Rehabilitating Your Dream Home
Posted by Michael Haigh on June 29, 2011 · Leave a Comment
Home buying can be a nerve-wracking experience. You sift through multiple properties, visit the ones that grab your interest, and then finally decide on your dream home — but there’s just one problem: it’s a fixer-upper desperately in need of some TLC.
That dilemma is not uncommon today. Perhaps the home was treated poorly by a long string of renters, the owner ignored a serious problem or key fixtures were even sold off. Whatever the case, don’t be shocked or overly disappointed. Increasingly, home buyers are faced with the prospect of buying a fixer-upper in today’s real estate market.
Often, attractively priced properties that are foreclosure sales can sometimes come with cosmetic problems that may seem huge. It is not uncommon for a homebuyer to walk through a foreclosed home and discover that the kitchen was gutted by the former owners who sold off not only the appliances, but the cabinetry to boot.
This can even turn into a real problem that could hamper obtaining financing because often missing fixtures such as toilets and sinks can render the house “unlivable” per code. Who wants to buy a home they legally cannot inhabit?
Fortunately, there’s a government loan program available that can help you with that fixer-upper you wish to purchase. The Federal Housing Administration created the 203(k) loan specifically to help homebuyers rehabilitate homes they wish to purchase to live in, but that are in disrepair. A 203(k) loan lets a qualified borrower not only finance the purchase price of the home, but also include the price of the necessary repairs to the home.
A Closer Look
Again, the goal is for the buyer to live in the home, so this is not for investors. So the types of properties that qualify for the loan are:
* Single-family dwellings up to units that house no more than four families
* The residential portion of a mixed-use property (i.e., a property that is both commercial and residential in nature)
* An existing construction that has been finished for at least one year
* A home that will be torn down, but where the foundation will still remain
* A home that will be moved to a new foundation
* FHA-approved condos
There are two types of 203(k) loans, and the one that is right for your intended property depends on how much work needs to be done.
In terms of amount, a streamlined 203(k) provides up to $35,000 that can be added to the loan to cover the improvements, in addition to the purchase price of the home. For a standard 203(k), the homeowner can borrow the purchase price of the home, plus the price of the improvements, up to 110 percent of the home’s expected value after the improvements. (And again, this is assuming you can qualify for the total loan amount.) The money for the improvements is actually put into an escrow account that is used to pay for materials and the parties being contracted to do the work to the home.
Time is an important element of 203(k) loans. You must start construction within 30 days of the close of the loan and your work must be completed within six months. This might leave you wondering: what do you do if the house isn’t habitable? With a standard 203(k), you may be able to finance up to six months’ mortgage payments so that you can afford to live somewhere else while the construction is in progress.
Another critical time element is the paperwork. FHA rehab loans can take longer to close with a lender that doesn’t have experience with them, because there is more paperwork. So to avoid those sorts of delays, make sure you work with a lending professional that is experienced with 203(k) loans.
What kind of improvements are covered? 203(k) loans support a broad range of rehab work, including painting; room additions and second story additions; decks and patios; grading and drainage; bathroom and kitchen remodels; finished attics and basements; structural changes and repairs; environmental rehab such as removing lead paint or making energy conservation improvements; roofing; flooring; and accessibility upgrades for disabled residents. But what’s not covered are major luxury upgrades, such as a swimming pool or hot tub. That said, when upgrading your bathroom, for instance, you might be able to install a whirlpool bath tub. Again, the key is to speak with an experienced 203(k) lender that is well-versed in the details of the program.
Ultimately, what does a 203(k) loan mean for you? Freedom. The freedom to choose the home that is perfect for you and that you love, even if it needs some work that you would otherwise not be able to finance. If you or anyone you know is currently home shopping, but some of the properties you’re finding need some attention, I would love to help you review your financing options. Please contact me at the information provided on this message — and happy hunting!
Contact me today to learn more!
Filed under For Your Information- Real Estate · Tagged with home buying, home improvement, Mortgage, Mortgage Rates, Real Estate
Health Reform Timeline
Posted by Corrin Trowbridge on January 21, 2011 · Leave a Comment
June 2010: Medicare beneficiaries pay less for preventive services, Tax credits for certain small employers begin
July 2010; Uninsured people with health problems eligible for state insurance program
Sept 2010; Insurers required to cover sick children, Lifetime limits on insurer payouts prohibited, Children allowed to remain on parents policy until age 26
January 2011; Seniors who exceed medicare drug coverage limit receive $250 rebate, Voluntary payroll deduction for long term care coverage starts
January 2013; Medicare taxes rise on incomes above $200,000 per year
January 2014; Medi-Cal eligibility expanded, Insurers barred from denying coverage, Individual requirement to obtain coverage begins, insurance exchange opens for business, Subsidies for buying coverage available
2016; Long term care benefit available
2018; Federal tax on high value benefit packages begins
*data from California Healthcare Foundation
Filed under For Your Information- Insurance · Tagged with California, Corrin Trowbridge, Financial services, home buying, home improvement, Home Insurance, home owners, home value, Insurance, Mortgage, Real Estate, San Francisco Bay Area, San Mateo
Use your discounts!
Posted by Corrin Trowbridge on January 4, 2011 · Leave a Comment
When comparing your insurance premiums you need to make sure you are looking at the whole picture rather than looking at one mono-policy compared to another. Often the various discounts available through a multiline carrier will make your overall insurance cost less than if you just compared one mono-line policy to another.
For example, your auto/renters discount can save you so much on the auto premium that it can pay for the Renters policy. In other words, you can get two car insurance policies and a Renters, for the same total cost as two auto insurance policies.
Discounts you want to look for are the: Multi Line Discount, Good Driver Discount, Multi Car Discount, Persistency Discount, Safe Driving Discount, Business or Professional Group Discount, Anti-Theft Discount, Passive Restraint Discounts,AntiLock Brake Discount,Alternative Fuel Discount,Senior Defensive Driver Discount,Good Student Discount,Inexperienced Driver Training Discount,and the Electronic Stability Control Discount.
Be sure to compare the cost of the total household insurance premium cost rather than a mono line comparison. That way you can be sure you are getting the best value for your insurance cost!
If you would like a free, objective review, please call me at 650-355-5396!
Filed under For Your Information- Insurance · Tagged with California, Corrin Trowbridge, Financial services, home buying, home improvement, Home Insurance, home owners, home value, Insurance, Mortgage, Real Estate, San Francisco Bay Area, San Mateo
Mortgage Protection Insurance
Posted by Corrin Trowbridge on December 14, 2010 · Leave a Comment
Buying a home brings many responsibilities in addition to providing the income to cover the mortgage, and maintain the residence. Along with your Homeowners insurance you also need to consider having Mortgage insurance.
Some Mortgage insurance is called PMI (Private Mortgage insurance) which the lender tacks on to the loan as an additional fee (if you put less than 20% down). This generally protects the lenders from the loan defaulting.
But Mortgage insurance can also be provided by purchasing a Life Insurance policy on one, or both, of the spouses in the household. This protects the families financial future should something happen to either of you.
If a working spouse were to pass away the financial hardship that would put on the household will only compound the emotional hardship. At the very least, Life insurance gives the family time. Time to readjust to the loss of a loved one, and reassess their financial situation.
Ideally it would provide sufficent income to maintain their lifestyle. But, while many families have morbidly joked about being worth more dead than alive, the ultimate factor in calculating sufficient Life Insurance is its affordability.
A non-working spouse’s economic contribution to the household has been calculated to be $30,000 a year. That is what a basic housecleaner, errand runner, baby sitter would cost conservatively. To replace that you need to have enough coverage to conservatively generate that amount of income. At a 5% return that would mean $600,000 in Life insurance.
This is easiest to obtain with a 20 Year Term policy which would cover this expense for the time the children are young and the mortgage is large. And a multi line carrier should provide discounts on your personal lines which will also help defray the cost!
Contact me today and we can discuss how we can be sure your family is sufficiently covered! 650-355-5396, or ctrowbridge@farmersagent.com.
Filed under For Your Information- Insurance · Tagged with California, Corrin Trowbridge, Financial services, home buying, home improvement, Home Insurance, home owners, home value, Insurance, Mortgage, Real Estate, San Francisco Bay Area, San Mateo
A Smarter way to buy Group Health Insurance
Posted by Corrin Trowbridge on December 3, 2010 · Leave a Comment
Health Insurance premiums are a topic all over the news these days! Their annual increases have shocked the buying public into demanding some kind of action from the government. What kind of change that will take is somewhat in the air, as the government has put off the effective date several years into the future, and who knows what will end up actually being incorporated into the rules and regulations? But, there is a strategy that you can take advantage of right now, that can lower your premium by 30%!
This strategy takes into account the actuarial knowledge gleaned from years of experience and thousands of different types of customers. It is based on the reality that only 4-7% of your employees will max out their deductibles in a given year, and 50-70% of your employees will not use their health insurance, or will use it so little as to have little effect on its costs.
It entails using a high deductible plan, from any of the main carriers in the market today, and using the impressive savings they produce to pay for the actual deductibles used through a pooled company owned savings account (not an HSA which is individually owned). After deductibles, and a small fee to the TPA to administer and coordinate the plan, the net effect is a 30% savings off what the typical plan costs.
This strategy is currently being used by over three thousand companies, in all different types of businesses. I call it a “Smarter” way to buy your group health insurance as it is geared more towards paying for what you are actually using.
Your carrier is not motivated to tell you about this because the 50-70% of employees who are currently not using their health insurance are pure profit to them. And, your Broker may not have told you about this because 1) they are not aware of it, or 2) they don’t want to rock the boat and lower their commissions by 30% when they have a good thing going! I just did because I want to earn your business! All your business, including your Business Owners Policy. Workers Comp, Group Life, 401k, etc…
If you would like to see how this works I need to show you a side by side comparison to what you are currently paying. All I need is a census (DOB, Home Zip, Dependent Status and Carrier Plan) along with a copy of a recent bill from each carrier. This is probably your largest overhead expense, after salaries!
Contact me today! 650-355-5396, or ctrowbridge@farmersagent.com.
Filed under For Your Information- Insurance · Tagged with California, Corrin Trowbridge, Financial services, home buying, home improvement, Home Insurance, home owners, home value, Insurance, Mortgage, Real Estate, San Francisco Bay Area, San Mateo
How Much Insurance is the Right Amount of Insurance to Have?
Posted by Corrin Trowbridge on November 16, 2010 · Leave a Comment
Homeowners may not realize it, but it is their responsibility to make certain they have sufficient coverage to replace their home (if it were to burn down)! Insurance carriers do not offer “Gauranteed Replacement” coverage anymore. They offer “Extended Replacement” coverage. This adds an amount over the rated Dwelling amount to take care of any discrepancies. Typically this is 25-50% over the rated amount.
But, the base amount needed is the responsibility of the Policy holder. Thats not to say a good agent will not be able to give you a good idea of what would be appropriate for the area. But, many people rely on their carriers to tell them, and there is no assurance the voice on the other end of the phone is anything more than an order taker.
The right amount of Dwelling insurance is easily calculated. Just take the square footage of the home, and multiply it by the local construction cost per square foot.
Also, don’t skimp when t comes to liability coverage as you can have a lot more to loose than the cost to rebuild your home if you become involved in hostile litigation. Remember, your Liability coverage protects you from people suing you for monetary damages.
Since the likelyhood of you having someone over who would sue you is not high this coverage is a real bargin, and should be enough to cover your “assets at risk”, (these equal your Equity in property, savings and investments, and 4Xyour annual income).
You face most of your Liability exposure in your car so make certain that your Bodily Injury, and Property damage coverages are sufficent to cover your “Assets at Risk”. Since most homeowners have considerable “Assets at Risk” they may want to consider an Umbrella Policy. That is, a seperate Liability policy, that goes on top of the underlying Liability coverages found in your home, auto and boat policies. They come in increments of $500,000 to $1,000,000 and are exremely cheap considering the peace of mind they provide.
Pay attention to this part of your Insurance policy or you may discover, painfully, that you didn’t have the right amount of insurance coverage. What a miserable way to learn that the cheap insurance you were paying for is insufficient to protect you when you really need it.
Contact your agent today to confirm you have the protection you are paying your hard earned money for? Or, call me, Corrin Trowbridge at 650-355-5396, for a FREE REVIEW!
Filed under For Your Information- Insurance · Tagged with California, Corrin Trowbridge, Financial services, home buying, home improvement, Home Insurance, home owners, home value, Insurance, Mortgage, Real Estate, San Francisco Bay Area, San Mateo
The Beauty of Marmoleum
Posted by Cheryl Bower on June 18, 2010 · Leave a Comment

I LOVE this product!! One of the great perks that comes with home ownership is the ability to customize one’s home. As a 15+ year property owner/investor, I’ve had the chance to try out a few flooring products.
Marmoleum hands down is my favorite for easy clean up, durability, and scratch resistance. It’s held up extremely well to a busy household which includes 2 dogs and 2 cats. There is one scratch in the surface and that was caused by me being clumsy with a cabinet one hour post-installation (uuughhh!!). Otherwise, it’s been scratch free for 18 months.
Not only is the scratch resistance impressive, but Marmoleum is really comfortable to stand on for long periods of time (for those serious chefs!) since there is a layer of cork under each tile . This product is also an easy install for the do-it-yourselfer (I installed it myself with a few basic tools). Lastly, you can’t beat the reasonable price (~$4.50-5.50sf), the great colors and it’s environmentally friendly to boot!
Give it a try for your next project-you won’t be disappointed!
Eco-Friendly Driveway
Posted by Cheryl Bower on June 4, 2010 · Leave a Comment
Considering a new driveway? There are lots of options available ranging from stamped concrete, to brick, to pavers, to permeable.
We went the route of a pebble driveway to replace the concrete driveway for a few reasons. It was economical, fast to install and permeable thereby reducing runoff & pollutants entering our storm drains.
My understanding is that storm runoff is one of biggest pollutants of our waterways. I’m in full support of making choices which will offset our impact on the environment.
Our initial thought was to install porous concrete pavers which have openings that can be filled with gravel or grass. We then decided on decomposed granite for the ease of installation and maintenance. It is also available in a few colors.
It’s been two plus years and we’ve been really happy with the result. There is no worry about future cracking and settling as there is with a concrete driveway. No worries about staining either since we can move around or rake the gravel.
The drawback is the occasional required sweeping of stray pieces that end up on the path way or sidewalk and the difficulty in walking to the car in heels. Stray pieces can end up in the house on our wood floors if shoes aren’t properly wiped at the door, but our floors have been getting a fair amount of abuse from two active dogs. It’s a house well cared for and well lived in!
Put Lead to Bed
Posted by Carole Rodoni on April 20, 2010 · Leave a Comment
In general, humans have a long history with lead. The Egyptians used it for soldering. The Romans used it to fashion pipes and for creating utensils and goblets. For quite some time, America and the rest of the mature world made use of lead based paint and it was as universal as latex paint is today.
Painters adjusted new paint by adding powdered white lead, presumably for a tougher finish. Additionally, we have used lead in print, gasoline, batteries, golf balls, canned food, and even children’s toys.
We loved lead for centuries despite its damaging health effects that were starting to be recorded. The Greek physician, Dioscorides, started documenting that lead exposure affected the mind and included symptoms like headaches, gastrointestinal discomfort, anemia, lethargy, tremors, slowing of growth in children, and renal diseases.
Finally, in the 1960s, the Center for Disease Control started to look into the effects of lead poisoning and worked to reduce the amount of lead in blood. Despite this work, it is estimated that approximately 4 million tons of lead-based paint remains in older homes and another 5 millions tons remains in our soil.
How does this apply to you? Now, there are laws in place to limit lead exposure.
- You must first abide by the usual precautions when working around pre-1978 housing where most lead-based paint is found. These precautions include containment, no aggressive paint removed without special HEPA vacuum tools, and proper clean up and disposal of lead debris.
- If you have an investment property, you must supply your tenants with a copy of the EHA brochure “Renovate Right: Important Lead Hazard Information for Families, Child Care Providers, and Schools”. You must also provide them with a lead hazards disclosure form.
- Also, beginning April of 2010, anyone working on a pre-1978 dwelling must be certified to do lead-safe work if there are underage kids or pregnant women working or living in the property and if their activities affect more than 6 square feet of interior lead-based paint or 20 square feet of exterior lead-based paint.
And, if you are trying to buy a pre-1978 property, have it checked out for lead based paint exposure both inside and out (and in the soil). That just makes good sense.
This is an excerpt from Carole’s monthly newsletter which contains great information on the Real Estate market of the Bay area and other helpful tips. Check out her site to sign up to receive her newsletter!
What’s the difference between home staging and a decorator?
Posted by Kerry Roth on April 1, 2010 · Leave a Comment
Home staging and decorating differ on one common front: function.
A home staging professional views your home in the same light that a prospective buyer would. They have an in-indepth understanding of what distracts from a listing and what enhances a listing and will create a feel and flow in the home that attracts buyers and distracts from potential negatives of the rooms. Simply put, staging is the visual presentation of the home.
It is not decorating because home staging professionals do not decorate a room with the homeowners preferences in mind, or to make the room functional to live in. They are not concerned with function but to appeal to the target demographics for the particular home.
For example, next time you’re in a model home take a closer look at the window coverings. They make the room they are in look great, but often they are not functional. They don’t open and close, and there are sometimes faux panels flanking a window to represent a beautiful idea, but no actual use. This is staging.
Included in staging are also de-cluttering the home, painting walls, new flooring, garden and patio updating, bathroom or kitchen remodels, new lighting, deferred maintenance, power washing and curb appeal.
All of this helps your home stand out among the other listings and drives foot traffic to your listing.
Having been in the home staging market for many years I can personally attest and give examples of how staging a listing can increase market value and return on investment. Contact me at kerry@decorstaging.com or 650-619-9052 and I can share more information with you!
Filed under For Your Information, For Your Information- Real Estate, Straight from the Source · Tagged with Curb appeal, Home and Garden, home improvement, home selling, Home staging, home value, listing value, Market value
Michael Haigh
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Phone: 415-269-4461
Fax: 877-754-5250
Email: michael.haigh
@wjbradley.com
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