into the yard or storm sewer
> Steel doors for fire protection between an attached garage and the house

More stringent U&O inspections may also require:

> Egress from finished basements
> Sidewalks and curbs to be repaired or replaced
> Chimney certifications
> Sewer vent lines to be installed
> Audible alarms when household doors open directly to a pool area
> Locking bedroom doors
> Anything the inspector feels violates building and safety codes

Most boroughs and townships that require U&O inspections for residential re-sales are fairly consistent with the types of issues they look for. However, there are a few authorities that have been rather inconsistent with their inspection process.

The problem we see with the inconsistent ones is that the rules keep changing and what one seller had to do one year, another seller doesn’t have to do another year.

For example, the U&O for re-sales in Towamencin Township since January 1, 2010 requires a Master plumber certification and a sidewalk/curb inspection. Any cracked sidewalks or deteriorated curbs are required to be replaced. Additionally, blacktop sidewalks and driveway aprons are unacceptable and the township has recently required homeowners to rip out the blacktop and install new concrete walkways and aprons in order to complete the sale of their homes. Some sellers have spent thousands of dollars on this requirement alone.

However, homes sold prior to 2010 did not have to meet this requirement; those sellers had to get chimney certifications and install GFCI outlets, egress from finished basement, handrails, etc. Now, none of those previously required items are part of Towamencin’s current re-sale inspection.

If you are considering the sale of a property, we highly recommend that you determine whether your municipality requires a U&O inspection for re-sales and, if so, identify what items are inspected.

A good resource for this information can be found at www.suburbanrealtorsalliance.com. For more information on this topic or if you want to know how your municipality has handled U&O inspections, contact us.  We can help guide you through the home selling process.

This article was originally posted to "Get Real" in the Montgomeryville-Lansdale Patch.

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.

Problems for Selllers With U&O's in the North Penn Area - Lansdale, PA - Copyright © 2011, The Scott Loper Team, All rights reserved.

The buyers for our house have asked if they can move a few things into the house prior to settlement.  Is that okay?

The short answer is NO.  Whether settlement is a few weeks, a few days or a few hours away, it's generally not a good idea to let the buyers start moving into your home until settlement is done.  There are lots of compelling reasons a buyer might want to get a jump start and get into a house prior to settlement.  We have heard it all:

"The movers are waiting and they won't be able to finish today if they don't get started now."

"We have to have the U-Haul back by 6pm."

"I took the day off from work and I can't get another day off."

"Our other house already closed and we need a place to put our things."

"I want to have the carpets cleaned before we move." 

"The contractors are ready.  The sooner they get started on removing the rugs and wallpaper, the sooner it will be ready for us." 

Not so fast... what if? 

What if the house does not settle as scheduled? 

This is the most likely problem scenario.  A last minute issue with the mortgage could cause the closing to be delayed or not happen at all.  Then the sellers may have to remove the furnishings or worse evict the buyers.  If contractors get started on work and the house doesn't settle, who is going to pay the contractor?  Will the work be left half undone?

What if there is a fire, other damage or burglary?

While a remote possibility, damage or theft could occur to either your property or the buyer's personal property.  Whose insurance would cover the issues?  What if the buyer brought something onto the property that caused the damage (i.e. a propane tank for a gas grill)?  The possibilities are endless and could make for a very unhappy ending.

Is there any way to make it work?

A pre-settlement possession agreement could be drafted to define responsibilities, mitigate the possible scenarios and protect all the parties in the transaction.

If you are considering a move, please give us a call.

~Lisa

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 Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Is it OK to get a jump start on moving? - Copyright © 2011, The Scott Loper Team, All rights reserved.

What is a U&O inspection and do I need one to sell my house?

U&O stands for Use and Occupancy.  Some but not all boroughs and townships in our area will require one when a property is being sold.  For those boroughs and townships that do require this inspection, the items they look for can and will vary dramatically.

Many boroughs and townships look for safety and code violations.  Typical items may include:

> GFCI protected outlets in the kitchen and bathrooms

> Handrails when there are three or more steps

> Working smoke detectors on each level of the house (sometimes they will have to operate in conjunction with each other or be in each bedroom)

> Ensuring storm water does not discharge into the public sewer system

> Ensuring household waste water does not discharge into the yard or storm sewer

> Steel doors for fire protection between an attached garage and the house

More stringent U&O inspectors may require:

> Egress from finished basements

> Sidewalks and curbs to be repaired or replaced

> Chimney certifications

> Sewer vent lines to be installed

> Audible alarms when household doors open directly to a pool area

> Locking bedroom doors

> Anything the inspector feels like flagging that day...

Most boroughs and townships that require U&O inspections are fairly consistent with the types of issues they look for.  However, there are a few authorities that have been tremendously inconsistent with their inspection process. 

The problem we see with the inconsistent ones is that the rules keep changing and what one seller had to do one year, another seller doesn't have to do another year.  Some authorities have gotten carried away with their requirements and it can (and have) cost some sellers in our area thousands of dollars to make the changes required by the U&O inspection.

If you are considering a move, we can tell you the "historical" track record of the borough or township you live in and what you can likely expect.  If you know you are in a borough or township with a terribly inconsistent U&O process, we urge you to contact your local board of supervisors.  What will they require when it is your time to sell?

~Lisa

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 Pennsylvania. To Search for Homes For Sale in Montgomery County Click Here.

Oh No, Not a U&O! - Copyright © 2011, The Scott Loper Team, All rights reserved.