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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Deck the halls, avoid the malls!

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Courtyard Behind Birch Street

With only three weeks left until 2012, there’s still plenty of time to prepare for the holiday season in Roslindale and Jamaica Plain. Decorated lamp posts, the beautiful tree in Adams Park and festive window displays throughout Roslindale are sure to put you in the spirit. Stroll the streets with a thermos of hot chocolate and enjoy the feeling of community as everyone prepares to settle in for the holidays.

With the couple of remaining weeks until Christmas, make sure you check out the Holiday Wander held on Thursdays until December 22nd.  More than 30 Roslindale businesses are participating this year so stop in to select establishments such as Birch Street House & Garden, Dandelions Flower Shop and Fornax Bread Company for special deals and treats. Traveling musicians and carolers entertain and complimentary gift wrapping will take one thing off of your holiday to-do list.

Jamaica Plain is also an excellent place to shop locally and support local merchants and artists. JP Centre/South Main Streets has announced that the popular First Thursday program is now going to be held all year long. First Thursday has over 35 businesses that participate and showcase local artists in their stores and offices. Not only does this give these talented folks great exposure, it drives more foot traffic to Jamaica Plain’s business district and creates sales for the local stores.

I’ve mentioned many times throughout my posts that shopping locally is so beneficial to our communities in Roslindale and Jamaica Plain. Purchasing from local businesses keeps our neighbors employed close to home. Having these local businesses accessible for day to day errands also reduces traffic and our carbon footprint. Lastly, by shopping locally we’re investing in Roslindale and Jamaica Plain’s futures since these small businesses purchase from local farms and service providers.

I’ve been busy negotiating sales and preparing new properties for market,  and I have a feeling the Boston real estate market will remain active as we roll into 2012. As always, let me know if I can help you or anyone you know find a home in Roslindale or Jamaica Plain. I have a great marketing team behind me helping me get my listings more exposure than ever, so if you’re looking to sell your home please contact me so I can show you how we can work together .

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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Keller Williams: A winner in Boston!

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Did you know that Keller Williams was voted one of the top three big businesses to work for in Massachusetts?  The Boston Globe recently invited 1,076 employers to participate in its Fourth Annual Top Places to Work, with 237 organizations completing the process. Over 121,000 employees were surveyed, and asked to grade their companies’ performance based on a variety of factors and KWRI came in at #3!

What do I appreciate most about working for Keller Williams?  For the sake of this blog, I’ll try to keep it short (ish). First and foremost, Keller Williams is devoted to giving back, and extending a helping hand in any way we can. That includes our associate-funded program, “KW Cares”,  a public charity that was created to support Keller Williams Realty agents and their immediate families when serious illness, natural disasters, or financial difficulties occur. Along with many other agents in our Market Center, I donate a portion of my commission from each listing I sell to KW Cares.  Not only does our Market Center often lead the region in contributions, but our social liaison lets us know when there is an acute need, such as a broker passing away in our region or losses from the late-summer hurricanes.

Another example of our dedication to giving back is Red Day, an annual nation-wide event that highlights our year-round commitment to bettering the communities in which we work. With shovels and rakes in hand,  my office puts on their best landscaping attire and chooses a spot to beautify.  This past summer, we planted tons of impatiens and other annuals around a senior housing development in the South End. It was terrific fun to dig in the dirt with my colleagues and to see how quickly the place spruced up!

On a more personal level, stopping by my office in Copley Square is always a treat.  Whether I’m there to attend one of the many excellent seminars offered by KW or outside professionals, or just to pick up a check, I’m warmly received, congratulated on a recent “under agreement” or Facebook post.  Our team leader, Aaron Lippert, broker liaison Debbie Bradlee and Melissa, Director of First Impressions, always make themselves available to help sort out the myriad situations that can arise in the process of selling real estate.

KWRI’s commitment to its people is also evident in the beauty of our offices.  They’re designed not only to make our clients feel welcome and secure in our level of professionalism; they’re planned to maximize our productivity by providing public and private spaces, all cleanly laid out and illuminated, either by discreet lighting or plenty of sunshine.  Our newest office, just opened on Beacon Hill, is in a beautiful brownstone on Charles Street, two blocks from the Public Garden and Boston Common.  And the last thing I’ll crow about today:  when our fearless leaders plan a party, it’s always an elegant and opulent affair.  I’m looking forward to tonight’s holiday celebration at DaVinci in the South End —  elegant buffet dinner for all KW folks and their guests. (We’re welcome to invite as many guests as we’d like — a great recruiting tool!)

Not everyone can say they feel appreciated and valued in the workplace, especially during these challenging economic times.  As your Roslindale and Jamaica Plain specialist, I’m pleased to say that I do.  Enriching the lives of its agents is one of the basic tenets of the KWRI mission and the Boston-Metro market center truly lives up to this promise.

Now that you know something about the team that’s backing me up, I hope you’ll have even greater confidence in choosing me to help you find your next home in Roslindale,  Jamaica Plain, or any other neighborhood of Boston.  Check out my featured listings.  And if  you’re looking for tips about buying or selling, stay in touch with my blog or feel free to contact me directly. I’d love to hear from you!

Linda Burnett

Jamaica Plain/Roslindale Real Estate Maven
Keller-Williams Boston-Metro Real Estate
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Shop Locally for the Holidays (and always!)

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Little Birch Street

We’re just a few short days from Thanksgiving and I’ve already toasted the pecans for my stuffing. I’ll be heading down to Brooklyn on Thursday morning to share a feast with my sister, her family and a few friends once I wrap up a couple of  sales transactions here.

While you’re buzzing about Roslindale and Jamaica Plain preparing your home for the holidays, stop by one of your favorite local businesses to pick up some unique goods to prepare a dish or decorate the table. I write about shopping locally whenever possible, and getting ready for a day of feasting surrounded by family and friends presents the perfect opportunity.

For pre-Thanksgiving shopping, stop by Birch Street House and Garden. They have a tremendous selection of goods from serving pieces and napkins to gifts for the host. Elizabeth Swanson, proprietor, has a knack for selecting items from all around the globe and blending them seamlessly with work by local artists. Just around the corner, turn your attention to original textile designs and other rare beauties at Joanne Rossman — Purveyor of the Unnecessary and Irresistible. Joanne, along with Fornax, the Village Market and 18 Birch (the forerunner of Birch House and Garden), took a gamble about 10 years ago and hung her shingle on what’s known as Little Birch Street.  You can meet her closer-up in the Rozzie Video on page one of my website.

Solera Wine has just opened in their new expanded quarters on Little Birch — they had been around the corner on Corinth for many years, and a growing clientele has enabled them to inhabit bigger, brighter space, with the same great access to the courtyard they share with Birch Street Bistro Bistro, Boston Cheese Cellar, Village Sushi, and Sarida crafts cooperative.

Birch St. Bistro Courtyard

For the heart of the matter — the food for your Thanksgiving table — in my book, nothing beats Allandale Farm for fresh turkeys, local apples, cranberries and squash.  For other veggies and miscellaneous groceries, Bob’s Pita Bakery, Roslindale Fish Market, and the Village Market have never failed to provide what I need, regardless of how last-minute my quest or how rare the item.  And of course, for crusty, chewy bread that’s the best thing to ever happen to butter, since 1997 the afore-mentioned Fornax Bread Bakery is your only choice for holiday carbs — their pastry and pies are second to none as well.

While many will be enjoying the Thanksgiving holiday here in Roslindale, I’m looking forward to my mini-vacation to New York. You’ll most likely find me waddling over to Prospect Park after the meal (my sister and I both love to cook until the table creaks!). While out of town, I hope to visit the newly re-opened exhibits at the New-York Historical Society, where my sister is the Rights Coordinator. (This isn’t a social justice position — she’s the one who helps put exhibits together by finding and negotiating all the separate pieces!)

On the real estate front, my fabulous clients are rolling with the punches and being very aggressive with the pricing of their properties – it’s so great to work as partners in this unpredictable market.  As New England winter approaches, sellers who really want to sell now must bite that proverbial pricing bullet.  I predict a fairly active winter as interest rates remain low.  And I don’t need to remind you that it’s a fabulous time to re-finance — I’m finally getting paperwork in to my mortgage buddy and have locked in at more than a point lower than my already-low rate!

I hope you have a fantastic Thanksgiving surrounded by your favorite people. While I may be geographically away from Roslindale Thanksgiving weekend, I’m always available to my clients! Real estate happens 365 days a year and I’m only a phone call or email away for those who are eager to sell their home or buy a home before the December holidays.

So, shop off all the calories on Small Business Saturday, but show up in style for Thanksgiving Day by shopping locally right now, and always!

Linda Burnett

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

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I’m not making this up:  there was actually a spring-like day last week,  so my friend Denise and I decided to take our inaugural “bird walk” of the season.   We chose to explore the newish paths of the Roslindale Wetlands, part of Boston’s Urban Wilds.

The Aerie overlooking the Wetlands path

It was a little challenging to locate the beginning of the path, but, thanks to the hard work of the Longfellow Area Neighborhood Association’s (LANA) Wetlands Taskforce and the City of Boston, a couple of middle-aged broads were actually able to pick out the trail and have a most interesting urban stroll.

(Thanks also to Wayne Beitler, a neighbor and key player in the saving and creation of the Wetlands who returned my frantic phone call when I feared we’d never find the path!)

Disintegrating barn behind Walter Street

Bird sightings were few, but we did discover a couple of amazing structures behind Walter Street.  We were fascinated, especially by the “aerie” which was so well built back in the sixties (perhaps?) that it looks sturdy enough to be in use today.

A student of real estate in all its forms, it was fun — and a little creepy —  to discover these hidden properties, almost in my own back yard!