Know How for sellers

Pricing Your Home Right

As your agent, I will research comparable sales in your area and advise you of the appropriate price range for your property.

Be Flexible on Financing Terms

As your agent, I will explain what financing options are available. Flexibility on financing terms may secure a better selling price.

Make Your Property Accessible To Buyers

Lock boxes are a great way to make your home the most accessible to agents for showings. Appointment Only showings are the most restrictive. If your lifestyle is not compatible with frequent showings, I will help you determine a solution to suit your needs. Remember, the easier a home is to show, the better the odds are of getting the deal you want.

Utilize Current Marketing Technology 

Shear Realty and our agents utilize the latest technology, such as Internet sites that cater to homebuyers. We promote your ‘For Sale’ on several Social Media platforms, in multiple print publications, on custom flyers, postcards and other outlets. While we apply new ways to spread awareness we also practice the proven power of personal word of mouth.

Stage Your Property Correctly

Put some items in storage, create light, play music or otherwise improve the ambience. As your agent, I can offer helpful advice to create the right first impression.

Remember That Selling Property Is Not Seasonal

Don't base selling decisions on the seasons. Property sells year-round.

Analyze Why You Aren’t Getting Offers

80% of all buyer activity comes from signs and MLS listings, which only an agent can provide. So, if you don't have a problem showing the home but it hasn't generated any buyers, it may be time to re-evaluate the price.

First Impressions Are Lasting Impressions

Sales have been lost by unkept lawns, cluttered closets, unpainted front doors, hard-to-work locks, blown light bulbs, bad colors, stains, unlit areas and bad smells. Spend time on the little things. Double up on your gardening. Keep things cleaner than usual. Take serious control of your pets during this time.

Make The Right Kind of Repairs

Before making improvements prior to listing, please consult a real estate professional. Some upgrades will not yield any real increase in value, while others may increase property value substantially. Ask for low cost solutions to minor repairs that will yield the best profits.

Give The Sales Effort Enough Time

Homes may take 3-6 months to sell in any market. Estimate how much time you have before you need to sell and then plan ahead to allow extra time. You don't want to be forced to accept a disappointing offer.

Screen Prospects Adequately

One of the best reasons for hiring a REALTOR is his/her ability to pre-qualify a prospect financially before valuable negotiation time is lost. Your agent may discover when a prospect has an ulterior motive for shopping homes other than purchasing.

Believe That You Can Make a Difference

The top agents in the industry report that their sellers are responsible for at least one out of 10 sales. You can network your business and personal friends, you can hand out flyers and you can keep the house in a move-in condition. As your agent, I am ready to hand you all sorts of assignments to make the team effort successful.

Test the Market

Never put your property on the market, unless you really want a sale. Get ready for a professional sales push when you list with a great agent. If your plans harbor some indecisions, resolve it before you list because success is every great REALTOR's objective!

Enhancing how your home shows to potential buyers will not just help to sell it more quickly, it can often improve the selling price. 

Shine From The Street

A well-kept, neatly landscaped property can be very inviting to the potential buyer interested in viewing your home. Refuse containers should be out of view, lawns should be trimmed and landscaping should be in order. Woodwork should be free of chipped or cracking paint.

Polish Your Entry

The front door should be clean and inviting. Metals should be polished and paint should be fresh. Consider a planter of fresh flowers at your entry way.

Minor Repairs A Minor Plus

Repair all loose doorknobs, cupboard hinges, dripping faucets, stained sinks, loose or missing caulking, sticking doors and windows, and damaged or missing window screens. 

Clutter Is Unattractive 

Tidiness makes a room look larger and helps the buyer visualize his/her décor in the house. Workout rooms, sewing rooms, play rooms, laundry rooms and home offices should be organized and clutter-free as the main living space in your home. 

Brighten Their Day

Lighting does wonders and an open, airy feeling generates comfort and welcomes the potential buyer. Window coverings should be open to allow plenty of light into the house. Turn on all the lights when you know there is a showing. 

Closets Can Sell

Neat, well organized closets imply there is plenty of storage space in the house. Buyers look for storage solutions and don’t want to feel cramped for space. You may need to pack some things away in storage. 

Bathrooms That Sparkle

Remove stains from sinks, toilets and bathtubs, including hard water spots on shower enclosure doors. If drains run slowly, unclog them. Hang fresh towels on towel rack.

The Clean Kitchen

Make the most important room in the house appear larger by clearing clutter from the countertops. Avoid dirty dishes in the sink. All countertop appliances should be kept out of view with the exception of those that will sell with the house. Replace or repair worn out flooring. Clean the ventilating hood over your stove. A brighter kitchen is always more appealing. 

More Home Showing Tips…

· Avoid having too many people present. The potential buyer may feel uncomfortable or pressures to hurry through your home. 

· If you are home during a showing allow the potential buyer to view the home freely. Don’t tag along or force conversation with the buyer. 

· Turn on the radio or TV so the buyer and Realtor can talk undisturbed. 

· Keep pets out of the way, preferably, out of the house.

· Never apologize for the appearance of your home. Let your Realtor handle any concerns the potential buyer may have.   

· Let your Realtor negotiate price and terms with the potential buyer. Realtors are trained negotiators who know what the buyer is looking for in a home.   

Structural Pest Control Inspection 

Often referred to as a “Termite Report”, the Structural Pest Control Inspection is conducted by a licensed inspector. In addition to actual termite damage, the Pest Report will indicate any type of wood-destroying organisms that may be present, including fungi (sometimes called “dry rot”), that generally results from excessive moisture. Most Pest Reports classify conditions as Section 1 and Section 2 items.

Section 1 Conditions

Section 1 conditions are those that are “active”, or currently causing damage to the property. Generally, Section 1 items need to be corrected before a lender will make a loan on a home. 

Section 2 Conditions

Those that are not currently causing damage, but are likely to if left unattended, are Section 2 items. A typical Section 2 item is a plumbing leak where moisture has not yet caused fungus decay. Who Pays? The Purchase Contract will specify who is responsible for the inspection and making the corrections. This is a negotiable item and should be considered carefully. 

Physical Inspection

The Physical Inspection clause in your Purchase Contract, when initialed by both parties, gives permission to have the property thoroughly inspected. This is typically done through a General Home Inspection. The inspections and the resulting report provide an overall assessment of the present condition of the property. 

What Is Inspected?

The Home Inspection covers items such as exterior siding, paint, flooring, appliances, water heater, furnace, electrical service, plumbing and other visible features of the property. This is a general inspection and may call for additional trade specific inspections, such as roof and furnace inspections. 

Further Inspections

If conditions warrant, the Home Inspector may recommend a Structural Engineers Report. Such a report would identify structural failures and detail recommended corrections. Who Pays? Typically, this inspection is paid by the Buyer. 

Geological Inspection 

You may also elect to have a Geological Inspection to educate yourselves as to soil conditions at the home. This inspection is performed by a Geological Engineer and involves not only physically inspecting the property but also researching past geological activity in the area. The primary purpose of a Geological Inspection is to determine the stability of the ground under and around the home. Who Pays? Typically, the Buyer pays, but as with other inspections, this is negotiable according to the contract. 

Home Warranty

Home Protection Plans are available for purchase by the Buyer or Seller. Such plans provide additional protection of certain systems and appliances in the home. 

When preparing your home for a home inspection ask yourself these questions. It would be wise to address the issues before the inspection. You may want to call a professional for some fixes. 

Interior

· Is there a distracting amount of clutter in any of the rooms that would prevent a thorough inspection?

· Do wall and ceiling surfaces have holes or cracks that need patching?

· Do all windows have operable latches?

· Can all windows open / close properly?

· Do any windows have cracked panes or broken seals?

· Do windows need caulking?

· Are any windows painted shut?

· Are stair railings or moldings loose, broken or missing?

· Do interior doors stick when opening?

· Are kitchen or bathroom tiles cracked?

· Can you explain the existence or repair of old penetration stains on walls or on ceilings?

· Does the chimney damper open / close properly?

· Does the chimney need cleaning?

· Is there insulation present in the attic?

· Is there any insulation blocking vents?

· Are there any signs of insect infestation?

Exterior

· Are there cracks in the foundation walls?

· Does the grading around the house direct rain water away from the foundation?

· Are there roof shingles missing?

· Are the gutters and down spouts clean? 

· Is the exterior trim in good condition?

· Are exterior door frames in good condition?

· Are there any wood surfaces in direct contact with soil?

· Are all steps in good condition?

· Does any of the siding need repair or replacement?

· Are any of the landscape timbers rotted?

· Do the retaining walls or fences need repair?

· Is the driveway in good condition?

Plumbing

· Do the bases of faucets leak?

· Do the faucets not fully shut off, allowing water to drip?

· Are any drains clogged?

· Do the stopping mechanisms of sinks and bathtubs open / close properly?

· Is there insulation on the water pipes in unheated area of the home?

· Is there access to the main water shut off valve?

· Are the bathtub and shower enclosures properly caulked? 

· Are the toilets loose at the floor or tank?

· Are water heaters all double strapped?

Electrical 

· Are any receptacles, switches or their covers broken or loose?

· Are all receptacles “hot” and switches operable?

· Do any light bulbs need replacing?

· Do the ceiling fans work properly?

· Do the reset buttons of GFCI receptacle pop out when the test button is pressed?

· Do doorbells ring properly?

· Is the main electrical service wire entering the home secured to the exterior of the house?

· Do the electrical junction boxes have covers?

· Are smoke alarms placed to code?

· Do smoke alarms function when the test button is pressed?

· Are carbon monoxide alarms placed to code?

· Do carbon monoxide alarms function when the test button is pressed?

· Does the built-in microwave work?

· Do all electrical range-top burners and ovens work?

· Does the kitchen exhaust fan work?

Listed below is the traditional distribution of expenses associated with the purchase of real estate. However, many of these items can be negotiated by both parties at the time of the offer, excluding some expenses required by the lender to be paid specifically by the seller.

Seller Typically Pays For:

· Real estate commission

· Escrow fees

· County documentary transfer tax 

· Applicable city transfer/conveyance tax (according to contract)

· Document preparation fee for deed

· Any loan fees required by buyer’s lender

· Payoff of all loans in a seller’s name (or existing loan balance if being assumed by buyer)

· Interest accrued to lender being paid off

· Statement fees, conveyance fees and any prepayment penalties

· Termite inspection & work if needed (according to contract)

· Home warranty (according to contract)

· Any judgements, tax liens, etc., against the seller

· Tax proration (for any taxes unpaid at the time of transfer of title)

· Any unpaid homeowner’s dues

· Recording charges to clear all documents of record against seller

· Any bonds or assessments (according to contract)

· Any and all delinquent taxes

· Notary fees, escrow fee

· Title insurance premium: Owner’s Policy 

Homeowners attempting to sell their home without the assistance of a Realtor generally do so to avoid paying a commission fee. Is it worth it? Experience has shown that many for-sale-by-owners find that it is not. Before making a costly mistake, consider the benefits, from A to Z, that you receive by working with a trained Realtor.

A dvertising  The agent pays all advertising cost 

B argain  Research shows that 77% of sellers felt their commission was well spent 

C ontract Writing  An agent can supply standard forms to speed the process

D etails  An agent frees you from handling the many details of selling a home

E xperience and Expertise  Skill in marketing, finance, negotiations and more

F inancial Know-how  An agent is able to assist you with financing 

G lossary  A real estate professional understands and explains real estate lingo 

H omework  An agent will do the homework necessary to best market your home 

I nformation  An agent will know or can get the info necessary to answer all real estate questions 

J uggle Showings  An agent will schedule and handle all showings 

K eeps Your Best Interests in Mind  This is the most important responsibility of the agent 

L aws  A real estate professional will be up to date on real estate laws that affect you 

M ultiple Listing Service  The most effective means of bringing buyers and seller together  

N egotiations  An agent can handle all price and contract negotiations 

O pen Houses  This popular marketing technique can be arranged by your agent 

P rospects  An agent has a network of contacts that can produce potential buyers 

Q ualified Buyers  Avoids opening your home to “curiosity-seekers”

R ealtor  A member of the National Association of Realtors and upholds a strict code of ethics 

S uggested Price  An agent will do a market analysis to establish a fair price range 

T ime  One of the most valuable resources an agent can offer

U nbiased Opinion  Agents offer honest, helpful advice useful in marketing your most valuable asset   

V IP  That’s how you’ll be treated by your agent

W isdom A knowledgeable agent can offer wisdom that comes with training and experience 

XMarks the Spot  An agent is right there with you through the final signing of paperwork 

Y ard Signs  An agent provides a professional sign, encouraging serious buyers 

Z ero-Hour Support   Selling a home is an emotional experience, an agent can help