Our front door is often left unlocked after showings. What should we do?

Dave,

This may sound like someone just complaining but it actually is more serious than that. Our home has been listed with a reputable firm for four months. Whether or not our house has sold by mid‑July, we will be relocating to Denver to start new jobs. The concern we have is that after leaving the house during a showing, we frequently come back to find a door unlocked, lights left on and occasionally our bathroom used. With us no longer in town, can we require our listing agent to inspect our house after each showing? Unfortunately, we do not have a relative or a friend nearby that we feel comfortable asking to oversee or burdening them with our property.  This issue becomes even more concerning if our house continues to linger on the market. How do you deal with these problems?

Thank you,
Gayle and Tom, Grand Junction

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Gayle and Tom,

This is a common problem and a very real concern as it is too often for our sellers that they come home after a showing and find exactly what you describe. The simple answer is to sell your home, but I fully appreciate that sometimes it is easier said than done. 

First, I must point out that from time to time all showing agents make mistakes and overlook details like locking doors and turning off lights after they leave a showing. I will admit that one time, as careful as I try to be when showing a house, we went in through the front door and out through the back door and I forgot to lock the front door and actually left the key in the front door lock!! Luckily the showing agent was extremely forgiving and showed me quite a bit of grace, but as good as my intentions were that day, I failed to show the attention to detail and respect for the seller’s home that I should have. My point is, it happens to the best of us, but will not happen to me again! Should it happen? No, but does it happen more often than it should? Yes. That being said, you have hit on a couple of points that could help alleviate your concerns.

It is very reasonable to request your agent check up on the house after showings. This may be difficult for your agent to manage, depending on how busy he/she is and the frequency of showings. If you are getting 3-4 showings a week, this can be more difficult, but if it is 1-2, then it becomes much more manageable.  Most agents want to make the selling experience as trouble free for their sellers as possible and thus are typically very quick to accommodate their seller’s needs, if at all possible. Do not be afraid to ask your agent for their help, that is what they are there for. 

“You mentioned, you did not have any friends or family nearby that you felt comfortable asking for help, but I would consider a reassessment of your friends and family and re-think who might be able or willing to help.”

You mentioned, you did not have any friends or family nearby that you felt comfortable asking for help, but I would consider a reassessment of your friends and family and re-think who might be able or willing to help. I understand you may not have close neighbors, but any neighbor or friend who has kids (teenagers) who would like to pick up a few extra bucks each week for checking in on your house, may be just the ticket. As I recall, teenagers are eager to earn a few extra bucks, but I must admit there may be a generational gap between then and now. : ) Young people today do not seem as money motivated as I was when I was younger! You might even check around at church, as many times the youth group has folks who are looking for odd jobs and extra sources of income. As I have mentioned in this column before, you may see this as a burden to your friends or family, but believe it or not, there are many people who love to help. There are also two types of house sitters, those who would live there while you are gone and watch over the property and those who you can hire to come out once or twice a week to check things over. 

You have options, explore them. First and foremost, ask your agent and his/her company to help you solve the problem and alleviate your concerns, as I am sure you will find them very resourceful and helpful in finding a solution you are comfortable with. Here’s to praying for a worry-free move and your home selling soon!

Dave Kimbrough
The Kimbrough Team

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Engineered Wood vs. Laminate Flooring and Your Home's Value

 Hi Dave,

We have a 10-year old home that had a lower-end engineered wood floor in the kitchen and dining room when be bought it new. The flooring has a lot of scratches, a few chips, and some warping from water spills. We are looking to replace it with a good quality laminate flooring with a hand-scraped wood look - not to save money, but for the durability, and so that we don't have to baby it. We were wondering if this would lower the value of our home at all, compared to putting in engineered wood or porcelain tile. Our home is in the mid $300's, and has a lot of nice upgrades.

Thank you,
Jeff

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Jeff,

Well thought out question! You are considering your price point when doing renovations and that is a very important step that too many people ignore. In your case, the concern about “cheapening” the home or your already nice upgrades with a less than quality flooring is a very real concern and one worth considering. Note that engineered wood and tile are considered substantial upgrades over other laminate or vinyl options, but are also considerably more expensive both in product cost and installation. 

The good news is that there are MANY flooring options that are available now that were not available 10 years ago and these don’t have to break your budget and can provide incredible durability. Wood products, including even the best wood laminate products, inherently don’t do well in wet environments or react well when water is left on them for a long period of time. Because most all wood products don’t react well to water, one of the products being used across many price ranges today is luxury vinyl planking. It is a great product that is very cost effective and is easily replaced if a portion gets damaged or scratched and because it is made from vinyl it does not swell or negatively respond to water…even if left on there for many hours. These products are easy to install, wear amazingly well and provide a look that is hard to distinguish from the real thing and do not soak up liquids. That is key if you are considering use in the kitchens or bathrooms!

“If your heart is set on a laminate product, just make sure not to go cheap. My experience is that if it is inexpensive there is probably a reason. ”

If your heart is set on a laminate product, just make sure not to go cheap. My experience is that if it is inexpensive there is probably a reason. You just have to make sure that the reason is not a lack of durability or a cheapened look, feel or sound. The sound some laminate floors make when you walk on them, empty clacking sound, is hard to get past. The flooring does not feel solid or sound right and it is an almost always going to be an instant buyer turnoff, especially in your price range. There are ways to determine the quality of a laminate floor product.

One way to determine the quality is to investigate the warranty. As with anything else, the longer the better and some range into 15-20 years. Just remember to read the fine print. Also, there is what’s called a Nalfa (North American Laminate Flooring Association nalfa.com) seal that certified laminate flooring after subjecting them to 10 quality assurance tests, including water and stain resistance and overall durability under varying conditions. Nalfa.com is really both educational and helpful! You now have many flooring options that should provide the look and durability you desire, you just need to do your homework and find the right product for you and your family. My overall opinion is the LVT (luxury vinyl) is probably the first choice where water is present, but LVT and laminate are a toss-up in other areas of the house. Neither, if chosen correctly, should negatively impact the sales price or buyer appeal of your home. Hope this was helpful.

Dave Kimbrough
The Kimbrough Team

We've had 20 showings, but no offers. Should we hire a new agent?

Dave,

We have had our home for sale for nearly six months with no offers and approximately 20 showings. Our current contract with our real estate agent expires in a couple weeks and we are considering changing agents and going with a new agent and company, although we have enjoyed working with our current agent. We are currently weighing the pros and cons of making a change and are looking for some outside insight to help us make the right decision. Thanks for your help.

— Josh and Brenda, Grand Junction

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Josh and Brenda,

Many times this is a very hard decision to make, especially if you like your current agent. Let me be the first to say, there are times a new agent, new sign and new energy are needed, regardless of how much you may like your current agent and want to stay with him/her.

If you have been on the market for nearly six months, several during winter, and had 20 showings, I would say that your traffic has been pretty good (although that does depend on your price range). It does not sound to me that you can blame your agent for lack of traffic. If you have good traffic, but no offers, it does not directly mean you need a change of agent.

Listen, you hire a real estate agent to drive traffic to your home in the form of showings and it appears he/she has done a good job. Statistically speaking you should get an offer within 12 showings (this is just a guideline I use and a national statistic) and I have found over the years that it really is a pretty good measuring stick as to where my properties stack up in the market. I have found it to be a very good predictor of home pricing vs. the market and if we have had 12+ showings and no offer, it generally means it is time to start considering a price adjustment.

“The good news is, you are getting showings, which means your agent must be doing a good job of marketing your home and that you are not likely very far off.”

The good news is, you are getting showings, which means your agent must be doing a good job of marketing your home and that you are not likely very far off. You can most likely resolve the issue with a moderate price adjustment and scare up an offer fairly soon. If you were not getting showings, this would indicate that the price is probably considerably above market tolerances and will require at least one price reduction of significance.

I will say, there are times a listing just needs new energy and it really can make a difference by changing the agent and or company and pumping some new energy into the property and marketing of your home. It has happened to every agent — the listing that will not sell and you have no idea why — no matter how hard you try, no matter how hard you pray, no matter how hard you beg all the agents who have shown it, sometimes you have one that just will not sell. You will know when your agent has given up, you will not see any advertising, you never hear from them or their staff, your flier box will stay empty etc. You will know at a gut level if you need a change. But if you still enjoy working with them and feel they are doing a good job, stick with them and let them stay on the hunt for a buyer...as long as they are earning it!

Considering you are getting good traffic and you have enjoyed working with your agent, I would suggest you stick with them. I would also suggest you have an open and honest conversation about where you go from here and what the game plan is going to be moving forward to get your home sold. Remember, showings are what you hire your agent to produce! Showings lead to offers and unless there is a pricing or condition issue you should have probably received an offer by now. Best of luck — sounds like you have a good agent doing a good job

Dave Kimbrough
The Kimbrough Team - REMAX 4000 Inc.

Have a Question? Ask Dave!

How do we know when it’s the right time to sell so we can get the highest value for our home?

Dave,

My wife and I have been discussing whether or not we should put our home on the market. We know the average home sale price is high right now. We’d like to take advantage of the rising prices and cash in on the equity we currently have in our home, but do you think the prices will continue to rise? If we wait another year could we get $5,000 or even $10,000 more on the sale? How do we know when it’s the right time to sell so we can get the highest value for our home?

Thanks for the advice!

John and Arielle, Grand Junction

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John and Arielle,

Knowing when the right/best time to sell anything is one of the hardest questions in the world to answer, but I will try! Ultimately, if I could predict the best time for selling anything I would be super wealthy and be writing this column from a white sandy beach on a tropical island with a drink in one hand and...Sorry, I was getting carried away there, back to reality...unfortunately I am writing this column from my office late on a Wednesday night to the not so relaxing hum of office lights and forced air heat! All kidding aside, the world is volatile and things can change quickly for the good and for the bad. Right now, things are quite good. We are currently in the best real estate market we have seen since 2008 and for that, I am very thankful!   

“With that being said, I anticipate the market to continue growing across the board and prices to continue rising. I do believe that we will see some price settling in the next 12 - 18 months, as the low inventory levels we are now seeing receive some relief from new construction.”

With that being said, I anticipate the market to continue growing across the board and prices to continue rising. I do believe that we will see some price settling in the next 12 - 18 months, as the low inventory levels we are now seeing receive some relief from new construction. There are many new subdivisions in process and that may help loosen up the supply and slow rising prices. Keep in mind that it will not stop rising prices, only slow them a bit! Like I recently wrote in an earlier column, the secret about Grand Junction is out and people are going to continue to come! Why not? It’s an amazing place to live.  

One last tidbit to consider. If you are selling at the top of the market, then it is highly likely that you are also buying at the top of the market. Buying and selling in the same market is somewhat relative. If one house goes up 10%, then it is likely the other one has gone up in a similar fashion! That is not always true, but something to consider, depending on the differences in what you are selling and what you are buying. I always recommend you try your best to maximize your price, but sometimes the “best” time is the “right” time for you and your family! Hope that helps!

Dave Kimbrough
The Kimbrough Team

With rising interest rates should I buy a home now instead of waiting until the summer?

Dave,

I’m planning the home buying process this summer, but I’ve noticed that mortgage interest rates have been slowly rising for the past couple of months. A friend mentioned that with higher interest rates I won’t be able to qualify for as large of a mortgage as I would be able to with lower interest rates and it really got me to thinking. Should I speed up my timeline to this spring so I can purchase a home I really love instead of compromising for something in a lower price range?

Dale, Fruita

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Dale,

Yes, if you are concerned about rates going up then you should speed up your timeline! I know they have ticked up a bit over the past couple months, but mortgage rates are historically still VERY attractive and I don’t expect them to move aggressively over the next 3-4 months, but every ¼ point does add up! As the economy gets stronger, rates will continue to work their way up and the days of really cheap money are over. The real concern is what I call the “double whammy”. This is where rates are going up at the same time home prices are going up, which leads to home affordability really getting pinched.

If you can move your time line up a bit, it’s probably a good idea to help ensure you get in on the lowest rate possible, because I don’t anticipate them going down again anytime soon. Lastly, try not to settle for something you don’t love! Loving where you live is a real gift and we encourage all our customers to make that their primary goal, regardless of their price range. Best of luck.

Dave Kimbrough
The Kimbrough team