Farmington Hills Real Estate and Events talk Michigan

 You have found a Metro Detroit home you are ready to buy.  You are doing your purchase agreement, now is the time to specify that you want a home inspection.   In our purchase offer a inspection contingency is a standard clause.  This inspection clause tells both the buyer and seller how long they have to do the inspection and how long everybody has to respond to the inspection results.

 Now is the time to specify how long you have to do the home inspection and how long the seller has to respond to the deficiencies.  The inspection clause says that you have the right to back out of the purchase agreement if the house does not meet your standards or if the seller doesn't repair the deficiencies.  YOU SHOULD NEVER NOT HAVE A HOME INSPECTION DONE,  even if it is new Metro Detroit home you should have one.  Even if it is a condo you should have one.

A new furnace can cost up to $5000, a new roof can cost anywhere from $3500 -$20,000 depending on the roof.   These are just costs,  what about the safety of the home.  What is the value of your family.  What if the furnace is bad and leaks carbon dioxide?  What if a plug is wired wrong and could electrocute somebody.  These are reasons to get a home inspected.  Not only for the cost of repairs (immediate and in the future), but for the safety of your family.

A home inspection by a certified home inspector should be a must for you.  "Uncle Bob" who has bought lots of houses is not a good substitute.  "A buddy"  that is a builder is better but not best.  A home inspector that does home inspections every day is the way to go.  

A certified home inspector has been educated on what to look for and usually has to pass a test to get certified.  They are out in the field every day.  I have had "Uncle Bob" or "builder buddy" come through the house and find a few things.  Then to hire a certified home inspector.   The inspector has found major items that "Uncle Bob" or "Builder buddy"  missed.

If you do not have the money to have an inspection then "Uncle Bob or Builder buddy" is better than nothing.  Here is a  inspection checklist to help you look for items.  But the $300 - $500 inspection cost will save you from buying a home that has hidden major problems.

You are just asking for trouble if you do not get a home inspection.
I have been through many inspections and I am still amazed at what the inspectors find that I could not even see.  So for your sake get a home inspection when you are buying any Metro Detroit Real Estate

Russ Ravary your Metro Detroit real estate agent

 The two reasons Metro Detroit FSBO's don't sell are:

1. The for sale by owner house is overpriced.  
2. The FSBO is not advertised in the right places 

Advertising is what sells a house.  Getting it out there that your home is for sale.  Whether you are a for sale by owner or have your home listed by a real estate agent it needs to be advertised.

The number 1 reason that for sale by owners don't succeed is the lack of advertising. 

You need to have:
 1) a for sale sign out front with a phone number that goes to you directly 
 2) listing brochure out front of the house with all the facts of the home (the data sheet)
 3) getting listed on the local Realtor multiple listing service.

By being listed on the local MLS (multiple listing service) in Michigan your home's information is put on multiple websites like www.Realtor.com and www.moveinmichigan.com  .  Your home is available to thousands of real estate agents and their clients by having an exclusive right to sell contract with a Realtor.  Your home is on the INTERNET and available to thousands of real estate agents across Michigan 24/7.  Whenever a client comes in and asks about Michigan Real estate and the criteria meets your home's criteria,.... your home will be one of the homes that will be emailed or shown to the prospective client.  

That is why most FSBO's don't sell, they don't reach a big enough buying audience.  It's that simple.  For sale by owners don't have the time or dedication to put the advertising out there. 
They can get listed on the MLS but if they do not have an exclusive right to sell contract then they may not even be pulled up by the Realtors.  

 The MLS was set up by Realtors so their clients and themselves can advertise and see all the properties listed easily any time of the day or night.  The MLS is the give and take of information, and advertising at the touch of a few buttons. (That is not available to most for sale by owners)

Sure a for sale by owner that advertises well, has open houses, has good traffic by the house, puts the word out to his neighbors, family, friends, and co-workers will have a good chance of selling their home if it is in good conditions and priced right for the market.

Many For Sale By Owners get sucked in by some of the For sale by owner websites.  Sure it is a website but it is not the real website to be on.  You need to be on the local realtor MLS website to help get your  home sold.  Lots of homes get sold without being on the realtor MLS but in this tough real estate market it sure helps to sell your Metro Detroit home quicker.

But over 80% of the homes are sold by Realtors, real estate agents, and the MLS.

So if you are thinking of selling your house, advertise, advertise, advertise!  And don't make thetwo reasons Metro Detroit FSBO's don't sell.  Price your home right and get it listed on the local real estate MLS.

Russ Ravary your Metro Detroit real estate agent

Feel free to call me or email me if you are thinking of selling your Metro Detroit home.

cell 313-310-9855

info@russravary.com

My twenty five year old son and his girlfriend came in from Chicago for the weekend.  We went to Cedar Point on Saturday.  It was a great day.  It was cool out with some rain clouds so I think it scared some people away.

The lines for the rides were short.  They didn't wait longer than an hour.  Sometimes at Cedar Pointe people have waited up to 2 and a half hours to get on a ride.  So it was great.    Some of the rides they were able to get right on.

My wife Marianne and I didn't ride many of the super duper roller coasters.  I get a little motion sickness from riding sometimes so I ride one and then take a break.  So I leave the heart stoppers off the list.  Marianne doesn't like the jerky ones so those get crossed off the list.

We were happy to eat the famous Cedar Pointe french fries.  We hadn't been to Cedar Point in about ten years so a lot of things have changed.  Some of the old rides are gone and new ones replaced them. Change.

It was a great day at the amusement park.  It's good to relax away from the real estate world.  (though I did take a few phone calls).  Plus we go a sneak peak at the lighting for the upcoming Hallow Weekends at Cedar Point.  It was so cool at night.  It was spectacular site.  So if you are llooking for something to do in October then Cedar Point might be a good time for the family.

Whether you are relocating to Livonia MI from out of state or just buying a Livonia home for sale.  If you live here in the Metro Detroit real estate area and just like Livonia and Livonia homes then this series might help you learn more about Livonia. 

Here is what Livonia homes have sold for in the last six months.

If you notice the majority of Livonia homes lately have sold under the $200,000 range.  If you are relocating to Livonia don't think that all Livonia homes are that inexpensive.  We have large subdivisions of colonial homes that cost over $200,000. 

Livonia is a great city to live in.  So feel free to call me if you are thinking of buying a Livonia home for sale 

Russ Ravary your Metro Detroit real estate agent

                                   Search Livonia homes for sale and Livonia foreclosures 

I got a call from a friend tonight.  He called to tell me his girlfriend's son died of an over dose.  It is so sad.  The son got involved in drugs at an early age.  He was in and out of rehab.  He tried to get out over the years.  But the addiction had the best of him.

He was in and out of jail over the years.  The sad part is that his mother loved him so.  He was her pride and joy.  She cared so much about him and felt so bad she couldn't help her son out of his drug habit.  She tried to help him and the whole family at one time or another tried.

Sadly he got out of jail the other day and died of an overdose after he hit the street.  A life lost to drugs.

I myself have seen both sides of the drug scene.  Some people dabble in it and live a good productive life.  Happy and a contributor to society.  Others I have seen crash and burn.  Unable to survive day to day with out more drugs.  Like a alcoholic some people can't handle simple every day pressures rather escaping to the bottle or a pill or a needle.

One of my favorite statements " there I go but for the grace of God"  In another words it could have been me that was an alcoholic, or an incurable drug addict, or having a mental disease.  To some people drugs do ruin their life.  It is a disease to some.  Some drug addicts spend everything they have and then start stealing to support their habit.  

Some get so caught up in the euphoria that they hurt others while in a drug induced state.  Sadly my friend's son hurt those all around him more than he will ever know.  Yes his mother will no longer have to worry about him.  But his mother is going to heart broken for many years to come.  It's a sad day here in Detroit for my friend.  May her heart heal soon in the years to come.

I got through reading a blog about one persons use of the "F" word and another one that was against it.  I grew up in the landscaping business which is a mostly male employee business and around contractors.  So swearing is nothing new to me. 

But it's not about right or wrong but it is about the freedom to say what you say and the ability not to judge others.  I think that is one of the biggest problems in the US.  We have so many people that are so adamant in their beliefs that they forget

• that other people have Rights
• that they should treat others well
• that they shouldn't hate
• that God (whether it is a Muslim, Catholic, Protestant, Jewish, or Hindu) wants us to love each other and make the world a better place thru good deeds.

Sometimes that goes out the window from the same religious beliefs.  It becomes "OK" to hate gays, or to hate "women who have abortions" or to "hate people" who don't believe the same way they do.  Wars and genocide have been committed throughout the centuries for the sake of religion and religious beliefs.

Even here on Active Rain we get people adamant in their beliefs.  Some even call and write Active Rain management trying to get the other bloggers rights taken away because of their beliefs.  They don't think or want the other person to be able to say or write what they believe.

It's interesting that this blog came up today.  You see I got cut off from this guys constant emails and I realized today that he cut me off.  He was in my sphere and I had him on my snail mail mailing list.  He started emailing me all the usual stuff.  But some of the emails and content were borderline racist .  He was a "Christian" that went to church every week.  But he was prejudiced against certain classes including some immigrants.  I ended up sending them to my spam.  He was better than the working class.

He got upset with me when I questioned his "religious beliefs" after one of the emails.  I guess I don't understand how you hate others yet be a religious person.  How can you judge others and determine yourself to be superior?  Who is really better?  What is great about this whole deal is that I got removed from this guys borderline bigoted emails.

So next time you condemn, or hate somebody based on your beliefs or religion think a little more.  I think our role in this world is to make it a better place not a worse place.  I think we all need to be a little more tolerant of how other people live, talk, love, and act.  It's America.  Freedom is what this country is based on.

So you still have the right to hate and condemn others and I won't say anything about it.

Russ Ravary your Livonia real estate agent serving Livingston, Oakland, and Wayne County.  

 Now is the time to put everything you have learned as a Oakland County first time home buyertogether.   It's about time to put in a bid. You have your mortgage pre-approval letter and you know what you can afford in a payment.  You know it may be wiser to buy a smaller house so the house payment fits your budget.

You have looked at listings and viewed some Oakland County homes.  You have taken good notes on the houses you like.  You got rid of the paperwork of the ones you didn't.  You have looked at the major componants of the house.  You know which houses need updates, which furnaces, windows, and roofs are newer or older.  You have thought about what it will cost to fix up.  You know whether you are handy or whether you will have to pay somebody to fix the problems.

You know some Oakland County homes are out of your budget once you figure in the repair costs.  You know some are out of your range because of the high taxes.  You know you really love some houses because of the decor but you know the home doesn't really fit your criteria.  That's what tough about narrowing down the homes.

That's why it is important to take notes and then do a sheet with all the pluses and minuses on one sheet of all the houses.  Being able to see it in black in white is important and some home will stand out all of a sudden.

A knowledgeable Oakland County first time home buyer will know to ask their Oakland County realtor to get them the latest sold homes comparables.  They will know to look over them to compare them to the home they are thinking of buying.

YOU ARE READY TO BID and the next blog will go over some of the strategies on how to bid according to the situation.  

Russ Ravary your Metro Detroit real estate agent 

                                                 Search Metro Detroit homes for sale

Oakland County first time home buyers part 1 - pre-approval letters MI

Oakland County First time home buyers part 2 - where to start and do next

Oakland County first time home buyers part 3 - how to read listings and pick houses to see

Oakland County first time home buyers part 4 - what to look for when looking at homes

Oakland County first time home buyers part 5 - what to look for structurally

Oakland County first time home buyers Part 6 - tips and tricks on how to keep the information straight

Oakland County first time home buyers series part 7 - why comparables are important

Oakland County First time home buyers series part 8 - listen to your Metro Detroit real estate agent

Knowing what other homes have sold for in the area is an important piece of information for an Oakland County first time home buyer.  Sure looking at the public records is important and so is looking at the sellers disclosures.

But knowing what the latest home have sold for is really important.  Here is how you should compare the homes that sold to the home you are looking at.

1. Location.  The sold homes should be within 1 square mile of the home you are looking at without crossing any major road.  The closer they are to the subject home the better.  If the sold homes are in the same subdivision the better it is.
2. Same style of home.  Only use ranches if the subject home is a ranch.  Colonials to colonials.  Split levels should be compared to split levels.
3. Date of sale.  The sale date of the comparable homes should be less than six months.  Again the sooner the date of sale the better.   Sometimes the market changes even in six months.
4. Same amenities, same size, same number of rooms etc.  The closer the sold homes in quality, size, and amenities the better the comp is.

By getting comps you can see what the prospective should be worth.  So many Oakland County home sellers over price there home.  So if you are an Oakland County first time home buyer ask your Oakland County realtor for comparables.  It will help you determine what price you should offer on a home.

Russ Ravary your Metro Detroit real estate agent 

                                                 Search Metro Detroit homes for sale

Oakland County first time home buyers part 1 - pre-approval letters MI

Oakland County First time home buyers part 2 - where to start and do next

Oakland County first time home buyers part 3 - how to read listings and pick houses to see

Oakland County first time home buyers part 4 - what to look for when looking at homes

Oakland County first time home buyers part 5 - what to look for structurally

Oakland County first time home buyers Part 6 - tips and tricks on how to keep the information straight

Oakland County First time home buyers series part 8 - listen to your Metro Detroit real estate agent

 Oakland County first time home buyers need a little more information than what they get from just looking at the house.  Here are three more things that you need to get your hands on to make a good decision>

1. Comps - or comparables.  You want your Realtor to get all the Oakland County real estate that has sold within the last 6 months, that are like the home you are buying, and that are close in location to the home you are buying.
2. Sellers disclosures - These are forms that are filled out by the seller that answers basic questions about the house.
3. Pulbic records - these records can verify the square footage, the amount of the mortgage, who is the true owner, the current property taxes and the property taxes when you buy the home.

All of this information is very important to have as a Oakland County first time home buyer.   Sadly many real estate agents skip some of this information.  You should always have your Oakland County Realtor pull comparables of all the recently sold homes in the area.

Remember a knowledgeable Oakland County first time home buyer that is armed with all the facts will make a sound decision. 

Russ Ravary your Metro Detroit real estate agent 

                                                 Search Metro Detroit homes for sale

Oakland County first time home buyers part 1 - pre-approval letters MI

Oakland County First time home buyers part 2 - where to start and do next

Oakland County first time home buyers part 3 - how to read listings and pick houses to see

Oakland County first time home buyers part 4 - what to look for when looking at homes

Oakland County first time home buyers part 5 - what to look for structurally

Oakland County first time home buyers Part 6 - tips and tricks on how to keep the information straight

Oakland County First time home buyers series part 8 - listen to your Metro Detroit real estate agent

  So as a Oakland County first time home buyer you are checking out all the updates, the major items, thinking about how the home fits your family.  But how do you keep all the information straight?  At the end of the showings how do you remember what you saw.

Here are my tricks and tips to make you look like a professional Oakland County home buyer.  

1. Keep notes on each house as you go thru it.  Why you like it, what needs work, the good and the bad about the house.  When you get in the car write everything you can about the house.
2. Knick name the house.  The "pink room" house.  Or the "70's house" with the shag carpeting.  Or the "fish tank" house.  Knick naming the house will help you keep them straight.  After seeing 6 houses it becomes confusing.  All the houses run together.
3. If you don't like the house.  Leave  the house, get rid of the paperwork or cross it off.   One less to think about.
4. Take pictures if necessary to remember the good houses.
5. As you go thru the day continually rank the homes.  Which house is number one.  After you see one and like it then it is number one.  After you see two houses.  One is number one and number two.  As you go through the day have one two and three rankings.
6. If you look on multiple days keep ranking the homes 1,2, and 3.  Know which ones you like each day.  Take the time to talk about it at night with your significant other.
7. Write down all the pluses and minuses of each home on single piece of paper.  That way you can look at all of them on one single sheet.

I hope these tips help make your experience as Oakland County first time home buyer easier.  Write it down and make your life easier.  

Russ Ravary your Metro Detroit real estate agent 

                                                 Search Metro Detroit homes for sale

Oakland County first time home buyers part 1 - pre-approval letters MI

Oakland County First time home buyers part 2 - where to start and do next

Oakland County first time home buyers part 3 - how to read listings and pick houses to see

Oakland County first time home buyers part 4 - what to look for when looking at homes

Oakland County first time home buyers part 5 - what to look for structurally

Oakland County First time home buyers series part 8 - listen to your Metro Detroit real estate agent