Is A Dog Door A Selling Feature Or Should We Remove Before We Sell?

Dear Dave,

We are getting ready to list our home this spring.  We have been getting it all cleaned up and show ready.  We have a dog door that leads from our laundry room out into the backyard.  Our question for you is this – do we leave it or remove it and repair the hole that is left?  Do people not buy a house because there is a dog door or is it a good selling point? 

Help!  Just not sure what to do about this. 

Thanks -

Barbara – Grand Junction, CO 

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Barbara,

Please call me when you decide to sell!  If you are perseverating about a dog door, your home is going to show wonderfully.  I am confident it will show like a dream.  All kidding aside, don’t even concern yourself with such a small item.  Many will find it a value add and if they don’t, offer to have it removed and covered for the new owner.   Trust me, you are ready for the market.  Sit back, take a deep breath and enjoy a few weeks of calm before you hit the market!  Happy selling.

Dave Kimbrough

The Kimbrough Team

If Brass Fixtures Are Out, What's The New Timeless Options??

Dave,

You have stated on multiple occasions that brass fixtures are outdated.  What is the current trend, what will it be next week, next year, or when I I decide to sell in a few years?  What would be a neutral selection for cupboard knobs and other fixtures? Every year it is something different so the industry can sell product.

Nancy -Grand Junction

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Nancy,

Ok… guilty as charged!  You are right, I have mentioned several times over the years that brass is out of style and I will continue to stand by those assertions, however I must admit that brass is making a comeback when people are going after a mid-century modern look.  Keep in mind that the vintage look they are after is not necessarily the look in my grandmother’s bathroom with shag carpet and those sexy chandeliers, but a trendier, updated style with a modern twist!  I also believe that your question pretty much sums up almost every industry that exists… cars, cell phones, televisions, furniture, home fixtures and the list goes on and on.

It is every industry’s job, in fact it is vital to their continued existence, to come up with new and innovative (or even recycle the old) products to keep the consumers consuming!  If we (the public, do not continue to consume and if we no longer change our likes and dislikes, the retail world would literally stop turning and our economy would go right down the drain with it!) Change is the one constant that keeps our economy moving and honestly keeps things interesting.  How boring would it be if we were still watching black and white televisions, driving Model T fords, listening to Big Band Music or wearing 70’s bell-bottoms?  Ok… maybe the bell-bottoms might still be kinda cool and I am sure my parents would love for Big Band music to still be mainstream but, for the most part, it is a good idea that all of these trends rest in peace!

That being said, you can run the gamut from oil rubbed bronze, polished nickel, chrome, brass, rose gold, matte black, or white for your fixture choices, but none guaranteed to be the “in” thing when it comes time to sell.  My recommendation would be to choose what suits your taste best (with the exception of brass) and be prepared to make changes if need be when the time comes to sell.  I think virtually any choice you make can maintain somewhat timeless qualities, depending on what other finishes accompany your fixture choice.   Of all the fixture finish choices, it is my opinion that chrome or brushed nickel have the best opportunity to maintain a timeless quality…..least likely in my opinion would be old school brass or rose gold.  I honestly think the newer black matte finish has a chance to last, especially in a more industrial or contemporary setting.  I would also suggest that once you choose your fixture finish, let that help guide you in choosing your knobs.  I have seen it done several times and if done right you can mix and match your knobs by using all kinds of different styles or stick with a knob that coordinates with your fixture finish.  Fortunately for you, mixing and matching is in these days so go for it!

Regardless of the route you take, I encourage you to take a road that will bring you joy and choose something that you will love and enjoy living with.  If you are going to sell in the next 2-5 years, my bet would be that nothing you choose will be completely “out” of style by then, so the stakes are probably not very high.  Choose what you like the most and when the time comes to sell you can make some minor adjustments if need be.  I hope this helps and I hope you have fun with choosing new fixtures.  It's always fun to spruce up a space with some new fixtures and textures.  Good luck!

Dave Kimbrough

The Kimbrough Team

What's The Deal With "No Money Down" Loans??

Dave,

I occasionally see houses that are advertised as “no money down.”  Isn’t this what got us in trouble, when the housing bubble occurred?   How are they doing $0 down loans again and why would we go back to the same loans that sank the economy back in 2010?  I must admit that I am surprised to see this, as I thought we had learned our lesson, but clearly we might have to learn it the hard way! 

John, Grand Junction 

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John,

Great question and one that I am sure many people have when they see these types of advertisements.  It HAS become more difficult for many buyers to get a loan (at least as compared to 2007), but in my opinion the “firming” up of lending practices was needed and only significantly impacts those who might be labeled as “marginal” buyers.  Lending from 2002-2008 was too lenient, which was a big part of what led to the housing bubble, and now we have returned to much stricter guideline practices, especially for those potential buyers who may be on the fence and not completely credit worthy.  You must have good credit, good payment history, good work history and believe it or not, at least 3 ½ % down for most loans that are not VA (loans through the Veterans Administration) or RD loans (Rural housing and development).  If you meet fulfill these criteria, there are many avenues to lending and purchasing a new home!! 

It is my bet you are seeing homes advertised that are classified as Rural Development eligible.  Rural Development is a loan program that is meant to encourage potential home buyers to consider more rural areas to promote growth in those areas. (i.e. Fruita and East of 32 Road)  Rural development has recently expanded the areas that qualify for these no money down loans and I bet you may have seen signs in one of the areas that is eligible.  Rural Development loans are very desirable to potential buyers because you can purchase in these areas with NO money down. You can get a rundown of the new map from any local lender, as these loans are very popular in our area. 

I would agree with you that, on the surface, loans of this type appeared to be at the root of the housing crisis, but the major difference is, these RD loans are designed to promote growth in designated areas and to promote the growth, buyers are enticed by the zero down option.  Remember, the down payment requirement is less, but the other criteria of good credit, good payment history and good work history are still part of the equation. These loans historically may have a higher default rate, but with the tightening of the overall lending standards I believe these types of loans will now fall in line with more conventional lending options.   

In summary, what led us down the housing crisis and impending disaster was not just the no down payment loans, but no documentation (referred to as no-doc or sub-prime) loans and the adjustable rate mortgages.  The Adjustable rate mortgages were very enticing as the low interest rates in the first 5 years was very attractive, but what many found was they quickly ballooned out of control.  There was a time, not very long ago, that verification of income was not always required to obtain a loan etc...  When you DO NOT have to verify your income to obtain a loan, trouble is, as we found out, just around the corner.  At today’s interest rates, you can bet that lenders are going to remain somewhat cautious, however if interest rates ever go up (above 6%) we might just see some riskier lending practices return.   With interest rates right around 4% virtually any significant risks outweigh the gains.  As interest rates go up, easier money availability will increase, but hopefully only trending towards barrowers who have good credit, good payment history, good work history and some skin ($) in the game.  I am confident we will continue to see that there are some solid checks and balances.  Hope this answers your question. 

Dave Kimbrough,

The Kimbrough Team

Where Should We Spend Our Money to Spruce Up Our Home to Sell For Top Dollar?

Dave,

We will be putting our home on the market this spring/summer.  Our home is an older home, built in 1993 and is looking somewhat dated, but it is in good condition as we have maintained it very well.  Our kitchen and bathrooms are original, but we put in hardwood floors 3 years ago and our yard is wonderful.  We do not have a lot of money, maybe $3,000 - $4,000, to spend on it before we put it on the market, but want to know where we would get the most return for doing some things to bring it up to today’s standards?  Where are the areas or what items deliver the best return?   

Ben and Chelsea, Grand Junction

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Ben and Chelsea,

Your home, built-in 1993, is at the age where you can see some significant dating of the features, but luckily you are beyond the '70s & 80's where you see dated features that are much more expensive to remedy.  There is more good news in your question, your home is in good condition and you have a beautiful yard.  Great curb appeal is hard to replace and if your yard is really wonderful, you will see an increase in showings because you have passed the “curb appeal” test.  Typically buyers get their first exposure to your home by seeing it on the internet and if the pictures look good then the next thing they do is drive by it to get a first-hand look.  The drive-by is where the “curb appeal” test takes place and if it is attractive or has the features they are looking for from the curb, then they are likely to set up a showing.  Sounds like you have a handle on the outside features, let's concentrate on the inside.

More good news, you can make a major difference inside without breaking the bank.  In my mind, the two things to look at first are paint and flooring.  Nothing beats a fresh coat of paint, not only in appearance but also in smell.  Remember, purchasing a home is a process that involves the senses and new paint sure makes things feel fresh and new.  Flooring is also key and it sounds like you made a great call by installing hardwood floors, most buyers see hardwood floors as a desirable upgrade.  If you have carpet in your home, look it over and if is worn out or worse yet, blue or rose-colored look to replace it!!  If you have a nonneutral carpet color, it will cost you showings and generally cost you money, it is just that simple.  It is the rare buyer who loves the navy blue carpet in the living room.  Also note that if your carpet is not in terrible shape, try having it professionally cleaned.  I have seen a professional carpet cleaner work miracles.  Both carpet and paint can deliver a great return.

Another area with great impact at an affordable price is lighting fixtures.  Nothing, except wallpaper, can date a home like light fixtures and you can get some really nice fixtures at an affordable price that can help transform an entire house.  Light fixtures are big impact items are reasonable prices, get rid of the polished brass, it is old school.  Also, look at doorknobs and hinges, as these are also fairly inexpensive touches that will help bring your home up to date.  If your interior doors are flat-panel dark wood doors, replacing them with paint grade doors can make a big difference, especially if you have long hallways.  It is amazing what new doors can do to lighten up a hallway. 

In the kitchen, consider cabinet hardware, a tile backsplash or a new faucet.  A nice tile backsplash can give new life to even the most dated kitchen and does not have to cost a fortune to look great.  In your bathrooms, look at new hardware, new towels, faucets, sinks. (especially if they are not neutral or white in color)

This should give you a good starting point, work your way through the items and decide what features your home needs the most and just go for it.  You do not have to do everything to make a significant impact, but sometimes not doing anything can make a big impact in the wrong way.  You are setting yourself up for success. Merry Christmas everybody! 

Dave Kimbrough

The Kimbrough Team

How Do We Spruce Up Our Winter Curb Appeal?

Dave,

We are getting ready to put our house on the market and need your advice. Our home’s landscaping and curb appeal is super cute when everything is blooming in the spring…the only problem is that it’s not spring! When you drive up to our house it’s just kind of…blah. Everything is brown and dead right now. Any tips for kicking up curb appeal in the winter? We really want to make a good first impression on buyers and could use some serious help!

Thanks and Happy Holidays!

Trish

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Trish,

Wow…. You are wise to be thinking about your home's curb appeal during winter. Few people put enough emphasis on their homes curb appeal even in the summer, but to have that on your list of “to-do’s” this time of year is seriously being on the ball. Believe it or not, there are quite a few things you can do to spruce up your homes curb appeal during winter and it all starts with de-cluttering!

What do I mean by de-cluttering? You can start by trimming back over-grown bushes and trees (make sure to consult an arborist before you go to crazy on trimming thing back). Rake up and dispose of dead leaves and sticks that seem to pile up in entryways, walking paths, window wells, decks, and patios. Don’t be afraid to even cut your lawn on a day where we get some warmer (40-50 degree) temps. I know that sounds over the top, but you can have a fresh-looking lawn and a quick cut and trim will definitely spruce it up. I am always amazed at my neighbor’s yard. He will cut and trim his yard sporadically even over the winter and it always looks clean and fresh! I wish I had his dedication! Once you have it cleaned up, consider the thought of some new plants. Even in winter, they can make a serious impact with an affordable price tag!

You can bring in colorful pots or planter boxes and plant some smaller evergreen trees or shrubs (small pines, junipers, boxwoods etc) around your front door and entryway that will add color and at the same time provide added pops of green in an otherwise brown and drab western Colorado winter. In the same vein of adding color, don’t be afraid to put a fresh coat of paint on the front door and even shutters (easy to install if you don’t have them already) on some of the warmer days that we can have here in the Grand Valley. I think that people assume that you can not paint at all during winter, however, there are some paint brands (McCormick is one of them) that allow for painting when temperatures are as low as 35 degrees! This may at least give you an opportunity to add a pop of color if you choose. While you are at it, you might also consider a quick refresher on the old mailbox (that is if you don’t use a neighborhood cluster box). You might hit that with a quick paint touch up at that same time and the same color as the door. If you have a front patio or porch area you can still stage it with outdoor furniture and add a few new cushions to freshen up the winter look. Any of these ideas are low cost, moderate to high impact ideas that should be quite easy to implement. Lastly, don’t overlook the opportunity to upgrade your exterior lighting to improve the look of your home in the winter.

Keep in mind that it gets dark earlier this time of year and many buyers will be exposed to your home during dark or low light times and upgrading or adding to your lighting can make a big impact. Don’t be afraid to play with some brighter bulbs, new lights, lanterns, directional landscape and path lights to help make your home come to life. Lighting can have a dramatic impact on a homes curb appeal, especially during the winter months when the night hours are much longer. Lastly and easy upgrade is to change out your address numbers on your home. Even something that small can have an impact as there are now many different types of house numbers and even some that even light up!

I hope this gives you a few ideas of things you can do to freshen up your curb appeal during the winter! Curb appeal is one of the things that provide the highest return on investment and can deliver a huge impact. Best of luck with winter selling! Merry Christmas.

Dave Kimbrough

The Kimbrough Team

Help, our HOA is Monitoring Our Every Move!?!

Dave

In 2017 we moved into a very nice neighborhood, as I was transferred from Wyoming.  After moving in, we found that the homeowners association was operating and “very active” in the neighborhood.  They are monitoring every move we make and I received a terse letter pointing out a couple of violations that if not addressed within three weeks would result in a daily fine.  We were aware that there was a homeowners association when we purchased the home but were not aware that they would monitor our every move.  We never received a copy of the Covenants prior to our purchase, however, the homeowners association provided a copy after we moved in. We are not happy with all the restrictions in the neighborhood and are feeling very frustrated as this is not, at all, similar to our old neighborhood in Wyoming.  Any advice would be helpful.

Thanks,

Mark & Monica

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Mark & Monica,

Unfortunately, this sounds all too familiar, especially for people who are moving from a more rural area or an area that does not have an abundance of homeowners associations.   An HOA is designed by the developer to ensure the long term value and “appeal” of the neighborhood.  In order to maintain a consistent product, there have to be rules in place that guide builders of how to build, which is typically done in the architectural controls of a neighborhood and the covenants spell out what is and is not allowed within the neighborhood after the home is built and the new owners have moved in.  The covenants are there to protect your value and ensure the “look” of your neighborhood and generally are considered a good thing.  As with all things, people can take things too far and this is generally where the trouble begins. 

There is no doubt you should have received copies of all the covenants, architectural controls, minutes of the HOA meetings for the past year, annual budget, income and balance sheets for the HOA during the contract phase of your purchase.  These disclosures are a part of Colorado's real estate contracts.  During the contract phase, you should have also been instructed to read them and at The Kimbrough Team, we always get written acceptance of such documents.   You might look through your records, if you have not already done so, and make sure you did not receive them.  The covenants and architectural control are typically included with the Title Work you get from the title company during your transaction.

At this juncture, I do not believe you have many options other than to comply.  It is common that fines are levied if problems are not resolved in a timely fashion, as it would prove difficult to get compliance without some amount of monetary fine.  If you moved from a neighborhood without or limited covenant restrictions then I can see where you could be suffering from “culture shock” and unhappy with your current situation.  Remember, if the covenants were not in place it would open the door to a free for all and could potentially allow, trash, old debris to remain on the property and drive the values and the curb appeal of your neighborhood down. 

I would recommend trying to find some middle ground with the HOA and work it out.  A common theme with this column is communication. Communicate, respectfully, with the HOA and I bet you will find they are open to working with you.  Most HOA’s are there to preserve the value, not with the intent to make your life difficult.  Best of luck!

Dave Kimbrough

The Kimbrough Team

Should We Host A Holiday Open House?

Dear Dave,

Our home is currently for sale and we are considering having an open house to showcase our home and offer some holiday treats to the neighbors.

What do you think of this idea?  We are getting frustrated and really need to get our home sold.  We need to do anything we can to make that happen.

Thank you,

Bonnie and Roger – Grand Junction, CO

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Bonnie and Roger,

Oh, I know how you feel.  This is a common seller response when the showings get further and further apart and old man winter is bearing down on us.  Desperate times call for desperate measures, right?   Not so fast…..  Remember, this can be a hard time of year for home sales.  Statistically speaking the two month period from the middle of December to the middle of February are the two slowest months of the year….almost every year.  This is not to say that homes don’t sell during this time - they do, but in far fewer numbers than during the spring, summer and fall seasons.  Showing traffic can be slow and contracts can be hard to generate and frustrations can begin running high. 

In the real estate business we are competing for people’s time and attention year-round, but this time of year it is especially difficult.  Right now everyone’s time and attention is consumed by so many things - seasonal parties, school performances, kids sporting events, family get-togethers and Christmas shopping make it very difficult to find time to shop for a new home.  The silver lining is that buyers who are home shopping are generally serious and are not just kicking the tires.  Also, generally speaking, there are fewer homes for sale so every showing counts!

 I, personally, am not a big believer in open houses as a tool to actually sell homes.  Open houses are a very useful tool for meeting new customers and introducing them to your services and company, however, they rarely result in a buyer for the home being held open!  They do provide the seller some visual evidence that something is being done to sell their home and sometimes that is important enough to warrant an open house.  Especially during this time of year, I would suggest you trust that your agent has a marketing plan in place that is reaching the buyers who are shopping for a new home.  Lean on their marketing plan and expertise, not on an open house as a desperate effort to sell your home.  

I know the sale of your home is important, very important, but sometimes, patience is what is needed and this time of year patience is key.  For your own sanity, this is not the season to get desperate and wrapped around the axle.  I suggest taking a deep breath and enjoying the blessings of the next thirty days.  Focus on friends and family and enjoy the Christmas season.  If your home sells, chalk it up to your agent’s good marketing plan and finding the right buyer. If your home does not sell, I suggest meeting with your agent in the middle of January and adjusting your game plan to get the job done as the market pulls out of the Holiday Hangover.  Hang in there.  You will get it done, however right now may not be the time to pull out all the stops.

Dave Kimbrough

The Kimbrough Team  

Should We Decorate Our Home For Sale For Christmas?

Dear Dave,

We have had our home on the market since the beginning of October.  Now that the holidays are upon us, we would really like to be able to decorate for the holidays – but we don’t want to scare away potential buyers.  We would typically set up a couple of holiday blow-ups in our yard, as well as decorate our house with Christmas lights – our kids just love this.  Do you think that is too much?  What do you recommend when someone is trying to sell their home during the holiday season?

Thanks in advance and Merry Christmas!

Jack and Linda, Fruita, CO

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Jack and Linda,

I say, decorate and enjoy the holidays.  In my opinion a home never feels more like a home than it does during the Thanksgiving and Christmas season.  I don’t believe you will scare anyone away, but remember to decorate tastefully and try to err on the side of too little rather than too much.  Believe me, if you kids love the way you decorate the likelihood is the families that come to look at your home during the holidays will love it also. 

Remember that buying a home is still very much a “feel” thing for most buyers and the more senses you get involved and the more “like a home” you make your home feel the better off you are.  I can tell you that more often than not, when a buyer gets a feel about a home and they can picture themselves or their family living there, your chances of them making an offer go up significantly.  Also, don’t be afraid to bake some cookies, pies, a cake or at the least light a candle that plays up the season.  Also note that a little Christmas music will not hurt your cause either.  We purchased our cinnamon pine cones this weekend for less than 5 bucks and they smell wonderful.  This is the greatest time of year to have fun and get immersed in the season, enjoy it because it will be gone too soon.

The key take away here is tasteful and not overdone, yet have fun and enjoy the season.  The spirit of the holidays is contagious and my bet is someone will catch the spirit at your house this season.  Have a wonderful Christmas and don’t be shocked when your home sells because it looks so good!

Dave Kimbrough

The Kimbrough Team