"Nobody is leaving here until the work is done." I said in no uncertain terms, "this project has gone on long enough." (In reality, we were only running a few weeks overdue.)
Home renovation is a lot like child birth; there has to be enough down time in between to have forgotten about the pain and inconvenience, you'll often feel like you want to throw-up, you are likely to run a few weeks late, AND you have to be so thoroughly sick and tired at the end of the process that you are willing to push, push, PUSH to finish the job and finally give birth! "I'll get the hinges and garbage disposal," I volunteered, grabbing my purse and heading out the door, "stay put . . ." Between my frequent trips back and forth to Home Depot, a case of Raspberry Snapple (we all have our vices) and a full labor force on hand, the crew was 95% finished on the kitchen remodel by Friday evening and it was starting to look really gorgeous. "We'll see you on Monday," the plumber said, packing up his tools and heading out the door. "No, no," I emphatically responded (I am nothing if not emphatic), "your punch list isn't complete and I absolutely need a working sink for the weekend . . . " I could see the finish line now and I was desperate to move us ALL across it. As much as I had tried to practice acceptance and tolerance (tools that are high on my priority list) I'd really begun to lose patience and was hanging on by a VERY slim thread. (I'm not great with clutter and dust.) In truth, we were now looking at a HOSTILE TAKEOVER . . . "You promised that the kitchen would be completed today," I insisted, "so I WILL see you tomorrow. How early can you get here?" With a new understanding in play, I was baking cookies for my listing appointment on Sunday. The painting crew still needed to return for final touch ups the following week so we couldn't unpack just yet, but we had a nearly functional kitchen - and not a single tradesman in sight. Heaven! The truth is that, intellectually, I like the process of home renovation and I'm fairly good at it. Certainly, I've had enough practice to know how to collaborate and direct others. Moreover, I also have the support of a family that understands the process and is willing to eat take-out for dinner night, after night, after night . . . It's just that, in reality, construction is a lot more difficult to live through than one imagines, especially when the clients stay in the home, as opposed to moving out temporarily. And admittedly, I don't always make it easy on my vendors, as I grow increasingly impatient and start to crack the proverbial whip. Let's not even talk about the change orders, as in: "Do you think you can build a custom stove hood since the one I ordered doesn't quite fit?" Or to be perfectly honest, I'm not always the easiest customer. I've got standards and high expectations and like most paying customers, I want what I want, and I want it when I want it. Sound familiar? Suffice it to say that "acceptance" had left the building and "tolerance" was barely hanging on. "Tolerance isn't about 'tolerating' others," a friend gently reminded me, "it's loving acceptance of someone else's process and differences." Oh snap . . . in short, he was saying there's little to be gained by "hostility" and lots to lose. (I still have so much to learn grasshopper.) So what's the moral of the story? Renovations require diligence and an eye for detail. They require good planning, preparation, and flexibility, but in he end, we have to decide what's really critical. While a new kitchen is a lovely thing to fret over, even I recognize that it isn't truly significant on the scale of "life's curve balls" to worry about. When it comes to renovations, the mantra of the day should be: It's not a "problem;' it's an "inconvenience." So more than anything, renovations require real "perspective." I want to thank those around me for reminding me of what's truly important (although I do love my new kitchen; it's fab!) and I want to thank my team for hanging in there with me and creating something very special - and on budget no less. If I didn't say it enough, I really appreciate it; I appreciate you. Hey, life is a learning curve. I'll meet you on the road to enlightenment. ______________________________________________________________________________________________________________ What's Pending? Did you catch the article in The SF Chronicle on January 9 on the front of the business section with respect to luxury sales in San Francisco in 2013 (San Francisco Luxury Home Sales Saw a Big Bump in 2013)? If not, let me give you the Cliff Notes: wherein it states that luxury home sales last year outpaced luxury home sales at the peak of the market in 2007, by twice as many and averaged $1,100 a square foot. One high-rise condominium at the Millennium Towers in South Beach sold for $2,500 a square foot and closed at a whopping $4,500,000! Now that's pricey real estate. What do those results mean for those of us who hang our hats here in Piedmont? It means that our values are a bargain by comparison where the average price per square foot in 2013 came in at a mere $559. Certainly, that's not chump change compared to other markets in other states, but in the Bay Area, it's the best deal coming, or going. I'm certain that if you check these figures with other nearby communities of our caliber, ie: Ross, Kensington, Palo Alto, Woodside, Menlo Park, Hillsborough, Tiburon . . . you'll find that we simply offer more bang for the buck (and with great schools to boot)! So what are you waiting for and how can I help you? Building Community, One Family at a Time . . .
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It's official, my home looks like a war zone. No sooner was Thanksgiving over, then we began to remodel the outdated kitchen. A thick layer of fine white dust has now settled on EVERYTHING throughout the house.
Oh Holy Night! Don't get me wrong, I have been anxiously waiting for this work to begin for nearly a decade and I know the drill: "out with the old, in with the new." Even so, I'm never quite prepared for the discomfort that goes along with these major undertakings. (Renovation is a bit like childbirth; you have to forget the pain in order to do it more than once.) Having scaled back the kitchen remodel to a more modest "update," instead of an all-out assault, I convinced myself that this would be a fairly painless procedure. Countertops, backsplash, lighting, stainless-steel appliances, and a new hardwood floor; heck, we could do this in a week or two - at the most. "Deck the halls with boughs of holly. Fa,lalalala, la la la la. . ." Clearly, I've been watching too much HGTV, wherein the handsome Property Brothers arrive on the scene and remodel an entire house in the space of only a few week's time. I especially like the part where they send the lucky (but highly skeptical) young family off to a hotel for the night so they can finish up the renovation and bring in all new furniture and art for the much-anticipated "reveal," and here's the best part, it's always completely affordable! "Hark the herald angels sing . . ." Unfortunately, here in the REAL WORLD, any remodeling project is going to be messy, time-consuming, and expensive (!) and it's NOT likely to include new furniture, unless you have set aside extra dollars post renovation. Take it from me, that's just about the time you run out of money. "I have no gift to bring, pa-rump-pa-pum . . ." So before you embark down the path of construction (or destruction, as the case may be) make sure you understand exactly what's in store . . . and whether or not your family is willing to live through the displacement, OR if they can live through it at all. (I give mine no choice.) Once having decided to move ahead with the renovation, the first order of business is to define the scale of project, the budget restraints, and the amount of time your contractor will require to articulate the approved plans. Here are my list of "Do's" to make the journey easier . . . DO get a signed contract in place BEFORE you begin. Some contractors work on "time and materials," while others set a budget that encompasses the entire scope of work, within reason. "Add-ons" or "change orders" will absolutely cost you more and that's only fair. With respect to my own kitchen, M&M Builders and I are working in conjunction to complete the job more quickly. While Matt Schaefer is overseeing the bulk of the installation, I am bringing in my own painters and floor crew to assist. (Some contractors won't let you hire your own subs and for good reason; it's more difficult to coordinate outside schedules, and to guarantee their work.) Note, If the project is significant in scale, DO hire a licensed architect/designer to move walls, open up spaces, engineer the stairs, draw in windows, and appear before Design Review on your behalf. These talented professionals bring a wealth of knowledge to the project well above and beyond what an experienced contractor, or an ambitious DIY (do it yourself) homeowner like myself has to offer. DO pull a permit for the work. If there are any electrical or plumbing components to be replaced, chances are you WILL need a permit; however, if the work is merely cosmetic, you may not. Check with your local planning department as to the rules and regulations in your municipality. (Piedmont requires a permit for almost everything!) Keep in mind that the city inspector's role is to ensure that any new improvements are up to "code," as is appropriate; they're not "out to get you," (although it can feel that way). Smile and roll with it. You need them on your side. DO order the design components right away so that the crew isn't held up waiting for their arrival. Windows, doors, and custom cupboards all have fairly lengthy lead times, as does anything made specifically for your home. The more preparation upfront, the easier it will be to stick to the projected completion date. DO leave room for the unexpected. I have yet to undertake a project where a surprise didn't rear its head. While surprises can, sometimes, be a real gift (I once found $20 bills under the hallway runner I was ripping out of our first flat) more often than not, they are the discovery of previously shoddy work, undetected leaks, dry rot, termite damage, or some other unwelcome roadblock that is going to add additional costs to the project. (Gee, that's not so merry.) Deal with it and move on. Do have some flexibility. If a particular sconce isn't available, or the lead time is too great, pick something else. Ditto for the tiles, the stone work, etc. These aren't life-altering decisions, they're just tiles for goodness sakes. AND don't fall in love with top-of-the-line components your budget doesn't accommodate. There's more than one way to get a fantastic finished product without breaking the bank. Scan the Internet for bargains. There are so many great resources online. DO understand, that while the work is exciting, it's also going to be stressful. No matter how carefully orchestrated, your house is about to be invaded by crews creating A LOT of inconvenient noise and DUST. Moreover, the construction is likely to take more time than you planned. Embrace the process and then take long walks in the fresh air - preferably with the dog in tow. That's certain to cheer you up. Finally, I am often asked:"Should we or shouldn't we?" with respect to the expense and inconvenience of a major remodel, and the answer is (drum roll please):"It depends." If you love your street, your neighbors, and your lot, it's going to be nearly impossible to replicate them in the next location. On the other hand, if you have little patience, not only for the extreme inconvenience, but for the MANY decisions you will need to make during the course of remodeling, a major renovation may NOT be in your wheel house. In such a case, it's probably easier to pull up stakes and move on, and that's where I come in: "Oh come on all ye faithful . . ." As an aside, not ALL renovations are created equal. Kitchen and bathroom upgrades typically return more than other home improvements, but in my experience, anything that adds good storage and light is money well spent. The truth is that not all remodels"math out;" some we do simply for our own enjoyment, or because they make good sense for our family. That's okay; it's your house and your hard-earned dollars. You've earned the right. Just don't get insulted if your wallpaper is more of a turn-off than a turn-on, come time to sell. That's enough for today. I've got floors to vacuum and shelves to dust (Ahhh, what's the point? I'll be buried in dust again tomorrow) and you've probably got gifts to buy. (May I suggest Heifer International? Nothing says I love you like donating a goat, some chickens, or a cow for Xmas!) Whatever holiday traditions you celebrate this season, may I wish you a very "joyful and triumphant" season and a Happy New Year. (The Perspective will take a break until the new year. See you in January, 2014.) I am back at my desk after two and half weeks of being displaced and I couldn't be happier. The GRUBB Co. had decided to do a little end-of-summer remodeling, which meant that several agents were politely shown the door (including me). Hmmm . . . what had been billed as a few days, turned into a few weeks, and then some.
Unfortunately, those of us dependent on our hard drives and desk tops would have to make do some other way. (I leaned on the girls in our escrow and marketing departments, thank you very much) Such is the course of renovation; it's never as easy as we might wish or as seamless as we were lead to believe. No matter the inconvenience, it's worth it! I actually enjoy the process of renovation and rejuvenation - and the purging that goes along with it. It offers the opportunity to design a space to fit our needs - not someone else's and edit unnecessary "stuff." Currently, I have my sights set on a kitchen renovation at "Casa Gardner" that encompasses some well-placed French Doors, a butler's pantry (never mind that I don't have a butler), Carrera marble counter tops, and new skylights that let in the sun. (Now if I can just get my husband, Cliff, on board). I've discovered that with property values on the rise and with the return of confidence in the marketplace, banks seem to be much friendlier about issuing and expanding credit lines to qualified homeowners (the operative word here is "qualified"). "How much do you need?" my personal banker, Patty Edmonds at Wells Fargo, asked me? (Gee, what a difference a few years make!) I'm not sure, but can I have it just in case? That isn't to say that one should always tap out the built-up equity on their home in order to make improvements, but given recent sales - especially on "turn-key" properties - it's a smart time to invest in what is very likely, your single largest asset. Since the cost of a new kitchen far exceeds the spare change in my coin jar, my choices are to live with the kitchen AS IS (perish the thought), or borrow against the equity to renovate (I vote for the latter). Keep in mind this avenue works only IF you have a fair amount of equity in your home, BUT if you do, it may be very worthwhile to consider updating and replacing outdated bathrooms and kitchens at this point in the game. Why? Because Buyers like them and will bid aggressively for designer bathrooms and kitchens. If there is an adjacent family room, so much the better. I am convinced that one property I represented in Oakland earlier this year saw an additional $200,000 on the sale price after a $40,000 upgrade in bathrooms. (That's not a bad return on investment.) Here in Piedmont, we have seen homes go as much as $500,000 -$600,000 OVER the listing price when the house was "camera ready," exceeding everyone's expectations, especially the Sellers. (WOW!) But we're not selling our home for a few years yet. Excellent, so why wait until you do? Chances are, I am going to show up and encourage you to "update" if a move is on the horizon and improvements haven't yet been accomplished. Why not enjoy the kitchen and bathrooms while you still own and live in the house? Why give the new owners all the pleasure? That's my story and I'm sticking to it. "Oh, Patty . . . " "Your paint is ready," said the salesman on the other end of the line. "You can pick it up whenever you like." I put down the cover stick and eyeliner (my personal paint) and headed over to Dunn Edward's on Broadway so that I could finish rolling the dining room, having just run shy on the last few feet of wall space. I stood in a sea of largely Hispanic men in dungarees and overalls waiting for my turn at the counter; the lone lady in high heels and a suit.
Painting isn't foreign to me, nor are paint stores. My sisters and I grew up cleaning and painting nearly every weekend. A Realtor & Broker by trade, my father had a penchant for the "fixer" and a slew of children to employ (he paid $1 per hour) and each of us mastered the art of edging and rolling as we grew, until we could take the lead - or run away from home! A good paint job is a skill that requires more than meets the eye - it demands tons of elbow grease (preparation is everything) and more patience than I personally ever developed. So there's an easy argument - in my mind anyway - to be made for hiring a professional. And happily, I now know many dependable and skillful painters I can call upon (and do). Don't tell anybody, but I hate painting. After 40-plus years of it, and five major renovation projects, I believe I've reached my quota - and then some. As for Cliff, our marriage stands a much better chance when I DON'T put a paint brush in my husband's hands and ask him to do the impossible. (Clearly, his parents had higher ambitions for him.) Still, painting is a topic that comes up almost immediately whenever I am invited to tour and potentially, list a home. "How do you feel about painting out a few rooms?" I will casually ask, trying to get a read on the emotional attachment the homeowner has to their house. To which they often reply, "Our decorator carefully picked these colors to match our home specifically. It'd be a shame to paint it out." (Okay, here we go. I'm already swimming upstream.) No, it wouldn't and here's why . . . Today, my colleagues and I toured a home that would have fared better in Florida (or the 70s). With its too-bright palette, busy walls, and a ton of bric-a-brac, I honestly couldn't see the forest for the trees (and I'm used to looking past the personal items to the bones beneath). Once the packing gets underway and the pictures come off the walls, there are likely to be nail holes and fade marks in place of family photos and the artwork that previously hung there. Imagine how the average home buyer views such a property? (NOT favorably!) In its current condition, this over-stimulating house is likely to get 20-30% less than the newly painted and staged house down the street. And in our affluent marketplace, that's not exactly chump change. This may not accurately describe your beautiful home (and probably doesn't) but if you have lived in a house for even a few short years, your walls (and floors) will bear witness to fingerprints, chipped woodwork, and furniture marks. AND if you've ever lived with teens (as I have) you know that their rooms can be officially classified as archaeology digs, with their floor-to-ceiling boy band posters, Sports Illustrated pictorials, and clothes that quite literally, have never met a hanger. This might just describe my kids, but teenagers are harder on a house than cats and dogs - or earthquakes for that matter . . . More to the point, getting top dollar for a house (that is the goal, correct?) demands a fresh face, gleaming floors, professional staging, and yes, a neutral palette so that the new Buyer can begin to place themselves in the house, as opposed to focusing on your life in it. Finally, as preparations go, painting is a relatively inexpensive fix that offers a potentially much larger return on your investment. Short of getting rid of your children, your pets, and your things (no, I'm not actually advocating that, EXCEPT when you decide to sell) OR, living like a monk, none of us live in a pristine house (nor should we; that would just be sad and lonely). So get out the roller and paint brush, or better yet, hire a professional to quickly get the job done for you. These skillful trades people are well worth their weight in gold. Hugo, can you come finish my dining room, please? "Can I help you?" the pretty, young salesgirl politely asked, clearly recognizing the confusion in my eyes. (I'm sure I'm not the first.)
"Yes!" I gushed, handing off the few shirts I had already selected, grateful for the rescue. "I desperately need some new clothes for work." Here's the thing, take me to the Alameda Flea Market with literally row upon row of antique vendors as far as the eye can see, and I haven't a problem quickly identifying what I want or negotiating for it, BUT if I wander into any large department store, I'm utterly lost; as if I haven't a clue (I don't). With all due respect to April, I'm not fooling, I really have NO ability to filter through the sea of clothes as most of my fashionable peers can easily do (or any 16-year-old girl for that matter). Accessories? Uh . . . what are those? I wear a pair of earrings until I lose one and then I might purchase another (or not). Purses? I own just two. " You're not really wearing those baggy jeans?" my girlfriend, Teresa, has critically scoffed as I've arrived for an outing. (Not anymore, I'm not.) Teresa is the mother of three daughters - she always looks stylish. Maybe it's the boy thing. Frankly, neither Tris nor Case could care less about what either one of them is wearing, let alone me, but after 20-plus years, I'm clearly out of practice and waaay out of my element. Maybe it's the fact that I spend more time at the ball field than at the shopping mall. OR, maybe there's a chromosome missing in my DNA?!? Whatever it is, I am the first to admit that when it comes to fashion, I don't know where to begin. Thankfully, I don't have to. "I'm a personal shopper," Sabrina explained as she escorted me into a private changing room. "If you ever need me, here's my card." (Need you? Can I adopt you?) "I'm just going to select some options for you . . . just wait here, I'll be right back." (Relief.) One hour later and I walked out of Macy's with three new shirts, a blazer, two skirts, a pair of pants, and a sporty little pair of Espadrilles - and they all mix and match. I'm set for the next several months. (Thank you, thank you, THANK YOU!) Relying on others with more experience, doesn't just make common sense (and cents) it's often times, the wisest course of action, and the most expedient as well - especially when it come to Real Estate. Why reinvent the wheel when others more practiced, can better steer the way? I can't count the number of times, when potential Sellers bring me in after they have painted or made repairs, when they'd be much better served, inviting me in before (don't mind the mess, I've seen much worse.) The truth is, there's a very different aesthetic for marketing your home for photos online, than for decorating it to meet your own personal taste and style. AND before you spend those hard-earned dollars that I will, in all probability, ask you to respend, PLEASE CALL ME. (Think Restoration Hardware or Pottery Barn catalog and you're on the right track.) And yes, it's very likely, the design will embrace a very neutral palette - and for good reason. We want potential Buyers to place themselves in your home, not get sidetracked by the photos of your darling children and their colorful artwork on the walls. So for those of you contemplating selling your home in the next few years - or in the next few months - may I offer a few suggestions as someone who's got a great deal more experience than the average home seller typically does? If a move is in your future, here's my Top Ten 'To Do' List:" (no charge)
Can I help you? "I'd love to get a little more aggressive with your skin," Irena politely said, examining my face as if it were a science experiment. There's a lot of damage here . . ." I should preface this by saying that the lovely Irena is blemish and wrinkle free. She has the kind of stunning, olive-skinned complexion reserved for those who have been blessed with terrific genes, coupled with diligent care and an avoidance of the sun, AND a lilting, Russian accent that makes her very exotic to boot. I'd hate her if I didn't like her so much.
Her age . . . is anybody's guess. Not me. I grew up in hot, hot, HOT Sacramento, where my sisters and I spent entire summers at the swimming pool and as a result, my skin has freckles I've never outgrown; more Annie Oakley than Elizabeth Taylor. What's more, my daily skin-care regiment consists of a bar of soap and if I remember, a dab of moisturizer. In short, I have the skin I deserve. I blame my mother. "Okay, let's do it," I replied as she reved up the laser and put on the eye shields . . . And then I spent a week shedding my old skin like some hideous amphibian, waiting to emerge like a beautiful butterfly. (Don't look now, but I think I'm still in the moth stage.) Such is life (and aging). No pain, no gain. So, here's the Real Estate tie in (I know you've been waiting) . . . Often when I'm invited over to someone's house to assess their home for purposes of resale, there's often a bit (or a lot) of aging that's taken place with the home. (Don't fret, you're not alone.) Early plans to remodel the bathroom or the kitchen invariably got put on hold or waylaid altogether in favor of things like uhhh, college tuition or paying taxes. That's simply life - and taxes. There's no getting around some of these more expensive obligations (such as our kids). Ditto with respect to your home. Replacing the roof is never fun, but when you delay, it can lead to much more expensive repairs down the road (like extensive dry rot). In short, deferred maintenance can really penalize you in the long run. When you finally go to sell, those items you have conveniently overlooked or learned to live with (i.e: stained carpet or peeling paint) should be addressed if receiving top dollar is your intended goal. And let's be real, I've yet to meet the Sellers where receiving TOP DOLLAR wasn't the intended goal. "How much will I get?" every Seller earnestly asks. To which I usually reply: "I can't guarantee you a particular outcome, but I can't begin to get close unless we do X, Y and Z . . ." At which point, I outline an aggressive strategy for marketing and selling that almost always involves painting and staging, and some not-so-gentle persuasion. Frankly, there's no easy way to tell Sellers that their home needs an intervention. Or if there is, I haven't yet found it, but I'm certainly of little value to you if I'm not being truthful and putting your fiduciary interests front and center. Gratefully, my Sellers usually capitulate once they weigh the possible outcomes and start checking off the "To Do" list in short order. Mind you, they are often spending a fair amount of money in the process (no pain, no gain) but it's almost always worth the extra effort and dollars - especially where photos and Internet marketing are concerned (just take a peek at: www.grubbco.com). "Wow, I didn't even recognize my home." one Seller excitedly exclaimed recently, "I actually thought I'd walked into the wrong house!" Indeed, my team had made some incredible changes in the space of one month, including two brand new bathrooms (Thank you, "Bath Simple") fresh paint, professional staging, power washing, and new plantings that quite literally, transformed the look of the home and elevated the gardens to an entirely different level. As a result, this lovely home is likely to sell in one week - and it should. Mr. Seller did everything I asked, was highly "coachable" and ultimately, leaned into the process, which made the journey infinitely easier on everyone involved: www.4434clarewood.com . The moral of the story? Why wait until you sell!?! Thus, I've been on a mission with my own home and while the kitchen is still a dream-in-the-making, the bathrooms are finally finished; there's a new roof in place and we've just finished painting the exterior. Last week, the windows were professionally washed and the bricks are now free of moss! I'm methodically tackling each item as they come up, and no, I'm not employing my husband, Cliff, to do any of these chores (I've discovered that hiring window washers is cheaper than employing a marriage counselor.) Happily for us both, I've a long list of vendors to fill in the gaps and they always appreciate the work, unlike my teenage son. (Please let me know if you need any referrals; they're worth their weight in gold.) Now that Spring is here and the cherry trees are in bloom, I have to admit, the sweat equity (and the dollars) have made a noticeable difference. It's pretty darn beautiful around our place. One day, I'll finally get around to the kitchen remodel (hopefully, well before I sell) and yes, it will undoubtedly be expensive. Sigh, that's life. No pain, no gain. "Have you discovered the 'Property Brothers' yet?'" my mother-in-law, Zee, inquired? "It's a program on HGTV and those boys are really amazing." So with several days of rainy weather and with some actual free time on my hands over the holidays, I treated myself to not only a "Property Brothers" marathon, but got hooked on the show that follows as well: "Love it or List It?" (Gee, you think I'd have enough Real Estate in my life without watching it on TV. Apparently not.)
In "Property Brothers," a pair of handsome, photogenic twins work in conjunction with one another to upgrade, remodel, and list the Sellers' current house, while identifying a replacement home that better meets almost everything the clients"must have" in order to move. (Spoiler alert - they always move.) The goal isn't much different in "Love It or List It?" except that in this program, the Realtor and the Decorator are competing with one another to see whether staying or selling proves more compelling to the Sellers by the end of the show. Now that the house has been remodeled, will the Sellers still want to "list it" or have they learned to "love it?" (It's anybody's guess.) Say what? In both cases, regardless of the amount of work required or the "surprises" they invariably run into, such as mold and mildew, bad wiring, pest and asbestos issues, or load-bearing walls that (surprise!) aren't in fact, load bearing; the Renovators still manage to complete ALL the work and buy new furniture for about $50,00o! Invariably, the scope of work almost always encompasses opening walls, refacing fireplaces, installing gourmet kitchens and state-of-the-art bathrooms with custom cabinets, shelving, skylights, French doors, etc., etc., etc. Really? (No, not really.) AND if that hasn't strained credibility enough, here's the best part . . . ALL the work gets completed in less than four weeks time! (I know this is "Reality Television," but I ask you, what's 'realistic' about that?) Okay, it's good TV for sure, and I'm all for shows that encourage home ownership and improved functionality, but take it from a serial renovator (that would be me) there's absolutely NO WAY those homes are getting the amount of work completed anywhere close to the budget as represented on TV - NO WAY! (Is no one getting paid for their time? What of the permit process?) So while I love a good transformation, I also think that reality shows like these are incredibly misleading to the uninitiated who might actually think that these unrealistic numbers are actually attainable. (They're not.) At least, not here in Piedmont, San Francisco, Palo Alto, Mill Valley, or the Bay Area at large where everyone confronts higher costs of living, including painters, plumbers, electricians and gardeners, which invariably, translates to higher building costs to you - the home owner. I suppose it's the price we pay for being able to walk on the beach in January. So love these programs all you like, but watch them with a grain of salt. DO involve a contractor and an architect upfront and PULL PERMITS, especially if a "fixer" is in your future. And if one is, understand the REAL costs going in; what repairs should be addressed right away, what can wait, and more importantly, what problems need immediate attention - and then start saving for a rainy day. (Even seemingly "done" homes can have expenses that are unexpected as we live in them.) And if you are on the fence about listing your current home OR remodeling it instead, the answer is found in its location and size. If you absolutely LOVE your current neighborhood (and your neighbors) and there is room to grow . . . you may be better off staying put and remodeling - in spite of the expense and inconvenience. On the other hand, if despite all your best efforts, you are never going to be satisfied with the street on which you live and you are bulging at the seams, then list your home now and let the next Buyer take on the improvements. "Love it or list it?" That's up to you, but either way, I'm here to help. "We've decided it's too difficult to take the trees out," came the anxious phone call from the Tree Company I had hired. "We think it'd be better just to trim the crowns and take some weight off. Would that be okay?" Uh no, not exactly. I'd noticed a few weeks earlier that a VERY TALL Monterey Cypress was leaning rather precariously towards my neighbors' house, and unfortunately, it had been haunting me ever since. Now that I'd noted the potential danger, I couldn't very well just let it go. If the tree tumbled, the garage was gone, as was the second unit, and more concerning, the tenant inside.
Moreover, it was only one of three Cypresses that were in rather poor health and showing signs of trouble. If Cliff and I were biting off the expense, it made more sense to remove ALL three tress at once, rather than having to redo the job at a later date. (Sigh - my kitchen remodel seems to be getting further away.) I stood my ground. "We agreed that you'd remove the trees and I expect you to do so," I firmly responded. " Trimming them won't resolve the problem, I really need them gone." I get it; it wasn't an easy job by any means and it had gotten off to a rather shaky start. Not only were the trees extremely large, but their location on the property made them difficult to get to. Unexpectedly, halfway down our driveway, the company's crane had began to slip and took out a retaining wall in the process before sliding to an unsettling stop. Now it wasn't just the trees that needed addressing, but a cement wall and a broken rain grill as well. Not to mention the fact that there was a MASSIVE CRANE stuck in my turn-around, with no apparent way to TURN AROUND! (I'm guessing this is about when the foreman rethought his strategy and had the company phone to see if they could simplify the process? No you can't.) I've had a few of those regrets myself. You're halfway into the project when you discover that it's much more complicated than you originally believed. Typically, this has to do with disclosures that weren't available at the beginning, such as termite or engineering reports that had unexpected and unwelcome news. OR because of missing components that proved to be extremely relevant to the sale, such as multiple heirs that are difficult to track down, or worse yet, are deceased. Or because there are unresolved title/easement issues that are nearly impossible to resolve. OR because there are time- sensitive steps the Sellers/ Buyers (or their lenders) failed to execute in time - like a pending divorce decree or a delayed appraisal report. OR finally, because either or both parties have unattainable expectations that simply don't match market realities. Despite the redundancies, the disclosures,the investigations, and the never-ending questions, make space for the unexpected - it almost always happens! (No one ever said Real Estate was easy.) What started out as a welcome opportunity, quickly becomes a very spooky tale . . . It's why hiring a professional is so important and why I take great umbrage with the "do-it-yourselfer" who calls me to "pick my brain," but believes they are better served by representing themselves. (Huh? I vehemently disagree.) As licensed Realtors, we are trained for the unexpected and we are here when things get exceedingly difficult. (Just because I know how to use an ax, doesn't mean I have any business cutting down my trees!) Still, in spite of our diligence, experience, and expertise, no matter how well-prepared, we often don't know things have run afoul until dates are missed and we are presented with requests to extend the loan or inspection contingencies. This isn't uncommon, mind you, but when it happens, it helps to present a clear understanding of why a contingency is being extended, when the Seller might reasonably expect the Buyer to perform, and what the underlying problem is (that's only fair). While any Buyer or Seller can run into it an unexpected glitch, the problem requires clarification and resolution. Never mind excuses (who cares who's fault it is?) you want to know what the solution is and how quickly can we get the problem resolved? Happily, that's exactly what Graham Tree Company did. After removing the troublesome conifers, they towed that IMMENSE crane backwards, up and out the steep driveway and on to the next job. It took them hours and hours, but they did it. Then they sent a concrete team to replace the broken wall, replaced the metal grill, and cleaned up the driveway the very next day - good as new! You'd never know they had been there, save for the open, sunny clearing out by the pool. Now that's service! It's not about the problem, it's about the solution (which describe just about every real estate transaction I've ever encountered.) How can The GRUBB Co. help you? It's no surprise to anyone who reads this column on a regular basis, or visits me at any given Sunday Open, that I bake cookies. In fact I'm fairly well known for this highly practiced skill. On most Sunday mornings, I can be found in my kitchen working on several dozen to be shared with family, friends, and prospective Buyers (look out Mrs. Fields). To be sure, after hundreds of batches, I've definitely got the "cookie" thing down. This morning while bagging up a fresh batch to drop off to friends that have just moved into their new home, I found two cookies hidden at the bottom of the stack, each with a single bite out of them. Really?
Hmmm, this could only be the mischievous mark of my husband, Cliff. Our teenage son Tristan, wouldn't stop at a bite; he'd grab a BIG handful and a tall glass of milk. Not Cliff, he's far more dubious (once, he even set up the dog, but that's another story for another column). Did he really think no one would notice? Did he really think it wouldn't count? As Real Estate Agents, we are trained to notice ALL manner of flaws and imperfections. In fact, on our long list of agent duties, is what's known as an "AVID," that's an "Agent's Visual Inspection Disclosure," and it's exactly what it sounds like - it's a visual inspection of the property. When taking a listing from Sellers, or once in contract with Buyers, Realtors must walk through the property and create a thorough visual inspection. Mind you, Real Estate Agents aren't certified home inspectors, roofing contractors, or trained engineers for that matter, but nonetheless, we are expected to document what can reasonably be observed or might have been known about the home (imputed knowledge) and quite possibly, the surrounding neighborhood as well. If the street is about to be torn up for sewer replacement or underground wiring, a good agent ought to know it, AND if the teen across the street plays drums on a daily basis, a smart agent will state it in plain English on their AVID. For the most part, we are usually noting the most obvious, minor imperfections: "There are scuff marks on the paint, scratches in the wood floor, a broken pane of glass," etc., etc. But frankly, it's more important that we list the less obvious infractions as well: "a bus line runs on the street, the neighbor's dog barks, finished basement may be unpermitted . . ." As you might imagine, home owners can get very testy, if not downright defensive, about these unsolicited observations, regardless of whether they are legitimate or not. It's one thing to fill out the Seller Transfer Disclosure Statement as required, but quite another to be saddled with agents' opinions that catalogue a property's perceived shortcomings. (Don't shoot the messenger, it's the law!) Please understand that our intention is to protect you from future litigation on undisclosed facts that may surface later on; it's NOT to emphasize subjective issues we have noticed about your (nearly perfect) home. I get it, you're hoping no one will notice that the street gets very busy during commuter hours, or that there are water marks on the foundation walls (efflorescence) AND you'd just as soon I wouldn't mention it either (unfortunately, it's my duty). Moreover, you've lived with asbestos wrapped ducts or a leaning Redwood tree for many years without incident, so what's the problem? Like my oh so clever husband, you are hoping it won't count. Here's the thing, once the Buyers move in and discover how difficult it is to back out of their driveway in the morning, or when the first heavy rain floods the bonus room downstairs, you ARE going to hear about it one way or another - and it won't be particularly friendly at that point when you do. Moreover I wouldn't be protecting you to the best of my ability by sticking my head in the sand and pretending material facts don't exist, IF in fact, they do. If there is an imperfection with your home, your property, or your location, better for YOU to call it out (or for me) than to ignore it entirely and hope it will go away. It's a BIG mistake to assume these inconveniences aren't important, that they somehow won't get noticed, or that they don't really count. (They do.) So any information you can honestly provide to offset and disclose these property defects upfront is highly recommended and more importantly, a proactive step towards avoiding avoidable litigation down the road. (It's tough to argue about the school bell across the street, if it was fully disclosed prior to the Buyers' purchase.) BTW- physical components aren't the only items up for disclosure. If you have an unresolved easement, a title claim, a construction lien, an outstanding lawsuit, or some other important material information that is relevant to the purchase, PLEASE DISCLOSE IT! These "forgotten" facts have an unfortunate habit of making their way to the surface and exploding once they hit the light of day. KABOOM! Or as our mothers taught us, "honesty is the best policy." (It turns out our mothers were actually right.) Let the Buyers decide what is and what isn't acceptable moving forward and let them construct their purchase offer with good understanding in hand. Take it from me, a fully informed Buyer is much less likely to deduct from the purchase offer once inspections have been completed, or to walk away should something come up unexpectedly. It's when material facts are hidden that the trouble begins in earnest. Speaking of hidden . . . Cliff, wouldn't it just have been easier to eat the WHOLE cookie - Cookie? Time for another batch . . . (PS, if you want my recipe, write me back. Nothing against Famous Amos, but mine are better!) The Scene: My cubicle upstairs at The GRUBB Co. It's 5 pm and my desk is covered with papers, my fingers are flying across the keyboard. I'm working like there's no tomorrow.
Ring, ring, ring . . . "Hey Mom, it's Tristan. We need to be at my school's ceramic show tonight at 7 at the Community Art Center, you have to buy my art project pot, AND you need to bake cookies." What!?! (A little advance notice might have been nice.) "Yeah, sorry," Tristan replied. I was currently at my desk preparing a listing agreement, organizing showings for the next day for out-of-town Buyers, and waiting for a purchase offer on a home I currently represent. In fact, the Sellers were set to show up in the next few minutes and I was rushing to get prepared. Baking cookies wasn't exactly going to make it onto the agenda in the next two hours. "Honey, you'll need to get a box of brownies down out of the cupboard and follow the directions," I replied. "I'll wrap things up here as quickly as I can and pick you up right after." (There's always Betty Crocker for just such emergencies.) "Okay," he hesitantly replied before hanging up. Baking isn't really his thing. Oh well, time to learn. Not that baked goods constitute a real "emergency" in my book, but when one is juggling parenting and work commitments (as most of us are) SURPRISES of any kind aren't particularly welcome. In fact, they are down right inconvenient. They're NO GOOD with respect to Real Estate either. The plain and simple truth is that if there is anything to be discovered about a home, the Seller is better served controlling that information. If they don't, it is very likely that the Buyer will, and when they do, they will most often return to renegotiate their previous purchase offer (and it won't be in the Seller's favor). No Buyer ever came back and said, "The property checked out so beautifully that we are actually prepared to pay you MORE!" That isn't to say that every surprise can be avoided (they can't) but to the extent that you can sidestep the majority of unwelcome surprises through full disclosure and reasonable anticipation, you owe it to yourself to gather the pertinent information and HAND IT OVER! If the roof will need replacing soon, get a roofing bid. Ditto for an engineering report when drainage is your sticky wicket (it's almost everyone's here in the hills) DO replace the sewer lateral (it's now a "Point-of-Sale Ordinance in the East Bay) repair defects if possible, order a pest report, and clarify any easement issues that might exist with respect to the property - just to name a few. In addition, make sure to get professional BIDS on any work that may be outstanding. It's of little offensive value to disclose that the retaining wall may need replacement if you haven't established the price to do so. In such a case, you will only raise a red flag. Remember, "new discovery" is always negotiable, so quantify the improvements, or the Buyers are sure to. If you are wondering whether or not something needs to be disclosed while filling out the piles of paperwork I will invariably be handing you - it does. Always error on the side of disclosure. You'd be amazed at what slight oversights come back to haunt a transaction and unravel a sale - especially for first-time Buyers unfamiliar with the inherent risk of home ownership. Speaking of unraveled, I'm going to have to talk to my son about some advanced warning next time around. These last minute surprises don't work well for me AT ALL! Cut to: The Piedmont Community Center for the Arts. It's a beautiful spring evening. Smiling, laughing, sun-tanned kids are spilling out of the building and onto the manicured lawn out front. Inside, the walls are lined with pen-and-ink self portraits, colorful landscapes, and still-life paintings. There are ribbons next to the pieces that have won awards and merit special recognition, but ALL of the drawings are incredibly impressive. I'm in awe of the level of talent from these high school students. Clearly, several of these gifted kids are on their way to professional careers in the arts. Yeah, my son's probably not one of them. He walks me over to the table full of misshapen clay bowls and plucks his orange and green mottled creation out from the group while I dutifully hand over a $2o bill to his art teacher, Miss Simons (a donation for the Alameda Food Bank). Not surprisingly, Tristan's art work looks a lot like his dad's - there's good intention, but not a lot of innate, natural talent. (I might have overpaid for the bowl). "Tristan created a beautiful glaze on that piece," Miss Simon comments. (She understands where her bread is buttered.) Tristan nods and takes the comment with good humor. He may not be the next Rodin but he doesn't lack for a sense of humor (also a gift from his dad). We had a good chuckle on the way home and the bowl now proudly sits on my bedside table. Hey, ART is subjective and it makes me happy. But unwelcome surprises? Not so happy. Let's keep those to a minimum. |
AuthorJulie Gardner, has been writing The Perspective for 18 years and has published more than 750 humorous but always informative, essays on life and real estate. Categories
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