Norm's Real Estate Tips

Norm's Real Estate Tips

Markets at a Glance - 3 yr statistics for The Village of Milford

Real Estate Markets at a Glance - White Lake Township Michigan

Norm's Real Estate Tips

Markets at a Glance - Highland Township Michigan

Real Estate Markets at a Glance - Milford

Norm's Real Estate Tips

Norm's Real Estate Tips

Norm's Real Estate Tips - Title Insurance

Great interview video with Renee Copper of Title Connect on what Title Insurance is and why you need it. Watch now at -

https://www.youtube.com/watch?v=a0a-nIJFs78

Norm's Real Estate Tips

Norm's Real Estate Tips

Norm's Real Estate Tips

Norm's Real Estate Tips - The Closing

Norm's Real Estate Tips - Overcoming hurdles to get to closing

Guest post on HVAC tips - Know when to replace your furnace

I've partnered with the folks at PickHVAC.com to provide some useful information about your home HVAC system. Their first post in on my Milford Team Web site at - http://www.themilfordteam.com/hvac_posts.html

I hope to bring you a whole series of informational posts from these HVAC experts, so stay tuned in.

Norm's Real Estate Tips

Norm's Real Estate Tips - Functional Obsolescence

Norm's Real Estate Tips - Dealing with Rejection & Counter-offers

Norm's Real Estate Tips - Part three of Making an Offer

About Norm Werner, Realtor®

My first YouTube video

I just posted my first YouTube video at https://www.youtube.com/watch?v=mk8PHG5N-AU

The topic is the same as my last written post here - Before you start looking  - for first-time buyers.

I will be posting a lot more videos for first-time buyers and will keep you posted here. So, check out my first effort. It's a little rough around the edges, but I'll get better at it over time. 

First-time Buyers - Before you start looking

This is the first in a series of posts that will try to provide some advice and guidance to first-time

buyers or those who may not have purchased a home in a while and need to better understand the real estate process as it works today.

There is a temptation to just jump in and start looking at homes, once you have decided that you want to become a homeowner; however there are a number of things that you should accomplish before you start searching for home to visit.

I get it that you can search for a house on-line by yourself. Great! Go for it; however, buying your first house involves a lot more than just finding something that you like on line. Navigating through the real estate process to get to closing on that house is an involved process that is not all that easy.

Here are some tips to help you get the right start, before you start searching for houses.

1. Make a list
Write down the things that are “must haves” and the things that are “would be nice to have”. 

Prioritize the list, share it with your Realtor® and keep it with you as you search. If you make changes, share those with your Realtor, too.

2. Find a good Realtor®
The real estate process is not rocket science, but it is something that you probably don’t know enough about. You need a guide, a Realtor to help you through the process.

To understand why having your own real estate agent is important, read this article -
https://www.thebalance.com/top-reasons-to-hire-a-real-estate-agent-1798906


3. Get pre-approved
Find a good mortgage person and get your mortgage pre-approval lined up. This will help you “get real” about what you can afford and will prepare you, so that you can make an offer when you do find the right house. Your Realtor can probably recommend 2-3 good mortgage agents to call.

More helpful hints and tips about the real estate process in future posts.

For a more in-depth post about things to do before you start looking see the article that I posted to one of my web site - http://www.themilfordteam.com/before-looking.html

Norm Werner is a Realtor® working for Real Estate One in Milford, Michigan. Norms helps people buy and sell houses in Southeastern Michigan, in Oakland, Livingston and Macomb Counties You can contact Norm about finding a new home or about getting a Market Analysis for your current home by texting  or calling him at 248-763-2497 or click here to go to his web site and fill out a Help Form for buyers and sellers.

Winterizing your Air Conditioner

I guess that it took snow flakes flying in the wind this weekend to get me to think about posting this

guest post on how to winterize you air conditioners(s). The post is from Bob Wells, a retired HVAC pro. read more about Bob at the end of the post. I wan to thank him for sending me this.

The deep freeze is near, and you’re probably running through your checklist to make sure you’ve got a supply of salt, a snow shovel or two and everything else in place for winter. One question I often get asked by homeowners is how to get their air conditioner unit ready for Winter. There’s not really much involved, but it’s good to be aware of the do’s and don’ts.

The main thrust of this article is going to be on central air units since more and more homes have these. I’ll touch a bit on portable and window units at the end, though.

What to Do Before the Snow and Ice Hit 

There are several steps to take once the cool weather starts and the onset of the cold begins.

First, clean your unit thoroughly while the temperatures are still mild. Get rid of any grass clippings, twigs and leaves on or around it - be sure to check underneath too, if it’s raised even a tiny bit off the ground. Wipe off any bird droppings, dirt and whatever else may have accumulated. Take the garden house and spray through the unit as well. To be thorough, do it from all sides. Then allow it to dry out.

Once the unit’s had a chance to dry, you can turn it off. We know how volatile the weather can be and that there’s likely to be that one warm day that would kick the air conditioning back on. But that would push water back through which could then freeze as soon as the temperature drops back down again.

You’ll also want to cover the pipes with pipe insulation.  This foam is already shaped for the pipe; you just have to cut it to the right length. This kind of insulation is available at practically any hardware store, and the store should be able to recommend the right diameter for the pipes on your model of air conditioner. Helpful hint: it’s easiest to get the right fit if you cover the corners and “T”’s first.

When Should You Use An Air Conditioner Cover

There are a lot of air conditioner covers on the market. At the same time, there’s not a lot of agreement on whether you should use them. My own recommendation is to not use them for the whole winter. Instead, just toss them all when needed. Let’s look at some reasons.

Air conditioner units are built to withstand the elements. They’re constructed as sturdy, outdoor equipment. So they don’t need a lot in the way of extra protection.

Covering them can also trap moisture inside. That can lead to mold and mildew on the inside of your unit. Definitely not ideal when it has a chance to grow for four or five months protected from the frigid temperatures.

That bit of shelter from the elements can also be attractive to mice, rats and other small animals, who may find your air conditioner now makes a great place to stay relatively warm. You may end up with a nest and even a new, unexpected family of rodents.

None of that is to say you should never use an air conditioner cover. If a bad storm is predicted, a cover can be a great way to provide protection for your unit. Even if it’s just high winds, it helps keep out leaves and dirt, as long as it’s a high-quality cover that fastens down securely.

After a snow or ice storm, clean off the cover (or the unit itself), including brushing out the vents. Also, shovel around the base to create a little distance. Try to be alert to any drifting that might occur in the coming downs and keep the unit unblocked.

Once you remove the cover, make sure you leave it somewhere so that it can be spread out and allowed to dry as well.

By following this advice, you’ll have a unit that has the protection it needs and is kept in great shape from season to season.

What About Window Units? 

Not everyone has central air, of course. Or there may be a part of your house where a window unit or portable air conditioner just works better. Let’s look at those cases.

A portable unit vents through the window. This is the easiest to stow since there’s no heavy equipment to remove. Just remove the hose and the vent from the window. Be sure to drain the unit according to the manufacturer’s instructions. Clean it up and store it.

A window unit should be removed if it all possible. These air conditioners allow a great deal of cold air to pass through the unit itself as well as through the accordion panels on the sides.
Remember that these are heavy and awkward pieces of equipment. It’s not a one-person job. Be sure to have at least one other person around who can help with removing the units.

Store the unit on a flat surface. It’s not a good idea to store it on its end because all the refrigerant inside will run to the wrong section. To keep it clean, you can toss an old bedspread over it.

If you absolutely cannot remove your window unit, be sure to invest in good insulation for it. There are a variety of brands available that can be used on the inside or outside of the unit. Using both can be great, although sometimes it’s impractical to use the outside cover - like when the unit’s in a 2nd- or 3rd-floor window.

In this case, you can leave the cover on all winter, since it serves as insulation, not just protection for your unit.

Conclusion

Your air conditioning unit definitely should be part of your preparation for the cold weather. Cleaning it up and making sure it’s ready to face the bitter Michigan winter is important, but fortunately it’s not complicated. Take the time now while the weather’s still mild to start the process and help extend your unit’s life!

Bio
This is a guest post by Bob Wells, a retired HVAC tech who now dedicates himself to sharing knowledge on his website HVAC Training 101. Bob worked over 30 years in the field, 23 of which he ran his own contracting business. He’s dedicated to keeping up with the latest developments in the field and helping others to learn the trade better and advance their own careers.

Bob is on Twitter with the handle @hvactraining101 and you can also find him on Facebook.

Open House today at 730 MIlford Glen

Hey everybody; I'll be holding 730 Milford Glen open today - Sunday, November 12, from 1 PM until 3 PM.

Come visit this nice 3 bedroom 2.1 baths home just blocks from downtown Milford. It's an easy walk from this home to the shops and restaurants of Milford. The hoe features a rare (in the Village) first floor master suite with huge walk-in closet and a master bath with separate shower and tub , plus dual sink vanity.

For a preview watch this video - https://www.youtube.com/watch?v=CxC6MnQ9ngQ

I'll have fresh cookies there, too.

Open House on October 22

I'm holding 730 Milford Glen open on Sunday, October 22, from 1 - 4 PM. Come out and see this wonderful 3 bedroom, 2.5 bath Cape Cod in the heart of the Village of Milford. This home features a very had to find first floor master suite, with huge walk-in closet and bib master bath with separate tun and shower and dual vanity sinks. The open floor plan on the entry level is sure to please. The kitchen features an island and granite tops. I'll have fresh cookies for visitors, so come on out.

What are stigmas in real estate?

The word stigma is defined at its most generic level as a mark of shame or disgrace. In the real estate industry there is the concept that a property can become stigmatized; that is that a stigma of some sort becomes associated with it which impacts its value in a negative way. The association of a stigma with a property may be caused by some very real circumstance or physical attribute; or, it may be some totally imagined cause (such as the house being haunted).

Many stigmas in real estate are caused by the association of the property with some event, perhaps a death in the house. Deaths in the house are the most usual the source of the rumors of the house being haunted. If the deaths were judged to have been murders the stigma associated with the property can become even stronger, especially if the person who was killed was well-known or even famous. People who are superstitious tend to avoid homes with death stigmas associated with them, even if those deaths are only rumored or urban legends.

Haunted house stigmas may add to the appeal for some, but mostly they just scare off superstitious

would-be buyers. Anything that reduced the pool of potential buyers is having a negative impact on the value of the property.  Since there is no way to prove or disprove this stigma, it is one of the harder one’s to argue against. People either believe or don’t believe in the concepts of ghosts and haunting.

Some stigmas are caused by very real circumstances. Homes located next to power substations or gas pipelines and substations carry with them the stigma of fears about dangers from explosions or lightning strikes. While there have been very few cases of such things happening, they have happened often enough, and with enough media coverage, to keep the stigma alive. Being next to railroad tracks is another very real, location-based stigma. Those stigmas do have a negative impact on the values of the real estate properties that are located around them.  Not everyone is frightened off by those stigmas, but enough people are dissuaded to impact the values negatively.

Stigmas may be caused by the actions of the sellers of properties. Sellers who hold out too long at a price above the market may find that they’ve created an imagined stigma in the minds of potential buyers of “what’s wrong with that house that it won’t sell?” That same thing can happen if the price of a property is suddenly dropped by a large amount. Would be buyer may associate such a reduction  The same thing happens if the property is taken off the market and listed as Pending and then comes back on the market. If the deal fell through because the buyer couldn't get his mortgage through no fault of the property, the seller should make sure that his/her agent clearly states the reason for the failure of the sale in the re-listing of the property. If it was some fault with the property that caused the buyer to bolt, the seller needs to fix the issue and have his agent clearly explain things to new buyer agents.

as an indication that there is a problem with the property – a stigma.

Most stigmas do not stand up well to logical analysis of the situation; but, then, logic does not always carry the day when it comes to people and why they would buy or not buy something. The power and gas industries go to great lengths to insure the safety of their installations and there is little evidence that would support the fears of catastrophic events taking place because of them.  However, there is no denying that they can’t be completely hidden and that just the fact that, in most cases, their industrial appearances detract from the look of the surrounding area may impact the value of those surrounding properties. They cause a stigma on the surrounding properties.

What should you do if your house is associated with a stigma? You can try to provide as much information as possible to disprove or at least mitigate the stigma; or, you can just accept the fact that

the stigma, fairly or unfairly, will have an impact on your property’s value and move on. The stigma will probably reduce the pool of potential buyers by some amount, but that does not mean that no one will buy it. If it is an imagined stigma, like the property being haunted, the pool of remaining buyers will probably be non-believers in such things anyway and the value impact may be small or none at all. If it is a stigma associated with something physical, such as being next to a gas pipeline right of way, pumping station or control station; or, next to a power distribution substation, there is little that you can do. If those things were there when you got there, try to remember why you ignored them and bought anyway. You may have some success working with the company involved to use landscaping to hide the facility as best as they can.

Stigmas don’t totally destroy property values, but they usually do have a negative impact of some magnitude. 

Interesting Infographic on roofs

I get stuff sent to me all the time from various companies askingthat I feature it on a blog. Most of it I just delete, but this infographic has some pretty good information about a specific type of roof, so I decided to pass it on.

The infographic was supplied by Country Towne.

4th of July Parade Seeks Sponsors and Participants

The Milford Historical Society is seeking both sponsors and participants for the 2017 Huron Valley Independence Day Parade (the 4^th of July Parade) in downtown Milford. Norm Werner, co-chairman of the 4^th of July Parade Committee said, “We want to do things to improve the parade and those things generally cost money. Just to do a flyover with a few planes can cost up to $1,000. Other things that could be added also come at a cost, also. We are seeking contributions from local businesses to help off-set those costs.”

The Independence Day Parade is organized and run by the Milford Historical Society, which is a 501c3 Non-Profit located in Milford. The Milford Historical Society runs the Milford Historical Museum in Milford and hosts several events during the year, including the Granny’s Attic Sale and the Milford Home tour, in addition to the parade.

Werner also said, “We are also looking for more participants this year and encourage local business and organizations to get into the parade lineup. Groups may march in the parade or have a vehicle or a float, or do all three. It’s a great way to promote your business or organization and to say thank you to the community for their support. We especially would like to get boy and girl scout troops back into the parade, as well as Brownies and Cub Scouts. Any bands or group from bands would also be great to have.” This year Kensington Metropark will have their team of Clydesdales pulling their big wagon in the parade.

The parade is held on the 4^th of July, which hits on a Tuesday this year. The parade lineup starts at 10 AM and the parade steps off at 11 AM. The parade will line up again this year on N. Main/N. Milford Road north of Commerce and on Union and Hickory Streets. Once you have registered to be in the parade you will be assigned a parade slot and be given a map to your lineup location. “We hope to have more participation by military and patriotic groups this year”, Werner said. “We also need volunteers to help run the parader and act as street guards and to direct the parade participants.”

For information about the parade and to download a Parade Participant application and parade rules, visit the web site Milfordhistory.org. Companies or organizations wishing to help sponsor the parade will also find a Parade Sponsor form at that web site or they may call Norm Werner at 248-763-2497 or Rich Harrison at 248-935-5556. People who wish to volunteer to help with the parade should contact Norm.

Factors to Consider When Utilizing a Power of Attorney in a Real Estate Transaction from the Title Insurer’s Standpoint

( Ed. - This is a guest article that was written by Renee Cooper, a local attorney who works as legal counsel for Title Connect, LLC, which is a local title company. In the article, Renee discusses the use of a Power of Attorney from the perspective of the title company. Power of Attorney documents are used often in real estate transactions when one or more of the parties involved cannot be at the closing and desired to have someone else sign for them. It is also used in cases where the selling party is no longer physically or mentally capable of handling their own affairs.)

Factors to Consider When Utilizing a Power of Attorney in a Real Estate Transaction from the Title Insurer’s Standpoint

By: RENEE V. COOPER, Esq.

Commercial Counsel

Title Connect, LLC

The definition of a Power of Attorney (“POA”) is when a natural person (the Principal) provides written authorization to another person (the Attorney-in-Fact) to act as his/her agent for a certain limited action specified a written document. Although a POA is certainly not uncommon in the context of a real estate

transaction, you may wonder what the title insurance company assesses when a POA is presented.

The Michigan Title Standards provide the following limited guidance regarding a POA:

Michigan Title Standard 3.17:

“An interest in real property may be conveyed or encumbered by an instrument executed pursuant to a power of attorney only if the power of attorney specifically authorizes the attorney in fact to convey or encumber the interest on behalf of the principal.”

In addition to reviewing the Power of Attorney document, here is a list of some factors to consider when determining if a POA may be utilized in a real estate transaction:

1. What is the reason for the POA? The purchase and sale of real property is a significant event in most people’s lives. Determining that a POA is absolutely necessary is a good starting point in the underwriting process.

2. What is the relationship between the Principal and the Attorney-in-Fact? This piece of information is important in the review of the POA and allows the title company to approve the POA or in some situations, request additional documentation or information. In general, a POA being used to convey title to the POA is generally not acceptable to title companies.

3. When was the POA executed? Although the Michigan Title Standards do not require the POA be executed within a certain timeframe, most title insurance

companies will require the POA be executed within one year of the transaction.

4. Is the Principal’s signature valid? One of the most common issues with Powers of Attorney is forgery. As such, the title company may request a copy of the

Principal’s driver’s license or passport. Additional documentation may be required.

5. What is the difference between a general POA and Durable POA? A general/limited POA is only for the purpose specified in the POA document and terminates when the principal dies or becomes incapacitated. Michigan has adopted MCL 700.5504, which allows the use of a durable POA. A Durable POA confers authority to the attorney in fact and remains notwithstanding the principal's subsequent disability or incapacity.

6. What is Military Power of Attorney? As long as the Principal is in active military service at the time the transaction closes, you may permit use of a Military POA. This type of POA is exempt from individual state law requirements and should be reviewed by an attorney or underwriting counsel.

7. What should be included in the POA? The POA should be executed by a notary public and recorded with the deed or mortgage document. In addition, the POA should include a description of the property being transferred or encumbered.

In conclusion, the use of a POA does raise additional issues that the title company will need to review. However, by providing notice as soon as possible of the intent to use a POA will help assure that your transaction will not be unnecessarily delayed.

Title Connect, LLC is a full service title insurance agency with headquarters located in Farmington Hills, Michigan. Title Connect also has offices in Bay City, Brighton, Clinton Township, Detroit, Taylor and Florida.

(ED. - As a Realtor, I often see the use of a POA in cases of elderly home owners who have given the POA to one of their children to allow them to handle their affairs. The other common thing that I run into with a POA is a spouse who has been given the POA, so that he/she can sign for the other party when the missing spouse is out of state, or even out of country on business or for a job. It is important to have the POA reviewed and approved by the title company well ahead of the closing, in case there needs to be corrections or clarifications made. In some rare cases, even a durable power of attorney may be challenged by other heirs, especially in cases of estranged children who may object to how the estate is being handled. Very few things are as straightforward as you might think that they would be.)