V22.4

A. Christina Breen-Hale, Agent

Joshua Valletta Lic. Real Estate Salesperson

3093 West Ridge Road, Rochester, NY 14626

achristina@breen-hale.com • www.breen-hale.com

585-690-2633 c josh@norchar.com

585-225-8480

Ready Place to Cfoar a New ll CALL Home?

ME!

Z AG PA D

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Real Estate Rentals Seniors Home Improvement Rochester, New York • FEBRUARY 14 - 28, 2018 • v 22.4 R1091220

Mary Corcoran Lic R.E. Salesperson

585-899-9640 cell 585-473-1320 office cover home details on page 5

PERSONAL • PROFESSIONAL • LOCAL 2541 Monroe Avenue, 14618

www.PremiumMortgage.com

Equal Housing Lender | NMLS#3254 | Licensed Mortgage Banker NYSDFS

PrmMtg

241.0000

PrmMtg

PrmMtg

INSIDE

PENFIELD | $565,000 | 3,691 sq ft | 4 bdrms | 3.5 baths | 1st floor master & finished basement

PropertySourceOnline.com

Property Source • v22.4 • February 14 - 28, 2018

The Denninger Report

Real Estate

Enter the MLS# at PropertySourceOnline.com

Broker/Owner, Goodman Realty

Killers!

be aware of these common issues to help avoid them Many think once a real estate contract has been signed the Realtors job is done.

Nope, it’s just beginning. This is why experienced and savvy Realtors are worth their weight in gold, guiding buyers and sellers through the myriad real estate regulations and challenges that loom, threatening to kill the deal. Here are a few killers to buying and selling homes: UNQUALIFIED BUYERS! Today’s buyers are more educated. Most know they need to have mortgage pre-approval before beginning their home search and especially before putting an offer in on a property. Most agents insist on verifying pre-approvals before taking buyers out to look. After all, what is the point in taking precious time away from qualified clients or family, pay for gas and wear & tear on the car, and expend considerable effort showing homes to people who ultimately do not qualify to buy? Some agents do all this, having taken their buyers word that they are ready to buy, when they actually are not. One way I protect my sellers is by insisting a pre-approval letter or if a cash deal; proof-of-funds accompany all offers. When they are not readily available, that they come within two days of acceptance of offer. If not, then the deal dies - this is written as such in the acceptance of the offer as a condition. You would be amazed how many deals have gone by the wayside, once these conditions were enforced. There is no reason today, to accept an offer without the buyer extending proof they are able to close the deal.

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By GINI DENNINGER

WHAT COMES WITH THE HOUSE? When working with sellers getting ready to list their homes, I always ask: “Are there any fixtures that are not staying.” After getting puzzled looks, I explain fixtures such as chandeliers, liquor bars, handicap aids such as a stairlift, are assumed to come with the home, since they’re attached to walls, ceilings or floors. I ask again. Sometimes they respond: “Grandmas Victorian light over the kitchen table has sentimental value or a spectacular selling point; a $10,000 chandelier that just “makes” the front entry way, is not staying. I request the seller remove and replace these items before marketing the home. Sellers think leaving these items in place will help “sell” the house, as sources of inspiration for buyers showing how they could spiff the place up. Not so. These items can become deal killers. These items become such a bone of contention, deals fall apart at the closing table or before; even if they are declared “not coming with the house” in

the listing information. There are some buyers who, in an act of bravado, declare: “if that doesn’t come with the house we aren’t buying it!” To that agents respond: “Everything is negotiable” and write it into the offer. Now the seller has to decide, take the deal as is or risk losing it because of an item they refused to remove prior to the house coming onto the market. The sad thing is that these buyers would have never missed these items and bought the house anyway. They do not sell the house, but become “spoils of war” in the buyers attempt to get the best deal possible.

INSPECTIONS. This is the most common reason deals fall apart: an inspection that just does not go well. There might be too many repairs needed and a buyer may see the house as a lemon, one that they do not want. And some agents use inspection results as an opportunity to negotiate the price down further.

I often counsel sellers that they have their home inspected prior to going on the market if I suspect there are issues.

Their options are: 1. To have major issues repaired that could cause a deal to fall apart, if they can afford it.

2. If the seller cannot afford this, I ask that the cost of repair be built into the price, which is known as a price adjustment. Then, the owners should get several estimates for repair, making them available for potential buyers to see. This helps prevent buyers from unreasonably inflating (in their heads) the repair cost. The result being no offer being written. The price adjustment is always pointed out to the buyers agent, prior to their bringing clients through. If the buyers know in advance there is an issue and the price has been adjusted, they are more likely to bring buyers and/or realistic offers to the table.

3. If there is no home inspection by the seller, I always prepare them to expect some demands from the buyers in form of repairs or sellers concessions at the closing table. I point out that deals die due to inspection issues and then those issues must be updated in the “Property Condition Disclosure” for future buyers to see.

When working with buyers, I council them that inspections are primarily to determine the condition of the house.

If these conditions are health and safety related we can and should ask for repairs. This is not intended as a tool for a free-for-all moment where the buyer can

“shop” for home improvements on the seller’s dime. Most buyers agents educate their clients on the purpose of the home inspection; as a tool to prevent the buyer from buying unexpected problems, as well as an opportunity to try to have items fixed or compensated for (if not already done in pricing of the property) that concern health and safety.

Unfortunately, some buyers agents consider inspections as a tool for reducing the price, operating from the assumption that the seller will agree to any demands resulting from inspection since they do not want to lose the deal. This is a false premise. Once the inspection is done, the buyers are counseled to ask for larger than normal concessions or repairs to items that have nothing to do with health and safety. This creates an adversarial atmosphere. While there are some sellers that will cave, there are others that absolutely refuse and insist on the deal dying. This type of representation by an agent, is counter-conducive to deals coming together and create ill-will all the way around.

The good news is that while most inspections yield some need for repair or concessions, they are handled professionally by most agents on both sides and don’t stall or kill a deal. My advice to buyers is ask a potential buyers agent what they believe the purpose of the home inspection is. If they offer it as a tool for price re-negotiation, be aware that buying success may be curtailed significantly.

BUYERS SPENDING SPREE! When working with buyers one of the first things I tell them is stop buying things. Immediately! Even though they have a pre-approval, buyers often do not know that if they were to buy a big ticket item such as a car or many items that accumulate up to a sizable dollar amount, on credit, they could become ineligible to buy due to too high a debt load. Bankers look for certain debt to income ratios before issuing mortgages. The guidelines are defined by the type of mortgage. Buyers should discuss any proposed large purchases with their mortgage officer prior to buying to make sure they do not ruin their debt ratio. Once they have closed they will able to make the purchase. The buyer should ask themselves: “Is buying a car or furniture more important than buying the house?” In most cases, they forgo or postpone until after their closing. Buyers do not realize that the debt ratio is periodically reviewed during the contract period, and is ALWAYS reviewed in the days immediate to closing,

so any changes to the debt ration could stop the sale cold. Better to wait, always!

ATTORNEY APPROVAL. Yes, this happens for a large variety of reasons.

There may be an issue that an attorney spotted. Or sometimes, especially if the attorney does not represent buyers and sellers on a daily basis, they try to be a hero and nit-pic what normally are nonissues, such as where the deposit will be held. Buyers and sellers can instruct their attorneys to disapprove a contract for ANY reason, within the contractually allowed time agreed to. No explanation is needed, merely a disapproval letter.

Sometimes a better offer came in and the seller knew the attorney had not given approval yet, or the buyer looked at just one more house they loved more and want to buy - just after the first seller accepted their offer. I had a situation where my buyers found out (to our horror) during a casual conversation with a friend, that the house they had an accepted offer on was a home where a murdered girl was found weeks after disappearing! She had been murdered by the neighbor who disposed of her in the neighbors unoccupied home! This is not required to be disclosed in New York State by the sellers, and so was unknown to us. But, when the buyer called me, after getting over the horror and shock; my first words were: “Your attorney has not yet issued attorney approval. Do you want out of the deal? If so I will call him right away and tell him to disapprove.” In this case, my buyers were bumped from the deal anyway.

There are many more obstacles to deals successfully closing. These are but a few.

They are all preventable. Buyers and sellers need to pre-empt some of these issues by working with agents that recognize potential issues and be able to work in a conciliatory manner to overcome issues when they are found. Agents must be able to come up with solutions that are fair and honest for all. Buyers and sellers must be realistic in what it is they expect when buying their home. I always say: “Everything is negotiable.” But everyone who believes that must also realize “Within reason!”

Goodman Realty

585-760-3880 GiniDRealEstate@gmail.com GoodmanRealtyProperties.com

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Property Source • v22.4 • February 14 - 28, 2018

Discover Real Estate R1090124

2278 State Route 436 - Horse Ranch!

Chili Office (585) 247-8250 New Listing!

R1090129

New Listing!

R1091749

HAMLIN $375,000

NIAGARA $244,900

CHILI $184,900

Elaine Flaherty

Kenneth Dauphinee

John Puls

Dennis Levandowski

Farm situated on 46.4 rolling acres in Nunda, NY. Barn system features 15 stables, an 80’ x 168’ indoor arena, hay lofts, & equipment shed. Barns open to 11 pastures.

Home features many updates.

LIC R.E. SALESPERSON

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4 large bedrooms, 3.5 baths, fireplaced family room private wooded back yard. Beautiful hardwood floors through out the 1st floor,the finished walk-out base man cave with fireplace. 5 private acres.

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BERKSHIRE HATHAWAY - DISCOVER • 162 S. UNION ST, SPENCERPORT, NY 14559

New Listing!

R1096289

o:

585-352-4896

Grand entrance leads you to the spacious kit w/ lrg breakfast rm. Turn to the formal dining rm w/ wet bar central to the vaulted living room. 2 upper beds w/ private bath. 1st floor master suite.

BERKSHIRE HATHAWAY - DISCOVER • 162 S. UNION ST, SPENCERPORT, NY 14559

New Listing!

R1089468

o:

LIC R.E. SALESPERSON

585-352-4896

New Listing!

R1096294

CLARKSON $156,900

GATES $134,900

John Puls

Jorge Rodriguez

Cheryl & Al Honan

o:

585-352-4896

1,416 sq ft on 0.29-acre lot with a wooden deck, above ground pool & Hot-tub. Lrg living rm, fam rm with gasfireplace; kit, powder rm, and 1st floor laundry; 3 bdrms w/ a full bath on the 2nd floor.

New Listing!

R1017954

o:

LIC R.E. SALESPERSON

BERKSHIRE HATHAWAY - DISCOVER • 162 SOUTH UNION STREET

585-352-4896

Ranch features 4 bedrooms, 1 1/2 baths, large family rm with wood burning fireplace, slider to backyard, formal dining rm, fin base adds more living space to this home, 2nd kit in base, storage.

LIC R.E. SALESPERSON

BERKSHIRE HATHAWAY - DISCOVER • 162 S. UNION ST, SPENCERPORT, NY 14559

City Living!

R1035174

Spacious 2005 colonial with 4 bedrooms and 2.5 baths.

Additional features include first floor laundry, central air, formal dining room. Not far from expressway and public park. Growing community.

LIC R.E. BROKER

BERKSHIRE HATHAWAY - DISCOVER • 162 SOUTH UNION STREET

BATAVIA $184,900

LIC R.E. SALESPERSON

o:

585-352-4896

New Listing!

585-352-4896

New Listing!

R1087907

GATES $64,900 Move in ready! Conveniently located to everything. Freshly painted, new carpet, open floor plan, finished walkout basement. Low HOA

Lorenzo DiCesare LIC R.E. SALESPERSON

BERKSHIRE HATHAWAY - DISCOVER • 162 SOUTH UNION STREET

R1073397

o:

BERKSHIRE HATHAWAY - DISCOVER • 162 S. UNION ST, SPENCERPORT, NY 14559

o:

585-381-7322

BERKSHIRE HATHAWAY - DISCOVER • 1303 MARSH RD, PITTSFORD, NY 14534

New Listing!

R1086714

ROCHESTER $50,000

ROCHESTER $42,900

ROCHESTER $39,900

ROCHESTER $14,900

Lashay Harris

Jeannine Meilman

Jorge Rodriguez

Jeannine Meilman

Great investment property that is apart of the Urban Investment package that includes 5 other properties.

This property is close to the airport, U of R, Genesee Valley Park and minutes from downtown.

LIC R.E. SALESPERSON

o:

585-381-7322

BERKSHIRE HATHAWAY - DISCOVER • 1303 MARSH ROAD

Enter the MLS# at PropertySourceOnline.com

New Listing!

R1090576

NUNDA $1,200,000

Townhouse style ranch located on Meadowbrook golf course. Open floor plan w/ Breakfast bar & room for a full dining rm. Newly carpeted living rm. The Master suite has walk in closet & 2nd full bath.

4

Good to know.™

4 bedroom, 1.5 bath home in the city of Rochester. New furnace and beautiful hardwood floors. Fully fenced yard and garage!

LIC R.E. SALESPERSON

o:

585-381-7322

BERKSHIRE HATHAWAY - DISCOVER • 1303 MARSH ROAD

An excellent investment opportunity as rental property near bus lines, shopping and various neighborhood services. Both apartments consist of 2 beds, full bath, and eat-in kit w/ pantry.

LIC R.E. SALESPERSON

o:

585-352-4896

BERKSHIRE HATHAWAY - DISCOVER • 162 S. UNION ST, SPENCERPORT, NY 14559

rehab; new roof, electric, plumbing, waterline to street ,some tin ceilings.Solid brick house some kit.Cabinets.

For you to finish inside .

LIC R.E. SALESPERSON

o:

585-381-7322

BERKSHIRE HATHAWAY - DISCOVER • 1303 MARSH ROAD

40 gallon A.O. Smith water heater installed for as low as

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$775!

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I n Th e News Please email press releases to: info@propertysourceonline.com or call 585-458-0011. Publication not guaranteed.

Kim Barrett, Broker/Owner, Magellan®, Inc., congratulates Susan Spano, Licensed Real Estate Salesperson, REALTOR® for being named January’s “Listing Agent of the Month”.

Kim Barrett, Broker/Owner, Magellan®, Inc., congratulates Maureen Toombs, Licensed Real Estate Associate Broker for being named “Salesperson of the Month” for January.

Mary Corcoran

Lic R.E. Salesperson Howard Hanna Real Estate

c: (585) 899-9640 o: (585) 473-1320

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Property Source • v22.4 • February 14 - 28, 2018

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Classifieds RENTAL NEW & IMPROVED RENTALS

SECTION COMING SOON!

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5

Property Source • v22.4 • February 14 - 28, 2018

Beautiful circa 1870 Col - Walk to Downtown

R1092710

Price Reduced!

R1093130

69 CHADWICK R1093397 OPEN SUNDAY 2/18 FROM 1-3PM

CANANDAIGUA $269,900 PERINTON $334,900

IRONDEQUOIT $145,500

STYLE: Colonial SF: 2979 – BR: 4 – BA FULL: 2 – BA HALF: 1 SCHOOLS: Fairport TEXT: H001467 TO:VIDEOS

STYLE: Split Level SF: 1520 – BR: 3 – BA FULL: 1 – BA HALF: 1 SCHOOLS: West Irondequoit TEXT: H001287 TO:VIDEOS

David Barnes LIC R.E. SALESPERSON

c/text:

STYLE: Colonial SF: 2908 – BR: 5 – BA FULL: 2 – BA HALF: 1 SCHOOLS: Canandaigua TEXT H001037 TO VIDEOS

Christine Yager

585-721-8122

LIC R.E. SALESPERSON

c/text:

585-750-6369

HOWARD HANNA • 1797 PENFIELD RD - PENFIELD, NY 14526

HOWARD HANNA • 425 TITUS AVE - ROCHESTER, NY 14617

Pam Castronova

Cheryl Siple

LIC R.E. SALESPERSON

c/text: 752-8914

LIC ASSOC. R.E. BROKER

HOWARD HANNA • 336 N. MAIN ST, CANANDAIGUA, NY 14424

c/text: 721-4994

Enter the MLS# at PropertySourceOnline.com

Contact us for all of your Real Estate needs! Office: 585.266.5560

David Barnes

Lic. RE Salesperson

John Mastrella, Jr. Lic. Associate RE Broker

6

Cathy Bianchi

Sandra Bohner

Lic. Associate RE Broker Branch Manager

Lic. Associate RE Broker

Salvatore Morello

Ro Naomi

Lic. RE Salesperson

Lic. Associate RE Broker

Mark Hiscock

Eugene Cassata

Alisha D’Alfonso

Bernadette Giambra Lic. RE Salesperson

Lic. RE Salesperson

Susan Pomponio

Patricia Richards

Walter Rodenhouse

Danielle Ross

Lic. Associate RE Broker

Lic. Associate RE Broker

Lic. RE Salesperson

Lic. RE Salesperson

Lic. RE Salesperson

425 Titus Ave • Rochester, NY 14617

Lic. RE Salesperson

Lic. RE Salesperson

John Magere

Lic. RE Salesperson

Crissandra Masceri

Joyce Soporito

Joy Wilcox

Tina Zwetsch

Mary Howard

Lic. Associate RE Broker

Lic. RE Salesperson

www.HowardHanna.com

Lic. RE Salesperson

Lic. RE Salesperson

Property Source • v22.4 • February 14 - 28, 2018

R1095859

4 Escena Rise - Quick move in!

25 Aden Hill - Right Sizing perfected!

R1095862

R1077325

Rarely Available “The Thrall House”

PITTSFORD $524,900

PITTSFORD $459,900

PARMA $234,900

William Arieno

William Arieno

Mary Lobene

STYLE: Colonial SF: 2665 – BR: 4 – BA FULL: 2 – BA HALF: 1 SCHOOLS: Pittsford

LIC ASSOC R.E. BROKER

c/text:

585-750-6030

STYLE: Ranch SF: 1828 – BR: 3 – BA FULL: 2 – BA HALF: 0 SCHOOLS: Pittsford

LIC ASSOC R.E. BROKER

HOWARD HANNA • 33 SOUTH MAIN ST - PITTSFORD, NY 14534

R1095590

Move-in Ready, 3 Bedroom Colonial

c/text:

585-750-6030

STYLE: Colonial SF: 3320 – BR: 3 – BA FULL: 1 – BA HALF: 1 SCHOOLS: Spencerport TEXT: H076957 TO:VIDEOS

HOWARD HANNA • 33 SOUTH MAIN ST - PITTSFORD, NY 14534

R1096621

Original Architectural Details Circa 1920

c/text:

LIC R.E. SALESPERSON

585-734-3362

HOWARD HANNA • 85 SOUTH UNION ST - SPENCERPORT, NY 14559

Truly A Must See Inside!

R1095911

& ONE OF THESE HOMES MARY LOBENE Lic Real Estate Salesperson o: 352-8529 c: 734-3362

PENFIELD $169,900 STYLE: Colonial SF: 1440 – BR: 3 – BA FULL: 1 – BA HALF: 1 SCHOOLS: Webster TEXT: H003177 TO:VIDEOS

William Arieno LIC ASSOC R.E. BROKER

c/text:

585-750-6030

HOWARD HANNA • 33 SOUTH MAIN ST - PITTSFORD, NY 14534

ROCHESTER $309,900

STYLE: Colonial SF: 2380 - BR: 3 - BA: 1.5 SCHOOLS: Rochester TEXT: H003747 TO:VIDEOS

Rebecca Keller LIC R.E. SALESPERSON c/text: 585-721-3391

Christopher Schwer LIC R.E. SALESPERSON c/text: 585-748-848

OGDEN $154,900 STYLE: Multi-Family SF: 3094 – BR: 0 – BA FULL: 0 – BA HALF: 0 SCHOOLS: Spencerport TEXT: H003267 TO:VIDEOS

Mary Lobene

c/text:

LIC R.E. SALESPERSON

2349 MONROE AVE, ROCHESTER, NY 14618

85 South Union St Spencerport, NY 14559

585-734-3362

HOWARD HANNA • 85 SOUTH UNION ST - SPENCERPORT, NY 14559

SALE PENDING

R1095732

ND

Cozy yet Spacious Side Split!

ING

OGDEN $149,900

OGDEN $124,900

Mary Lobene

Mary Lobene

STYLE: Cape Cod SF: 2052 – BR: 4 – BA FULL: 2 – BA HALF: 0 SCHOOLS: Spencerport TEXT: H003197 TO:VIDEOS

LIC R.E. SALESPERSON

c/text:

585-734-3362

STYLE: Split Level SF: 1278 – BR: 3 – BA FULL: 1 – BA HALF: 1 SCHOOLS: Spencerport

LIC R.E. SALESPERSON

HOWARD HANNA • 85 SOUTH UNION ST - SPENCERPORT, NY 14559

UNBELIEVABLE Home!

R1091220

c/text:

585-734-3362

HOWARD HANNA • 85 SOUTH UNION ST - SPENCERPORT, NY 14559

R1081860

60’ of Lake Ontario Frontage

PENFIELD $565,000

KENDALL $169,900

Mary Corcoran

Peter DiMartino

STYLE: Cape Cod SF: 3691 – BR: 4 – BA FULL: 3 – BA HALF: 1 SCHOOLS: Penfield

LIC R.E. SALESPERSON

c/text:

585-899-9640

HOWARD HANNA • 2349 MONROE AVE - ROCHESTER, NY 14618

STYLE: Colonial SF: 1440 – BR: 5 – BA FULL: 1 – BA HALF: 0 SCHOOLS: Kendall TEXT: H080577 TO:VIDEOS

LIC ASSOC. R.E. BROKER

c/text:

585-727-3955

HOWARD HANNA • 217 WEST MAIN STREET

Enter the MLS# at PropertySourceOnline.com

PE

R1095313

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Property Source • v22.4 • February 14 - 28, 2018

From The Ground Up

Remodeling Projects

how much can you recover when you resell?

Carmen Santora, Executive Director of the Better Contractors Bureau in an effort to help homeowners contemplating a major remodeling project and who are concerned if the cost invested would be recouped should they decide to sell their home offers the following information.

His analysis is based on a national average “cost vs. value” survey and condensed to specifically relate to our local area.

The resale value depends on a lot of variables, such as the state of the housing industry and local market conditions in particular at the time of sale. A lot of homeowners are concerned that their remodeling investment might price their home out of the neighborhood averages.

This should only be taken into account if you think that you may be selling your home in the near future.

If a homeowner has small children and is thinking of adding extra bedrooms or an additional bathroom they may want to think of the advantages of staying where they are. If the schools are great, they live close to their workplace and shopping and are in an area of lower taxes or other personal conveniences, then they shouldn’t worry about pricing themselves over their neighborhood averages, especially if they intend to stay there for many years.

Enter the MLS# at PropertySourceOnline.com

Providing Enhanced Services to your Customers!

8

By CARMEN SANTORA

Executive Director, Better Contractors Bureau

V RTUAL R E A L

E S T A T E

S H O P

DO WHAT YOU DO BEST...

AND LET VIRTUAL REAL ESTATE SHOP DO THE REST!

However, if the homeowners know they will be staying where they are for only a short time then a major remodeling would be foolish. Things like energy efficient updates such as new replacement windows, high efficiency furnace, roofing or siding, kitchen or bath updates would add to their comfort and help to sell the house faster and save them money while they still remain in the home. Major expenditures for a new kitchen and bath can run into thousands of dollars and unless money doesn’t matter or you don’t care

about resale values then by all means go for it.

It’s important to know that there are a variety of variables that can effect both the cost of the remodeling and the resale of the home such as the size of the remodeling company estimating the project and the values of the properties in the surrounding neighborhoods.

Below are some area examples of the cost of what some remodeling projects can cost and what could be recouped if you sell your house. The numbers pre-

Type of Cost of Added Resale Return on Project Project* Value* Investment* Bathroom Addition Attic Bedroom Basement Remodel Family Room Bathroom Remodel Window Replacement Major Kitchen Remodel Master Bedroom Suite Siding Replacement Deck Addition Re-Roof (tear-off)

$15,700 32,800 43,600 52,800 10,200 9,500 43,300 70,500 7,200 6,200 7,500

$7,300 12,600 14,000 22,000 5,300 4,800 14,000 18,600 4,300 3,300 4,500

*Numbers are estimates and represent an average for each improvement. Actual numbers will vary depending upon individual homes and projects.

In Real Estate, a picture is worth $1,000 or more!

A Christina Breen-Hale, Agent 3093 West Ridge Road Rochester, NY 14626 Bus: 585-225-8480 Fax: 585-225-6315 achristina@breen-hale.com

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sented here should only serve as guidelines when contemplating the potential return on your investment for a particular remodeling project.

Recovery costs for home improvement projects remain high and have been accelerating even though the growth in spending on home improvements has declined nationally over the last few years. As the economy improves so will spending on home improvements.

Lower priced projects during a sluggish economy are typical and usually only what is needed to keep a home energy efficient or make essential repairs. Higher priced projects tend to be more discretionary, and usually homeowners wait for the economy to improve before undertaking these expenditures.

Carmen Santora, says that he believes that within the five county area that the BCB services, the average cost recouped for home improvements probably falls lower than the national average and is somewhere around 75% or less range.

Discover why over 17 million Better Contractors Bureau homeowners trust State Farm®.

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With your new home comes new responsibilities – like protecting your new investment with the right amount of homeowners insurance.

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From The Ground Up

By CARMEN SANTORA

Executive Director, Better Contractors Bureau

and how much

R1097711

Almost 3 Acres in Spencerport!!

and hold all the so-called cards! (money) Never give a large down payment!

It’s suggested that you give a good faith deposit of no more than $500. Where specialty items have to be ordered such as custom cabinetry, custom windows or doors or any other items that will only be able to be installed in your home he will usually ask for more but it’s advisable to tell the contractor when he produces proof of the actual placed order you will then give him a draw for the item.

The regular payment schedule in this area is usually a small good faith down payment and then three progress draws.

Always make sure the payment coincides with the work that’s done. For example in the case of an addition if the contract states one third when the mason starts the foundation don’t pay it until you see the materials are on the site and the mason is

Let’s Get Social!

actually working. The same for a framing draw or other similar work done.

Any remodeling contractor worth his salt should have enough credit to buy materials and pay subcontractors to get the work started. However some suppliers want payment up front on specialty items and won’t except credit so in this case the contractor is within his right to ask for payment before ordering.

Most jobs will entail changes so be sure that you get the specifications and cost in writing and signed by both parties! Again don’t pay for a change upfront and only when the change is started. No matter what the draw schedule is that you agree on always protect yourself and keep a large enough balance to insure that the job is to your satisfaction.

A walk through final inspection should be mandatory and usually produces a

punch list. If the job is completed and the punch list only has a few minor items on it such as some missing caulking or a molding that needs replacing and the balance is large then you should work out a payment for the balance holding enough to insure the contractor returns to finish the punch list items. Do not add to the punch list after the initial one so be sure you have listed all your concerns.

When the job is finished hopefully it was an enjoyable experience and you can recommend the contractor to friends and relatives. Good Luck with your project.

Better Contractors Bureau 585-338-3600 the-bcb.net

GRM Electric, Inc. Residential Electrical Specialist

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OGDEN $239,900 STYLE: Contemporary SF: 2856 – BR: 3 – BA FULL: 2 – BA HALF: 1 SCHOOLS: Spencerport

Deborah Craig LIC R.E. SALESPERSON

c/text:

585-230-3521

NORTH STAR REAL ESTATE • PO BOX 273 - SPENCERPORT, NY 14559

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• Generator Hookups • Service Upgrades • Home Inspection Repairs • GFCI Outlets • Ceiling Fans Installed • Service riser cables replaced

You’re planning a home improvement and hopefully got three estimates from contractors that you checked out with the Better Contractors Bureau. You have decided on one as your contractor and call him to let him know he has the job.

A date is set for him to come over to sign the contract and discuss the specifications: approximate start and completion dates and most important to him, the payment schedule.

You check the contract over to make sure it contains the contractor’s company name, address (not P.O. Box number), phone number, correct price, specifications, and the payment schedule. You find that he’s asking for a large down payment and three progress draw payments that are tied to various phases of the project’s progression phases.

This is where you have the upper hand

Property Source • v22.4 • February 14 - 28, 2018

When to Pay the Contractor

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Helping customers enjoy their homes since 1965

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Welcome to Victor Furniture at Schoen Place - one of Upstate New York’s only independent, full-service home furnishings and flooring retailer. Our success is based on a time-honored tradition of providing luxuriously appointed, exceptionally priced furniture, flooring and accessories - coupled with a courteous, knowledgeable customer care team and full service interior design professionals. We focus on function and efficient use of space, with a wide selection of premium woods, fabrics and leathers in endless color options from renowned furniture and flooring manufacturers like Stanley, Clayton Marcus, and Lexington, Couristan and Armstrong.

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Property Source • v22.4 • February 14 - 28, 2018

C

THE CANNAN TEAM of

RE/MAX Plus

Jacquelyn Cannan

Joyce Johnston

Listing Coordinator

Helping you find your way home.

Lic. Assoc. R.E. Broker Sara Puccia Inez Medlock

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Lic. R.E. Salesperson

Lic. R.E. Salesperson

Lic. R.E. Salesperson

Isabella Foltyniak Team Associate

o:279-8040 TheCannanTeam.com Plus

2171 Monroe Avenue, Rochester, NY 14618

Spectacular Lot with Pond

R1094968

PENFIELD $399,900

Jacquelyn Cannan

o:

LIC ASSOC. R.E. BROKER

RE/MAX PLUS • 2171 MONROE AVE - ROCHESTER, NY 14618

Each office independently owned and operated.

Cranberry Pond Home! 50’ of Waterfront!

R1076567

STYLE: Colonial – SF: 3642 – BR: 4 – BA FULL: 2 – BA HALF: 1 – SCHOOLS: Webster 2 Story open family room w/ gas fireplace opens to kit & breakfast room. Master ste w/ tray ceiling, sitting area, HUGE walk-in closet, sep bath w/Jacuzzi tub & shower. Full basement has “rough-in” bath/plumbing for future bath! Home features: underground sprinkler system, pet containment fence, stone fire-pit, home security system, and built-in surround sound. Playset and tree-house are staying.

R1098258

Nathaniel Pope

Lic. R.E. Salesperson

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Well-maintained, Charming Cape

GREECE $2,750/MO STYLE: Rental SF: 2717 – BR: 4 – BA FULL: 3 – BA HALF: 0 SCHOOLS: Hilton

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COMING SOON!

CHILI $169,900

SCOTTSVILLE Spectacular property and home! 5BR/3BA Col set on scenic 8 acres! 150’ of frontage on Oatka Creek-close to Scottsville village! In-ground pool & patio; outbuildings & more!

Jacquelyn Cannan

Jacquelyn Cannan

STYLE: Cape Cod SF: 1830 – BR: 4 – BA FULL: 1 – BA HALF: 1 SCHOOLS: Churchville/Chili

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RE/MAX PLUS • 2171 MONROE AVE - ROCHESTER, NY 14618

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Lic RE Salesperson

10

New Buyer’s Agent Specialist for THE CANNAN TEAM

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GREECE

LAKE Ontario-Sandy Beach spectacular home! 2600+ sq ft home TOTALLY rehabbed 2013 w/ new (2.5) baths, new kitchen, balcony off private master ste, Brazilian cherry floors, 2 side gas fireplace. Covered deck off great room. Trex deck over breakwall. 3 car garage.

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L ESTAT EA E

WHEN BUYING OR SELLING IT’S BETTER TO USE A

BRIGHTON

HENRIETTA

PENFIELD

PITTSFORD

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EAST ROCHESTER

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SPENCERPORT

PERINTON

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ONTARIO

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PARK AVENUE

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HENRIETTA

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Each of our

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Property Source • v22.4 • February 14 - 28, 2018

LOCAL PRO!

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SENIOR SPECIALIST Linda Kehoe Lic. Real Estate Salesperson, SRES

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R1087910

3BR, 1.5BA Cape Has all Kinds of Possibilities!

4BR, Cape Cod

R1090606

R1096698 3BR,1.5BA, California Style, Front-to-Back Split

3 BR Cape

R1090198

PENFIELD $220,000

CHILI $164,900

GREECE $139,900

IRONDEQUOIT $84,900

Sam Morreale

Sam Morreale

Sam Morreale

Sam Morreale

Vinyl siding, fin bsmt, granite, appl’s, remodeled BAs w/ heated floors, stamped concrete walkway, GIGANTIC deck, high eff furnace, tankless H2O! 1800sf heated gar w/2 car ports, epoxied floors, office LIC R.E. SALESPERSON

c:

585-451-0140

Includes: Park Like .69 Acre Lot,Vinyl Siding,BRAND NEW Roof & Gutters, C/A, GIGANTIC 3-Rm/FR Addition w/Cath-Beamed Ceiling & Gas FP, LOVELY Remodeled Kit, 50 Amp Electric Service, & OH So Much More!

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

OWNER FINANCING!

R1092664

c:

LIC R.E. SALESPERSON

585-451-0140

Impeccable Condition! Includes:Cath Ceilings LR & DR w/Lg Skylight, Siding, New Sg Door To 2 Patios & Deck, Fncd Yrd, 6yr New H2o Tank,C/A,He Furn,Generator, Remodeled Kitchen & Ba’s & A Great Price!

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

2 Family! 6/6, Side by Side

R1096628

c:

LIC R.E. SALESPERSON

585-451-0140

On An Oversized,92’ X 100’ Lot & Has A 20’x20’, 2C Det Gar,Dbl Wide Driveway. The Home Was Totally Renovated About 13 Yrs Ago & Has Been Rented To The Same Tenant Ever Since! Includes:Siding &Cer Flrs

R1094725

Fixer Upper! 3BR Colonial is Being Sold AS-IS!

c:

LIC R.E. SALESPERSON

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

585-451-0140

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

2 Family!

R1096389

CHARLOTTE $82,900

ROCHESTER $73,900

ROCHESTER $72,000

ROCHESTER $39,900

Sam Morreale

Sam Morreale

Sam Morreale

Sam Morreale

Olde World Charm+Modern Mechanics! 2BR Bungalow Is Loc In Charlotte & Is Absolutely Adorable!

Includes:Fully Fnced Yrd, 2 C Gar,Encl Frt Porch, Remodeled Kit,1st Flr Den,Siding,WB FP LIC R.E. SALESPERSON

c:

585-451-0140

Dbl In The Heart Of The 19th Ward,The North Side Unit Is Rented For $750 Per Mth, South Side Is Vacant, The Rent Is Projected, Unit Needs About 5-6 K In Updates, Sep Utilities, No Driveway-No Hassles!

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

R1097255

Cozy 2BR Mobile - Quiet Well Maintained Park!

c:

LIC R.E. SALESPERSON

585-451-0140

Cash Or Strong Conventional Offers Only! Includes: HE Furn,HWH,C/A,Hrdwds,Encl Front Porch, Fully Fncd Yrd,T/O Thermal Pane Windows,Quiet CHARLOTTE Street, Home Needs Work & Price Reflects Condition.

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

SALE PENDING

R1083906

PE

ND

ING

c:

LIC R.E. SALESPERSON

585-451-0140

Rents Are Projected For This 6/5, 2 Family Home! C Of O -1/17. Includes: Encl Frt Porch, Siding, Sep 150 Amp. Electric Service, Glass Blk Bsment Wndws, & T/O Thermal Pane Wndws. Heat Is Incl In Rents

SALE PENDING

R1092282

PE

ND

ING

c:

LIC R.E. SALESPERSON

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

585-451-0140

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

SALE PENDING

R1080525

PE

ND

ING

GATES $13,900

IRONDEQUOIT $234,900

IRONDEQUOIT $134,900

PALMYRA $119,900

Deborah Kesel

Sam Morreale

Sam Morreale

Jennifer Habecker

Roof, windows, electric, furnace was all new about 6 years ago. H2O is 2 years old and shed is about 5 years old. It has a 220 line and is beautifully landscape. Better then renting. No pets allowed.

LIC R.E. SALESPERSON

c/text:

585-944-9605

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

The Square Footage on this 2 Owner - Cedar Shake - New England Style Cape Cod Doesn’t Include the Finished LL! 2 WBFP’s, 2 Story Deck, Hand Hewn Beams, W/O Bsmt, 1st Flr Lndry and more.

LIC R.E. SALESPERSON

c:

585-451-0140

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

Truly Breathtaking! Includes: 2 Year T/O Roof, Oversized, 2.5 C Att Gar w/Opener, Deck, Creek Running Thru Rear Of Lot, Treed .36 Acre Lot, Fin & W/O Basement, 5 Yr C/A+More & Immediate Availability!

LIC R.E. SALESPERSON

c:

585-451-0140

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

Spacious LR w/frplce, beamed ceiling & hrdwd under carpet. 3 generous sized BRs, master has half BA could be expanded to a full. Den/formal DR off kit. Full bsmt. 2 car gar & laundry. Two story barn LIC R.E. SALESPERSON

c:

315-879-9378

BETTER HOMES & GARDENS - PROSPERITY • 2494 BROWNCROFT BLVD, ROCH, NY 14625

HEMINGWAY - 2,022 SQFT

DICKENS - 2,064 SQFT

FITZGERALD - 2,204 SQFT

TENNYSON - 2,208 SQFT

AUSTEN - 2,302 SQFT

HAWTHORNE - 2,364 SQFT

Pittsford Ranch Style Living with HOA MODEL OPEN SUNDAY 1-4PM - 9 Coventry Ridge, Pittsford, NY 14534 3 bedroom, 2 bath plans with open concept kitchen and great rooms, 1st floor study and formal dining room options, Spall quality with high end finishes and extensive wood flooring, Custom designer kitchens with choice of cabinetry finish, Large center island and walk-in pantry in every kitchen, Granite countertops and stainless steel appliances standard, Luxury master suites with curbless shower designs, Front landscaping included, Flat or walkout homesites available.

LET HAUS GET

YOU HOME

CALL TODAY FOR A TOUR

CRAIG SCHNEIDER Licensed Real Estate Broker

585-333-2906

383 Park Ave. Suite A Rochester, NY 14607 P: (585) 461-5656 Registered mortgage broker NYS department of financial services. Loans arranged through third party providers.

NMLS #1549644

7