The 7 warning signs that you’ve hired the wrong broker

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Throughout my years as a Realtor® in Jamaica Plain and Roslindale, I’ve met with many homeowners who are having or have had unhappy experiences with their listing agents.  The reasons for this are myriad, but as a public service (and to toot my own horn, of course) I’m going to share with you the early warning signs that it’s time to make a switch.

1.  Your broker doesn’t give you a list of suggestions to help your house show at its best. From replacing your mailbox to having your teenage son move out, it’s your broker’s job to see your house through the buyers’ eyes and advise you accordingly.  One of my favorite, though painful, aphorisms is:  If you’re comfortable in your home while it’s on the market, it’s not showing right.  If the on-line photos are less than stellar, many buyers will not even put your home on their must-see list.

2.  You have showings and an open house and you don’t have an offer from one of the first twenty parties that sees the house. If your property is priced correctly and shows well, it will generate an offer quickly.  In the Boston market now, homes are regularly going under agreement in under 24 hours as a result of multiple offers.  After two weeks with no offers in a busy market, an honest agent will ask you for a price adjustment.

3. You call or email your agent and don’t hear back within a time frame that feels reasonable to you. Unless your agent has set up another expectation from the beginning, hearing back within a few hours, maximum, is your right as a client, especially with the multi-media options of communicating today.  If I’m too busy and don’t have quality time to respond to a voice or email from a client, I will email, text or call them and let them know when we might have that conversation.  Whether a property is listed at $150,000 or $1.5M, it’s often the largest financial transaction my client has ever undertaken and it’s my duty to understand this and perform accordingly.

4. Your agent urges you to act contrary to your instincts. In real estate as in the rest of life, I’ve learned over the years that one can lead a horse to water, i.e., I can share with my seller clients my experience through the years in like situations, and share with them my feelings and impressions of the transaction in hand, but it is ultimately up to the owner of the property to decide what’s right for them.  I’ve learned a lot about negotiation from my clients, both seller and buyer, throughout the years.  I believe firmly that if a transaction is meant to be, it will be.

5.  Your agent is not willing to go the extra mile for you. In the course of pre-marketing, marketing and actually facilitating the sale of your home, there are many occasions where your agent can step in and make your life easier.  From meeting a contractor at your house while you’re at work to paying for incidentals for which they’ll be later reimbursed, your agent should be gracious and available to be your proxy in the many situations that arise.   To me, this is a normal aspect of every listing relationship.  These are the small ways in which superior agents make the often wrenching home sale and moving process a little more pleasant and which will be remembered long after the sale is closed.

6.  Your agent normally works in a community miles away from yours. No matter how much you love your agent, intimacy with the local market and the local agents are invaluable attributes for a listing agent.  Many times homeowners will hire a family friend from Hanover to sell a home in Boston and vice versa.  The result, especially in a slower market than we’re experiencing now in the greater Boston area,  can be inaccurate pricing, difficulty commuting to showings, and a general lack of engagement from the local agents who, seeing an out-of-area broker’s name on a sign will often assume the property is incorrectly priced or difficult to show.  As in all things, shopping locally is smart shopping.

7.  You get the feeling your agent is not being honest with you. Sometimes it’s hard to share with a homeowner negative feedback about their property or discouraging news about the market, interest rates, and the many other aspects of marketing a property.  My hard-learned experience is that sugar-coating leads to decay — of the agent-client relationship — and unrealistic expectations that also lead to unhappy endings.  Your agent needs to be smart and skilled enough to deliver information to you from day one that will keep you both on the same page and focused on a win-win finale for everyone.

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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Golden Rules for a Quick Sale

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Although the sudden sellers’ market in Boston real estate may be only temporary, the spring listing season is in full swing. While the process of getting your home buyer-ready can seem daunting , follow these “golden rules” when preparing your Roslindale, Jamaica Plain or West Roxbury home to sell, and you will likely experience a brief time on market and offers that make you very, very happy.

Curb appeal is the term we Realtors use to describe the drive-by or walk-by appeal of a home. The prettier the cover, the more likely it is you’ll want to open up the book. Touch up the paint on your front door, porch and stairs; if masonry’s involved, get that mason in pronto — this is an aesthetic as well as a safety issue. Make sure your yard and area immediately surrounding your home look clean and free of debris, both human-made and natural. I often pick up litter on the street in front of several houses near the one I’m marketing. Washing all windows will make sure that your property really shines, too. Roll out a fresh “Welcome” mat and give your Realtor (ideally, me!) a $100 budget to buy potted plants. Keep in mind that buyers have never seen your house before, and when we live in a property we seldom see its gradual decline.

Inside, cleaning, de-cluttering and de-personalizing is critical. We want prospective buyers to imagine their furniture, colors and decor so the palette they see must be pretty neutral. Take an impartial look, or do what I do, call in a good friend to evaluate everything you own. If you haven’t used something in over two years, chances are you are never going to so get rid of it. Start packing pictures, family portraits and artwork ahead of time. This paring-down will also free up your creativity do a little bit of staging and rearranging to maximize the potential of each room.

Polishing up your curb appeal and eliminating “stuff” are two major tasks to get your home ready for a quick and happy sale in the Boston real estate market. Even though it can be painful to follow these rules, the response you’ll get in terms of interest, price and, most importantly, a limited time on the market, will be well worth it. Trust the Realtor who is honest with you and is willing to work with you prior to “going live”. I often tell clients that a huge part of the value I add to a transaction is the behind-the-scenes work in which I am often involved for weeks — even months — before the public is invited to view a property I’m marketing.

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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Shelter Skelter!

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Over the past few weeks in Boston, particularly in my focus neighborhoods of Roslindale, West Roxbury and Jamaica Plain, I’ve seen the housing market go from cool to red hot before my very eyes.

Consider this:  in Suffolk County, which includes all Boston neighborhoods, plus Chelsea, Revere and Winthrop, there were only 340 single family homes available for sale this January as opposed to 429 last year, and 250 multi-families compared to 290 in 2011, according to the Warren Group, publishers of Banker and Tradesman, the Realtor’s bible for data and trends.

Coupled with a snow-free winter and ridiculously low interest rates, this lack of inventory is leading to bidding wars left and right, with homeowners scrambling to get their homes on the market before the traditional spring market months of April and May.  I haven’t seen a frenzy like this in quite some time, and it’s certainly welcome, though challenging for buyers who have their heart set on a property that a dozen other folks also want.

My crystal ball sees this bidding-war behavior continuing until substantial numbers of new homes, especially singles and two-families, come onto the market.  It’s a terrific time for motivated and handy buyers to get bargain prices on inventory that’s been sitting around a while as sellers are weary from months on the market and don’t want to be rendered even more invisible as new properties come on.

For the first time in ages, it’s also the moment to sell properties that might need a little more work than last year’s buyers were willing to take on.  Still, as in any market, aggressively priced properties in good to excellent condition are selling quickly.  Contrary to the concerns many of my neighbors and acquaintances express when we talk about the Boston real estate market, mortgage lending has eased up significantly and well-qualified buyers are sailing through the underwriting process.

Let’s take advantage of this little bubble while remembering the meltdown of 2007-08.  Let’s be fair and generous as sellers and buyers, keeping the big picture in mind and working together toward a closing that’s happy for everyone.

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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Lead Paint Basics for Buyers and Sellers

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Last week I blogged about the impact of the Massachusetts lead paint laws on landlords and real estate practitioners.  This week’s column focuses on what you need to know if you’re planning to renovate, buy or sell a property built before 1978.

Despite the classic image of kids getting sick from lead by actually ingesting chips of paint, most kids who test positive for lead poisoning become ill from the lead dust generated by the friction of lead-painted surfaces rubbing against each other – such as door frames and window frames, and from the dust during and left behind from a renovation project.  To minimize lead poisoning from renovations, the EPA has come out with the mandatory Lead-Safe Guide to Renovate Right.

According to this newish law, when a property owner plans to renovate more than 6 – yes, six — square feet of interior painted surfaces or more than 20 s.f. exterior in a building constructed before 1978, she or he must hire a licensed contractor.  That contractor is legally obligated to provide to the homeowner, and to any tenants in the property, a copy of the Guide mentioned above. Good to know before you start your spring renovations!

When you’re selling or buying property in Boston, where a huge majority of the housing stock was built prior to 1978, (the year lead paint and other compounds became illegal in home construction and renovation), the situation is, happily, simpler.  The key is proper disclosure, and, as we say, there’s an app – actually a form – for that!

For sellers:  you are not required to de-lead unless it is a stipulation of the purchase contract – and I’ve never seen a buyer ask a seller to de-lead in 23 years of sales in Rozzie, Jamaica Plain and other parts of Boston.  Will de-leading your property before putting it on the market improve your selling price?  Maybe by a little, but de-leading is not a money-back proposition.  It will increase buyer peace of mind and might in that way lead to a stronger selling price, but in general, it’s not part of the sizzle that most buyers are looking for these days.

Your Boston Realtor® will explain your obligation to disclose the status of the lead situation in your property, and will give you a copy of the regulations and the Transfer Form when you’re completing the Listing Agreement.

For buyers who want a property free of lead paint, be sure to focus on homes built after 1978 or which have been properly de-leaded with up-to-date Certificates of Compliance.  When you’re writing an offer on a property built before 1978, your Boston Realtor® will guide you and provide a copy of the Lead Paint Notification and afore-mentioned form which has already been filled out by the seller and the seller’s agent.  If you don’t have the form filled out by the seller, insist that you see it before signing on the dotted line.

When I go to extremes in my mind about the Lead Paint Law in Massachusetts, I see kids suing their parents for allowing them to grow up in houses that contained lead paint, but I haven’t heard of such a case…yet!

As I said last week, the points I’m making here are just bare bones.  For deeper info, I encourage you to visit sites such as www.mass.gov/dph/clpp and www.hud.gov/offices/lead.

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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Don’t Be “Lead” Astray – Know the Law!

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Lead paint law is one of the two hottest, favorite, most endlessly discussed topics for real estate agents and brokers.  If you want to know what the other topic is, I’ll tell you if you send me an email!

Case in point:  last week, my office, Keller Williams Boston-Metro, (now a recognized teaching center, BTW!) had the fabulous speaker, Anita Hill — the other Anita Hill, as she always says —  deliver a two-hour seminar on Lead Paint Law in Massachusetts.  An hour in, she had covered about 5 minutes of her planned material because you just can’t mention lead paint to a roomful of Boston Realtors without getting a barrage of questions (usually very helpful) and a boatload of “I once sold a house that…(less helpful but it’s always fun to vent).

For agents, the rules are simple:

  1. Know how to follow the directions on and how to fill out the Massachusetts Lead Paint Property Transfer Notification Certification (I’m not making this up) form.  Know how your clients and customers are supposed to fill out that form.  And know that any errors on this form caught during an audit will cost you $11,000 EACH!!
  2. If you’re not sure about your obligations regarding lead paint disclosure or how to fill out this form, ask your boss, as an error can lead not only to the steep fines mentioned above, but can be the difference between you and/or your clients and customers winning or losing a lawsuit.

For property owners and agents involved in rentals, there are 3 Big Truths:

  1. When children under the age of 6 are living in a rental property, the property must be deleaded, with paperwork, as required by current regulations. Read up on the Childhood Lead Poisoning Prevention Program for info and tons of legalese.  I also recommend reading through information on Healthy Homes and Lead Hazard Control.
  2. When a pregnant person is living in a rental property, whether or not she was pregnant when she moved in, the owner must delead AND the property owner must pay for temporary housing for her and her family during the deleading process.
  3. When a prospective tenant with children under 6 applies to rent a property, the property owner may not discriminate against them because of the presence of lead paint in the property, and, as an agent or broker involved in such a situation, you may not discriminate either, regardless of what the property owner instructs you to do.  The only exemption is “when dwellings containing three apartments or less, one of which apartments is occupied by an elderly or infirm person for whom the presence of children would constitute a hardship. For purposes of this subsection, an ‘elderly person’ shall mean a person sixty-five years of age or over, and an ‘infirm person’ shall mean a person who is disabled or suffering from a chronic illness.” (M.G.L .Chapter XXI, Sec. 151B).  So, put that in your pipe, and good luck!

Know that the info here is but the tiniest tip of the lead iceberg.  As an agent working with rental properties,  your broker and the Internet will give you enough info about lead to keep you safe from lawsuits and, more importantly, to keep the little tykes safe from lead poisoning!

Next week: What Sellers and Buyers need to know about the Lead Paint Laws.

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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The Golden Rule of Real Estate

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When I first began my career as a Boston real estate agent — way back in olden times, 1989 — I had a boss who, though he was a terrific mentor in many ways for which I will be ever grateful, failed to demonstrate to me the truism that we, as real estate agents and brokers, need to treat our fellow agents with even greater respect and kindness than we do our home buyer and home seller clients.

Why is this, one might ask?  And indeed, I was one of those questioning souls early on.  I failed to grasp the fact that we are all on this ship together, that it it critical to treat our colleagues, both within and outside of our respective offices, in a kind, honest and respectful manner.  It’s true that most of us base our businesses on the referrals we receive from clients we’ve served, and keeping up these relationships is a major part of my business plan;  keeping up positive relationships with my fellow brokers at Keller Williams Boston-Metro and with outside agents with whom I will be cooperating, sooner or later, in sale transactions, is also a critical part of building a strong and sustainable business.

Early on, I didn’t understand that a Machiavellian win for my customer (these were the days before “designated agency” and we had customers, not clients!) was a short-lived victory when I learned that another broker involved in whatever drama had just passed was angry or felt I had not been absolutely professional in my dealings with them.  This type of bridge-burning can lead to a very short real estate career, and fortunately I saw the light before someone punched mine out!

Today I do my best to honor every broker with whom I come in contact, whether it’s a simple property showing in Jamaica Plain or Roslindale or if we’re representing buyer and seller clients in a sale.  In the latter case,  we are often in regular contact for anywhere from 30 to 60 days, sometimes even longer.

In recent years, I have been impressed with the quality of most of the agents and brokers with whom I’ve worked.  I admire and respect the way they handle relationships with their clients and appreciate their courtesy and professionalism in their interactions with me as well.  I often state that I learn something in every real estate transaction —  often from my clients, and also from my fellow agents.  I’m grateful to have my eyes and ears open, and to know that this business, like any other, has a long and interesting learning curve.

Every now and then a relatively new agent impresses the heck out of me with the manner in which they handle their clients — and me — and the other parties involved in a sale.  Those for whom technology is second nature have me in awe, and what’s even more awe-inspiring is their generosity in sharing their tech knowledge and shortcuts with me.

Perhaps the thinning out of the ranks in recent years has left agents and brokers who are somewhat seasoned and sobered, and like myself, more strongly committed than ever to building a business based on solid relationships all around.  I often say that real estate is a wonderful testing ground for the behaviors I want to practice out in the larger world:  kindness and tolerance; empathy and patience; and learning how to negotiate a true win-win situation for all.

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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Are You Over-Paying On Your Property Taxes?

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You might be able to save about $1,640 on your 2012 real estate taxes — read on for details.

You’d be surprised at how many homeowners I meet in Jamaica Plain and Roslindale who are not aware of the Residential Real Estate Tax Exemption available (since 1983!) to all citizens of Boston who occupy their primary residence.  Unfortunately for some of my clients, they only find out when they’re getting ready to sell their home and I ask them to drag out their property tax bills, or if I notice that the public records available at the Assessor’s Office show that they have been paying the full tax amount since they purchased.  This can happen when you’re buying a home that has NOT been the previous owner’s primary residence, or because of a simple loophole (imagine!) in record keeping by the City of Boston.

In any case, it’s a good idea to take a look at your 3rd quarter tax bill — the one you got in late December —  second line down on the right.  If the “residential exemption” line is blank, you’ve probably been paying taxes on your entire assessed value, and need to apply for the exemption pronto!

Application forms are available online, at the Assessing Department, Room 301, City Hall, or at the Taxpayer Referral & Assistance Center (TRAC), Room M5, City Hall. The TRAC is open Monday through Friday from 9am – 5pm.  Or call them at (617) 635-4287.

If you were living in your current primary residence in Roslindale, Jamaica Plain or anywhere else in Boston on January 1, 2011, you have until March 30 to apply for your FY 2012 Residential Exemption. Take a look at the specifics and how the residential exemption is calculated on the City of Boston website.

Other ways to save hundreds of dollars in 2012?

1. Refinance if you can — 30-year fixed rates are now as low as 3.88%.  Turn to Freddie Mac,  and the trusted mortgage professionals listed on my site, for quotes and honest advice.

2. Have your auto and homeowner insurance policies reviewed by a new agency.  If you’re like me, you’ve had your policies with the same neighborhood agency for ages.  Sit down with your insurance person.  Go over your policies one line at a time, and see where you can pare down or, in some cases, plump up your coverage to reflect your needs today, as compared to 2000 when you first started working with these folks.  Any agent worth her or his salt will be glad to do this for you.  If they’re not, talk with friends and relations and pay a visit to their agents.  I revamped my policies last year and ended up saving about $500 overall and actually increased the quality of my coverage!

If you’d like to be put in touch with my local insurance agent, just send me an email.  I would love to hear your cost-trimming plans for 2012 — feel free to send them along, and thanks!

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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Mars Needs Women…and WE NEED LISTINGS!

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I don’t need to tell you: January with mild temps and hardly a flake of snow is freakishly unusual for Roslindale and Jamaica Plain.  I feel that it’s great for retailers, and of course for real estate, with future home owners who have clearly decided to start their “spring search” a little early this year.

32 Robinwood Ave in Jamaica Plain

While this is theoretically a great time for buyers to grab a fabulous new home in  Roslindale or Jamaica Plain, the Catch-22 is that there are relatively   few fresh properties to show. Are you listening, home sellers? This is a prime time to beat the forsythia-and-tulips rush and generate some excitement. With so few properties for sale in Roslindale and Jamaica Plain, new listings are getting a lot of attention.  Case in point:  I sold a house right before Christmas to the first people who saw it, three days before the scheduled open house (and at the full asking price, I might add!).

Interest rates are still incredibly low. According to Freddie Mac, the 30-year fixed mortgage rate was 3.93% in New England last week. Compared to a national average of 4.77% at this time last year, we’re at an incredible moment. Also, owners who’ve had their homes on the market for a while are, if their brokers are advising them correctly,  motivated to get them sold before the competition of the spring market, so home buyers might have more negotiating power in that respect, too.

According to MLS, there are only 76 single family homes currently on the market in Jamaica Plain, Roslindale and West Roxbury combined, and 92 condos in those same zip codes!  At my open house this past Sunday at 32 Robinwood Ave., I had over 20 buyer parties, and very few of them were “tire-kickers.”

Buyers are out there in force in Jamaica Plain, Roslindale and West Roxbury. Call me and let’s give them some great inventory to buy!

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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My New Year’s Wish

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Happy New Year!  I thought I’d share a few ideas with those of you who have resolved to make a difference in your community this year.

First of all, a good and not-so-good effect of no snow this winter (at least not at this writing). While this is great for the retail world  — esp. our neighborhood businesses — and the Boston real estate market, the streets aren’t looking their best without any plant life or snow to disguise the litter. This leads me to my first painless suggestion toward improving the Roslindale and Jamaica Plain communities:  I encourage you to pick up at least one piece of street trash each day and put it in a nearby receptacle or, if necessary, take it home. You’re probably thinking this won’t make a difference, but multiply your action by those of many like-minded citizens, and before you know it the streets will be in such good shape for the City’s annual “Boston Shines” cleaning day that we won’t even need all those funds and they can be directed to more needy programs.

If you want to jump on my bandwagon to help Roslindale look its best this winter, stay tuned for more information on my plan to organize at least one cleaning day — a Saturday in the near future —  for Washington Street outside of Roslindale Village. If you’re new to Roslindale, this will be a great chance to meet some neighbors and for longer-term Roslindalians, a chance to catch up with old friends.

To get involved with an established pro-environment group in Roslindale, look into  Roslindale Green & Clean. The members of this team of community “beautifiers” share a passion for gardening and landscaping and focus on creating and maintaining public green spaces in and around Roslindale Village.  Check their website for designated Tuesday evenings from May through September to volunteer for their “flash-mob” style maintenance projects.

GreeningRozzie is another team of locals who strive to keep Roslindale, well, green!  GreeningRozzie has a series of ongoing projects whose goal is to make Roslindale a more sustainable and cohesive community. Not only do they offer volunteer opportunities, they also provide useful information and resources for making environmentally-positive decisions in your everyday life. Break the ice and break bread with fellow community members by attending their Roslindale Community Kitchen event this Saturday afternoon, January 7th at the Community Center.  Folks will be preparing delicious vegetarian dishes together and will then divide up the meals for everyone to take home.  Stay well, stay involved, and see you out there!

Here’s to a happy and healthy 2012!

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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RE Retrospective for 2011

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129 Walter: Sold First Day on the Market!

Whether or not you asked for it, here’s my brief retrospective on 2011 and a peek at 2012.  It’s been an amazingly challenging and educational year for me as a Realtor®. I can’t wait to see what happens next!

Major world events such as the Arab Spring, the Greek financial meltdown, the Occupy movement and now the Euro-Zone crisis have had their individual and combined effects on the U.S. economy. Fortunately for my colleagues and myself, the Boston real estate market remains relatively insulated from national and international factors because of the many hospitals, universities and financial institutions that make Boston a consistently desirable destination for home seekers from around the country and around the world.

According to Wikipedia: Encompassing $363 billion, the Greater Boston metropolitan area has the sixth-largest economy in the country and 12th-largest in the world.

Boston’s colleges and universities have a significant effect on the regional economy, with students contributing an estimated $4.8 billion annually to the city’s economy. Boston’s schools are major employers and attract industries to the city and surrounding region. Boston is home to a number of technology companies and is a hub for biotechnology, with the Milken Institute rating Boston as the top life sciences cluster in the country. Boston also receives the highest absolute amount of annual funding from the National Institutes of Health of all cities in the United States.

As a result, home sellers with whom I work are ultimately satisfied with the selling prices we have attained, which remain relatively high compared to the rest of the country, and even to other parts of Massachusetts. Yes, prices in metro-Boston are, overall, down 18% from the peak of 2005, but this is just an average. In the downtown and other Boston Zip codes, many hard-working brokers (including this one!) are steadily busy.  One truth that’s become more and more apparent to me this year is that this is not a market for laissez-faire agents who wait for the phone to ring and who rely on 20th century marketing philosophies.

I’m happy to say I’ve been working smarter this year, and I’ve increased not only the amount of business I’ve had but my — and I hope my clients’ — level of fun and satisfaction as well. With my marketing team freeing me up to spend more face time with my clients, I’ve been able to decrease time “behind the scenes” and devote more energy to preparing properties for market, showing them, and meeting with sellers and buyers. It’s been an active season so far in the Boston real estate market and I predict things are going to heat up this spring with sustained low interest rates inspiring folks to jump into or trade up in the market.

Stay tuned to see how clear my crystal ball really is!

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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