tag:blogger.com,1999:blog-4707919055947759262024-02-06T19:02:15.645-08:00CHB Eco Custom Smart Homes - On Your Lot Builder - Built Right / Built GreenFirst eco custom green smart home Builder in South Georgia, and North Florida Area. Capital Home Builders Continues to Push the Envelope When Building Green and Technologically Smart Homes. Leading On-Your-Lot-Builder.Unknownnoreply@blogger.comBlogger13125tag:blogger.com,1999:blog-470791905594775926.post-37311644735615055472014-09-05T12:09:00.000-07:002014-09-05T12:09:04.565-07:00Never Agree to Dual Agency<div style="background-color: white; font-family: Georgia, 'Times New Roman', Times, serif; font-size: 13px; line-height: 17.4720001220703px;">
<span style="font-size: medium;"><span style="font-family: Arial;">Dual agency means serving two masters. No other profession is permitted to routinely engage in this practice that </span></span><span style="font-size: small;"><span style="font-family: Arial;"><a href="http://caare.org/content/AttorneySurveys" style="color: #005a8c; text-decoration: none;"><span style="font-size: medium;"><span style="color: blue;">most professionals feel should be banned (see our attorney survey on this topic)</span></span></a></span><span style="font-size: medium;"><span style="font-family: Arial;">. No other profession has special laws written for them that automatically reduces their liability in these relationships. And real estate agents are perhaps the least qualified to handle this conflict. Dual agency occurs when real estate agents represent both the buyers and sellers on the same transaction. When that happens real estate brokers collect a double commission and they are prohibited from doing anything to the detriment of either party. That means that they can not help you negotiate price or terms of your real estate transaction. It means that they are getting paid twice as much for doing a tenth of the work. </span></span></span></div>
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<span style="font-size: medium;"><span style="font-family: Arial;">Dual Agency is a conflictive relationship that strips buyers and sellers of service to a level that can best be described as abandonment. Dual agency arises when the real estate broker is representing both the buyer and the seller. It is illegal in every other fiduciary profession except under the most extreme circumstances. It is routinely practiced in residential real estate where there is the least amount of training. When a real estate broker engages in dual agency they may not work to the advantage or the detriment of the buyer or seller. In other words, all the reasons you hired your broker vanish - often with little warning.</span></span></div>
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<span style="font-size: medium;"><span style="font-family: Arial;">Dual agents are legally prevented from negotiating price or terms (two of the most important reasons consumers hire Realtors). And perhaps the biggest problem with this betrayal is that it usually presents itself with little warning to the client - it is a bait and switch. The broker could be acting in the client's best interests all the way up to finding the house that creates a dual agency. At that point the buyer or seller are on their own.</span></span></div>
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<span style="font-size: medium;"><span style="font-family: Arial;">In a dual agency, brokers don't have to share the commission with other brokers so they make twice as much money. They profit greatly from this practice. Realtors, who typically have no understanding of the legal ramifications of their own fiduciary relationship with their clients, often illegally counsel their clients of the so-called "benefits" of dual agency. We're here to tell you that there are NO benefits and that you should NEVER agree to dual agency. Find a small brokerage firm with highly qualified real estate agents and demand that they not engage in dual agency. The likelihood of dual agency arising with a smaller firm is far less than with a large firm.</span></span></div>
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http://www.caare.org/DualAgencyUnknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-52564814999179361142014-09-05T06:20:00.003-07:002014-09-05T06:20:24.268-07:00DOUBLE BUBBLE, DOUBLE DIP, ME-ME<div style="color: #666666; font-family: Arial, Helvetica, sans-serif; font-size: 14px; line-height: 21px; margin-bottom: 15px; text-align: center;">
<strong style="background-color: white;">Would you hire the same Divorce Attorney that is representing your ex partner?</strong></div>
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<strong style="background-color: white;">Why would anyone think they are getting a better deal when their Agent also represents the seller?</strong></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj_h_AymrPe0TAs9gd0TGybV3lx20Fd4TMhGtPBI5yylazFCjkKOGgCtJFcAlcM23KSWd312YL3nokG39IivsDpzSYqupf6X8ff8hVSvLoPu-ORDeGYwsihvpL6YxlVxHuoWrUT-Ty0SVeM/s1600/Dual+Agency.jpg" style="-webkit-transition: all 0.3s ease 0s; background-color: white; color: #2e2f30; outline: none; text-decoration: none; transition: all 0.3s ease 0s;"><img alt="" border="0" height="320" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEj_h_AymrPe0TAs9gd0TGybV3lx20Fd4TMhGtPBI5yylazFCjkKOGgCtJFcAlcM23KSWd312YL3nokG39IivsDpzSYqupf6X8ff8hVSvLoPu-ORDeGYwsihvpL6YxlVxHuoWrUT-Ty0SVeM/s320/Dual+Agency.jpg" style="border: 0px; height: auto; max-width: 100%; vertical-align: middle;" width="231" /></a></div>
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<b><span style="background-color: white; font-size: large;">Back in the Day…</span></b></div>
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<span style="background-color: white;"> </span><span style="background-color: white;">Back in the day, when interest rates were 18%, and the MLS consisted of a huge 3-ring binder, agents and brokers mostly represented sellers, but the public didn’t exactly understand this. They would call up an office, or a listing agent to see a home, write an offer, and assume that whoever wrote that offer, was representing them. They had no clue that the listing company and agent were actually representing the seller!</span></div>
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<span style="background-color: white;">Over the years, and many lawsuits later, the evolution of agency has emerged. And to be honest, the public still doesn’t get it, and neither do many agents. The National Association of Realtors has released their <a href="http://www.legalebook.com/ebook/eBookFrame.asp" style="-webkit-transition: all 0.3s ease 0s; color: #2e2f30; outline: none; text-decoration: none; transition: all 0.3s ease 0s;">Bi-Annual Legal Scan</a>, and while agency in and of itself isn’t the leading cause of disputes, dual agency came out as a high ranking issue.</span></div>
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<b><span style="background-color: white; color: black; font-size: large;">What is Dual Agency?</span></b></div>
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<span style="background-color: white;">Dual agency occurs when one agent represents both the seller and buyer in the same real estate transaction.</span></div>
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<span style="background-color: white;">When a potential buyer sees the advertising for a home for sale and calls the listing agent, the listing agent has a choice to show the buyer the home but only represent the seller or to convince both parties to agree to dual agency.</span></div>
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<span style="background-color: white; font-size: small;">SOME CASES ARE NOT DUAL AGENCY</span></h2>
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<span style="background-color: white;">For example, a buyer wants representation by a REALTOR® while purchasing a FSBO. This can be confused with dual agency, and often is, but as both parties are not represented (the seller is representing them self), there is no dual agency.</span></div>
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<span style="background-color: white;">Some people may not need to have representation. If we think of the experienced investor, the lawyer selling a FSBO that only needs their house in the MLS but is fine to handle negotiating, the contracts, and closing, or possibly the buyer who has purchased before, and feels comfortable enough to buy without the use of a buyer’s agent, but wishes that the agent coordinates the closing details.</span></div>
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<span style="background-color: white; font-size: large;"><b>What are the Agents Responsibilities in a Dual Agency Situation?</b></span></div>
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<span style="background-color: white;">If they are a REALTOR®, ethics says confidentiality for both parties should be the norm. So even though the agent is working now for both buyer and seller they have to provide fair business dealing to both.</span></div>
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<span style="background-color: white;">However, the <b>practice</b> of representing both parties in a transaction is SLIPPERY. One basic rule of agency requires maintaining confidentiality. When an agent represents both parties, the rules of confidentiality essentially make the agent a document preparer at best. They can’t share information about either party with the other.</span></div>
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<span style="background-color: white;">For instance, an agent representing both cannot tell a seller what the buyer is willing to spend. Conversely, the agent cannot tell the buyer what the seller is willing to take. Within the rules of agency representation, it’s required that when an agent knows a material fact, they must share that fact with their client.</span></div>
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<span style="background-color: white;">The most important point for you to know about dual agency is that if your agent is also representing the other side, your agent <b>cannot advocate for you in negotiations or give you advice on pricing</b>. This means that when you hit a stumbling block in the negotiations, your agent can’t fight for your needs.</span></div>
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<span style="background-color: white;">Let’s say that a buyer and seller are negotiating and they are $5,000 apart on purchase price. When we represent the buyer, our job is to convince the seller that our buyer will not pay more and that they should take our offer because it is the best they will do. As a seller’s agent, our job is to convince the buyer that the house is worth more than they are offering, and the seller won’t reduce the price any more.</span></div>
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<span style="background-color: white;">Dual agents can’t take either of these positions.</span></div>
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<span style="background-color: white;">All a dual agent can do is present to each client what the other side has responded, and ask if the offer on the table is acceptable or if they want to make a counteroffer.</span></div>
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<b><span style="background-color: white; font-size: large;">Who Benefits from Dual Agency?</span></b></div>
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<span style="background-color: white;">With real estate agents coining terms like Double Bubble, Double Dip, Me-Me it’s no wonder there is a perception that Buyers and Sellers don’t benefit from dual agency.</span><b> </b></div>
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<b style="background-color: white;">The only person who benefits from dual agency is the agent.</b></div>
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<span style="background-color: white;">Many agents are eager to act as dual agents because they get to keep the entire commission. When an agent is hired to sell a home, a portion of the commission paid to the listing agent is given to the buyer’s broker. If the agent represents both sides, then they get to keep the entire commission.</span></div>
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<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg-q127gX7RCdbgltw53XDMnhHqGqOwizhf8NmdDRde6nzqh8MCsqMp9YXKx-fMVhevKw0dD7BX5o7c6zAYDFNirFi3HyVTSzy5lQgfrtc0erUOi4d6Zoi5hoevxAsN5ku35aqVdtUFcjy8/s1600/The_Overly_Helpful_Salesman.jpg" style="-webkit-transition: all 0.3s ease 0s; background-color: white; color: #2e2f30; outline: none; text-decoration: none; transition: all 0.3s ease 0s;"><img alt="" border="0" height="200" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEg-q127gX7RCdbgltw53XDMnhHqGqOwizhf8NmdDRde6nzqh8MCsqMp9YXKx-fMVhevKw0dD7BX5o7c6zAYDFNirFi3HyVTSzy5lQgfrtc0erUOi4d6Zoi5hoevxAsN5ku35aqVdtUFcjy8/s200/The_Overly_Helpful_Salesman.jpg" style="border: 0px; height: auto; max-width: 100%; vertical-align: middle;" width="145" /></a></div>
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<b><span style="background-color: white; font-size: large;">How do I handle Dual Agency Situations?</span></b></div>
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<span style="background-color: white;">I don’t do dual agency except in rare situations.</span></div>
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<span style="background-color: white;">I think it is a bad idea and <b>not in my clients best interests</b>.</span></div>
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<span style="background-color: white;">If I have a listing and show the property to buyers without their own agent, I explain that I am represent the seller. I let them know that they have 3 choices if they like the property and want to make an offer:</span></div>
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<span style="background-color: white;">I can assist with the paperwork and the contract details just like a store salesperson can assist the people that are purchasing products from the store. I represent the seller and will encourage the buyer to accept the terms that the seller wants. <i>By the way, this is exactly what new construction salespeople are doing when a buyer purchases a new home without a buyer’s agent. </i></span><i style="line-height: 19.65pt;"><span style="background: white; color: #444444; font-family: Arial; font-size: 13.0pt;"> </span></i><span style="color: red; font-family: 'Trebuchet MS'; font-size: 14pt; line-height: 19.65pt;">But this would
be illegal when the Realtor/Broker is part owner of the construction company.
This information must be disclosed to all buyers and when this information is
not disclosed this would be considered a violation of license law. In this scenario
you will end up losing more and paying more for your new home.</span></div>
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<span style="color: red; font-family: "Trebuchet MS"; font-size: 14.0pt; mso-bidi-font-family: Arial;"><o:p></o:p></span></div>
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<span style="background-color: white;">I can refer them to another agent that can act as their buyer’s agent…an agent that can represent just their interests.</span></div>
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<li><span style="background-color: white;">They can find a buyer’s agent on their own, and have that agent submit an offer on the house.</span></li>
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<span style="background-color: white;">The next time you are in a market to buy, make sure you have your own agent.</span></div>
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<span style="background-color: white;">If you discover a home through an ad or a yard sign, call an agent that you can trust and that will represent you– not try to sell you on dual agency. Rather than calling the agent working for the seller, and I can arrange a private showing for properties anywhere in Bloomington, Indiana.</span></div>
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<span style="background-color: white;">http://www.welcomehomebtown.com/double-bubble-double-dip-me-me/</span>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-86429043197515550182014-09-04T09:03:00.002-07:002014-09-04T09:03:12.262-07:00MY AGENT SAYS HE WILL BE DOUBLE DIPPING - THAT SOUNDS GROSS<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<strong><span style="color: #666666; font-family: Arial;">First-time buyer</span></strong><span style="color: #666666; font-family: Arial;"> – My agent
showed me a house that I like and for which he is the listing agent. I
heard him use the term double-dipping. I know you’re not supposed to do that
with chips and dips, but what is that all about in real estate?</span><o:p></o:p></div>
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<strong><span style="color: #666666; font-family: Arial;">Answer</span></strong><span style="color: #666666; font-family: Arial;"> - Double dipping
at the chips and dip station is a nasty party etiquette faux pas and it
can be a nasty real estate practice too, involving not so much etiquette as
ethics. Some states have enacted real estate laws and practices to limit the
practice or at least to bring full transparency to it. </span><st1:state><st1:place><st1:state><st1:place><span style="color: #666666; font-family: Arial;">Michigan</span></st1:place></st1:state></st1:place></st1:state><span style="color: #666666; font-family: Arial;"> is what is
called a Designated Agency state. That means that we have laws that define the
agency role and responsibilities when a Realtor signs a client up to be their
listing agent or their buyer agent and it requires a clear definition and
agreement with the client about what role the agent is playing. The
cornerstone of the concept of agency is the agent’s fiduciary responsibility to
the client.</span><o:p></o:p></div>
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<span style="color: #666666; font-family: Arial;"><br /></span></div>
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<span style="color: #666666; font-family: Arial;">Curt Vonnegut used to
do a commercial for TIAA-CREF, the retirement programs people, in which he had
fun with the word fiduciary. It does sound funny. <o:p></o:p></span></div>
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<strong><span style="color: #666666; font-family: Arial;">From Wikipedia comes
this definition of a fiduciary –</span></strong><o:p></o:p></div>
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<span style="color: #666666; font-family: Arial;">A fiduciary is a legal
or ethical relationship of trust between two or more parties. Typically, a
fiduciary prudently takes care of money for another person. In a
fiduciary relationship, one person, in a position of vulnerability, justifiably
vests confidence, good faith, reliance, and trust in another whose aid, advice
or protection is sought in some matter. In such a relation good conscience
requires the fiduciary to act at all times for the sole benefit and interest of
the one who trusts. A fiduciary duty is the highest standard of care at either
equity or law. A fiduciary (abbreviation fid) is expected to be extremely loyal
to the person to whom he owes the duty (the "principal"): such that
there must be no conflict of duty between fiduciary and principal, and the
fiduciary must not profit from his position as a fiduciary (unless the
principal consents). </span><span style="color: red; font-family: Arial;">This also goes for Realtor working directly with a local
builder. This is also called double dipping and when that Realtor/broker is
part owner of new homes being built and sold by the same agent, that's illegal.<o:p></o:p></span></div>
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<br /></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: #666666; font-family: Arial;"><u2:p></u2:p>So, when
a client signs up with a real estate agent to list his house, the agent takes
on a fiduciary role with that client. That means that the agent may learn
things from the client that the client does not want to others to know, such
and how much he’d really sell the place for. The agent is bound by his fiduciary
relationship not to disclose that to a buyer. The agent owes his loyalty to the
seller.<o:p></o:p></span></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<br /></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: #666666; font-family: Arial;">So what happens when
that same agent signs up a buyer couple and starts looking for houses for them.
He owes fiduciary loyalty to the buyers and shouldn’t disclose things like how
much the buyer is willing to pay to any sellers. So far, so good.</span><o:p></o:p></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: #666666; font-family: Arial;"><br /></span></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: #666666; font-family: Arial;">Now, suppose that the
agent is sending the buyers listings and they happen to see one of his listings
and want to see it. Even worse, they love it and want to put in a bid on it.
Where do the agents loyalties lay now? Can that agent serve two masters? Some
states allow that to happen and some put some pretty good restrictions on what
the agent can do and what level of transparency has to be maintained for both
parties to the deal.</span><o:p></o:p></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: #666666; font-family: Arial;"><br /></span></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<st1:state><st1:place><st1:state><st1:place><span style="color: #666666; font-family: Arial;">Michigan</span></st1:place></st1:state></st1:place></st1:state><span style="color: #666666; font-family: Arial;"> requires that
the agent get the written permission of both parties before he should even show
the house to the buyers. That written permission should state clearly the
compromise that the agent will have to make if placed in this position. The
things that need to be dealt with in that document include what the agent can
and cannot disclose to either side and includes a strict prohibition against
sharing any secrets or confidences that either party has already shared with
the agent. Potentially a bigger issue is the fact that the dual agent can no
longer negotiate for either side. If having the agent there to handle the
negotiations was important to either side, that is gone if the agent is allowed
to become a dual agent. Some states, like </span><st1:state><st1:place><st1:state><st1:place><span style="color: #666666; font-family: Arial;">California</span></st1:place></st1:state></st1:place></st1:state><span style="color: #666666; font-family: Arial;">, that don’t have
designated agency laws in effect, are currently dealing with dual agency cases
in their court systems that could have major impact across the country.<o:p></o:p></span></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<br /></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: red; font-family: Arial;">So, what’s the double dip
thing? That means that the agent is going to receive both sides of the
commission – double what he/she would normally make – thus a double dip into
the commission pot. That’s not an illegal things or necessarily a bad thing,
but is does provide the motivation to perhaps not render as much fiduciary
responsibility as is still possible. The agent may become more motivated by the
opportunity to double dip that to protect the interests of both parties. Money
tends to corrupt like that.<o:p></o:p></span></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<br /></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: #666666; font-family: Arial;">How can you protect
yourself against the potential problems that could be caused by dual agency?
The simple answer is not to allow it. Since the agent needs to have your
permission in most states to act in a dual agent role, just tell them that
you’d prefer not to do business that way. Ask them to have a different agent
represent the buyer or you, so that each of you has an agent who can give you
the full fiduciary attention and responsibility that you should have. In states
that don’t have Designated Agency laws that may mean finding an agent in a
different company. </span><o:p></o:p></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: #666666; font-family: Arial;"><br /></span></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: #666666; font-family: Arial;">Your agent may refer
you to another agent and it is perfectly legal for him/her to get a referral
fee for doing that. That way you are still rewarding the agent who worked for
you and found you the house that you want, even if he/she can’t be there with
you through the sale. If your agent refuses to do something about the
dual-agency issue, then fire that agent and find another agent. He/she was more
interested in double dipping that in making sure your interests were properly
served.</span><o:p></o:p></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: #666666; font-family: Arial;"><br /></span></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<span style="color: #666666; font-family: Arial;">The agent might take
the position that he can represent only the seller but can still do the
paperwork and put the deal together. Listing agents who meet unrepresented
buyers at open houses in their own listings often take that approach. You’ll
need to decide whether you feel comfortable with that and whether you are
concerned that the agent may already know enough about your and your
wherewithal to put you at a disadvantage in the negotiations – people do tend
to talk at open houses, especially to the friendly, nice man that showed them through.
You can see how hard this can be to keep straight. Double dipping has been a
fairly common practice in many places and is a favorite with many agents for
obvious reasons; but, the bottom line is that it’s up to you and you need to
feel completely comfortable with the representation that you will be getting in
the deal. If you are not, remember the advice that you used to hear about drugs
or teenage sex, just say no.<o:p></o:p></span></div>
<div style="background: white; line-height: 18.7pt; margin-bottom: .0001pt; margin: 0in;">
<br /></div>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<u1:p></u1:p>
<br />
<address style="background: white;">
<span style="color: #666666; font-family: Arial;"> http://normwerner.realtytimes.com/advicefromagents1/item/28614-my-agent-says-he-will-be-double-dipping-that-sounds-gross</span><span style="font-size: 13.5pt;"><o:p></o:p></span></address>
Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-22791362973782813912014-09-03T04:06:00.002-07:002014-09-03T15:32:19.713-07:00Should A Home Buyer Use The Listing Agent?<h3 style="background: white; line-height: 20.55pt; margin-bottom: 4.7pt; margin-left: 0in; margin-right: 0in; margin-top: 0in;">
<strong><span style="color: #666666; font-family: Arial; font-size: 11.0pt;">Very Will said. Excellent article! This is one
of the best written articles of dual agency I have seen in a long time. This is
a must post article in my area just because of the overwhelmed practice of dual
agency. </span></strong><span style="color: #666666; font-family: Arial; font-size: 18.5pt; font-weight: normal;"><o:p></o:p></span></h3>
<h3 style="background-color: white; color: #666666; font-family: Lato, sans-serif; font-size: 20px; font-weight: normal; line-height: 22px; margin: 0px 0px 5px; padding: 0px;">
</h3>
<h3 style="background-color: white; color: #666666; font-family: Lato, sans-serif; font-size: 20px; font-weight: normal; line-height: 22px; margin: 0px 0px 5px; padding: 0px;">
Double Dipping</h3>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
<img alt="Dual Agency" class="alignright size-full wp-image-10960" src="http://www.sacramentorealestatevoice.com/wp-content/uploads/2013/07/Double-Dipping-in-Real-Estate.jpg" height="350" style="box-shadow: rgb(51, 51, 51) 0px 8px 7px -6px; display: inline; float: right; height: auto; margin: 0px 0px 10px 10px; max-width: 100%; overflow: hidden;" width="350" />Home Buyers should be aware of what Dual Agency means specifically to them and the purchase of a house or condo. In the real estate business we refer to this as “double dipping.”</div>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
It has been written about for years that when a listing agent also represents the home buyer, it either means no one gets represented fully where the real estate agent becomes neutral or the home buyer is left out in the cold with no representation at all. You need to remember that a relationship was established with the home seller long before the home buyer came into the picture. In other words the fiduciary relationship was originally with the seller. You can’t serve two masters fairly! And don’t let anyone try and convince you otherwise.</div>
<h3 style="background-color: white; color: #666666; font-family: Lato, sans-serif; font-size: 20px; font-weight: normal; line-height: 22px; margin: 0px 0px 5px; padding: 0px;">
Dual Agency is Double Dipping</h3>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
A definition of dual agency is “a breach of agency rules” which must be disclosed to the parties because the agent has a conflict of interest when representing both the buyer and the seller. That should tell you something!</div>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
I prefer an “arms length” transaction where I totally represent my client and I do NOT do dual agency. Anyone who says they can give both sides equal representation is fooling himself/herself as well as the uneducated client.</div>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
Do some real estate agents like dual agency, well sure they get paid twice. But, for the inexperienced real estate agent who thinks only of the double commission, they may find a lawsuit will eat up that double dipping! The number 1 claim and complaints filed are about Dual Agency. More real estate complaints occur due to Dual Agency where the client’s did not feel they were fully represented.</div>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
These are the States that ban Dual Agency:</div>
<ul style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; margin: 0px; padding: 0px 0px 15px;">
<li style="list-style-type: square; margin: 0px 0px 0px 30px; padding: 0px;">Alabama</li>
<li style="list-style-type: square; margin: 0px 0px 0px 30px; padding: 0px;">Florida</li>
<li style="list-style-type: square; margin: 0px 0px 0px 30px; padding: 0px;">Kansas</li>
<li style="list-style-type: square; margin: 0px 0px 0px 30px; padding: 0px;">Maryland</li>
</ul>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
Now, the uscrupuious listing real estate agent who has lingo down pat of, “I’ll give you your own PRIVATE showing.” Or scares the buyers into thinking they have to write a contract with the listing agent in order to get the house are all examples of an unethical real estate agent. The uneducated, naive home buyer is typically the one who falls for this lingo. And in the end, some of those very home buyers actually think they got a good deal…how sad!</div>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
Private showings are always the case whenever a home is shown unless it’s an Open House so don’t fall for the “private showing” gibberish. And scaring a home buyer into thinking they must write the offer with the listing agent in order to get the house is not only unethical, it’s a lie. The seller will pick the best offer. The seller only cares about how much money they will net. So, don’t fall for that lie.</div>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
Do you double dip your chip in the dip? Then don’t be represented by the same real estate agent that represents the seller. Some things are just not Kosher. And if you have an established relationship with a REALTOR®, then by all means be loyal and don’t fall prey to ridiculous rhetoric from a listing agent.</div>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
In summation, this article is for all home buyers. You have now become educated on the pitfalls of NO REPRESENTATION when going along with Dual Agency. The first question an ethical REALTOR® asks is, “are you currently working with a real estate agent?”</div>
<div style="background-color: white; color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif; font-size: 14px; line-height: 22px; padding: 0px 0px 15px;">
A unethical agent never asks and ropes you in and hopes you fall for their tricks while smiling all the way to the bank. Wise up home buyers and don’t be taken! When you go to that Open House without your REALTOR®, then take their business card with you and speak up…I have a REALTOR®.</div>
<div style="background-color: white; padding: 0px 0px 15px;">
<span style="color: #666666; font-family: Arial, Helvetica, Tahoma, sans-serif;"><span style="font-size: 14px; line-height: 22px;">http://sacramentorealestatevoice.com/should-a-home-buyer-use-the-listing-agent/#comment-44863</span></span></div>
Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-5984994035662749052014-09-02T08:31:00.002-07:002014-09-02T08:31:46.001-07:00Buying a new Home in Thomasville or South Georgia Compare features..<div align="center" style="text-align: center;">
<b><span style="background: white; color: red; font-family: "Trebuchet MS"; font-size: 18.0pt; mso-bidi-font-family: Helvetica;">Custom Green Homes from $86/Per Sq. Ft. </span></b><span style="font-family: Helvetica; font-size: 10.5pt;"><o:p></o:p></span></div>
<div class="MsoNormal">
<span style="color: red; font-family: "Trebuchet MS"; mso-bidi-font-family: Helvetica;">We don't build eight minimum code homes at a time we build
custom green high-performance homes and we build it right. Don't overpay for a
new home with less features and an overpriced H.O.A in </span><st1:place><st1:city><span style="color: red; font-family: "Trebuchet MS"; mso-bidi-font-family: Helvetica;">South</span></st1:city><span style="color: red; font-family: "Trebuchet MS"; mso-bidi-font-family: Helvetica;"> </span><st1:state><span style="color: red; font-family: "Trebuchet MS"; mso-bidi-font-family: Helvetica;">GA</span></st1:state></st1:place><span style="color: red; font-family: "Trebuchet MS"; mso-bidi-font-family: Helvetica;">,
We are the only builder building green homes in </span><st1:place><span style="color: red; font-family: "Trebuchet MS"; mso-bidi-font-family: Helvetica;">South
Georgia</span></st1:place><span style="color: red; font-family: "Trebuchet MS"; mso-bidi-font-family: Helvetica;"> with Energy bill GUARANTEED!<o:p></o:p></span></div>
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<b><span style="font-size: 14.0pt;">Capital Home Builders – We are the only true custom
home builder in </span></b><st1:city><st1:place><b><span style="font-size: 14.0pt;">Thomasville</span></b></st1:place></st1:city><b><span style="font-size: 14.0pt;">, and </span></b><st1:place><b><span style="font-size: 14.0pt;">South
Georgia</span></b></st1:place><b><span style="font-size: 14.0pt;">. <o:p></o:p></span></b></div>
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<st1:stockticker>CHB</st1:stockticker></div>
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Homes</div>
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Other New Homes</div>
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<b>All of our homes
are built with </b><st1:state><st1:place><b>Florida</b></st1:place></st1:state><b> Code NOT </b><st1:country-region><st1:place><b>Georgia</b></st1:place></st1:country-region><b>…. <span style="color: red;">Better Code </span>/
Better Homes..<o:p></o:p></b></div>
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1) Stronger foundation and Footers - Our Found are built
with Wire Mash and Fiber</div>
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2) 2X6 Exterior Walls - Stronger House and More Wall Insulation</div>
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3) Continuous load Path - Stronger House (Ask other
builders will not know)<o:p></o:p></div>
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4) Trusses Design with Heel for extra insulation <o:p></o:p></div>
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5) Titanium Underlayment With Ice & water and
installed properly. <o:p></o:p></div>
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6) Whole House Surge protector<o:p></o:p></div>
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7) Hole House Wiring For Smart Home</div>
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8) Video Surveillance Monitor on Vacation</div>
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9) Smart thermostat Lower A/C with Smart Phone.<o:p></o:p></div>
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10) 2.5 Ton 16 SEER A/C unit. For a 2,500 Sq. Ft. Home.
Very Energy Efficient </div>
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11) Tankless Water Heater<o:p></o:p></div>
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12) Top Quality Energy efficient Windows </div>
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13) Advanced Framing - (Ask Other Builders Will not know
what that is…)</div>
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14) Insulated <st1:country-region>Georgia</st1:country-region>.
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15) No <st1:city>Bath</st1:city>
inserts – Top Quality Porcelain Tile<o:p></o:p></div>
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16) Dual Flush Toilets<o:p></o:p></div>
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17) Architectural Shingles – NOT three tab shingles other
builders use.<o:p></o:p></div>
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18) 2’ Overhang trusses for more shade – Other builder NO….</div>
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19) 6" Fascia For a better roof look – Other Builders
4” Fascia <o:p></o:p></div>
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20) High Quality Cement Board Siding. </div>
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21) Driveway has Fiber with Wire mash – Other Builders DO
NOT</div>
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22) A/C Unit reviewed by a mechanical Engineer<o:p></o:p></div>
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23) Our homes are rated by an Energy Smart Rater.</div>
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24) LED and CFLs - All of our homes come with High-End
Lighting <o:p></o:p></div>
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25) HERS Rating of 54 THAT MAKES OUR HOMES 46% BETTER <st1:stockticker>THAN</st1:stockticker>
ANY OTHER. </div>
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You will not find a better built home in <st1:city>Thomasville</st1:city>
and <st1:place>South Georgia</st1:place></div>
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Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-15082550151271154822014-08-19T07:56:00.001-07:002014-08-19T07:56:10.505-07:00MAJOR FEDERAL CRACKDOWN ON REALTY FEE KICKBACKS UNDERWAY <div style="color: #666666; font-family: Arial, Helvetica, sans-serif; font-size: 13px; line-height: 20px; margin-bottom: 15px; margin-top: 15px;">
The federal government has issued a warning to realty agents, builders, title agencies, mortgage brokers and other industry participants: Get ready for a wave of RESPA crackdowns, and financial penalties that could make your head spin.</div>
<div style="color: #666666; font-family: Arial, Helvetica, sans-serif; font-size: 13px; line-height: 20px; margin-bottom: 15px; margin-top: 15px;">
In remarks last week, the federal government's top Real Estate Settlement Procedures Act (RESPA) investigator, Ivy Jackson, said that a recent $450,000 settlement with Tulsa realty agents and builders is just the tip of the iceberg. Potentially dozens of additional crackdowns are in the wings.<br /><br />Jackson heads HUD's RESPA enforcement unit, and has unleashed dozens of on-staff and contract investigators -- often ex-FBI, Customs Bureau or financial regulatory agency sleuths -- to break up what she called "blatant violations" of federal anti-kickback rules among realty agents, title companies, lenders and others nationwide.</div>
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"We are doing investigations in every state," she said, and "we anticipate a very busy (enforcement) year." Jackson's office gets hundreds of tips a year about alleged payoff arrangements involving realty agents, brokers, lenders, mortgage brokers, builders and title and escrow agencies every year. The tips come mainly from local competitors inside the industry, but also are sent in by individual consumers, federal banking regulators, and state officials.</div>
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The Tulsa settlement, unveiled in late March, involved allegations that realty agents and builders created shell corporations that bought into local title companies, and then distributed referral-fee kickbacks based on which agent or builder made the referrals to the companies. The participants all denied wrongdoing, but agreed to pay nearly half a million dollars to settle the case.</div>
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That settlement followed a much larger agreement with Chicago Title Insurance Co., involving alleged referral-fee payoffs in Texas. In that case, Chicago Title paid the federal government $5 million and the Texas Department of Insurance $1.2 million . HUD alleged that Chicago Title knowingly participated in schemes involving falsified closing documents and illegal payoffs. Chicago Title denied all wrongdoing as part of its settlement.</div>
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Jackson told a, real estate lenders and brokers, conference last week that "we are using every resource at our disposal" to move against realty agents, mortgage brokers, lenders and title companies "who ignore the rules" on referral fees. Jackson said that over 60 major investigations, or settlement cases, are currently underway, and that the department now routinely works with state real estate and financial regulatory officials, insurance commissioners, and state attorneys general to identify and stop illegal activities.</div>
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She conceded that until recently, RESPA enforcement was less prominent than it is now. But HUD has recently tripled its RESPA investigative staff, and has a contract with a company in Virginia that provides ex-FBI, ex-Customs Bureau and other trained law enforcement and financial investigators to deconstruct even the most sophisticated cover-ups of referral fee arrangements.</div>
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In the Tulsa case, for example, Jackson said the realty agents and builders created a "multi-tier" kickback scheme which appeared to pass federal legal tests at the surface level, but failed at the next level below. RESPA prohibits anyone from giving or accepting a kickback, or other thing, of value in exchange for referral of settlement business. HUD regulations permit realty, lending, and title agencies to create "affiliated business" arrangements and joint ventures, but require the participants to have bona fide economic stakes at risk in the ventures. The rules also require distributions of joint venture profits according to ownership shares, rather than on the basis of numbers of referrals of business.</div>
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<span style="color: #666666; font-family: Arial, Helvetica, sans-serif; line-height: 20px;">According to HUD, the Oklahoma realty agent and builder ventures distributed profits, based on volume of referrals,and allowed some participants into the scheme for nominal, below-market investments. HUD also charged that the title companies marked up some customers' fees illegally.</span><br /><span style="color: #333300; line-height: 1.22; text-align: center;"><br /><b style="color: #c00000; font-family: Arial, Helvetica, sans-serif; font-size: 17px;">I really hope they come our town soon……</b></span><b><span style="color: #666666; font-family: Arial, Helvetica, sans-serif; font-size: 14px; line-height: 20px;"> </span><br /><br /><span style="color: #666666; font-family: Arial, Helvetica, sans-serif; font-size: 14px; line-height: 20px;">http://realtytimes.com/agentnews/agentconcerns1/item/10614-20050404_respacrackdown</span></b></div>
Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-20646659511438854292014-01-11T08:13:00.002-08:002014-01-11T08:13:05.448-08:00EFFICIENT HOMES MAY BE MORE VALUABLE THAN OTHERS<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEir46-o5-l-qCj8i4ObiUgAmxpWS9Al-rXo3mBQpKavcWqIs0GRwXLqhh_5PocVdFe5iNlkGN8ayPZXbK_IDmuj9Mr2rNmq19bveg2lrQFEZzk-arAaAhF7UJpt3FdAbgK5ACnGCF0oHyDP/s1600/500x500.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEir46-o5-l-qCj8i4ObiUgAmxpWS9Al-rXo3mBQpKavcWqIs0GRwXLqhh_5PocVdFe5iNlkGN8ayPZXbK_IDmuj9Mr2rNmq19bveg2lrQFEZzk-arAaAhF7UJpt3FdAbgK5ACnGCF0oHyDP/s1600/500x500.jpg" height="105" width="200" /></a></div>
<span style="color: #444444; font-family: Arial; font-size: 12.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "Times New Roman"; mso-fareast-language: EN-US;">We are the first and only
builder building energy smart custom home builders. All of our homes are built
above minimum code with high-end materials and quality labors. We GUARANTEE that our homes are more energy efficient than any other new or existing home built in Thomasville, GA. </span><br />
<div>
<span style="color: #444444; font-family: Arial; font-size: 12.0pt; mso-ansi-language: EN-US; mso-bidi-language: AR-SA; mso-fareast-font-family: "Times New Roman"; mso-fareast-language: EN-US;"><br /></span></div>
<div>
<div style="text-align: left;">
<span style="color: green; font-family: Trebuchet MS; font-size: x-large;">You simply can't buy a NEW HOME and get a
better RATING then "GUARANTEED".</span></div>
<div style="text-align: left;">
<span style="color: green; font-family: Trebuchet MS; font-size: x-large;"><br /></span></div>
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When insurance companies offer discounts for lower risk customers, you can bet it’s based on reliable evidence. Think lower car insurance rates for drivers with no speeding tickets, and discounted life insurance for non-smokers.</div>
<div style="color: #444444; font-family: Lato, Arial, Verdana, 'Helvetica Neue', Helvetica, sans-serif; font-size: 16px; line-height: 24px; margin-bottom: 18px;">
Genworth, the large private mortgage insurance firm spun-off from General Electric, now offers a discount for buyer of energy efficient houses. (OK – Genworth implemented this policy in Canada — but <a href="http://www.prnewswire.com/news-releases/important-to-understand-how-to-value-homes-that-incorporate-green-or-sustainable-building-methods-says-genworth-mortgage-insurance-video-230663491.html" style="color: black;" target="_blank">reports suggest</a> it’s coming to the US market….</div>
<div style="color: #444444; font-family: Lato, Arial, Verdana, 'Helvetica Neue', Helvetica, sans-serif; font-size: 16px; line-height: 24px; margin-bottom: 18px;">
Genworth is validating that the risk of loss to the mortgage lender is lower when the borrower is in a more energy efficient house.</div>
<div class="wp-caption aligncenter" id="attachment_129916" style="color: #444444; font-family: Lato, Arial, Verdana, 'Helvetica Neue', Helvetica, sans-serif; font-size: 16px; line-height: 24px; margin-left: auto; margin-right: auto; max-width: 100%; text-align: center; width: 610px;">
<img alt="Blue Sky Homes Desert 2" class="size-full wp-image-129916" src="http://www.earthtechling.com/wp-content/uploads/2013/08/Blue-Sky-Homes-Desert-2-e1377800996179.jpg" height="162" style="border: 0px; color: #cc0000; height: auto !important; max-width: 100%;" width="320" /><br />
<div class="wp-caption-text" style="color: #8c919b; font-style: italic; margin-bottom: 18px;">
Image via Blue Sky Building Systems</div>
</div>
<div style="color: #444444; font-family: Lato, Arial, Verdana, 'Helvetica Neue', Helvetica, sans-serif; font-size: 16px; line-height: 24px; margin-bottom: 18px;">
The policy makes a ton of sense. Attributes of an energy efficient house — better air sealing, more insulation, high performance appliances — are attributes of a well-built house. These measures make a house more valuable. If the borrower gets into income trouble and can’t afford the mortgage payments, a more efficient house will likely hold its value better than a house built to lower standards.</div>
<div style="color: #444444; font-family: Lato, Arial, Verdana, 'Helvetica Neue', Helvetica, sans-serif; font-size: 16px; line-height: 24px; margin-bottom: 18px;">
And home value is a strong predictor of lender losses — if a borrower has home equity, default is rare because the house can be sold for more than the mortgage. For more on that, see <a href="http://scholar.harvard.edu/files/campbell/files/amodelofmortgagedefault20122808.pdf" style="color: black;" target="_blank">this paper by economist John Campbell.</a></div>
<div style="color: #444444; font-family: Lato, Arial, Verdana, 'Helvetica Neue', Helvetica, sans-serif; font-size: 16px; line-height: 24px; margin-bottom: 18px;">
A more efficient house also means lower energy expenses, so the borrower might not get into income trouble in the first place. And, these lower expenses are one reason an efficient house is more valuable.</div>
<div style="color: #444444; font-family: Lato, Arial, Verdana, 'Helvetica Neue', Helvetica, sans-serif; font-size: 16px; line-height: 24px; margin-bottom: 18px;">
A funny thing about the mortgage market is that this kind of policy can be self-fulfilling. The fact that more energy efficient houses are more valuable is a basis for the Genworth policy to give a discount, but it’s also likely to be an outcome of the policy. That is, the discount on mortgage insurance should allow some borrowers to pay more for energy efficient houses and increase demand for those houses among homebuyers. This effect should remind lenders, investors, appraisers, and others how the current, conventional policy can be self-fulfilling in the opposite direction — loan policies that make it difficult for a borrower to borrow more to pay a premium for a more energy efficient house can inhibit the very evidence needed to support policy correction.</div>
<div style="color: #444444; font-family: Lato, Arial, Verdana, 'Helvetica Neue', Helvetica, sans-serif; font-size: 16px; line-height: 24px; margin-bottom: 18px;">
While most U.S. mortgage borrowers don’t get private mortgage insurance, the fact that Genworth has adopted this new policy should be a strong signal to lenders, investors, appraisers, and others to continually assess how the value of energy efficiency is reflected in the property value and the loan.</div>
<div style="color: #444444; font-family: Lato, Arial, Verdana, 'Helvetica Neue', Helvetica, sans-serif; font-size: 16px; line-height: 24px; margin-bottom: 18px;">
<a href="http://www.earthtechling.com/2013/12/efficient-homes-may-be-more-valuable-than-others/">http://www.earthtechling.com/2013/12/efficient-homes-may-be-more-valuable-than-others/</a></div>
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Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-47173833760700145472013-12-24T11:43:00.002-08:002013-12-25T06:37:37.505-08:00How to Identify a High Energy Performance Home<div class="separator" style="clear: both; text-align: center;">
<a href="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgs44s7mhY8_sWPKCNf5aDgM7RLzIaD1xMW2prrLb3Ws9r-hEgSAxNS9TPPhwXaIk2EswpVmD26_d6g6MhYnvCw81mFNARHYjN2jyxalVylH1ac1s7jGGF1V3GZV9r0HZ4CCgUMdPuvMzg/s1600/How-to-Identify-a-High-Energy-Performance-Home-image.jpg" imageanchor="1" style="clear: left; float: left; margin-bottom: 1em; margin-right: 1em;"><img border="0" src="https://blogger.googleusercontent.com/img/b/R29vZ2xl/AVvXsEgs44s7mhY8_sWPKCNf5aDgM7RLzIaD1xMW2prrLb3Ws9r-hEgSAxNS9TPPhwXaIk2EswpVmD26_d6g6MhYnvCw81mFNARHYjN2jyxalVylH1ac1s7jGGF1V3GZV9r0HZ4CCgUMdPuvMzg/s320/How-to-Identify-a-High-Energy-Performance-Home-image.jpg" height="187" width="320" /></a></div>
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<span style="color: #444444;">Capital Home Builders is the only and first custom and
energy smart home builder in <st1:place>South Georgia</st1:place>. Our homes come
with more features then any other home built in <st1:country-region>Georgia</st1:country-region>
and <st1:place>South Georgia</st1:place>. We are also the only builder offering
<strong><span style="background-color: white; background-position: initial initial; background-repeat: initial initial; font-family: Arial; font-size: 10pt;">Home Energy Rating System</span></strong><span class="apple-converted-space"><span style="background-color: white; background-position: initial initial; background-repeat: initial initial; font-family: Arial; font-size: 10pt;"> </span><span style="background-color: white; background-position: initial initial; background-repeat: initial initial; font-family: Arial; font-size: 10pt;">(</span><strong><span style="font-family: Arial;">HERS</span></strong>) </span>Rated homes. We are the only builder with</span> <span style="color: red;">Residential Energy Guarantee</span>. <span style="color: #444444;">We will guarantee your
electrical bill for Two Years and if you go over we will pay you back the d</span><span style="color: #444444;">ifference</span><span style="color: #444444;">.
NO other builder in </span><st1:place style="color: #444444;">South Georgia</st1:place><span style="color: #444444;"> will stand behind
their homes like we do. We do not believe in building to minimum code and our
homes are proof of that. You may pay 5% to 10% more for a High-Performance home,
but with all of the energy savings you will make it back the first 2 years. </span></div>
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<span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">So you’re
looking to buy a new home…but not just any home. You want one that’s easy on
the environment and uses less energy. A<span class="apple-converted-space"> </span><a href="http://www.resnet.us/library/building-a-new-house-save-money-by-making-it-energy-efficient/" style="cursor: pointer; outline: none !important;"><span style="border: none windowtext 1.0pt; color: #002664; mso-border-alt: none windowtext 0in; padding: 0in;">comfortable
home that saves you money while reducing your carbon footprint</span></a>.<o:p></o:p></span></div>
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<span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">In other
words, what you want is a high energy performance home.<o:p></o:p></span></div>
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<span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">But how do
you know when you’ve found one? I mean, how can you tell if the house you’re
viewing is actually a high energy performance home? Is there a way to
differentiate between a home that’s energy efficient from one that’s not?<o:p></o:p></span></div>
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<span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">Luckily there
is and increasing numbers of builders are using it to market energy efficient
homes. It’s called a HERS Index score and hopefully one day soon every house
will have one.<o:p></o:p></span></div>
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<span style="color: #25a5ff; font-family: "Trebuchet MS"; font-size: 17.0pt;">Energy Performance and the HERS Index Score<o:p></o:p></span></h2>
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<span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">So what is a HERS Index score anyway? The home energy rating
system (HERS) was developed by RESNET to help homebuyers compare homes based on
their energy performance. For example, when a certified RESNET Home Energy
Rater does<span class="apple-converted-space"> </span><a href="http://www.resnet.us/library/save-on-energy-by-getting-an-energy-assessment/" style="cursor: pointer; outline: none !important;"><span style="border: none windowtext 1.0pt; color: #002664; mso-border-alt: none windowtext 0in; padding: 0in;">a
home energy rating</span></a>, they’ll give the home a HERS Index score based
on its energy performance.<o:p></o:p></span></div>
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<span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">A standard new American construction home that adheres to
current energy guidelines is awarded a default HERS Index score of 100, which
serves as a benchmark against which all other homes are measured.<span class="apple-converted-space"> </span><a href="http://www.resnet.us/hers-index" style="cursor: pointer; outline: none !important;"><span style="border: none windowtext 1.0pt; color: #002664; mso-border-alt: none windowtext 0in; padding: 0in;">A higher HERS Index score
translates into a less energy efficient home, and vice-versa</span></a>. A
typical American resale home scores 130 on the HERS Index, making it 30% less
energy efficient than a new construction home. On the other hand, if a house
gets a HERS Index score of 50, it means that it’s 50% more energy efficient
than a standard new construction home. </span><span style="color: red; font-family: "Trebuchet MS"; font-size: 10.0pt;">And in </span><st1:place><st1:city><span style="color: red; font-family: "Trebuchet MS"; font-size: 10.0pt;">Thomasville</span></st1:city><span style="color: red; font-family: "Trebuchet MS"; font-size: 10.0pt;">, </span><st1:state><span style="color: red; font-family: "Trebuchet MS"; font-size: 10.0pt;">GA.</span></st1:state></st1:place><span style="color: red; font-family: "Trebuchet MS"; font-size: 10.0pt;"> a typical new
home has a score of 130.<o:p></o:p></span></div>
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<span style="color: #25a5ff; font-family: "Trebuchet MS"; font-size: 17.0pt;">Why the HERS Index Score is Important to Builders<o:p></o:p></span></h2>
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<span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">Thanks to the HERS Index and HERS Index scores, for the first
time homebuyers can actually get an true <a href="http://www.resnet.us/library/energy-efficient-home-with-energysmart-builder/"><span style="border: none windowtext 1.0pt; color: #002664; mso-border-alt: none windowtext 0in; padding: 0in;">understanding about how energy efficient a home</span></a><span class="apple-converted-space"> </span>really is. This naturally changes the
way people are viewing homes they’re interested in and builders have been quick
to understand that. Consequently, many are now actively marketing their homes
using HERS Index scores to advertise potential savings that homebuyers could
enjoy when purchasing a high energy performance home.<o:p></o:p></span></div>
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<span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">In addition
to this, utility companies too are jumping on the bandwagon by offering
builders rebates on energy costs based on their homes’ HERS Index scores. In
fact, LG&E and KU Energy, a utility company based in </span><st1:place><st1:city><span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">Louisville</span></st1:city><span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">, </span><st1:state><span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">Kentucky</span></st1:state></st1:place><span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">, recently
had their Energy-Saving New Homes Program recognized as a RESNET Energy Smart
Program. The program rewards enrolled builders with rebates based on the HERS
Index scores of their houses. For example, single family dwellings with HERS
Index scores of 85 are eligible for a rebate of $440, and it increases up to
$1,200 for homes that score 50 or lower. LG&E and KU Energy are the first
utility in the </span><st1:country-region><st1:place><span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">U.S.</span></st1:place></st1:country-region><span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;"> to earn this
designation from RESNET.<o:p></o:p></span></div>
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<span style="color: #25a5ff; font-family: 'Trebuchet MS'; font-size: 17pt;">What Does All This Mean to
Homebuyers?</span></h2>
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<span style="color: #494c54; font-family: "Trebuchet MS"; font-size: 10.0pt;">Thanks to increased efforts and awareness, it’s now getting
easier for homebuyers to identify and buy high energy performance homes. As the
popularity of HERS Index scores continues to grow, and with builders actively
promoting energy efficient homes via their scores, the future is starting to
look a little…well…<em style="outline: 0px;"><span style="border: 1pt none windowtext; padding: 0in;">greener
</span></em>than it once did!<o:p></o:p></span></div>
Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-26514482084532824102013-10-21T09:25:00.003-07:002013-10-21T09:25:21.253-07:00Capital Home Builders is Building to a Higher Standard!<a href="http://images.trulia.com/blogimg/b/a/3/b/798589_1381787248173_o.jpg" style="background-color: white; color: #0054a6; cursor: pointer; font-family: Arial, Helvetica, Tahoma, Verdana, sans-serif; font-size: 12px; text-decoration: none;"><img align="left" alt="" src="http://images.trulia.com/blogimg/b/a/3/b/798589_1381787248173_b.jpg" style="border: 0px; height: 200px; margin: 5px; width: 200px;" /></a><br />
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<span style="font-size: 21px;"><strong><span style="line-height: 1.22;">We are focused on high quality built homes not square footage!</span></strong></span><strong style="line-height: 1.22;"><span style="font-family: Arial;"><br />Capital Home Builders Designated as a RESNET Energy Smart Homes Builder for Committing to Build Energy Efficient Homes and Marketing Their Homes HERS Index Score</span></strong></div>
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Thomasville<span style="font-family: Arial;">, </span><span style="font-family: Arial;">Georgia</span><span style="font-family: Arial;"> based home builder Capital Home Builders has entered into an agreement with the Residential Energy Services Network (RESNET) to provide new home buyers an important measurement of long-term energy performance of each new home the company builds. The intent of the agreement is to raise consumers’ knowledge of new home energy performance by using RESNET’s HERS Index. Use of the HERS Index will differentiate homes built by Capital Home Builders from other homes for sale in the </span><span style="font-family: Arial;">Thomas</span><span style="font-family: Arial;"> </span>County housing</div>
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<span style="font-family: Arial;">Capital Home Builders is custom energy efficient home builder. The company was the first homebuilder to acquire the ENERGY </span><span style="font-family: Arial;">STAR</span><span style="font-family: Arial;"> designation in </span><span style="font-family: Arial;">South Georgia</span><span style="font-family: Arial;">. For more information on the company visit their web site at </span><a href="http://www.capitalhomebuilders.com/" style="color: #0054a6; cursor: pointer; text-decoration: none;">http://www.capitalhomebuilders.com/</a></div>
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<span style="font-family: Arial;">The RESNET HERS Index is the industry standard by which a home’s energy efficiency is measured. The HERS or Home Energy Rating System was developed by RESNET and is the nationally recognized system for inspecting and calculating a home’s energy performance. Certified RESNET Home Energy Raters conduct inspections to verify a home’s energy performance and determine what improvements can be made to increase it. For more information go to </span><span style="color: #0054a6; cursor: pointer; font-family: Arial; text-decoration: none;"><a href="http://www.resnet.us/home-energy-ratings" style="color: #0054a6; cursor: pointer; text-decoration: none;">http://www.resnet.us/home-energy-ratings</a></span><span style="font-family: Arial;"></span></div>
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<span style="font-family: Arial;">Izzy of Capital Home Builders, said RESNET’s HERS provides a quantitative measure of energy efficiency and permits comparisons between homes. “It is expected that Capital Home Builders’ agreement with RESNET will serve as a model to other local and regional builders that would have positive outcomes for consumers and the new home industry,”</span></div>
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<span style="font-family: Arial;">Steve Baden, executive director of RESNET lauded Capital Home Builders’ leadership for improving the energy performance of new homes. “Today’s new homes are much more efficient in comparison to homes built just a decade ago. These homes are more affordable to maintain, comfortable and have a higher value. Thanks to leaders like Capital Home Builders, builders are increasing the energy performance of the homes they build. This is good for consumers, the environment, the local economy and our national security. It is great to have such a quality builder like Capital Home Builders educating homebuyers on the RESNET HERS Index.”</span></div>
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<a href="http://images.trulia.com/blogimg/b/a/3/b/798589_1381787319304_o.jpg" style="color: #0054a6; cursor: pointer; text-decoration: none;"><img alt="RESNET EnergySmart Builder" border="0" height="178" shapes="Picture_x0020_2" src="http://images.trulia.com/blogimg/b/a/3/b/798589_1381787319304_b.jpg" style="border: 0px; height: 180px; margin: 5px; width: 189px;" title="RESNET EnergySmart Builder" width="194" /></a></div>
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<span style="font-family: Arial;">In making the commitment Capital Home Builders has been designated by RESNET as an RESNET Energy Smart Builder. RESNET Energy Smart Builders are leading the transformation of the housing towards high energy performance homes. These leading builders are committed to having all of their homes energy rated following RESNET’s stringent standards and marketing their homes HERS Index Score.</span></div>
Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-65334333293754255902013-10-21T09:24:00.001-07:002013-10-21T09:24:22.352-07:00Energy-efficient homes seem to sell faster, fetch higher prices<h2 style="background-color: white; border: 0px; font-family: Arial, Helvetica, Tahoma, Verdana, sans-serif; margin: 0px; padding: 0px;">
<a href="http://images.trulia.com/blogimg/b/a/3/b/798589_1381675203197_o.jpg" style="color: #666666; cursor: pointer; font-family: Georgia, 'Times New Roman', Times, serif; font-size: 16px; font-style: italic; line-height: 20px; text-decoration: none;"><img align="left" alt="" src="http://images.trulia.com/blogimg/b/a/3/b/798589_1381675203197_b.jpg" style="border: 0px; height: 200px; margin: 5px; width: 200px;" /></a><span style="color: #666666; font-family: Georgia, 'Times New Roman', Times, serif; font-size: 16px; font-style: italic; line-height: 20px;">Capital Home Builders Energy-efficient homes provide more efficient, healthful, and comfortable living environments by treating the structure as a complete system, where every component must work in harmony. Energy-efficient homes also use fresh-air ventilation and pressure-management techniques that maintain better air quality and comfort. AND, a properly balanced heating and cooling system means maximum energy efficiency. We are the only builder in Thomasville and South Georgia to have the best built homes and the only builder to have all of our homes "HERS Rated"</span><br /><span style="color: #666666; font-family: Georgia, 'Times New Roman', Times, serif; font-size: 16px; font-style: italic; font-weight: normal; line-height: 20px;">Some research projects in California, Oregon and Washington offer hints that energy efficiency and sustainability certifications for homes may result in easier sales and higher prices.</span><br /><br /><span style="font-family: Georgia, 'Times New Roman', Times, serif; font-size: 14px; font-weight: normal; line-height: 20px;">Home energy efficiency and sustainability have been major policy priorities for the Obama administration, but lurking in the background are two consistent questions: Beyond the documentable savings on utility bills, do such steps add to the resale value of a home? And do they make it easier or faster to sell your property?</span></h2>
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Housing groups and housing officials say that definitive statistical data covering multiple regions of the country are scarce. But some localized research projects in Oregon, Washington and California offer promising hints.</div>
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In a study covering existing and new houses sold from May 2010 through April of this year, the Earth Advantage Institute, a nonprofit group based in Portland, Ore., found that newly constructed homes with third-party certifications for sustainability and energy efficiency sold for 9% more on average than noncertified homes in the six-county Portland metropolitan area. Existing houses with certifications sold for 30% more.</div>
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The raw sales data in the study were provided by the Portland Regional Multiple Listing Service. "Certified" houses were defined as those carrying Energy Star or LEED for Homes designations or Earth Advantage home certifications. (LEED stands for Leadership in Energy and Environmental Design.) The latest study was the fourth in an annual series conducted by Earth Advantage, each of which has shown clear price premiums for certified houses.</div>
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But officials caution that using average sales prices pulled from MLS data without trying to measure "comparable" homes against one another directly may not be conclusive. For instance, newly constructed certified houses may be more expensive to start, and existing certified homes may be larger and more likely to be in higher-cost neighborhoods where homeowner adoption rates for energy-efficiency measures are higher.</div>
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Nonetheless, said Dakota Gale, Earth Advantage's manager of sustainable finance, looking back at four years of studies, "we can still see a consistent trend that third-party certification continues to result in a higher sales price, even during the past year when home sales were down."</div>
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A study conducted two years ago by the institute in Seattle and Portland identified what may be another plus: Homes marketed with energy-efficiency certifications appear to sell faster on average than those without. The study tried to come up with rough comparability in appraisal terms between certified and noncertified properties, and it found that in Portland, certified homes spent 18 days less time on the market after listing than noncertified counterparts. In both Portland and Seattle, researchers documented price premiums — 9.6% in Seattle, 4.2% in Portland — in a statistical analysis with a 95% confidence level.</div>
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A recent study on houses in San Diego and Sacramento published by the National Bureau of Economic Research took a different tack: When you install photovoltaic solar panels on your roof, how much do you get back in market resale terms, beyond monthly energy savings?</div>
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Researchers examined a sample of home sales in the $500,000 range in both metropolitan areas between 2003 and 2010 and found that, on average, solar panel installations cost owners $35,967. But with federal and state subsidies, the net average cost came down to $20,892. This net expenditure, in turn, yielded an increase in appraised value by $20,194 — a 97% rate of recovery on the investment.</div>
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Though less than 100%, the rate is much higher than most home improvements in the most recent "Cost vs. Value" study conducted by Remodeling magazine — well above major kitchen and bathroom renovations.</div>
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Kevin Morrow, senior program manager for green building at the National Assn. of Home Builders, says that although many newly constructed homes come with energy and sustainability certifications, banks don't necessarily recognize their value when it comes to providing mortgage money.</div>
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For example, bank underwriters often do not include reduced monthly utility costs in the household income/household expense ratios that affect the maximum mortgage amounts available to buyers.</div>
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"The case needs to be made" to lenders, he said, "that, hey, these houses will cost less to operate, so they should be worth more."</div>
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Morrow added that appraisers are part of the issue as well if they don't have the training to recognize and credit extra value to houses that have money-saving solar installations, geothermal heating and cooling, Energy Star appliances, water conservation features and other green improvements.</div>
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The Appraisal Institute, the largest group representing that industry, says it has sponsored "green" appraisal courses for 2,300 appraisers during the last two years. It says it strongly supports efforts to better incorporate energy and environmental factors into mortgage underwriting and home valuations, including a possible congressional mandate requiring it.<br /><br /><a href="http://articles.latimes.com/2011/aug/28/business/la-fi-harney-20110828" style="color: #0054a6; cursor: pointer; text-decoration: none;">http://articles.latimes.com/2011/aug/28/business/la-fi-harney-20110828</a></div>
Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-42619551416319979142011-04-22T03:54:00.000-07:002011-04-22T03:54:15.686-07:00Earth Day 2011: A Billion Acts of Green® | Earth Day Network<a href="http://www.earthday.org/earth-day-2011">Earth Day 2011: A Billion Acts of Green® | Earth Day Network</a>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-60761361492068667942010-11-18T11:15:00.000-08:002010-11-18T11:15:04.135-08:00FAQ: The End of the Light Bulb as We Know It - US News and World Report<a href="http://money.usnews.com/money/business-economy/articles/2007/12/19/faq-the-end-of-the-light-bulb-as-we-know-it.html">FAQ: The End of the Light Bulb as We Know It - US News and World Report</a>Unknownnoreply@blogger.com0tag:blogger.com,1999:blog-470791905594775926.post-67844581152664428352010-08-24T05:16:00.000-07:002010-08-24T05:20:55.928-07:00Fair Green Value<strong>Here’s how to get your next green home appraised to the hilt.</strong><br />Building sustainable homes today makes sense: consumers want them, you know how to build them, and many municipalities demand them. The last frontier to full-scale green home acceptance, however, is financial: specifically, it’s making sure a home will appraise for its full value. <br /><br />The Appraisal Institute is working double time to catch up to green building practices while addressing other issues within its industry, such as the inflated appraisals that contributed to the housing bubble. <br /><br />In fact, a law put in place in May 2009 in response to escalating foreclosures actually works against green appraisals, explains Sandy Adomatis of Adomatis Appraisal Service, Punta Gordo, Fla. Called the Home Value Code of Conduct (HVCC), the law prevents lenders from putting undue pressure on the appraiser to inflate a value. <br /><br />Because of this law, a third party must order an appraisal for a home, and these companies often hire appraisers on a rotational basis. So the appraiser sent out to look at your home may not have any experience assessing a green home (and was probably hired because he had the lowest fee and the quickest turn time). <br /><br />“The green property needs an appraiser that has knowledge of the product to provide a credible result,” says Adomatis. “ Many builders are under the impression they cannot talk to the appraiser. But that is not true: The builder, realtor, homeowner, and appraiser need to communicate on all assignments.”<br /><br />According to Adomatis, builders must request an appraiser who specializes in green and should do so at the beginning of a project. If an appraisal comes in lower than expected, builders should request a copy of it. “If it doesn’t talk about green or energy efficiency, you can appeal,” she says.<br /><br />Adomatis, who wrote the seminar, “Inspecting the Residential Green House,” suggests that builders who want a smooth appraisal process to be prepared with the following:<br /><br />1. A HERS rating: This is an estimate of the rating expected on completion. The appraisal should be subject to this estimated rating at or above the estimate. The HERS rating should include the Fannie Mae Energy Report that provides a contributory value of the monthly energy savings.<br />2. Construction costs. The breakdown of additional costs relating to green and energy-efficient items.<br />3. If building to LEED-H or NAHB’s National Green Building Program, provide the approximate rating expected. The appraisal should be subject to this rating at a minimum.<br />4. Blueprints. These should be detailed with attention to the energy efficient and green products noted. <br />5. Detailed specs. Address energy efficiency and green construction products. <br />6. Incentives. Provide a list of incentives that might include rebates from the power company, federal or state governments, lender, or local sources. The appraiser should address the incentives in the report.<br />7. Local code information. Provide a table comparing the local building code to the subject product. This document is invaluable in documenting an appraisal to the lender and supporting potential additional costs in the cost approach. This is also helpful in comparable selection and adjustment process.<br /><br />While this information will help you get the full value for your homes, you need to explain some green choices to your clients, so they will understand what does and doesn’t add value to a home.<br /><br />Adomatis points out that energy efficiency and in some places water efficiency are a plus in terms of cost versus value. But say your buyer wants a recycled countertop versus granite. If the green top costs double the granite, the appraiser is not going to factor that into the home’s value. This holds true with other recycled products, such as flooring, wall coverings, and fixtures. <br /><br />Adomatis believes that as a general rule energy efficiency will grow in importance as utility bills go up: think low-E windows and solar hot water heaters. She notes that other green features such as graywater systems and cisterns don’t add value today, but in water-strapped areas, that could change. “Eventually, we’ll see some number put to those systems.” For solar, the value is dependent on the capitalization, what it provides in kW hours and the life of the system.<br /><br />John Freer, a consultant and president of Riverworks in Missoula, Mont., is a LEED AP and a verifier for the NAHB National Green Building Standard. He points out that sustainable houses don’t have to cost more. “There is a misconception that a green home has to have geothermal or PV or it’s not green, and that becomes a challenge with the appraisal process because those things are more expensive. But truly building a quality product that addresses indoor air quality, resource efficiency, and energy efficiency holistically at design is not necessarily going to add costs.” <br />Freer points out that many builders are offering a green product even in the entry level market by selectively choosing the green attributes that will not only sell well but that will also appraise well.<br /><br />“Lending and appraisal doesn’t get it,” he laments. “Until there is a certification [in the appraisal community] that is like the ANSI standard green code they won’t think a green home is worth more.” (Of note, the Appraisal Institute has designed a certification program, but it won’t roll out until 2011.) <br /><br />“All parties involved in the green process from design to the appraisal have a part in the miscommunication currently in the industry,” summarizes Adomatis. “The appraisers are always the last to be involved in the process, and yet should have been involved from the beginning along with the third-party rater, designer, builder, architect, and so forth. If they were involved in the planning process, the parties would have a better idea of valuation issues up front. It’s time to turn things around and for all parties communicate.”<br /><br />Photo information: John Freer—a consultant and president of Riverworks who built this house on Montana—notes that understanding how a green house is built will help it appraise. “If you are going to call yourself a green builder, you need to be a student of the building sciences. ... You have to get in depth in building science and learn how everything works and ties together," he advises.<br /><br />By Cati O'Keefe | 7/29/2010 <br />http://www.greenbuildermag.com/News/Headlines/Fair-Green-Value.aspxUnknownnoreply@blogger.com0