Opening Doors of Opportunity...
HURLBUT TEAM A Proud Partner of Dudum Real Estate Group
A NOTE FROM THE HURLBUT TEAM We have put together this packet to give you a brief overview of our team, our experience, and our approach. Though deeply personal, buying a home is an important financial decision and an asset to your financial portfolio. Our business is not simply to find you any home; it’s about working side-by-side to make smart decisions about the future and to find you the right home. Our extensive market knowledge and experience is there to help you achieve your goals and alleviate the inevitable stress that change brings. What cannot truly be captured in writing is our commitment to you. Our first priority is scheduling an in-person meeting to get to know you and let you get to know us. We hope that it will mark the beginning of a long-standing relationship. Our measure of success is our rate of return clients and referrals; we create lifetime relationships with people. Buying a home- whether for the first time or the fifth- is both exciting and nerve-wracking. We know that choosing the right realtor is personal; it is our hope that you will find the Hurlbut Team to be your best choice. Lastly, we are always available. Always. We look forward to meeting. Sincerely,
Bryan Hurlbut, Lindsey Sindayen, Erica Misasi, Laruen Deal and Ariel Zimmerman
GET TO KNOW DUDUM REAL ESTATE GROUP Collectively, our agents have decades of Real Estate experience and have successfully closed thousands of real estate transactions. The uniqueness of our agents uniting and working together to provide more to our clients has set a peerless standard of practice, not often seen in the real estate industry. In the spirit of reciprocity, we love to share our knowledge, skills, and talents with each other, all with the paramount goal of top quality service to the client. This dynamic group equips“The and educates regularly so that you can always Hurlbutourselves Team was tremendous. rely on the accuracy of the information we give you. Their attention to detail, constant We are geographically situated throughout the communities in which we serve and communication, always being there that our utilize their networks, modern real estate tools and and resources to guarantee clients gain the quickest, most complete reliable access to property for us made and the selling of one home and information throughout the East Bay. the buying of another the closest thing
to stress free as possible - Chad H.
MEET OUR TEAM BRYAN HURLBUT Born and raised in Orange County, Bryan fell in love with the Bay Area after attending Saint Mary’s College on a baseball scholarship. Upon graduation in 1997 he settled into Walnut Creek and began his real estate career. Bryan’s business goal is to create a lifetime partnership with his clients. “Many see real estate as a “transaction,” that is a process with a beginning and conclusion. However, buying and selling property is an important decision that can affect my clients’ financial portfolios for years. I am committed to providing them the tools to make educated decisions taking long-term goals into account.” Bryan enjoys spending his free time with his wife Hilary, playing golf or finding new ways to stay involved in the real estate and financial communities.
ERICA MISASI Erica grew up in the Bay Area and while school, work, and life took her all over the country she knew she wanted to return to the community to raise her own family. Prior to starting a family, Erica worked in the finance industry focusing on mortgage underwriting. She resides in Walnut Creek with her husband, Ryan, two children Drew and Mia and two Boston Terriers. In between work and motherhood Erica can be found running the trails of Walnut Creek, volunteering at her children’s school, or enjoying time with family and friends.
LAUREN DEAL Lauren joined the Hurlbut Team to assist with operations, marketing, and relationship management. Born and raised in Lafayette, Lauren possesses a natural drive to share the area she loves with others. She brings her community knowledge, unrelenting work ethic, and a passion for functional design to each purchase and sale. Lauren is: graduate of UCSD, wife to Conor, mom to Josie, Frannie and a Labrador named Winston.
LINDSEY SINDAYEN Lindsey was born and raised in the Central Valley before leaving home to attend Cal Poly San Luis Obispo, where she met her husband Chris. Starting her real estate career in Southern California Lindsey relocated to the Bay Area and joined Bryan to form the Hurlbut Team. Lindsey takes immense pride in her work yet knows her greatest accomplishment to be her family, including her two kids, Korrinne and Walker
ARIEL ZIMMERMAN Ariel brings over a decade of administrative and real estate experience to The Hurlbut Team. As a licensed team assistant, Ariel makes sure each transaction is seamless and smooth for clients on both sides of the transaction. A graduate of Sacramento State University, Ariel specializes in communications, customer service, and business. Ariel resides in San Ramon with her fiancé and her Australian Shepherd, Malibu.
TEAM RESUME HIGHLIGHTS • TOP 1% of Realtors in Contra Costa County 2015, 2016 • Negotiated over 300 million dollars in closed transactions • Experience in REO and Corporate Sales • Experts in marketing and web-based advertising • Fluent in social media • Over 20 years of experience • Top 40 under 40 Business Leaders in the East Bay (East Bay Business Times) • Over 300 homes sold • Active participants in the local school programs, including the CCAR Scholarship Foundation and PTO • Regular contributors of time and donations to various charities including: Kiwanis, local YMCA’s, Shelter Inc., White Pony Express, and Habitat for Humanity
TOP 1%
OF REALTOR® TEAMS IN CONTRA COSTA COUNTY
PRESIDENTS CLUB
DUDUM REAL ESTATE GROUP
Opening Doors of Opportunity
Dudum Real Estate Group was founded in 2010 by Julie Dudum Del Santo and is one of the preeminent and finest independently-owned real estate brokerages in the East Bay. With offices in Lafayette and Walnut Creek, Dudum Real Estate Group is comprised of highly motivated, resourceful and successful real estate professionals who work collectively to give our clients the best possible real estate buying and selling experience. At the core of our business philosophy is a commitment to extraordinary service, cooperation, honesty, integrity and communication. Our dynamic group equips and educates ourselves regularly so that you can always rely on the accuracy of the information we give you. We are geographically situated throughout the communities in which we serve and we utilize many networks, modern real estate tools and resources to guarantee that our clients gain the quickest, most complete and reliable access to properties throughout the East Bay. Our team of experts, knowledgeably and competently, cover a wide territory from the Oakland/Berkeley area, continuing east along Highway 24, throughout Lamorinda, the communities along both sides of Highway 680 up to 580, as well as East County serviced by Highway 4.
HOME BUYING BUYING A HOME IS A BIG DECISION The more prepared you are at the beginning, the less overwhelming and chaotic the buying process will be. From the initial planning to selecting the home that’s right for you, there are many steps throughout the buying process. At The Hurlbut Team, we are here to guide you through every step of the process. HERE ARE SOME INTERESTING POINTS FOR YOU TO REVIEW: A buyer’s agent represents the consumer who is purchasing the property in the real estate transaction, not the seller. The buyer’s agent works directly for the buyer and has their clients’ best interests in mind throughout the entire real estate transaction. As a consumer, how often do you buy real estate? Once, twice, three times in your lifetime? Purchasing real estate is a complex transaction with many details that must be handled appropriately. In the majority of home sales, the seller will have their own representation. Wouldn’t you want to have equal, complete, and fair representation in the real estate transaction on your end as well? Here are some highlights of where your Realtor® can help to best represent you in the home-buying process by: AN OVERVIEW OF THE PROCESS • Selecting the right lender to help navigate the loan process • Forming a “wish list” • Implementing a home search • Homework (studying the neighborhoods) • Making an offer & explaining the complexities of a contract • Discussing the importance and risks of your earnest money deposit
• • • • • • •
Negotiating throughout escrow process (purchase price, repairs, timelines, etc.) Inspections/Appraisals Contingency removals Moving preparation & relocation assistance, if needed Close of escrow Your Big Move! After close/getting settled follow up
YOUR COMPREHENSIVE GUIDE TO BUYING A HOME You are about to embark on an exciting journey of finding your next home. The Hurlbut Team’s in-depth guide offers home buyers a detailed overview of the process of buying a home. Throughout the entire process, your Hurlbut Team agent will support you every step of the way, and will even continue to serve you long after you move in. This package has been prepared for you to help explain the process and help you familiarize yourself with the various activities, documents, and procedures that you will encounter while purchasing your home. Purchasing a home is a very important decision and one of the biggest financial decisions you will make in your life. In fact, most people only buy a few homes in their lifetime. We have the tools to make sure that you are wellequipped with up-to-date information to aid in your decision. We hope you find this homebuying guide a valuable resource on your journey. The Hurlbut Team has the experience, market knowledge, and resources to support you in achieving your dreams of home ownership and we look forward to the opportunity of working with you.
BUYER REPRESENTATION Dudum Real Estate Group is widely recognized as one of the fastest growing and leading real estate companies in the greater East Bay.
A PROVEN APPROACH At The Hurlbut Team, we believe buying or selling a home requires a wide array of skills and expertise to ensure that our clients have a clear advantage in an often unexpected real estate market. We continuously look to build upon our expert knowledge so that we may effectively understand current opportunities and challenges in the industry. Our agents are focused on delivering unparalleled results and are committed to exceeding our clients’ expectations with our professionalism, industry knowledge and innovation. When you work with The Hurlbut Team, you’ll have an experienced team from start to finish, who are all dedicated to delivering beyond stellar results.
THE POWER OF NEGOTIATING The art of negotiation is being able to walk away. The skill is not having to. Our goal is simply to help you buy the right property, at the best possible price.
YOUR INTERESTS COME FIRST Buying a home is one of the most important purchases you will make in a lifetime and working with the right agent to make this happen is crucial. With The Hurlbut Team you will have a partner in the process who will work diligently and effortlessly with you to ensure that this goal is fulfilled and that your best interests are favored. In this process, keep in mind, negotiation is a complex matter and all transactions are unique. Your agent will work with you to get the home you want—at the best possible price.
FINDING THE RIGHT HOME: THE SEARCH BEGINS Your Hurlbut Team agent will help begin your search by narrowing your preferences to determine what homes fall within your particular parameters (affordability, size and neighborhood). We will enlist all of the resources available to us including Multiple Listing Service (MLS), off-market properties, new construction, Realtors In Motion Marketing Meetings, agent-to-agent networking, open houses as well as HUD and bank-owned properties. Your agent will also offer you the opportunity to be included in daily listing alerts, notifying you of properties that meet your criteria, as they hit the market.
REAL ESTATE AT YOUR FINGERTIPS Our website, Dudum.com, is another great resource for information. There you will find current homes for sale, open home calendars, market trends, statistics and community information. Our Dudum Mobile App will put the latest listings in the palm of your hand and even guide you to all of the available homes around you, no matter where you are in the East Bay.
dudum.com
We maintain a strong online presence through Dudum.com which has powerful searching tools, community reviews, marketing resources and listing alert capabilities. Our website and blog generate over 20,000 unique visitors annually.
Dudum Mobile App
Dudum Mobile Real Estate provides the most accurate and up to date property info at the touch of a screen! With Dudum Mobile Real Estate, you can access the property information you need, including price, features, photos and more! You can search listings, save properties, or share them with family and friends. Press the ‘Contact’ feature to email your Dudum Real Estate Group Agent, who can assist you with even more information!
QUESTIONS TO CONSIDER • When would you like to move? • How long have you been looking? • What do you like most about your present home? • What do you like least about your present home? • What neighborhoods do you like? • Are schools a factor? If so, which ones? • What style of home would you like (e.g. traditional or contemporary)? • What property condition are you looking for (e.g. fixer-upper, new construction)? If interested in new construction, please ask your Hurlbut Team agent about that specific process. • Is your home currently on the market? How long has it been on the market? What is the asking price? • Do you need to sell your home in order to buy? • Do you need to be near public transportation or highways? • Do you prefer to be in a location with close proximity to amenities? • Are you the sole buyer or do you have partners? • What features are you looking for: detached, condominium/loft, multiple units (flats), bedrooms (#), baths (#), square footage, separate dining room, eat-in kitchen, pool/no pool, etc.
PREVIEWING PROPERTIES FOR YOU Whenever possible, your agent will preview properties before showing them to you to ensure they meet your criteria. While your agent will arrange a time to view new listings, keep yourself available to act on short notice when desirable or well-priced properties become available. WEEKEND OPEN HOUSES You may wish to attend Saturday or Sunday open houses on your own. When doing so, please inform the agent holding the open house that you are working with a Hurlbut Team agent and provide him or her with your agent’s name. BROKER TOURS/CARAVANS Each Tuesday, Thursday & Friday in the East Bay, new property listings are open to agents and brokers for viewing. Your agent will be attending those tours regularly and preview these homes with your specific wants and needs in mind. If there is a new listing that is appropriate for you, your agent will provide you with the address and arrange for a showing at your earliest convenience.
CREATE A WISH LIST, THEN PRIORITIZE Let your imagination run wild when creating your initial list of parameters. Then prioritize your list carefully. You may have to make some trade-offs between the various items on your wish list, but start as big and wide as your net will cast.
THE BEST APPROACH TO VIEWING A PROPERTY
POSSIBLE QUESTIONS TO ASK THE SELLER
Each time you view a property, compare that property's characteristics to your search parameters. If a specific home falls short on your desires, consider whether you can alter the home to make it acceptable. Some features are impossible to change, such as location, but other features can be changed or modified by painting, remodeling, or possibly making structural alterations.
Consult your agent to guide you through the following:
FINANCIAL AND EMOTIONAL CONSIDERATIONS Once you have identified the property that meets your criteria and are prepared to make an offer, you will meet with your agent to discuss the best offer strategy. Is this property extremely desirable—one that could invite multiple offers? If the seller counters your offer and asks for a higher price, what is your top dollar? Does the property need improvement? How motivated is the seller? How motivated are you? What contingencies have you placed on the offer? Do you have to sell a property in order to purchase this one? Are you already preapproved for a loan? FINDING THE ONE When you see a property that meets most of your criteria and is a likely prospect for further consideration, ask additional questions.
Q. Are there any up front inspections/ disclosure packets/reports? The seller may have a recent pest control, general contractor’s inspection, disclosures or other reports available for review. Q. What is the condition of the plumbing, heating, electrical system and the roof? If these systems are old, the cost to repair or replace should be considered and possibly included in your offer terms. Q. Are there any signs of dampness or drainage issues? These conditions can be difficult and expensive to correct, but should always be asked and taken into consideration should there be any indication of such issues. Q. Were improvements made and were they done with permits? Many properties in the East Bay have had improvements or additions completed without the benefit of permits and may or may not comply with local building and zoning codes. We can sometimes obtain a full disclosure package from the listing agent, which should include details on property improvements. Some of these answers may require a visit to the local city or county offices, and are not always able to be obtained prior to making an offer.
HOME BUYING PROCESS: AN OVERVIEW The home buying process is filled with many details that can greatly impact your experience. Your Hurlbut Team realtor will help by working with you and the appropriate vendors to properly guide you to a successful close. GETTING STARTED AND FINDING YOUR NEW HOME
• Tour properties that meet your home search criteria. • Monitor market activity with listing alert service. • Leverage dudum.com network for upcoming listings available for preview. • Identify off-market, for-sale byowner, and expired listings matching requirements.
• Buyer to choose and pay for escrow. • Order Preliminary Title report (Title Company). • Deposit buyer’s funds into escrow account.
SUBMIT HOME INFO TO LENDER
INSPECTION REVIEW
INSPECTIONS AND PROPERTY CONDITION • Conduct Buyer Inspections: Property, Pest, Chimney, Roof, Pool, etc. • Conduct second review of Seller Disclosures. • Review Homeowner’s Association documents, if applicable.
• If issues or concerns are discovered during buyer inspections, we may attempt to negotiate repairs, credits or renegotiate price.
HOME INSURANCE • Buyer selects home insurance company and coverage. • Submit insurance information to escrow.
• Submit purchase contract to lender for processing. • Schedule Appraisal (by lender). • Confirm contingency removal and loan condition dates.
• Review comparable sales and discuss appropriate offer strategies. • Review and sign all available disclosures and reports. • Prepare detailed offer package including bank statements, introductory letter, and loan pre-approval. • Present offer package and purchase contract in person, when possible. • Negotiate the best possible price for your new home!
• Underwriting file review. • Appraisal completed and reviewed by lender. • Final financing approval by lender.
MAKE AN OFFER
LOAN UNDERWRITING AND APPRAISAL
• Obtain loan pre-approval letter from lenders. • Determine budget and price range for home based on income, assets, and personal financial plan. • Meet with tax and financial professional to understand benefits and ramifications of prospective purchase.
OPENING ESCROW
LOAN PRE-APPROVAL
HOME SHOPPING
• Understand your objectives, priorities, and time frames. • Discuss buying process overview. • Examine local market conditions. • Discuss lending qualification. • Define Agency relationship. • Define how we will work together.
INITIAL CONSULTATION
DUE DILIGENCE
CONTINGENCY REMOVAL • Upon complete client satisfaction with inspections, disclosures, loan documentation & all other contractual obligations, contingencies will be removed.
POST TRANSACTION
• Setup utilities: electricity, water, garbage, phone, internet, alarm, etc. • Contact HOA office to schedule move-in, if applicable. • Schedule move.
• Review all closing and transaction costs. • Sign loan documents. • Provide cashier’s check or send wire for down payment and closing costs. • Lender sends balance of funding to title company one business day prior to close.
RECORD AND CLOSE ESCROW • Deed is recorded in person at County Recorder’s office by Title Company representative. • Obtain keys to your new home!
FIRST THINGS FIRST • Change all locks on all doors and update security system, if applicable. • Complete any planned repairs or improvements. • Get acquainted with your new neighborhood and community.
SETTLING IN • Attend HOA meetings and meet your neighbors. • Unpack, unwind and enjoy your new home!
AFTER SALE SERVICE
MOVING DETAILS
SIGN OFF AND LOAN FUNDING
• Confirm property condition and completed repairs, if any. Property condition should be consistent with condition on date of ratification. • Review walkthrough checklist
FINAL WALKTHROUGH
CLOSING
GETTING ORGANIZED • Update estate plan and trust. • Review all appliance and warranty materials. • Schedule future required maintenance (re-seal counters, change/clean filters, etc). • File home warranty plan. • Note upcoming property tax payments and supplemental property tax bill.
• Provide resources for after- sale home owner needs • Be a referral resource for friends and family seeking this same great first class service.
MAKING THE OFFER Your Hurlbut Team agent will help you construct a winning offer, taking into account current market conditions, competition, and fair market value. SEVERAL FACTORS SHOULD BE CONSIDERED IN YOUR OFFER: Purchase price. Having viewed other comparable properties, you will have a good idea of the value of your prospective home. Your agent can provide you with information about similar properties (comparables) in the neighborhood that have sold recently. This information will help establish fair market value and guide you to the “right price.” Loan contingency. If you are obtaining a loan to finance the purchase of your home, your agent will structure a contract to allow reasonable time to obtain a loan from a lender of your choice and at terms which are acceptable to you. It often takes 2 to 3 weeks to obtain a loan commitment. Inspections. In the majority of transactions, offers are made contingent upon obtaining and approving inspection reports on the property by licensed professionals. This is to inform and protect the buyer about known and unknown conditions. We generally recommend that two major inspections be conducted at a minimum: pest control and general contractor/home, but some homes may warrant many others, such as a sewer lateral, roof, chimney, pool, soils, drainage, well, etc.
Personal property. It is important to clearly identify all personal property that will be included or excluded from the sale. PRESENTING AND NEGOTIATING YOUR OFFER Your Hurlbut Team agent will represent you to the seller and seller’s agent in the best light possible to obtain an accepted offer. When presenting your offer, documents such as a loan pre-approval, financial statements or other proof of funds are necessary for a complete package. Often times a personal note or photo from you, the buyer, can really add a nice touch and set you apart from the competition. SUBMITTING YOUR DEPOSIT A good faith deposit must accompany your offer. This is usually a personal check, or bank wire to a title company of your choice. Your agent will make arrangements for you to deposit your check directly with the escrow company and into the designated escrow account. Buyers can also electronically transfer said funds into escrow upon acceptance of the offer.
ESCROW PROCESS Once your offer to purchase a home is accepted, the escrow process begins. The mortgage lender orders the appraisal, a copy of the preliminary title report, a copy of your purchase agreement, and other supporting documentation. As it comes in, the documentation is checked for any irregularities, and any additional items needed are requested. APPRAISAL The appraisal is completed by a third party individual that is hired by your lender to do a report that demonstates to you, as well as the lender, that your home is worth what you are paying for it. This fee will be included in your closing cost figures, provided by the lender. LOAN SUBMISSION Once all the necessary documentation is in, the loan processor puts the loan package together, your loan agent prepares a cover letter, and your completed file is submitted to a lender for approval. LOAN APPROVAL (UNDERWRITING) Loan approval, or “underwriting”, generally takes anywhere from 24 to 72 hours, and it may take slightly longer if mortgage insurance is required. “Mortgage insurance underwriting” occurs when the borrower has less than 20 percent of the loan amount to put towards a down payment, and the lender then
may require additional insurance for your loan. All parties are notified of the approval and any loan conditions that must be received before the loan can close. You may then remove your loan and appraisal contingencies after all of these conditions are met. LOAN DOCUMENTS ARE DRAWN Within one to three days after loan approval, the lender prepares your loan documents (including the note and deed of trust), which are sent to the title/escrow company. The escrow officer will call you to set up an appointment when the papers are ready for your final signature. At that time, the escrow officer will tell you how much money you will need to bring to close the escrow. CLOSING Once all buyers have signed the loan documents, they are returned to the lender, and the package is reviewed. If all the forms have been properly executed, the lender sends the loan funds by wire transfer. Upon receipt of the wire, and once all buyer funds required to close are at the title company, the deed is released to be recorded at the county. This is the point at which you actually own your new home. Congratulations!
THE LOAN PROCESS For buyers financing their home, planning is crucial. This is one of the very first steps in homebuying. Several factors should be considered to assure the loan process goes smoothly. APPLICATION PROCESS
PRE-APPROVAL FOR A LOAN
You will sit down with a lender or mortgage broker, who will ask you to complete a mortgage application and provide copies of your income and asset verification. Various fees and the down payment will be discussed at this time and you will receive an estimate for your closing costs.
An offer is not considered strong if it lacks a pre-approval letter from a reputable lender or local mortgage broker. A letter of approval or proof of funds assures the seller that you will be able to obtain the proposed financing and will not tie up the property needlessly. Lenders will inquire about the following six critical factors: • Income • Savings/capital/investments • Credit history • Debt level/ratio • Employment history
QUICK TIP:
• The value of the property you wish to purchase
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2 YEARS OF TAX RETURNS
•
2 PAYSTUBS
The Hurlbut Team can recommend several reputable lending institutions from which you may obtain pre-approved financing.
•
2 W2S
•
2 MOST RECENT FINANCIAL STATEMENTS
LIFE OF AN ESCROW Once your contract is accepted, the escrow process begins. Working closely with your agent, title company, and lender will ensure a smooth and successful transaction.
Broker/Client Opens Escrow
Order Preliminary Report from Title Company
Receive and Review Preliminary Report
Order Statements of Identity on Buyers and Sellers and Clear General Index Matters
Order Beneficiary Statements at Client's Request
Order Seller Loan Demands
Receive Demands and Review then Notify Client
Receive Beneficiary Statement, Review Terms of Transfer, Notify Client
Forward Bills from Termite, Roofers, Appliance Inspection, and Home Warranty to an Escrow at Direction of Client
Recieve Loan Documents from Lender
Prepare Buyer's and Seller's Instructions and Pertinent Documents
Call Brokers or Clients for Terms
Execute and Return Buyer's and Seller's Instructions and Documents with Funds
Review File to Determine That All Conditions Have Been Met, All Documents are Properly Executed and Notarized, and Good Funds are Received
Request Loan Funds from Lender
Forward Documents to Recording Desk "On Hold"
Do Policy Write-Up
Receive Loan Funds
Order Recording Audit Escrow
Prepare Closing Statements, Disburse Funds, Closing File
THE IMPORTANCE OF INSPECTIONS Once an offer is accepted and the transaction is officially in contract, the contingency period begins. A home inspection is an all-encompassing examination of the condition of a home and is an important step in this process. It is important to conduct a home inspection to avoid a costly mistake by purchasing a property in need of major repairs. Often times the home inspector will call for a further inspection with a specialist should something concerning arise. Once you think you have found your “dream home,� home inspectors can often give you the necessary insight to know if this is the right home for you.
THE INSPECTION PROCESS While property inspections provide no warranty, they will educate you as to the current condition of the property. Inspections are usually requested on the purchase agreement and if inspection results are unsatisfactory, you have the option to request repairs, renegotiate price, or withdraw your offer, prior to removing any contingencies. In addition to the professional inspections listed below, you should take a close look at the property yourself. For example, inspect cupboards, doors, windows, flooring, counter tops, bath and kitchen fixtures, built-in appliances, stairways and banisters. Even spend time in the neighborhood and get to know the community. Your personal diligence is just as important as your professional inspections. • Physical Inspection: Usually done by a General Home Inspector, a Physical Inspection is a thorough inspection of the house. The inspection results in an overall assessment of the present condition of the property. • Termite Report: The Pest Report will indicate any type of wood destroying organisms that may be present. This includes termites, wood fungus, dry rot, etc. The seller usually provides this report, but if not, the buyer is highly encouraged to obtain one of their own. • Roof
• Pool, if applicable
• Chimney
• Neighborhood factors (personal diligence)
• Sewer Lateral
• Noise (personal diligence)
• Structural/Engineering
• HOA Document Review
• Drainage
• City/County Permit History
Your Hurlbut Team agent will work with you to determine which inspections should be conducted. It is also highly recommended that you attend the inspections in person. This is a great opportunity for you to learn firsthand about the condition of the home you are purchasing.
TYPICAL PURCHASE AGREEMENTS CONTAIN THE FOLLOWING CONTINGENCIES FOR THE BUYER: • • • • • • • • • •
Seller Disclosure Statements Buyers investigation Inspection Contingency (any and all) Geological and Environmental California Tax Reports Appraisal Contingency Loan Contingency Preliminary Title Report HOA Documents (if applicable) Insurability of Property
Once all contingencies are removed, you are effectively obligated to purchase the property. The understanding is that you are purchasing the property in its current condition (subject to any agreed upon repairs by the seller) and are planning to move forward with the purchase. At that point, should you change your mind, your good faith deposit could be at risk. Any failure to perform could result in a loss of all or part of your earnest money deposit.
CONTINGENCY REMOVAL PROCESS Once an offer is accepted, placing contingencies in the contract gives the buyer an opportunity for due diligence or to take specific steps within a given time frame. It is essential to meet the specified timeframes and deadlines for each contingency and remove them in writing when due.
CLOSING COSTS: WHO PAYS WHAT? Closing costs are the various fees charged by the lender, the title company, real estate agents, and other service providers in order to complete a real estate transaction and are paid through escrow. Which party pays for specific closing costs can be negotiable between the buyer and seller. THE BUYER CUSTOMARILY PAYS:
THE SELLER CUSTOMARILY PAYS:
• • • • •
• • • •
• • • • • • • • • • •
Title insurance premiums Escrow fee Document preparation (if applicable) Notary fees Recording charges for all documents in buyers’ names Tax proration (from date of acquisition) All new loan charges (except those required by lender for seller to pay) Appraisal fee Interest on new loan from date of funding to 30 days prior to first payment date Assumption/change of records fees for takeover of existing loan Beneficiary statement fee for assumption of existing loan Prorated HOA dues, if applicable Inspection fees (roof, pool, property inspection, pest, geological, etc.) Home warranty (according to contract) City transfer tax (if applicable and according to the contract) Fire insurance premium for first year
• •
• • • • • • • • •
• •
Real estate commission Document preparation for deed County transfer tax City transfer tax (if applicable and according to the contract) Payoff of all loans against property Interest accrued on loans being paid off, reconveyance fees, and pre-payment penalties Home warranty (if specified in contract) Any judgment or tax liens against seller Property tax proration Prorated HOA dues, if applicable HOA fee for providing all updated homeowner’s documents, if applicable Bonds or assessments Delinquent taxes Notary and recording fees Third party Natural Hazard Disclosure Statement and California Tax Disclosure Report Pre-sale inspection fees Negotiated repairs or credits to buyer, if any
20 MINUTE FINAL WALK THROUGH So you’ve purchased a new home and it’s time to take the final walk through with your Realtor before the close of escrow. How many of you know what to look for during the final walk through? How many of you have had a Realtor guide you through the experience with knowledgeable expertise to assure that you’ve covered all the items necessary to help negate any surprises after you move in? The Hurlbut Team has simplified this process by implementing her proven “Final Walk Through Checklist.” They’ve pared the process down so that it focuses in on the items crucial to buyers’ continued sense of well being, after the closing. Take a look at the team’s list and keep it in mind for when we have your final walk through. 1. Verify Completion of Necessary/Requested Repairs: If the purchase contract called for any negotiated repairs to be performed, this is the time to confirm repairs and verify the work has been completed, ideally to the client’s satisfaction. 2. Get Educated on all of the “Need to Knows”: Have the sellers educate the buyers on all of the property’s systems such as HVAC thermostat, specialty plumbing, alarm systems, pool equipment, appliances (not tested by a home inspector), sprinkler system, surround sound AV equipment (if built in and staying with the property), etc. The sellers have been using these systems regularly and are the best ones to educate the buyer on their functionality, as well as any potential nuances. These are “systems” a home inspector typically does not check during their inspection. 3. Pamphlets, Paperwork, Manuals, & Warranties (keys & remotes too): The final walk through is a perfect opportunity to get all of the paperwork, manuals, and information on items in the home. This includes the appliances remaining at the property, heating and cooling system, windows, roof, etc. Be sure to ask for any transferable manufacturer warranty info, so that the buyer can fill out the information card and properly mail it in with any payment (if required), to ensure the warranty gets transferred into the new buyer’s name. Arrange a specific place where the sellers will leave this paperwork (possibly a kitchen drawer or closet shelf) and ask that they leave any additional house keys and garage door openers in this location upon vacating.
4. Forwarding Contact Information: Ask the sellers for permission to possibly give their forwarding contact information to the buyers. This is helpful should the buyer have any questions upon move in, or especially to help expedite the forwarding of any mail that arrives for sellers after the move. Sellers are generally more than happy to provide this information. If a seller is not comfortable with this, then the buyers can always forward any mail to their own agent, who can get it to the seller’s agent, to get to the sellers, as well. 5. Get in the know on your new neighbors: Ask the sellers about their neighbors in a way that shows you’re not looking for “dirt”, but more of a safety/peace of mind advanced knowledge. Simply ask the sellers “if they were going out of town tomorrow, which of their neighbors do they feel most comfortable leaving their house key with, or asking to water their plants and pick up their mail while they are gone?” The buyers will immediately get a good sense of who their neighbors are and who to reach out to, if needed, when they move in. 6. Confirm transfer of utilities: A discussion with buyers and sellers about cancelling and/ or setting up utility service is neccessary to ensure no loss in service or coverage. Your realtor can provide you with a list of utility providers and vendors in your community. When you focus in on the above list for your final walk through, you will find that your walk through not only yields more useful information, but it will give you a stronger sense of peace and excitement about the transition. Hope you will find this guide helpful and may it ease the transition of moving into your new home. Congratulations!
MOVE-IN CHECKLIST Moving can be a stressful time. We highly recommend that you prepare for your move as soon as possible. Provided is a checklist of recommended steps to ensure that your move-in goes as smoothly as possible.
BEFORE YOU MOVE Address Change Notification • Post office forwarding address • Subscriptions • Friends and relatives • Bank and other financial institutions Insurance • Notify insurance companies of new address for coverage: life, health, fire, and auto Change Over Services • Gas, electric, water, phone, cable TV, garbage, Internet, newspaper Gather Records (for move to a new city) • Ask doctor and dentist for referrals; transfer needed prescriptions, eyeglasses, x-rays • Obtain birth records, medical records, etc. • Obtain pet records, tags Moving Company • Make arrangements with moving company • Clean rugs or clothing before moving; have them moving-wrapped • Check insurance coverage, labor cost for packing and unpacking labor, arrival day, various shipping papers, method and time of expected payment • Plan for special care needs for children and pets on moving day
On Moving Day (to a new city) • Carry enough cash to cover cost of moving services and expenses until you establish bank accounts in your new city • Carry jewelry and documents on your person—or use registered mail to deliver safely • Plan for transporting pets • Let a close friend or relative know the route and schedule you will travel, including overnight stops; use him/her as message headquarters • Double check closets, drawers, and shelves for items left behind • Leave old keys for new owner (or tenant) with realtor, landlord, or neighbor. At Your New Address • Check if service is switched on for telephone, Internet, cable, gas, electricity, water, and garbage • Check pilot light on stove, hot water heater, and furnace • Check if appliances are working • Notify DMV of new address update for your driver’s license • Visit city offices and re-register to vote • Register car within five days after arrival in state or a penalty may have to be paid when obtaining new license plates • Apply for a driver’s license in your new state • Register children in school • Arrange for medical services: doctor, dentist, veterinarian, etc.
BRENTWOOD Chamber of Commerce 925.634.3344 City of Brentwood 925.516.5400 Fire Department 925.634.3400 Garbage (CBSW) 925.516.6090 Gas & Electric (PG&E) 800.743.5000 Brentwood School District 925.513.6300 Phone, Internet, Cable (AT&T) 800.288.2020 Phone, Internet, Cable (Comcast) 800.934.6489 Police Department 925.634.6911 Brentwood Water 925.516.5415
DANVILLE Chamber of Commerce 925.837.4400 City of Danville 925.314.3388 Fire Department 925.838.6600 Garbage (CCCSWA) 925.685.4711 Gas & Electric (PG&E) 800.743.5000 Phone, Internet, Cable (AT&T) 800.288.2020 Phone, Internet, Cable (Comcast) 800.934.6489 Police Department 925.314.3700 Danville Schools (SRVUSD) 925.552.5500 Water (EBMUD) 866.403.2683
LAFAYETTE Chamber of Commerce 925.284.7404
EMERGENCY/ OTHER SERVICES
City of Lafayette 925.284.1968
Alameda County Sheriff 510.667.7721
Fire Department 925.941.3300
Contra Costa Animal Control 925.335.8300
Garbage (CCCSWA) 925.906.1801
Animal Licensing & Care 925.335.8310
Gas & Electric (PG&E) 800.743.5000
Contra Costa County Sheriff 925.646.2441
Lafayette School District 925.927.3500
Department of Motor Vehicles 800.777.0133
Phone, Internet, Cable (AT&T) 800.288.2020
Poison Control 800.523.2222
Phone, Internet, Cable (Comcast) 800.934.6489 Police Department 925.284.5010 Water (EBMUD) 866.403.2683
WALNUT CREEK Chamber of Commerce 925.934.2007 City of Walnut Creek 925.943.5800 Fire Department 925.941.3300 Garbage (CCCSWA) 925.906.1801 Gas & Electric (PG&E) 800.743.5000 Phone, Internet, Cable (AT&T) 800.288.2020 Phone, Internet, Cable (Comcast) 800.934.6489 Police Department 925.943.5844 Walnut Creek School District 925.944.6850 Water (EBMUD) 866.403.2683
WHAT OUR CLIENTS SAY “The Hurlbut Team helped educate us on the market and applied their excellent negotiating skills to help us get our dream home.” John Rueter and Tom Marzella “The Hurlbut Team made this process as simple and easy as possible. They offered multiple locations in different settings, made the paperwork very easy, and offered excellent advice.” Matthew Harrison “The Hurlbut Team was professional, diligent, patient, and educated during our transaction. They constantly went out of their way during and after the process to make sure we were well informed.” Ryan & Rachelle Cainey “We were extremely happy with every aspect of our transaction. The Hurlbut Team was wonderful to work with and we especially appreciate their attention to detail.” Dave & Jill Rathjen “The entire team took the time to get to know us, and asked a lot of questions to understand what we wanted. We always felt heard and appreciated.” Tammy R “It is a tough market to evaluate and Bryan and his team did everything they could to research and educate us on the trends. They had to deal with our initial expectations and work with us to determine what was relative. While other homes in our neighborhood remain on the market for months, we were able to see our home sell in weeks. The timing was perfect and we could not be happier with the final results.” Mr. & Mrs. Chris Schofield “As first time home buyers, my wife and I were very nervous about trying to buy a new home. The Hurlbut Team walked us through every process, answered every question and offered their advice when we asked for it”. Mr. & Mrs. Scott Simpson The Hurlbut Team is extremely knowledgeable and helped set our expectations appropriately. They worked diligently with the buyer’s Realtor through difficult negotiations and kept our best interest in mind.” Mr. & Mrs. Jason Von
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THE POWER OF COMMITMENT Commitment is what transforms a promise into reality. It is the words that speak boldly of your intentions. And the actions which speak louder than words. It is making the time when there is none. Coming through time after time, year after year. Commitment is the stuff character is made of, the power to change in the face of things. It is the daily triumph of integrity over skepticism. Once one commits, providence happens, and things are able to fall into place. Here at The Hurlbut Team, we are committed to you!
OPENING DOORS OF OPPORTUNITY... It’s what we do. We look forward to opening doors for you! www.HurlbutTeam.com
HURLBUT TEAM BRYAN HURLBUT
REALTOR® 925.383.5500 Bryan@HurlbutTeam.com DRE#01347508
LINDSEY SINDAYEN
REALTOR® 925.464.6280 Lindsey@HurlbutTeam.com DRE#01895540
ERICA MISASI
REALTOR® 925.708.6105 Erica@HurlbutTeam.com DRE#02027240
LAUREN DEAL
REALTOR® 925.876.4671 Lauren@HurlbutTeam.com DRE#02060294
ARIEL ZIMMERMAN
TEAM ASSISTANT 925.785.6997 Ariel@HurlbutTeam.com DRE#02027252
©2017. Dudum Real Estate Group has not independently verified the information contained herein and therefore, assumes no legal responsibility for its accuracy. Buyer should investigate any matters or items disclosed, identified or about which they have concerns to their own satisfaction. Rev. 010319
2018