Congratulations!  You’ve Received a BINSR!  

You’ve negotiated a price with a buyer for your home, and you’ve entered a contract to sell your home to this buyer.  This is great news!  What happens next?  Typically, the buyer will set up and pay for an inspection of your home, and based on the inspection report, will send you a BINSR.  This is a Buyer Inspection Notice and Seller Response, and is the document the buyer uses to notify you, the seller, about the issues that exist with the home and the property.  Here’s the important part:  the buyer typically has ten days after the inspection to deliver this BINSR to you.
S Scottsdale listingWith regard to the BINSR, there are three ways the buyer can go after the inspection.  First, the buyer can indicate that they accept the premises completely, which means no further work needs to be done.  The second option is the buyer can reject the premises, which means the real estate transaction is cancelled and they will not be purchasing the home.  The third option, which is the most common scenario, is the buyer “elects to provide the seller an opportunity to correct” whichever items from the inspection the buyer wants corrected before they take possession of the property.

This third option is where the buyer wants the seller to either replace, repair or change something based on the inspection report.  You, as the seller, will then have 5 days in which to respond to the BINSR.  As the seller, you then have three responses available.  The first response is that you agree to correct all inspection issues.  Your second available response is that you agree to no repairs.  (The buyer then will have the option to accept the property as-is, or to cancel the transaction altogether).  The final response is that you can itemize which items you are willing to repair, replace or change.  For example, you may agree to fix 80% of the items on the inspection report, but not the other items because you disagree with the inspector’s conclusions.  This scenario is common, for example, when the inspector can’t find a switch to turn something on, or the lightbulbs just need to be replaced.

At this point, the buyer can then choose to either accept or cancel based on the seller’s response to the BINSR.  While this is a very simplified explanation of the BINSR process, this is generally how this often-complicated portion of the real estate transaction proceeds.  We look forward to answering any specific follow-up questions you may have about any real estate related matters.

Contact Us

Pros and Cons of Artificial Grass

S putting green in backyardSince Arizona is primarily composed of desert land, with very little rainfall, and there are very valid concerns about future water supply from the Colorado River, you may have considered installing artificial grass instead of real grass in your front or back yard.

One of the biggest reasons to install artificial turf is the lack of maintenance.  Gone will be the mornings of mowing, weeding and trimming your grass.  Instead, you’ll merely need to rake off some leaves and debris occasionally.  Moreover, gas-powered lawnmowers and leaf blowers contribute to airborne pollution.  Additionally, with artificial grass, you won’t have to pay for fertilizer, watering or seeding, so the ongoing maintenance costs will be nixed.  Another upside to artificial turf is its appearance.  Your lawns will always be green, verdant, and lush-looking.  The average life expectancy of artificial turf, depending on the product itself, is 15-25 years, so it likely will something you won’t have to deal with the entire time you live in your home.   Finally, there are many more options of artificial grass nowadays, with many more realistic artificial turf choices out there, instead of the plastic-looking turf of yore.

Some of the cons of artificial turf to consider are first, the cost.  Artificial grass averages around $7/square foot, so the initial output can be considerable.  (This cost, of course, should be balanced against the maintenance and landscaping costs of real grass on an annual basis).  Also, there are some concerns about “off-gassing” with artificial turf.  The synthetic components of artificial grass may not be safe for children and/or pets, and when heated in the Arizona sun, these toxic effects may be amplified.  So it definitely pays to conduct some research as to the healthier options if you go this route.  (For example, look for options that don’t contain a crumb rubber infill.)   Finally, in Arizona at least, the temperature of artificial grass as opposed to real grass can be a real concern.   The surface temperature of artificial grass can exceed 150 degrees Fahrenheit, which makes this surface a very real danger.  Watering down the surface on hotter days can ameliorate this risk, but this may negate the fact that you’re trying to reduce water usage.

We’d be happy to discuss these pros and cons with you, especially with regard to listing or buying a home.

About Chris and Cheryl Park, REALTORS®

Painting Home Exterior

Thanks to Arizona’s dry and hot temperatures, and more days of sun than not, painting the exterior of your home is of critical importance.  Whether you are living in the home of your dreams, or you’re listing your current home for sale, there are some factors that will determine when and how you paint the exterior of your home.   An improperly or poorly painted home will not bear out a higher sales price.  

S AZ houseAs for how often you should paint the outside of your home in Arizona, the basic rule of thumb is every 5-10 years.  The determining factors here are the type of paint that was used, as well as the orientation of the home in terms of direct sunlight.  If the original paint was not 100% acrylic, the paint job will not last much longer than 5-7 years.  Paint that is of higher quality and 100% acrylic should last at least 8-10 years, with proper application.  Again, if your intention is to prepare your home for sale, then you may not want to go with the more expensive 100% acrylic paint.

Proper preparation of the exterior of your home for painting is critical for the application of the paint to be successful, and to look good.  Many of the homes in Phoenix and Scottsdale are stucco, due to its durability in the desert climate.  Stucco needs to be cleaned very well before painting, so be sure that a wire brush is used to remove sand and loose paint before the painting begins.  A pressure washer should also be used to remove surface dirt and grime, and all holes and cracks must be patched.  A paint sprayer is typically used on stucco exteriors, with the trim being painted by brushes and rollers.

contact us for more selling tips

Burglary Deterrence Tips

We’ve all read the statistics about property crimes, and regardless of how the economy is doing, home burglaries are an unfortunate steady constant in today’s society.  There are some simple things you can do, however, to minimize the risk that your home will be a target.  In no particular order of importance:

  1. Unlocking a front door photoIncrease visibility of your home from the curb.  In other words, make sure to keep any large bushes or trees that obscure entry places into your home, trimmed back.  All windows and doors should be clearly visible to people on the street, thereby deterring burglars who need discreet ways to enter your home.
  2. Make it difficult for would-be burglars to access your backyard by always keeping side gates latched and locked.  Remove any easy ways to jump these gates, by removing any ladders, outdoor benches or large rocks that are nearby.
  3. Install and use a home security system.  At minimum, install an alarm, but also consider installing security cameras on the exterior of your home.  Nowadays these cameras are relatively inexpensive, and thanks to technological advances, some will send you an alert to your cellphone if anyone comes up your driveway or to your front door.  Whether or not you have an alarm system, just placing a placard from a security alarm company in your front yard is often a sufficient deterrent to potential burglars.
  4. If a burglar were choosing between a house with a dog, and a house without, the house without the dog would be broken into, every single time.  To that end, placing a Beware of Dog sign in your front window is an incredibly inexpensive and effective deterrent to home burglars.
  5. Finally, keep your front door and driveway clear of any pamphlets, newspapers and packages. These signal that you may not be home, and make your home an easy target for those wishing to enter without your lawful consent.

I’m happy to give you more tips specific to your own home.  Burglaries are crimes that can and should be prevented.

Contact Us

Pool Safety

McDowell Mountain Ranch Park and Aquatic Center photoAs we’re fully immersed in the heat of summer, there will be more and more days spent in the pool.  Critical to enjoyment and relaxation is making sure the pool experience is a safe one for everyone involved.  Here are a few tips to help you maximize pool safety this summer, courtesy of the American Red Cross:

  1. Install a physical barrier to your pool, especially if children have access to your backyard and/or pool.  A 5-feet high fence with a self-closing, self-latching gate is the legal minimum (Source: here. )   Also consider placing a safety cover on the pool or hot tub when not in use, and remove any ladders or steps used for access. Pool alarms may offer a secondary layer of security and peace of mind.
  2. Supervise children at all times, and be in physical proximity to kids (with arm’s reach) at all times.  When enjoying the pool in large groups, make sure to designate one person to actively watch the children.
  3. Consider swimming lessons for young children, either through private companies or your local Parks and Recreation Department.
  4. Establish and enforce swimming pool rules such as “walk, not run, near the pool” and “no diving.”
  5. Make sure adults near the pool understand how to respond to emergencies by having appropriate safety equipment and taking water safety, first aid and CPR courses from the Red Cross.

About Chris and Cheryl Park

Outlet Malls in the Valley of the Sun

coach storeAmenities such as good shopping centers are important for homeowners searching for new homes.  Here in the Valley of the Sun, we have a wealth of great retail centers, including several major malls such as the Scottsdale Fashion Square, Kierland Commons, Scottsdale Quarter, Arrowhead Mall, and Chandler Fashion Center, among others.  But for serious shoppers in search of a bargain, only an outlet mall will do.  Phoenix and its outlying suburbs have plenty of these retail havens:

  1. Arizona Mills Mall.  This mall located in Tempe at Baseline Road and the I-10 freeway is the largest outlet mall in Arizona.  Featuring over 185 stores and dozens of restaurants, Arizona Mills is sure to delight every shopper.
  2. About ten minutes south of Arizona Mills is the newest outlet mall in Phoenix, Phoenix Premium Outlets.  Located in Chandler, off the I-10 freeway, this mall has 90 different stores in an outdoor setting.
  3. Heading west to Glendale, shoppers will find the Tanger Outlet.  Just west of the 101 freeway, at the Glendale Avenue exit, this outdoor outlet mall has over 60 stores.
  4. The Outlets at Anthem, located just north of Phoenix off the 1-10 freeway in Anthem, Arizona, is a smaller mall with approximately 40 stores, but has plenty of bargains for every shopper.

Browse Areas by Map 

Pest Control in the Desert: Scorpions

front yard photoWhether you’re an Arizona native, or new to the Grand Canyon State, there are some unique things which with you’ll have to contend as a homeowner in the Sonoran Desert.  Residents of the Midwest don’t have to worry about such things as scorpions, black widow spiders, rattlesnakes and packrats.  However, taking a few simple steps will make it much easier for you to coexist with the less desirable desert inhabitants without having to resort to chemical removal.

Scorpions are one of the most common, and most dangerous, pests that homeowners in the desert will encounter in and around their homes.  One of the most crucial steps you can take as a homeowner is to seal off any openings to your home.  Scorpions can enter cracks as small as 1/16th of an inch, so caulk and seal any cracks, pipes or wiring outlets on the exterior of your home.  Doggie doors are a very common method of entry so check that these exits are sealed when your animals are inside the home.  Put tight mesh screens on any and all return air or heater ducts that are on floor level. Be sure to clear any shrubbery or piles of wood that are next to your home.

Scorpions are also attracted to moisture, so repair any drips that result in standing water. Keep all interior drains (especially in bathrooms) closed or sealed when not in use as scorpions have been known to come up through the drains on occasion.  Also, keep outside lights to a minimum as scorpions, and other pests, are drawn to lights.  These other pests are food sources for scorpions.

As Arizona natives are aware, never walk around barefoot after dark. Shake out shoes and piles of clothing that are near the floor regularly, as scorpions like these hiding places.  Periodically inspecting the interior of your home with a black light (flashlights are available at any hardware store) will reveal any scorpions who have made entry into your home. The exoskeleton of scorpions contains a fluorescence that causes it to glow under UV light.

Taking a few of these simple steps should make it much easier for you to enjoy the beauty of our Sonoran Desert surroundings where it belongs, outdoors!  We’d be happy to give you referrals to recommended pest control experts as well.

Contact Us

What is the Difference Between Condos and Townhomes?

Condominiums and townhomes are very popular real estate options for several types of buyers, from recent college graduates and Millennials to Baby Boomers and empty nesters.  They are also smart investment opportunities in certain communities, as often they can be easily rented out on short and long term bases.  But while these two types of dwelling share many similar features, they are, in fact, two different structures for purposes of real estate.

Grayhawk CondoCondominiums, generally speaking, are one of many units inside a larger building, that can sometimes be several stories high.  Legally speaking, you’re buying “air space” when you purchase a condominium, as you are purchasing everything within the walls of the unit you buy.  You are also purchasing a fraction of the condo community itself.  This fraction is based on the number of units in the complex, so if there are 25 units, you own one-twenty fifth of the community.  This gives condo owners an interest in the common areas of the community itself.
Townhomes, on the other hand, include the land on which the townhome sits.  While condos are typically all on one level inside the space, tonhomes often are built vertically, with multiple stories within the home.  This is to maximize the land space, as well as maximize the interior space.  Townhomes, unlike single-family homes, typically have shared walls, at least on one side of the home.  Unlike in a condominium, however, there are rarely neighbors above or below the townhome residents.  While condominium owners are typically not responsible for exterior maintenance or upkeep, townhome owners usually are responsible for these items, including any roof repairs or replacement.

Whether you are interested in condominiums or townhomes, there are many options in every price range throughout the Valley of the Sun.  I look forward to helping you explore these ownership opportunities!

Create you own custom condo search

Post-Foreclosure or Short Sale Home Buyers

Scottsdale Real EstateWhether you are re-entering the market after a foreclosure or short sale, there are a few things you will need to know.  There are mandatory waiting periods before these homeowners can apply for a new mortgage.  For a new FHA loan, the required waiting period is three years, whether it’s a prior foreclosure or a short sale.  The waiting period begins the date the prior foreclosure or short sale was actually recorded, not when the homeowner has left the home.  So if the transaction took several months to be negotiated, those months need to be excluded from the three-year time period.

For a conventional loan, the waiting period is typically four years after a short sale, and seven years post foreclosure.  VA loans typically have a waiting period of only two years.  There may be extenuating circumstances such as a significant reduction or income that may reduce these timeframes.

Homeowners who have gone through a short sale or foreclosure will also have to take special care to raise their credit scores.  Paying down or paying off any other debt such as credit card debt or automobile loans are the quickest way to do this.  Pulling your credit reports from the three national credit companies—Equifax, Experian, and TransUnion—and examining them closely for any outstanding debts and liabilities is another important step to take before applying for a new mortgage.  If there are any inaccuracies, you will need to notify these credit bureaus as soon as possible.

Finally, there are many resources to assist these homeowners who want to re-enter the housing market.  The Arizona Department of Housing, for example, has a program called the HOME Plus Home Loan Program which may offer assistance with down payments thanks to grants.  Another mortgage program to consider may be The Pathway to Purchase Down Payment Assistance Program, which provides a 30-year fixed-rate mortgage with a down-payment assistance second mortgage (equal to 10 percent of the purchase price, or up to a maximum of $20,000).

I’d be happy to help you navigate these mortgage solutions or find others that may be more suitable to your personal situation.

Contact Us

Perking Up with Paint!

dining room paintPaint.  It’s one of the easiest, least expensive ways to instantly update your home’s interior (and exterior) when you’re getting your home ready to sell.  If your home’s interior hasn’t been painted within the past five years, or if your existing paint colors aren’t in a neutral color family, I definitely recommend painting your home before you put it on the market.  Two things to consider before you begin this easy, cost-effective makeover:  color and finish.

Choosing a neutral paint color is the way to go when readying your home for sale.  While accent walls in the Pantone color of the year, or that mirror latest interior design trends can be a fun decorative touch while living in and enjoying your home, these colors aren’t necessarily the best way to go when you are trying to appeal to the broadest range of potential buyers.   Some paint colors that are sure crowd-pleasers, and that are trend-proof, are Amazing Gray (Sherwin-Williams), Manchester Tan (Benjamin Moore), Birchwood (Dunn Edwards), and Warm Butterscotch (Dunn Edwards).   Two strong choices for trim (and cabinets) are Swiss Coffee (Dunn Edwards) and Creamy (Sherwin Williams).

Another thing to consider when updating your home for sale by painting the interior is to paint all of the rooms the same color.  This will create a clean, cohesive look, and will be a blank slate for potential buyers to later decorate or add accent colors if they should so choose.

Finally, the different types of finish of paint is as critical as the color you choose.  The four basic types of paint finish are: flat, eggshell, satin and semi-gloss.  Flat paint is paint that has zero-reflective qualities, and is better suited for deep rich colors.  Because it’s not a washable finish, it’s better used in rooms such as an office or a master bedroom.  Ceilings can be painted in a flat finish.  Eggshell finish is a finish that is very washable, so it’s much better for rooms that see a lot of use, such as the dining room, the kitchen, a playroom, kids’ bedrooms and the laundry room.  A satin finish is also durable, and has a smooth, subtle shine and is also great for higher-traffic rooms.  Finally, semi-gloss is a higher sheen paint that is generally used in bathrooms and kitchens because this paint is very washable.  Semi-gloss paint is typically used for trim and baseboards, as well as cabinetry.  However, semi-gloss paint isn’t forgiving when it comes to flaws on the wall, so that’s something to keep in mind.

While the multitude of color and finishes when it comes to paint can seem overwhelming, the payoff when it comes to readying your home for sale is very quick and satisfying.  I would be happy to assist you in choosing the appropriate paint color and finish that’s specific to your own home.

Contact us for more staging tips