Real Estate 12/14/14

RealEstate Sunday, December 14, 2014

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SPOTLIGHT: ELEGANCE AND CHARM

Main level living bordering the Broadmoor golf course

BY LESLIE MASSEY  SRPRINGSHOUSES.COM

Slipped into a quiet alcove bordering the Broadmoor Golf Course, this home is surrounded by lush landscapes enhanced by exceptional mountain and city views. This one-owner home was designed by nationally known Santa Barbara architect, Jerry Goodman (who was

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Becky Gloriod, The Becky Gloriod Team Berkshire Hathaway Homes Services Rocky Mountain Realtors 719-229-9777 • www.BeckyGloriod.com

CONTINUED ON PAGE 3

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Main Level Living with Unobstructed Views 5,517 Square Feet, 4 BR, 4 BA, Office, 3-Car

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Sunday, Dec 14, 2014

LIVING SMART:

Take steps to ensure best carpet installation

BY ANGIE HICKS  ANGIE’S LIST

Is new carpet in your future? Don’t forget to walk through installation details before you buy.

It’s important to assess carpet quality and match type to intended use, but you’ll avoid hassles if you also know what to expect with installation and related fees.

HIRE AN EXPERIENCED, REPUTABLE CARPET INSTALLER Start with choosing carpet from a retailer with good reviews from friends, family or a trusted online site. If the dealer doesn’t offer installation, ask for a recommendation or follow the same steps you’d take to source carpet.

Work with a provider who’ll visit your home to ensure proper measurements and to plan transitions between rooms, as well as seam placement.

Because carpet rolls are limited in width, a room will often require a seam. The World Floor Covering Association recommends working with your provider to create a diagram that plots out seams and transitions before carpet is cut.

Seams can be minimized if placed under furniture or if they run in the direction of the light.

ASK ABOUT CARPET INSTALLATION DETAILS Be sure you know about warranties on the carpet and the installation.

A reputable installer should follow instructions from the carpet manufacturer and adhere to standards set by such organizations as The Carpet and Rug Institute. The CRI recommends that carpets be power-stretched to minimize wrinkling. One top-rated service provider told us some installers use a smaller stretcher — often called a “knee kicker” — that is more appropriate for small repair jobs.

ASK ABOUT ALL CARPET INSTALLATION FEES Don’t let carpet companies hide fees under the rug. Some advertise free or low-cost installation or padding, but tack on other charges. Before you hire, be clear about what services and fees will be part of your job. For example, you may have to pay for the installer to move and replace furniture and to remove and discard old carpeting and padding.

Baseboards and moldings will have to be removed. Will you want to keep or replace them? Reinstallation may cost extra, and could require patching and paint touchup.

If you believe interior doors may not clear the carpet, ask about your company’s door policy. You may need to hire a carpenter.

Top installers say excess carpet should total no more than 10 percent of a room’s width and length. For a small fee, you could have larger leftover pieces bound as small rugs.

PLAN BEFORE THE CARPET INSTALLERS ARRIVE Ideally, install carpet after wallpapering, painting or other remodeling work.

To reduce dust and dirt, vacuum existing carpet before removal. Ask if the installers will vacuum the exposed subfloor or if you’ll need to do that.

During installation, provide adequate ventilation by opening windows and doors, running an exhaust fan or operating your HVAC system fan.

After carpet installation Before the installer leaves, walk through the carpeted area and confirm that everything meets your expectations.

It may take 72 hours for odors and volatile organic compounds from the carpet or adhesives to dissipate.

Also, it’s normal for new carpet to shed; vacuum loose fibers. Use scissors to trim any “sprouting” loops or tufts. If you see wrinkles or ripples, contact your retailer or installer immediately; they may need to re-stretch your carpet.  Angie Hicks is the founder of Angie’s List, a resource for local consumer reviews on everything from home repair to health care. Follow her on Twitter @Angie_Hicks.

Schools a big factor in home purchase METRO SERVICES

There are many factors buyers consider when shopping for a home. From the number of bedrooms to the size of the backyard, prospective buyers have their priorities with what they're looking for in a home. Parents to young children or couples who are planning to start a family soon should also consider the school system.

Although granite countertops and interior living area may be foremost on the minds of house shoppers, individuals also have to take school districts into consideration when looking at homes, particularly if they’re concerned about giving their children the best education possible. According to research by The Wall Street Journal, buyers are willing to pay more for a property if it is in a good school district. That's because even if they do not have children, buyers know that a good school district helps a home remain attractive.

Not all schools are created equal, and some rank better in test scores and teacher-tostudent ratios than others. These are essential factors to think about when looking at homes.

Although real estate agents can offer some basic information about what schools are in the area, legally they may not be able to share opinions on how “good” the schools are or be able to break down the demographics of student populations. It is typically up to the buyer to do his or her own research.

Because the tax dollars that home owners pay largely go to fund schools and town improvements, it is important to look at the schools. Also, if the home will be a stepping stone to another home in a few years, buyers want to ensure their home has the best chance for resale. Oftentimes, a good school district is a factor future buyers will think about.

There are some websites that can help prospective buyers look at the schools in the areas they are considering. GreatSchools. net and Education.com are two of the premier sites. They break down test scores, demographics, parent and student reviews and many other things that are vital to getting a picture of the school as a whole. The sites also use a ranking system from 1 to 10 (10 being the best) to show how the school stands in comparison to others in terms of test scores.

Buyers also may want to make a trip to visit the area they're considering during school hours. This way they can drive by the school and see for themselves the type of students and parents entering or exiting the building.

One also may want to set up a brief meeting with the principal to learn more about the ideals of the school and its goals.

It's also necessary to look at the proximity of the school to the house. Some towns have

rules in place regarding busing or walking to school. Students who live within a certain distance from the school may have to find their own transportation to and from school.

This is something to mull over.

Families that are interested in a host of extracurricular activities can also evaluate the town or school district based on the sports or other opportunities offered to students.

Be advised that the school closest to a home might not be the one a student will attend.

Zoning laws, and not necessarily proximity, often dictate where a student will attend school. Therefore, it is important to check with the real estate agent or town to ensure the research being done is for the correct school.

Some parents prefer their children go to private school, and many towns and cities have a number of options. In addition to the public schools, agents should be able to point buyers toward the private schools in the area.

Some may be able to list tuition costs and acceptance requirements.

Having a picture of the school district in the area buyers are considering will help offer a better idea of the neighborhood and the people around whom they’ll be living. School districts are important to consider when buying a home, so much so that buyers are willing to pay a little more if it means having a good school in their area. 

Get the low down on low down payments STATEPOINT MEDIA

You may have heard the rule of thumb that you shouldn't buy a home unless you can put down 20 percent of the purchase price. However, today’s home buyers have many choices when it comes to the size of the down payment.

While this magic number of 20 percent will save you from paying Private Mortgage Insurance (PMI), an added insurance policy that protects the lender if you are unable to pay your mortgage, you can pay considerably less than this if you want.

“Today's consumers persistently overestimate the size of a down payment they need to finance a home,” says Christina Boyle, SVP and Head of SingleFamily Sales & Relationship Management at Freddie Mac. According to the results of a recent survey conducted by Zelman & Associates, 39 percent of those surveyed estimated that the minimum down payment requirement for a home is at least 15 percent of the purchase price.

The reality is quite different however, as

qualified buyers can get a conventional mortgage with a down payment of as little as three percent.

In fact, recent statistics show more than one in five borrowers who took out conventional mortgages in 2014 put down 10 percent or less.

Educating potential homeowners on the rules of down payments — and available assistance programs — plays a large role in getting qualified borrowers off the sidelines and into homeownership, according to Boyle, who also notes that today's historically low mortgage rates, coupled with affordable home prices in many parts of the country, make it an attractive time to consider buying.

“If putting 20 percent down will deplete all of your savings and leave you with no financial cushion, it's probably not in your best interest,” she says.

If you don’t put down 20 percent, the cost of PMI varies based on your loan-tovalue ratio – the amount you owe on your mortgage compared to its value – and credit score, but you can expect to pay

between $30 and $70 per month for every $100,000 borrowed. While it’s no doubt an added cost, it enables buyers to purchase now and begin building equity versus waiting five to 10 years to build enough savings for a larger down

payment.

Additionally, once you've built equity of 20 percent in your home, you can cancel your PMI and remove that added expense from your monthly payment.

New homeownership opportunities are

poised to grow. Carefully evaluate your finances to determine how much you can afford and talk with your lender or housing professional about what makes best sense for you and your particular situation. 

Sunday, Dec 14, 2014

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SPOTLIGHT: CONTINUED FROM PAGE 1 which opens into a radiant living room. Ten-foot ceilings and a dazzling floor-to-ceiling bay window, framing unsurpassed city views, add a taste of warmth and splendor. A beautiful, full-size masonry fireplace comes with gas logs and gas starter and is enriched by another generous window supplementing the outstanding views.

Adjoining the living room, a graceful dining room with coved ceiling delivers plenty of space for entertaining along with a built-in buffet and liberal storage space. French doors open to an impressive covered patio where enjoying

the finest in outdoor living is effortless.

French doors lead into a breathtaking gourmet kitchen with cream cabinetry, slab granite counters, crown molding and a built-in TV cabinet. Upscale appliances include a Sub Zero refrigerator, Bosch dishwasher, Dacor oversize oven and warming oven, Sharp microwave/convection oven, Dacor six-burner gas cooktop, and KitchenAid instant hot water dispenser. A sunny breakfast nook adjoins the kitchen and opens to the rear patio.

The spacious master retreat is highlighted by a coved ceiling with

crown molding and remarkable city views. With raised dual vanities, Jacuzzi whirlpool bath, and a considerable wrap-around tiled shower with additional adjustable hose-spray, the well-appointed master bath conveys relaxation. His-and-hers walk-in closets add the final touch.

Conveniently located off the master bedroom, a good-sized laundry room includes three large storage closets, cabinetry with pullout drawers, marble counters and a built-in ironing board, along with tranquil mountain views.

A peaceful and bright guest room

comes with a large closet and doorway to the hall bathroom. The second bedroom, currently used as an office, has a good-size closet and a profusion of sunlight from sizeable windows displaying more picturesque views.

There is also an office space which includes built-in bookcases, plantation shutters and marvelous mountain views.

The finished two-car garage features a tremendous enclosed workshop with substantial room for any number of opportunities — and it’s not counted in the square footage. From the garage, a staircase leads to the unfinished

basement presenting loads of storage space. The basement could also be finished to suit a wide-range of possibilities and the home has been designed to easily incorporate a stairway inside the home.

This sophisticated home delivers an open and flowing floor plan intended for main level living and is ideal for entertaining. Exquisite artistic subtleties have been created by Ruth Teply Interiors including faux finishes, faux stonework around doorways and windows and creative designer paint touches throughout the home. 

THE MORTGAGE PROFESSOR:

Forget the homeownership rate.

It’s the process that matters

BY JACK GUTTENTAG  TRIBUNE NEWS SERVICE

Because of the widespread belief that homeownership is valuable, the recent decline in the homeownership rate has generated some dismay. The rate, which had peaked at 69.1 percent in 2005, shortly before the financial crisis, has since fallen to 64.8 percent. This is the lowest it has been since 1995.

I don’t share the dismay about the decline in the homeownership rate because a higher rate is not necessarily better. When homeownership reached its peak in 2005, many owners could not afford the houses in which they were living. The important thing is not the homeownership rate but whether the homeownership process is efficient and fair. If it is, then whatever homeownership rate emerges is the optimal rate.

The homeownership process is the network of rules and practitioners that a home buyer typically encounters in becoming a homeowner. The major rules are the underwriting standards that determine whether or not a potential home buyer will qualify for the mortgage needed to execute the purchase. The practitioners usually include a real estate agent, a mortgage loan originator, and sometimes an independent counselor.

Existing underwriting rules are a weakness. In a knee-jerk regulatory reaction to the financial crisis, documentation requirements, which are a critical component of underwriting rules, were tightened unreasonably. This made some high-quality loan applicants, especially among the self-employed, ineligible for no good reason. None of the agencies seem to be concerned about this.

A major weakness of the home ownership process is the mortgage loan

originator (LO). This is the individual who takes the borrower through the loan process, applies the underwriting rules, and is a major source of information and advice about the options available to the borrower.

The typical LO is an expert on mortgages and the mortgage process, where the typical loan applicant is a novice. The problem is that the LO has a financial incentive to use his information advantage for his own benefit rather than for the benefit of the applicant.

LOs are compensated by commission calculated as a percent of the loan amount, payable only if the loan closes. Their financial interest is in taking the loan to closing in the least amount of time.

The LO’s commission is not affected by how carefully he examines whether the borrower: • Should take an adjustable rate or a fixed-rate loan, and if the latter, the best term.

• Should buy down the interest rate by paying points, or buy up the rate in order to receive a rebate.

• Should reduce the down payment to conserve cash or increase it to reduce the mortgage insurance premium.

Neither is the LO’s commission affected by what happens to the loan after the closing. Defaults and foreclosures are somebody else’s problems.

Given this terrible incentive structure, I am frequently surprised at encountering LOs who are consummate professionals, acting in the best interest of the applicant and investing the time needed to do the job right. Unfortunately, there aren’t enough of them, and there is no reliable way for a home buyer to find one.

A widely held view is that the best antidote for the conflict inherent in the LO mechanism is the use of counselors who have the requisite knowledge but no financial interest in the transaction. They may be paid by the borrower, lender, or insurer but payment is not related to the size of the loan, or to whether or not the loan closes. A few studies have found that home buyers who were counseled have lower mortgage delinquency rates than buyers who were not.

On HECM reverse mortgages, counseling is required for all borrowers. I had an opportunity to query 13 of them on

their reaction to the counseling: 5 said it was worth the time, 5 said it was a waste of time, and 3 were on the fence.

HUD, which administers the HECM counseling program, appears favorably disposed to counseling. It is developing a pilot program in which borrowers will have their FHA mortgage insurance premiums reduced if they agree to undergo counseling.

The downside of counseling is that someone must pay for it, and it introduces another time-consuming step in the process. A major complaint against counseling in the HECM market is that

transactions are often delayed waiting for a counselor to become available.

There is another approach that does not require an additional participant in the process performing an additional function. This is to certify LOs who meet all the requirements of consummate professionals. I will discuss this approach next week.  Jack Guttentag is professor emeritus of finance at the Wharton School of the University of Pennsylvania. Comments and questions can be left at www. mtgprofessor.com.

4SH

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Beautiful Two-Story, Ready for Move-In 2,039 sq. ft. home w/4 beds, 2.5 baths, 3 car tandem garage.

Features upstairs laundry, hardwood floors, stainless steel appliances, granite countertops and large patio. A/C, full landscaping, and fencing included.

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Popular Alpine Plan, Ready for Move-In 1,657 sq. ft. home w/3 beds, 2.5 baths, 2 car garage. Open floor plan w/hardwood floors, upgraded appliances and granite countertops. Full landscaping, fencing, A/C and window coverings also included.

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FEATURE:

Becoming a teacher and earning a Master’s Degree University of Northern Colorado Extended Campus Elementary Education Master of Arts in Teaching with Licensure www.extended.unco.edu/BecomeATeacher

BY LESLIE MASSEY  SPRINGSJOBS.COM

Many people are surprised to learn that the University of Northern Colorado (UNC) has an extended campus in Colorado Springs that provides access to continuing education opportunities. In fact, more than 50 undergraduate and graduate academic programs are offered online or face-to-face in Loveland, Denver and Colorado Springs.

One of these opportunities, UNC’s Elementary Education Master of the Arts in Teaching, is a face-to-face accelerated program. This program permits adults who have already attained a bachelor’s degree (in any field) to become a licensed teacher and complete a master’s degree program, simultaneously.

“The program has been in Colorado Springs for five years,” said Rosann Englebretson, School of Teacher Education; Program Coordinator – Master’s of Arts in Teaching. “We

encourage anyone who already has a degree but has always had a desire to make a difference in the lives of children.”

In just a little more than one year, students are licensed teachers with master’s degrees. It is an accelerated program which means students will learn a lot very quickly while still gaining the knowledge and experience they need to become excellent teachers.

Considered a cohort program, meaning everyone takes the same class at the same time and in the same order, students appreciate an interactive and dynamic setting to gain knowledge and skills. Cohort programs bring students together as a community, fostering creativity, and encouraging progress.

“We get on the train together and stay on the train until it stops,” said Englebretson.

Throughout their lives, many people from different walks of life, at different stages in life, are inspired to teach.

“We have a variety of students in the program,” said Englebretson. “While the average age is around 38, some students have just finished college and we currently have one who is 60 years old, but has always wanted to teach.”

The diversity enables students to bring their different ages and unique life experiences together to build relationships, bond and develop a camaraderie that enhances the program’s material.

“The mixture of each student’s personal experiences makes teaching them how to be teacher’s very rewarding,” Englebretson said. “It’s what makes my job a dream job.”

Because most of the students are working adults, the classes are held on

ELEMENTARY EDUCATION

Master of Arts in Teaching Colorado Springs, Denver, Loveland and Greeley

evenings and weekends to accommodate work schedules. During the academic school year, there is a certain amount of field work that is required, such as volunteering in schools, tutoring, and eventually student-teaching.

“We teach them about lesson plans, curriculum and how to manage a classroom,” Englebretson said. “But, we can’t teach them to have a passion for teaching — how to talk to a child.

It has to come from the soul, but is a very critical part of becoming a great teacher.”

At this time, the program includes 20 students and has a maximum capacity of 25. Because they have partnerships with many area schools, “at least one in every district,” said Englebretson, very few graduates are not hired once they complete the program.

Since the late 1800s UNC has been

one of the state’s leading schools for teachers. Graduating between 400 and 600 teachers every year, “UNC is recognized by state legislature for being a premiere teaching college in Colorado,” Englebretson said. “But many people don’t yet realize we have opportunities here in Colorado Springs.”

Meeting in the Oracle Corporation building on the north side of town, students attend classes from the last weekend in April through the following June.

In today’s progressively complicated classrooms with continually advancing technology, graduates of UNC’s Master of Arts in Teaching with Licensure program are making a difference in schools all over the state, in a field that remains in demand.

For more information please visit extended.unco.edu/BecomeATeacher. 

Make a Difference — Become a Teacher If you have your bachelor’s degree and are ready to make a difference, now is the time to change your career.

Become a licensed elementary teacher and gain your master’s degree in just over a year!

Classes offered in Colorado Springs!

Attend an Information Meeting Thursday, January 29th at 6pm UNC Colorado Springs Center 12320 Oracle Blvd, Colorado Springs

Contact the Program Coordinator Rosann.Englebretson@unco.edu

extended.unco.edu/BecomeATeacher

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