Buying a home with pet & smoke odors? Here's how to get rid of them!

Dear Dave,

After months of house hunting, we have found one that is within our budget and which perfectly suits our needs. The problem is house odors. The sellers are an older couple who both smoke and who have a dog and two cats that stay indoors most of the time. We have mentioned our concern to the sellers, but they don't share our concern. We assume that by replacing all the carpets and completely repainting, we could eliminate the odors. If so, we would make an offer that covered those expenses. Two questions: first, do you have any experience resolving odor problems and second, how could we include these expenses in our mortgage so that the cost will be incurred after the closing?

Julie, Location Withheld

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Julie,

It is exciting that you finally found the perfect house, but with less than perfect odors I am sure you are feeling a bit disappointed!  I will admit that odors, especially smoke and pet, are powerful value killers and there is little that zaps the value right out of a property more than if a cat or dog have been acting as though the carpet was indoor grass or the home smells like an ashtray. The purchase of a new home very much involves the senses and if the odor is offensive, it is an immediate turn off, but often times the people who live there have no idea how bad it really is.

The seller does not share your concern because, one, they are no longer going to live there and it really won’t be their problem once the new buyer moves in. Two, they do not have the funds to correct the problem and thus they deny there is a problem because they financially can’t admit to it or afford to correct it. Three, they really do not care if they sell or not, thus only taking an offer from someone who is willing to either fix the problem on their dime or learn to live with the odor! Most of these are not options that buyers want to hear, but at times they are the reality. Fortunately there are a couple of options.

“If you are dealing with primarily smoke odors (as they do not work well on pet odors), an ozonator air purifier may work.”

First, the option of replacing all the carpet and having the interior completely repainted will typically do the trick, depending on how bad the odors are. You must also consider if the pet odors are significant, you may have to paint the floors with Kilz or some kind of seal coat to cover up or seal any pet stains that have soaked into the sub floor underneath the carpet and pad, yikes!! It sounds worse than it is, but remember this may need to be done. If you are dealing with primarily smoke odors (as they do not work well on pet odors), an ozonator air purifier may work. I have seen it do wonders with odors caused by smoking. Good Shepard Flooring here in Grand Junction have these units available for rent and are very cost effective. Generally speaking, ozone ionizers work at a molecular level and can remove smoke odors from homes, cars, boats etc...I will admit that I am no molecular scientist and thus have no “real” working knowledge of how they work, but I know from experience they can do an amazing job at removing smoke smells from a home or car. You MUST remove all living organisms, i.e. people, cats, dogs, fish, plant etc..(anything you want to remain alive), while the unit is in use and then you can all return home after the treatment and the home has been opened back up. I would highly recommend a professional be hired to help with their use, don’t just get the wise idea to go buy one off the internet.

Lastly you can do what is called a 203K loan which would allow you to escrow the funds for the needed repairs after closing. These loans can be more difficult to manage, so finding a lender who has experience with them will make things run much smoother during the purchase process and after close you will have the funds to make the needed repairs to the property. Keep in mind that the repair costs can’t push the loan value needed over the appraised value. Ask your lending professional if they have experience working with 203k loans and their success rate. This can be a very viable option for repairs needed, even if the repairs or changes are just for taste and by this I mean, the carpet does not have to be stained to qualify for a 203K loan, you may just want a different color.

I hope these suggestions help and I am hopeful that you will find a solution.  

Dave Kimbrough
The Kimbrough Team

When is the correct time for a final walk through?

Dear Dave,

My wife and I recently sold our home. Prior to the closing a final walk through was scheduled so that the people buying our home could take a look at it right before closing. We had not planned on their visit and no one told us this would happen until that morning. We were in the middle of packing and moving and it was very uncomfortable for us. They were there for over an hour!

We would like to know if this is a usual occurrence. What do you recommend?

Thank you,
Name Withheld, Fruita, CO

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This is a very common occurrence. In the Colorado Contract to Buy and Sell Real Estate, section 19.4 specifically spells out the right of the buyer to a “Walk-Through and Verification of Condition”. This is intended to allow the buyer to verify the condition of the property, prior to close, and make sure the property and its inclusions comply with the contract. Our team does a walk thru prior to close on every transaction when working with the buyer and this is to allow everyone to verify that the condition is the same as it was at the time the contract was written and accepted. It is far better to find that the fridge is missing prior to close than after close. Finding problems after closing are then the problem of the new owner. If a fridge was supposed to stay with the house and it was moved to Texas and we discover that after closing somebody is buying a new fridge and deciding who that will be may not be easy. I have bought a few too many fridges, washers, dryers etc.

“What you were victim of was poor agent planning and communication. Your agent should have filled you in advance and let you know that a walk through verification was standard fare and sometimes they can take an hour or so.”

What you were victim of was poor agent planning and communication. Your agent should have filled you in advance and let you know that a walk through verification was standard fare and sometimes they can take an hour or so. The buyers are not trying to be troublesome, they are just excited about their new home and probably can’t wait to make it their own. When you are in the closing stages of moving an hour can be quite inconvenient and seem like a lifetime, especially if you were not planning on it.  I am sorry it was uncomfortable, however it is every buyer’s contractual right and your agent should have provided you with some notice so you could plan for it.  Next time you will be prepared and expect their visit and it will not be uncomfortable and you will probably find getting to know them enjoyable!

Dave Kimbrough
The Kimbrough Team

Large or small trees for new landscaping?

Dear Dave,

I have been out shopping at the local nurseries trying to get some ideas on landscaping materials. My home is about seven years old and doesn’t have many established trees in the yard. There are different sizes of trees throughout the neighborhood. Due to price I want to know what you think is better to do - plant only a couple of large trees or plant about 3 times as many smaller trees? My wife has one opinion and I have another - I won’t tell you which so you can give your honest opinion!

Thanks-
Lee and Jenni, Fruita

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Lee and Jenni,

Ok, this is an easy one for me and I will be honest! Go with the larger trees.  Planting saplings in the yard and waiting seven more years for them to become trees is for sure one of my pet peeves. We are currently planting some trees at my own home and my wife and I banter this issue back and forth virtually every day the tree planting topic comes up.

She says, in a few years they will mature out etc…and I say that I would prefer them to look somewhat mature now. I don’t want to wait years to enjoy them. I won’t tell you who will win at my house, but at your home I hope the bigger tree vote wins! In my opinion this is one instance where bigger really is better! :) Happy planting.

Dave

Tips for Choosing the Best Realtor to Sell Your Home

Hello Dave,

 Let’s assume that I have done my homework and I have decided on a Realtors’ office based on brand name recognition, market share, aggressive marketing, reputation and other factors. Now what? Is there a way that I can pick an agent within that company based on their success, professionalism, enthusiasm, abilities, etc.?

There are good, better and best (most productive) in any office. How can I decide who or which company is better for me to list my home with?

Thanks,

Dave, Cedaredge

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Dave,

I could write a book answering your question, however, I am going to do my best to not be overly verbose or opinionated and stick to facts and try to be as objective as possible. First, I applaud you for “doing your homework”! For most people, their home is one of, if not their largest investment, and it always shocks me how little “real” homework people do when choosing an agent or real estate company. If you stop and think about it, trusting such an investment with someone who does not have a proven track record just does not make sense.  However,  people make that choice every single day!

All of the qualities you listed in your question are important when evaluating agents and companies. Brand name recognition, market share, reputation and other factors are all key elements in choosing a real estate company and evaluating those factors should allow you to narrow down your choice in the real estate company you choose. You mentioned aggressive marketing and I suggest you use that element of evaluation as one you use when evaluating agents, not your real estate company. The reason I suggest this is that each individual real estate agent markets their properties differently. No two agents do things just alike and to ensure your agent of choice has an “aggressive marketing” plan you MUST evaluate every aspect of how they will market your property and the vision they have for YOUR specific marketing plan. How an agent presents and prepares your marketing plan will tell you all you need to know about your potential for success and their abilities.

When you evaluate the agent’s specific marketing plan you will learn a lot about their professionalism, enthusiasm and track record of success…or lack thereof. My suggestion would be to choose your agent on all the aspects you have listed! Trust me on this one, the level of marketing expertise and understanding displayed is likely a VERY strong indicator of your chances of a positive outcome. Just putting a property on the MLS does not cut it anymore! They should have a strong plan across many mediums like internet, social media, agent to agent promotion, direct to consumer programs, newspaper, radio, television and more. If they have this in place, you can bet they are enthusiastic about their job and work at it as a profession, not a hobby or way to collect some extra vacation money. Search for someone who is full time and HAS A PLAN for you and your property.

“If the agent checks the boxes listed above, then I can almost guarantee they are productive and achieve results on a high level. Really, who doesn’t want a top level agent working on the sale of their home?”

If the agent checks the boxes listed above, then I can almost guarantee they are productive and achieve results on a high level. Really, who doesn’t want a top level agent working on the sale of their home? I would pray that nobody ever hires an agent based on an average marketing plan or expecting an average result. Don’t settle! Follow some of the selection methods I have listed and you will find the best agent in any office or town. It is just like anything else, the cream rises to the surface and typically it’s pretty clear who performs and who doesn’t. Remember, success does leave clues.

Lastly, Happy Father’s Day to all the dads out there. Being a father is not easy—it’s a tough job that requires leadership, dedication, patience, understanding, selflessness and unconditional love! Keep up the good work and remember it is far more important to be a dad than it is to be a friend. Friends will come and go, but your Dad will always be there! Thanks Dad.

Dave Kimbrough
The Kimbrough Team

Dave's advice on budgeting and home ownership

Dear Dave,

It seems like everywhere I turn these days there is someone talking about Dave Ramsey and his budget plans. It has really got me thinking about budgeting and has prompted me to look into some different apps and plans to do this effectively.

This past year we purchased a home and I really want to make sound decisions as I move into my 30’s and budget and invest wisely.

Do you have any great advice for me in terms of budgeting and home ownership? I value your opinion and look forward to reading your advice every week!

Thanks,
Alex - Grand Junction, CO

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Alex,

Great question and it is awesome that you are looking to be fiscally responsible as you move into what are your prime income earning years - your 30’s and 40’s.  Dave Ramsey, in my mind, without question is on the forefront of fiscal responsibility with his programs, talk show and website. You can find an incredible amount of financial advice at daveramsey.com and there you will find his "7 Baby Steps to Taking Control of Your Money!" Let me add, purchasing a home is a wonderful way to start creating wealth.

Several of the “Baby Steps” listed on the Dave Ramsey website make a ton of sense, regardless of your age. First, is to save $1,000 for an emergency fund. You never know what curveballs life is going to throw, but there is little doubt there will be some coming your way. Having an emergency fund, for a bump in the road, is a wonderful idea and you will be prepared for that broken arm, car repair or trip to visit a sick family member. As any experienced home owner will tell you, there are many things that can pop up at the most unexpected times - like a hot water heater, furnace, swamp cooler, roof repairs, fallen tree and much more.   This emergency fund can also relieve quite a bit of stress, just knowing that you have something to fall back on, if necessary. After you have saved your emergency fund, it is a great idea to save and have at least 3-6 months of expenses in savings. This will allow you to weather the more significant problems that come up in life…the birth of a child, loss of a job or a major health related issue. Having 3-6 months built up can offer you the mental freedom of knowing you have taken steps to protect you, your family and your future from a potential disaster.

“It is a great idea to pay off all debt, except your home. Your home is generally financed at a low interest rate and the interest each year is tax deductible.”

It is a great idea to pay off all debt, except your home. Your home is generally financed at a low interest rate and the interest each year is tax deductible. Non-mortgage debt is generally high interest debt and paying it down is critical to gaining financial freedom. Getting rid of credit card debt is key. According to nerdwallet.com, the average American household (of households who have credit card debt) currently carry over $16,000 in credit card debt and the high interest rates on that debt makes it very hard to pay off. Remember, before you purchase something with your credit card, ask yourself “how bad do I really need this and can I pay it off in the next 30 days?” When I got my first credit card, my parents advised me to ask these questions and it has been very beneficial to me. Even today, I still ask myself those questions before pulling the trigger on the newest video game or tennis shoes. The answers to those two questions will probably lead to less spending and also the accumulation of less stuff. If you are spending less, you should now be able to begin saving more for retirement.

Your home is now a big part of your wealth building and financial portfolio. Make sure to treat it as such. Keep up with maintenance and updating to help protect your investment. Remember to celebrate your successes and let them build on one another until you become a saving machine! I have no doubt you have a very bright future.

Dave Kimbrough
The Kimbrough Team 

Is carpet or laminate wood best for bedroom flooring?

Dear Dave,

Two years ago we completely remodeled our kitchen and replaced all of the tile floors throughout the home and living areas with laminate wood, but decided to wait to replace the bedrooms existing carpet for financial reasons. We will be selling our home next year and are ready to replace the carpet, but now we aren't sure if we should replace it with new carpeting or the same laminate flooring as the rest of the house. I've learned from your articles that both choices would give us an excellent return, however which choice is more appealing to buyers in our area? We are so conflicted!

Virginia, Grand Junction

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Virginia,

Ugh…I understand why you are so conflicted, as I am also conflicted with my answer! Personally I can’t stand having my bare feet on any surface other than carpet, thus I am not a big fan of tile, wood or any “hard” surface. We have tile in our bathroom, however my bare feet almost never touch it…weird, I know. One of the things I miss most when we are on vacation to any beach locale is carpet. I know you can’t get carpet as clean and that it harbors sand, dust, mites and who knows what else, but personally I love carpet in bedrooms.

“You are right, either will give you a good return on your investment so honestly you can’t really go wrong, but I am going to say carpet in the bedrooms is the correct choice.”

You are right, either will give you a good return on your investment so honestly you can’t really go wrong, but I am going to say carpet in the bedrooms is the correct choice. It is a softer surface and helps create a warmer atmosphere and I believe that is the more desirable surface in a bedroom. You have chosen wisely in the rest of the house, as people love that wood and tile is easier to keep clean, but in the bedrooms go with carpet!

Dave Kimbrough
The Kimbrough Team