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5 Ways to Green Up Your Business

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Go green and you’ll see more green. Taking measures to make your brokerage more resource conscious and sustainable will result in positive results for your body, your company, and your community. Check out these simple actions we took at my brokerage, TrailRidge Realty in Boulder, Colo., and you’ll see how easy it can be to start implementing a green plan at your office today.

1. Go Digital
What to limit paper waste? There are so many digital platforms available today for document storage that keeping paper files in the office seems like the work of ancient times. Most systems include backup, encryption, and two-step verification for security. Our office uses Google Apps for Work, which provides built-in security to keep out unwanted hackers. We are also subscribe to Google Vault, which automatically backs up all the files my brokerage has stored in Google Drive as well as all company e-mails for up to 10 years. Not only does that protect us against hackers and computer or server malfunctions, but if we accidently delete something important, we can pull it from “the Vault.” Everything is saved in the cloud for longer than we would ever need, and it only costs each user in our office $10 per month. It’s a great service to offer your agents, a huge time saver, and it keeps the cost of paper and printing to a minimum. We no longer have the need for a mega printer that requires a costly maintenance plan.

2. Be Smarter About Property Brochures
While we’re cutting down on paper, let’s examine why we think buyers and sellers want it so much. Agents typically place brochures inside sellers’ homes and on for-sale signs outside. These documents are always the last thing to be replenished, and if there is a price reduction, it can be the devil’s work to remember to make updates – and that leaves the seller feeling their listing is being neglected. The simple solution is to ditch the stack of brochures in favor of just one piece that displays the property website and an invitation to text or e-mail for more information. We usually place a laminated brochure on the for-sale sign in front of the property, and another inside for showings and open houses. We use TrustyText and create a distinct text code for inside the house and a different code outside. That way we can guess if the person requesting information has an agent (inside the house) or is a passerby outside reading the sign who may need an agent. This method helps make sure buyers get the most up-to-date information, sellers aren’t sitting around waiting for replacement brochures, and our company is able to respond accordingly to potential client requests.

3. Turn Off Your Computer
Optimize those computer settings. No machine needs to be left on while you or your agents run out to show a house or see a client. But that doesn’t mean you’ll remember to turn it off before you leave. Check the energy-saving settings to make sure your computer turns fully off after a certain amount of time without use. When printers and computers are on standby they continue to draw power. Consider using a power strip for all devices, including the computer, cell phone charger, speakers, etc. That way you can switch off the power strip without unplugging everything, ensuring that no extra power is being consumed while you are away.

4. Don’t Let Single-Use Coffee Pods Take Over the World
It’s been reported that almost one in three American homes now has a pod-based coffee maker. Imagine how that statistic might increase if we add in all the real estate offices that use these single-cup machines. Reports say that more than 3 million disposable coffee pods are used daily. Let’s just imagine what that does to landfills. And most people don’t think about where those plastic pods are made. A quick Google search showed me that the coffee might be placed inside the receptacle here in America, but the plastic mold is likely made overseas. That’s a lot of traveling and even more energy wasted so that we can make one single cup of coffee. Leading the way, Hamburg, Germany has banned single-use coffee pods from government buildings. Let’s follow their example in our real estate businesses and homes. Please, brew drip coffee in your offices and encourage your agents to bring in reusable mugs. Better yet, give them all company-branded travel mugs so they can take their coffee (and your logo) into the field.

5. Can You Walk To Work?
Even though environmentalists suggest that working from home is the greenest alternative to a commute, I know this isn’t possible for many real estate professionals. While it works for some, I can say that my level of success doesn’t happen working at home. I operate an office in the heart of our community and neighborhood – I also chose a location for TrailRidge Realty that’s close enough to home so that I can walk to the office. At first I thought it might disrupt my day if a client called and needed to see a house while I was walking to or from the office. However, I find that it takes about 20 minutes total to walk home and get my car if needed, which is easily factored into my commute. I’m reducing my carbon footprint, spending less on gas, and burning more calories all at once.

 

Credit to Leanne Goff

Leanne Goff is the broker-owner of  TrailRidge Realtyin Boulder, Colo. She was named Distinguished REALTOR® in 2015 and given the President’s Award in 2013 by the Boulder Area REALTOR® Association. Leanne also completed her master’s degree in real estate through REALTOR® University in 2016.

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How an Architect Can Save Your Listing

achi

You likely have forged relationships with real estate lawyers, bankers, and appraisers, among other professionals, calling on their expertise when you and your client need help navigating an aspect of the transaction. Have you considered when you might need an architect’s point of view?

Recently, a real estate agent called me about a house she had listed that had a “unique” floor plan. The first floor was awkwardly designed, and there was no place that leant itself to an intuitive seating arrangement to simply relax and watch television. As soon as buyers walked in, they turned right back around and walked out. The agent told me that none of her buyers could envision living in the house.

Here’s where my perspective came in handy. As an architect, I’m an “idea guy,” and where people see problems with a home’s layout, I see opportunities. Like most architects, I have a vivid imagination and the ability to think and visualize in three dimensions. So when agents need a fresh set of imaginative eyes to look at a property, I’m the guy they often call.

So this agent wanted some ideas about how the house could be adapted to become more appealing to buyers. We spent an hour doing a walkthrough together, and I was able to visualize a simple renovation plan that she could present to her clients. I advised taking down a wall, moving a door to an adjacent room, and creating a proper entry foyer. The job would be far less extensive than she expected, and now armed with ideas, she was able to present the house in a new light. She had something to be excited about, and she could convey that excitement to her clients.

Focus on the Positive With Older Properties

Home inspections are designed to show buyers all the flaws in a home so they can make an educated decision about whether they want to purchase. Even if they like the location of a home, the home inspection report can take the wind out of their sails if it needs a lot of work. Soliciting the advice of an architect at this moment could help buyers keep their vision alive and refocus them on the positive aspects of the house.

I don’t tell them about rotted window trim or leaky gutters; I tell them about how they can open up the kitchen, let more light into the great room, add more garage space, add on a first floor master suite, or create outdoor living spaces, all while reassuring them about the structural integrity of the house. I advise on the feasibility of remodeling and the opportunities that lay hidden within a home. That feedback can help a buyer see the pros more than the cons and keep the transaction on track.

Build the Vision for New Construction

If you sell building lots or raw land, you know how important visualization can be. I’ve walked building sites with agents and their clients, and I ask the buyer what they would like their new house to be. Will it be private or will it make a statement? Will it need a walk-out basement? How large will it be?

Then we discuss the opportunities for each property. We talk about where the sun rises and sets. Which way will they approach the house? Where would the garage and driveway be? Is the lot too steep or does it have a drainage problem? Where are the view opportunities? Through this discussion, we end up determining which lot suits their goals for their new house best. The buyers can now more easily make a choice and buy a property with confidence.

Architects help practitioners and their buyers unravel the uncertainty that can block them from submitting an offer on a property. We don’t sell anything; we remove doubts and open doors to new opportunities. If you’re wondering whether architects “give away” free advice like I do, I can say that the smart ones will. For a few hours of their time, the architect can be introduced to potential clients who may be building or remodeling a house and need their services. Beyond that, the architect and agent get to know more about how they both work and relate to clients. If that goes well, it leads to valuable networking and mutual referrals.

If you don’t already know an architect, contact builders in your area for referrals or contact your local chapter of the American Institute of Architects. The AIA will have a membership directory that often describes each architect’s specialty. When you make friends with an architect, you will broaden your vision for properties while helping your clients be more confident in their decisions.

 

Credit to William J. Hirsch

William Hirsch, author of Designing Your Perfect House, is a member of the American Institute of Architects. He’s the former president of the Delaware Society of Architects and a member of the National Council of Architectural Registration Boards.

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3 Things You Should Do Before Applying for Your First Home Loan

By Catherine Alford

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Buying your first house is such an exciting time. You’ve finally decided not to send a rent check to someone anymore, and you’re now off on a journey to get something all your own. Sometimes getting your first home loan can be a challenge, though. Not everyone will qualify for a mortgage or be ready to make the payments on their first home.

However, there are a few things you can do before starting the home search process to make sure your finances are in order so that you have the best chance of securing a home loan at a great rate.

Here they are:

1. Pull Your Credit Report

You are entitled to a free credit report from each of the three credit bureaus every year at www.AnnualCreditReport.com. Before you look at any houses, be sure to pull this report. If you are planning to purchase a house with your spouse, they should pull their credit report too.

When you get your credit report, look for any adverse accounts that may cause a lender to disqualify you from a home loan. See if you can settle any outstanding debts or fix any errors that may be on your account. According to a Federal Trade Commission study, at least one in five people have errors on their credit reports that could affect their ability to get the best loans, so be sure to scan your report thoroughly. Does every account on your report match one you currently have? Is there something on there you don’t recognize? If so, send a letter to the credit bureau and ask them to make corrections. This can help improve your credit score, which will make you a more desirable borrower to mortgage lenders.

2. Increase Your Savings

When you apply for your first home loan, your lender will ask you for copies of all of your bank statements. They want to know how much money you currently have in your accounts. You should be genuine about this because you’ll have to explain any amount that you have in your accounts that is unusually large.

The best thing you can do is to prepare for this by increasing your savings. Work extra jobs, have a big garage sale, or cut back on your expenses and save the difference. All of this is good because you’ll want to save a large down payment as well so that you can own a large portion of your home from the beginning. A sizable down payment also helps to keep your monthly payment low.

3. Shop Around for a Mortgage Lender

When it comes time to get a mortgage, you shouldn’t go with the first lender who offers you a loan. Instead, email or call several lenders to get pre-approved for your mortgage. When you go through this process, you can see how well you work with each of the lenders, how responsive they are, and if you think they’ll help you moving forward with your loan. These lenders will often offer different interest rates and terms, and they will often have different fees. So, if you shop around, you’ll be more likely to get the best possible mortgage for you.

Ultimately, buying your first home is a very exciting time, but to ensure that the process goes smoothly, it’s important to do your research, make sure you are financially ready, and shop around for the best loan for you.

Credit to  Catherine Alford

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Let Your Tenants Paint, but with 4 Specific Conditions

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Landlords often paint their properties in shades of white or gray, which are great colors to choose because they are easy to maintain, and they make rental units easier to show.

Your renters, however, might prefer more vibrant and interesting colors in the place they call home and might wish to repaint. Is it ever appropriate for tenants to take the job upon themselves? If you agree to let your tenant change the paint color, who should pay for it?

1. Tenants Should Always Check with You First

Color harmonization can improve a person’s life. But even so, this is not a basic human right or need.

If your tenant paints without your blessing, you can deduct from their security deposit the amount it will cost to repaint, assuming they don’t return it to the original color before departing.

It’s wise to have a paint policy in your lease to make sure there are no surprises. If you allow your tenant to paint, here are some ways to go about it:

  1. Discuss a color
    Pick a suitable color scheme consisting of one or two hues. Sometimes, a tenant will feel as if it’s a vast improvement to simply change the color of a single wall.
  2. Go pro
    Consider hiring a pro to make sure the job is done right. If you do the work yourself, put extra care into protecting the floors and woodwork. If you let your tenant paint, you can deduct any money spent toward cleanup needed when they move out.
  3. Don’t paint wood
    Avoid painting woodwork and other surfaces that haven’t already been painted and that would have to be stripped to restore them to their previous unpainted state.

There is a good chance you’ll have to restore the original colors when your tenant moves out, but if you do an excellent job that significantly improves the look and feel of the unit, you might be able to rent the place with the new colors.

2. You Can Veto a Color

If your tenant feels out of place because of the color scheme, don’t laugh. The colors in a home can affect a person’s moods and overall sense of wellbeing. However, that doesn’t mean you should allow a tenant to paint the kitchen red. Reds and pinks are some of the most difficult colors to cover up.

Feng Shui and Color

Color plays an important part in the ancient Chinese art of space harmonization — or Feng Shui — and many interior decorators use Feng Shui principles to balance energies in the home. Color harmonization at home can help your tenant relax while boosting concentration. It can also enhance social interactions by helping visitors feel more comfortable.

Balancing the Elements

Although landlords and real estate agents think of white and gray as neutral, Feng Shui practitioners don’t. Both colors represent metal, and they give a space a sharp or crisp quality. Earth and wood tones, water colors (such as blue), or the reds and oranges of fire could be more relaxing, inspiring, and generally beneficial for your tenant.

3. Do a Good Job

Few tenants are professional painters, and even if you like the colors your renters use, you may not be happy with the workmanship.

But if you do allow them to paint anyway, here are some tips:

  • Acknowledge good work
    Recognize a good thing when you see it. If your tenants do a professional job, and the colors are attractive, don’t be too set on going back to neutral colors when they leave. Reward the tenants for their good work with a full refund of their painting deposit if you plan to leave the paint as is.
  • Allow them to nest
    Tenants are more likely to stay if they feel they have the freedom to decorate according to their taste, and they save you the trouble of having to do the painting yourself, which is part of regular maintenance.
  • Put it in writing
    Get a written agreement before allowing your tenants to paint. Among other things, the agreement should stipulate if and how the tenants are reimbursed if they pay for materials and labor.

With a few exceptions — notably New York City — no state or local laws require landlords to repaint when a tenant moves out. It’s important to know, however, that some small-claims courts have considered periodic repainting a condition of habitability in the case of long-term tenancies. That’s an incentive to give the green light (or the lime light, or maybe the emerald light) to tenants with the motivation to do the job themselves.

4. Make Them Pay for All (or Some) of It

For some landlords, it’s a standard practice to repaint between tenancies, and once a rental is occupied, the paint job can be expected to last for at least a year. If you select quality tenants and choose quality paint, you won’t have to repaint for three to five years.

If tenants wish to repaint during the first few years of occupancy, it’s reasonable to expect them to pay for paint and materials. Over the years, paint ages and loses its luster. Repainting then becomes a maintenance issue, and responsibility reverts to the landlord. Every material, including paint, has a natural life expectancy.

A willingness on the part of both landlord and tenant to negotiate is always beneficial.

A common solution is for you to purchase the materials and the tenant to contribute their time and labor (as long as they do a good job).

 

Credit to Chris Deziel

Chris has owned and managed 4 rental properties in Santa Cruz, CA, and Salida, CO and is a DIY handyman expert for popular sites like Pro Referral.

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