At Home 07/12/15

AT HOME

H SUNDAY, JULY 12, 2015

Tips and tools to guide you through the home buying, selling and remodeling process AT HOME: Tips for sellers

Before the yard sign goes up

By Lee Enterprises newspapers and The Associated Press

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any may believe the start of selling a house begins when the “For Sale” goes up in the yard. But really, the process begins several steps before a yard sign and a picture in the newspaper. Here are six moves to make before putting your house on the market.

Find an agent Set up interviews with several real estate agents before choosing one. Here are some of the questions that the National Association of Realtors recommends: What kind of marketing proposals does this Realtorenvision?

What’s the average time on market?

How does the brokerage support its Realtors?

Is the Realtor a full-time or part-time professional?

How long have they been in the real estate industry?

How often would they expect to hold an open house?

How long is an agent’s listing contract?

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Know your market

In addition to requesting a competitive market analysis, a report prepared by your Realtor of comparable area properties, here are some other important questions to consider with your agent: What is the average number of days on the market? This will indicate how quickly the average property sells.

What is the median home price? This tells you where the “middle of the market” is.

What does the competitive market analysis suggest for pricing? Remember, you can ask any price you want, but the longer a property sits on the market, the tougher it can be to sell.

What is the average days-on-market for my price range?

Are there any incentives that could be offered? For example, a home warranty or a flooring allowance that may entice buyers?

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Get inspected

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Clean up, move out

Tell your neighbors

Word-of-mouth. It still works, especially when it comes to selling homes. You never know who is looking — friends, friends of friends and family members.

Be sure to help your Realtor and help yourself when you’re selling.

Make sure you let your acquaintances know your house is going on the market.

Make sure you include the things you love about the house or the location.

Be sure to include a link to the listing or any information about open houses.

Talk to a lender If you’re looking to sell a house, you’re probably looking for a new one. In addition to getting current loan payoff amounts, it’s also a good idea to pick your banker’s brain.

Mortgage lenders have an excellent feel for local housing markets. They understand successful price points, as well as loan programs that may help potential buyers.

And, if you’re looking to move out of the area, downsizing or upsizing, a lender can help you find a new loan program and determine what options are available to make that next step.

The National Association of Home Inspectors recommends checking with your state to see if home inspectors are licensed.

NAHI recommends checking the credentials and professional affiliations with anyone before letting them check your home. The standard inspection usually includes: Home exterior Building foundation Exterior home walls Roof coverings, flashing and gutters Roof support structure Attic Basement Insulation quality Garage Electrical Visible interior and exterior plumbing Central air and heating system

Show off the space in your house.

If walls and rooms have too many personalized things, like pictures or knickknacks, it makes it difficult for prospective buyers to see themselves in a house.

Make sure closets and storage rooms feel open, not stuffed full of junk.

Rent a storage unit or downsize before listing a home.

Consider a staging expert. These home designers can help prepare a home for selling by arranging furniture, decluttering a house, or even renting furniture and other items that help modernize a home or increase its appeal.

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H2 — Missoulian, Sunday, July 12, 2015

AT HOME: Tips for buyers

What to know before you buy H 1

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By Lee Enterprises newspapers and The Associated Press

ere’s the real secret to home buying: The process of buying a home doesn’t start when you find the property you love, it happens long before then. Here are six tips to begin your adventure in home buying.

Check your credit Before you begin the home-buying process, make sure you know both your credit score and your credit history.

Your credit score is a credit bureau’s rating of your risk and creditworthiness. The higher the score, the lower the risk. Most experts agree, any credit score below 680 might make it hard to qualify for a loan, or will mean sizable fees, higher interest rates or a higher down payment. A credit score of more than 760 is considered excellent.

Your credit history lists your lines of credit (think credit cards and car payments). It also indicates whether you’ve been late making the payments or if you’re current on your loans. It will also list any outstanding balance amount on a credit card.

LaToya Irby, a credit and debt expert, listed some common ways credit scores can be hurt: Making late payments.

An account that has been sent to collections.

Having a bankruptcy or foreclosure.

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Find your own agent

Often folks may start looking at houses before contacting a real estate agent. While it’s fine to do a bit of literal window shopping, here are the ways having your own real estate agent can help you: A real estate agent is usually a member of the area multiple listing service, a database of property for sale by real estate brokerages. These powerful databases are usually searchable by an agent for multiple categories, helping you to focus on all the properties that fit your needs.

A real estate agent can help get you to the right kind of lender and knows about the different programs that may be available.

An agent can help set up home showing appointments and as well as showing potential property.

A real estate agent can answer questions about the area market and can provide an analysis of trends, offer perspectives about the inventory and also help with pricing data.

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Full disclosure

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“Sleeper costs”

Know your limits

Make sure you visit a lender before visiting a home so that you can get pre-qualified for a loan.

Know how much home you can afford.

Nothing ruins a homebuying experience faster than falling in love with a home you cannot afford.

Know your payment limits. Depending on your credit, most lenders will expect to see your house payment to be between 28 to 44 percent of your monthly income.

Consider the costs of the loan. Generally speaking, closing costs run between 1 and 2 percent of the loan amount.

No home is perfect. Before buying, be sure to read through any state-mandated disclosures.

Most states require home sellers to answer a series of disclosures which tell potential buyers about major problems in the home; for example, if there’s been water damage or mold. Keep in mind, if sellers haven’t owned the property for long, they may not know how to answer some questions completely.

Some states require inspections to be completed on the roof, septic system or even trees or plants. That’s why it’s a good idea to have a real estate agent who can help navigate these.

After an offer has been made and accepted, it’s essential to complete these inspections and tests within a time period set by the contract.

Don’t just consider your mortgage payment. Here are other costs that you should factor in when buying a home: Property taxes Mortgage insurance (required for some loans) Home insurance Homeowners fees (in some subdivisions and building projects) Utilities for a house, versus rent

Get the down low on a down payment Many home loans require a down payment, money that will go directly toward a purchase of a house.

For first-time homebuyers, this can be daunting or may require savings. Financial gifts from family members can be used, but there are usually guidelines that vary depending on the loan.

Don’t forget about other costs related to the loan; for example: a loan origination fee, appraisals, required inspections and tests (for example, if the home is on a septic system, it may have to be certified).

These additional costs can add to the amount of money you’ll have to bring to the closing table.

Generally speaking, the bigger the down payment, the better the loan terms (and the lesser the monthly payment).

Remember, it’s not just about whether you can afford the monthly mortgage payment, it’s also about having the cash to complete the purchase.

Missoula Building Industry Association

September 18th-20th, 2015

The Parade of Homes is a flasgship event for MBIA and the community of Missoula, featuring beautiful new homes crafted by the most talented builders and trade professionals in the area. The public is invited to tour a special selection of homes that are the most recent additions to a city of beautiful homes.

Tickets for the Parade are just $10, or purchase a limited spot on our Food and Wine Tour, a chartered tour of the homes featuring hors d’oeuvres and wine from local chefs. Contact MBIA at 406.543.4423 for more details.

Missoulian, Sunday, July 12, 2015 — H3

AT HOME: Tips for selecting a real estate agent

Experience key to success

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By Lee Enterprises newspapers and The Associated Press

o, you need a real estate agent. How do you choose? There are so many signs and brokerages, but which one is best for you?

Here are some tips to help you find the right one:

Right person, right fit

Of course you want someone with experience; someone who knows the market; someone who is a keen negotiator. But, one of the most important factors is finding a real estate agent you trust. This person will help you navigate the largest purchase you’ll likely make. You want someone you feel comfortable with, and someone who will focus on you. You’ll also want to choose someone who can give you honest feedback, for example, what needs to be improved in the house or what the market is really doing. Some agents may try to “buy the listing” by proposing a high listing price. But, that may be a way to grab your attention while turning prospective buyers away.

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Specialties Some real estate agents may also specialize in certain types of properties or buyers. For example, some might help first-time home buyers, while others may assist seniors in housing needs. If you have special buying or selling needs, research if real estate agents have any specialties or training to help.

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If you have had a good experience with a real estate agent, then your job may be easier. It may be an easy choice to use an agent from a previous experience. House selling or buying can be a stressful situation, even when everything is going well.

The most important thing is that it is a person you can trust and feel comfortable with giving feedback.

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Questions to consider

Homeowners are becoming better educated and more sophisticated. Here are some things to consider: How many homes has the agent sold?

How many transactions (sales, rents, or listings) has the agent been a part of in the past year?

What is the agent’s average days on market for a listing? How does that compare with the overall market average?

What is the average difference between the agent’s listing price and the sale price? (If it’s more than 20 percent, that may not be a good sign.)

How long is the listing agreement? How long is the buying representation good for?

How does the agent handle negotiations if they represent you as a buyer, but you’re interested in one of their listings?

Know the letters

Real estate agents can have a lot of letters behind their names on a business card.

Know what some of those certifications mean. For example, there are real estate agents, Realtors and brokers. Some agents specialize in certain transactions. Some agents work in different real estate arenas, for example rental properties, commercial properties, as buyers agents or listing agents. When you interview agents, understand what certification, training and expertise they may have. Don’t be afraid to ask for references from other clients.

Here are some common acronyms: ABR — Accredited Buyer Representative ACR - Accredited Seller Representative CRE - Counselor of Real Estate CRS - Certified Residential Specialist GRI — Graduate Realtor Institute

History is the best indicator

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Word of mouth

Like any business or profession, wordof-mouth is also effective. If your friends or family have had positive interactions with a real estate agent, that can be a good sign.

Ask to find out which real estate agents have good reputations. Again, in any market, there are talented, capable agents. The question becomes the right fit for you.

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H4 — Missoulian, Sunday, July 12, 2015

AT HOME: Tips for pricing your house

Weigh all the factors in value

By Lee Enterprises newspapers

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our home is easily worth thousands more than its market value. You know this because it’s your home, where you have your memories and your refuge. But, you can’t always expect buyers to see the value in your home. So where do you start with pricing?

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Just the facts

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Numbers and more numbers

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Begin with the neighborhood and the facts. If houses in your neighborhood have sold, see if you can find the selling price. In many states (but not all) home sales are a public record. Remember, though, not all homes are the same in terms of square feet, bedrooms or lot sizes, all of which can change the price dramatically. Look for similar properties in your area that have sold for the best idea of price and market.

Getting an idea of value isn’t just about the asking price or the selling price. It can also be determined by the average days on the market, or the number of houses in each price range — in other words, the inventory of houses. For example, if there’s a lot of inventory in your price range, the house may sit on the market longer, or command a lower price. Also, consider how the price looks to a prospective buyer. As a percentage there may not be a big difference between $205,000 and $199,900, but because one group of buyers may set their limits at an even-numbered threshold, consider if a price adjustment may help attract more buyers.

Compare houses to houses

When you look at comparable properties, don’t just look at asking prices. Try to find the selling prices, either through public records searches or your real estate agent. Remember, a seller can ask any price, but it takes a buyer willing to match it. When comparing properties be sure to consider: Number of bedrooms Lot size How many floors?

Overall condition of the property (and has there been updates to it?)

How many square feet?

Is all the house finished (or is there an unfinished basement?)

How many bathrooms?

Does it have a garage and if so, how many car capacity?

When trying to get an accurate value of your home, these items can make a big difference. Make sure you look at houses that are comparable.

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Comparative market analysis

Your real estate agent can help you with a comparative market analysis. While it’s not the same as an appraisal, it can be used to compare your property with similar sold or listed properties in the area. Remember that agents have access to multiple listing services and property information that may not be readily accessible.

They’ll also be able to help you consider the strength of your market. Still, it will be up to you to choose your listing price.

Updates

Not all houses are cared for equally. A house that has three bedrooms and two bathrooms may have considerably less square footage than a three-bedroom, two-bathroom house a few blocks away. Part of your home’s value is how much you’ve taken care of or updated it. Kitchens and bathrooms are one of the key spots for remodeling, and doing it right can help add to the value of your property. Conversely, appliances that are in harvest yellow and avocado green may be a deterrent because they’re dated, lessening the attractiveness of the home.

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Appraisals are it

Appraisers are the final authority on value. They’ll determine if the sales contract price — and the home loan — are supported by the market. Buyers pay for the appraisal, but it is done on behalf of the bank. Appraisals vary from market to market, and appraisers can be urged to reconsider value if something was left out — for example, a bedroom wasn’t properly counted.

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Missoulian, Sunday, July 12, 2015 — H5

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H6 — Missoulian, Sunday, July 12, 2015

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H8 — Missoulian, Sunday, July 12, 2015

AT HOME: Tips for remodeling success

Projects can have pitfalls S

By Lee Enterprises newspapers

o maybe that diamond-encrusted chandelier isn’t the best bet for remodeling your home. Some remodeling tips — like replacing a front door — are nearly foolproof, others aren’t so obvious. Here’s a tip sheet for remodeling pitfalls to avoid:

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Not as hot

The National Association of Realtors with Remodel magazine annually puts out a list of remodeling projects that add value to a home. It’s important to realize: Few remodeling projects bring dollarfor-dollar value to a home’s price. That’s why it’s important to do the math and spend carefully.

Among the projects that showed a decline in returns in 2015 nationally: adding a deck a major kitchen remodel (but not all kitchen remodeling) a family room addition and a basement remodel.

Don’t do it yourself

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With the advent of half-hour home improvement programs on television, do-it-yourself projects seem so easy. But experts warn that the projects almost always are more time consuming , and working with electrical, heating and cooling or plumbing systems can be tricky — and if done wrong, costly.

“If you haven’t done the work before, you should probably think about hiring it out, especially if it’s an expensive project,” said Dustin Stewart of the Montana Building Industry.

Here are areas where it pays to hire professionals: Plumbing and electrical. Working on electrical systems can be deadly without the right training. If a plumbing project goes wrong, you could spend thousands to clean up the mess.

Wall removal. Most homeonwners don’t know if a wall is load-bearing or plays a part in the structure.

Roof repair and gutters. Most of the work requires special tools and special material, not to mention work on two-story ladders and scaffolding.

Bigger isn’t always better Remodeling projects of any size are costly. But, size isn’t all that counts when looking for value. Remember, remodeling almost always improves a home, but it doesn’t necessarily add dollar-fordollar value. For example, a total kitchen remodel may cost upward of $30,000, whereas replacing countertops may cost only $5,000.

Smaller remodeling jobs on several parts of the house may be more affordable and bring more value than focusing all time and money on one area of the house.

3

Beware the trend

Remodel magazine also reports that some trends are waning in popularity.

For example, after Hurricane Katrina and other storms, home owners across the country rushed to install back-up generator systems. Also, some kitchen and bathroom trends have cooled, including jetted tubs in master bedrooms. Home experts say be aware of the trends because they could temporarily boost a home’s value, but may eventually add little.

5

Paint and carpet

While a fresh coat of paint or new carpeting may boost a home’s curb appeal or make the home look more modern, don’t expect it to transform your price.

Paint and carpet can be costly, but generally not considered to raise the value, unless the paint is flaking off or the carpets are threadbare. Upgrading or repainting is a great idea if you’re looking

to give a home a new feeling. However, if you’re looking to sell, consider an incentive of a flooring allowance or remodeling budget that would allow new owners to make the upgrade that they want.

This makes it so that you don’t install new carpets or repaint a house just to have the work replaced as soon as the new owners move in because they hate what you picked.

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H10 — Missoulian, Sunday, July 12, 2015

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21824 MEgan DrivE, FrEnCHtown, Mt

16420 lEo ray DrivE, Clinton, Mt

This remarkable home on Megan Drive has 5 generous bedrooms with 4 and a half baths, granite in the kitchen, large island, beautiful wood floors, air conditioning, tiled shower, built-ins in the living room, full acre lot, three car garage, tall ceilings in the basement, coded gun room, laundry room... and so much more. Come see this spectacular property in Frenchtown.

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This remarkable property is not only a fantastic price it comes with tons of extra features. Irrigation rights for Donovan Creek that runs through the property. The 3 bd 1 ba home needs fairly substantial upgrades. Up above to the right of the house is an older mobile home. Both rent for a total of $1450/mo. 1 acre parcel in a rural neighborhood. Quiet street, in the County for only $140K!!

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86 BrooksiDE, Missoula, Mt

$475,000

This gorgeous Victorian style home in the University District is an absolute gem. Wrap around front porch, period style finishes throughout! Very open, with formal dining, gas fireplace in living area. Enter the kitchen with granite, floor to ceiling cherry cabinets, breakfast nook, and full bath/laundry off the back of the kitchen. The back side includes a heated sun room that overlooks the quaint back yard. The bedrooms are quite large. The upstairs includes the Master bedroom and two additional bedrooms. Head up to the finished attic area featuring original moulding, walkin closet. The master bath has a period style claw foot tub and shower. One of the best features is the potential to develop the space above the garage. Zoned RT 2.7 could make for a great rental, mother in law, office etc. Call today to see this remarkable property!

Back on the market! No fault of the sellers! And reduced price! This Townhouse in the coveted Brookside, is in the perfect spot. From the deck off the living room enjoy the soothing babble of Rattlsnake Creek in your backyard. This 3 bedroom 4 bath home has privacy, views, and the ideal floor plan. The master bedroom on the main level also has a dressing area and private bath. Beautiful windows overlook the creek below.

The brand new Beech wood floors sparkle and add elegance and charm to the cozy gas fireplace. The bottom floor offers privacy and it’s own cabinet area with full sink. There are two true Master suites in this home that can offer the ultimate comfort and relaxation for any guests or family. Tiled kitchen floors, AC, views, and so much more. * MLS# 20151737

$379,000

The Montana dream! This remarkable log home has incredible features and space for everyone. At just under 2 acres you feel like it’s more like 20... sitting up on the bench and no neighbors in sight. The Master bedroom with catwalk above is spacious. The main floor has an open concept with several access points to the wrap around decks. The lowest level is ideal if you want privacy from the Master area with room to play and lounge. The “park-like” grounds boast a retaining wall with grass, flowers, and trees. Roast marshmallows around the upper level fire pit. Don’t forget the “shed” or fancy heated dog house to the side. The best surprise is the second dwelling with GOLF simulator/projector and living area or office. The projector stays with the property and the dwelling is heated. Add water and have your own 2nd home. * MLS# 20153679

Annelise Hedahl 406-546-6979 • anneliseh@eralambros.com

has moved to

Missoulian, Sunday, July 12, 2015 — H11

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H12 — Missoulian, Sunday, July 12, 2015

AT HOME: Tips for landscaping projects

Spruce up yard to add value

By Lee Enterprises newspapers and The Associated Press

O 1

2

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ne of the best ways to spruce up your home’s curb appeal and to add value starts outside of the house — in the yard. Here are some basics when it comes to landscaping:

DIY vs. the pros

While there are many landscaping projects that can be done by “lawn warriors,” consider whether you want an improvement project or a major overhaul. Professionals may be able to create the yard you want in a fraction of the time. If you’re not afraid of sweat and a lot of dirt, then doing it yourself might be right for you.

Look before you dig Anytime you put a shovel in the ground, make sure you know where utility lines and sprinkler pipes are. While most of the pipes and lines are buried well below the surface, for larger projects like planting trees or installing ponds, knowing where the lines are not only will save expensive and embarrassing repairs, but could mean the difference between life and death with gas or electric lines.

Calling 811 before digging will allow utility companies to mark the lines for your house. While they may not indicate sprinkler system pipes, it’s a good idea to flag your sprinkler heads before starting.

Usually 48 hours’ notice is needed for most utility companies.

4

Native plants

When planting trees, shrubs or flowers, it may be helpful to know about native species. These are plants and trees that are naturally found in your area and can probably withstand heat, water conditions and cold weather. Other non-native species, may die or have to be replanted yearly.

To find out about native species check out: Local or area extension agencies.

Local master gardeners or master arborist clubs Local plant nursery where trees, shrubs or flowers are grown.

Reference librarian at your local library

5

6

Caring for plants

7

Prune

8

Xeri...what?

Grass selection All grass may be green, but not all grass is the same. Some turfgrass needs more water, better soil and fertilization. Other grasses, like buffalograss, require less water.

According to Texas A&M, most lawns get twice as much water as they need for a healthy appearance. The key, experts say, isn’t so much about how often a lawn is watered. Instead, it’s about how much gets to the grass. Evaporation and run off happen if the lawns are watered when it’s too warm, or for too short of a period.

“Wilting and discoloration are the first signs of water stress,” landscape specialists at Texas said.

When that starts to happen, the effects can usually be reversed by watering within 48 hours. Too much watering, and important nutrients can go too deeply into the soil.

H2O One of the important things to consider — especially if you do not have an automatic sprinkler system — is how much water will new landscaping take? Some grasses and plants need more water, and if rationing water is something that could happen or does in your area, you could either spend a lot of money to water, or have to replace plants and trees. Before planting, be sure to talk with an expert at your local nursery or landscaping company to find out what plants will work with your watering set-up.

New plants and shrubs will need extra water — and not just for a few days. For most plants, shrubs and trees extra water will be needed to establish a good root system that can withstand the changes in the seasons and temperatures.

“Remember, normal lawn watering is not a substitute for thorough tree and shrub water,” Texas A&M experts said.

The root system for a tree is within the top foot of soil. The roots are usually at the end of the outermost branches, called “the dripline.” Watering large trees may take several hours of water to get enough water to the root depth.

One of the biggest mistakes, landscape experts say, is planting trees and shrubs and then just walking away. Plants and trees need constant pruning and trimming. The first step is to look for any dead, dying or diseased branches or parts of the plant. If a tree is dying, consider calling a tree expert who may be able to help save it.

After pruning any dead or dying branches, then look to trim some of the growth.

Be sure to keep an eye on any bush, shrub or tree that could obstruct the view of a motorist or street. Also look to trim lower branches to aid with lawn mowing. Finally, consider any large tree branches or trees that could topple during a storm and if they could destroy your house or a neighbor’s.

Xeriscaping. It’s landscaping that needs much less water and protects the environment. In many western states, it’s catching on, and it’s not just about pulling up grass and putting down rocks. It’s about selecting plants, shrubs and trees that help conserve and use water.

Live the Life… Live the Dream...

Live the Life in Your Dream Home Today

422 Rainier Court

1803 Missoula Avenue

5985 Glen Eagle Way

150 Cut Throat Court

Missoula, Montana $895,000

Missoula, Montana $550,000

Julie Gardner

Realtor, J.D., MPA ERA Lambros Real Estate (406) 532-9233

Missoula, Montana $875,000

Seeley Lake, Montana $436,000

Missoulian, Sunday, July 12, 2015 — H13

AT HOME: Tips for building a home

Focus on the details, budgets

By Lee Enterprises newspapers and The Associated Press

B 1 2

3

uilding the home of your dreams is great, except for one problem. Where do you begin? Here is a list of factors to consider before you select a builder and start a project from the ground up:

Financing first Before talking to a builder, talk to a lender. Home construction loans aren’t the same as mortgages. Most banks require a down payment for new construction, and in some cases, it can be in excess of 20 percent. Be sure you arrange financing before starting to make your dream home a reality.

5

Budgets and builder allowances

6

Inspection, inspection, inspection

Ask your builder

NewHome Source suggests interviewing your builder and making sure you look at other work they’ve finished. Word-ofmouth and other customer testimonials are essential. Here are other questions they suggest asking: How many years have you been in the business and how many homes have you built?

Do you only build from your supplied plans or can I provide my own?

What standard features do you include?

What are my options or updates?

Are there allowances?

How and when will the final price be determined?

How long will my home take to complete?

What are the steps for inspection of the house along the way?

Fees

In addition to the cost of building the house, allowances and financing, there may be fees and costs along the way. Find out what fees and costs there might be to avoid sticker shock. Some common fees are: Permit fees Sewer or septic fees Electrical fees Impact fees Lot preparation fees Occupancy fees Another key aspect, according to real estate expert Pat Curry, is utility connection. Ask the developer about any additional costs to bring the utility to the house.

4

People in your house project

Here are some of the people you’ll deal with: Developer: The person who owns the land and usually develops subdivisions or housing projects.

Real estate agent: An agent or brokerage may or may not be involved in marketing a development or new construction.

Architect: Develops the floor plans and designs the house. These plans can be either custom designed or provided by the builder.

Architects may also be called in to help modify existing plans to customize a house to a buyer’s needs.

Builder: Often the general contractor hired to complete the house. The general contractor or builder usually hires out subcontractors, like plumbers and electricians, to do specific work on the house.

Design centers: Once you’ve settled on a floor plan and builder, you may work with a design center or team to select the components of the house, including flooring or cabinetry. Usually, there will be either an allowance or a selection of option, with the possibility of upgrading.

Subcontractors: Members of trades that do a specific task in the home, for example, installing a furnace or air conditioner, flooring, plumbing or electrical.

Inspectors: Because it’s a new building, inspectors from the city or county will likely follow the process, looking at key parts of the home, for example, the roof, along the way.

Dave Sears - Territory Manager 3501 W. Broadway Street, Suite 4 Missoula, Montana 59808

Builders have budgets, just like you.

Know the difference between upgrades and allowances.

Some builders provide everything, for example, flooring and appliances. Others use allowances — credit for the items you supply. If a builder offers certain features, he or she may allow you to upgrade at additional cost.

Some builders do not have allowances because of timing. For example, if you want a flooring allowance, and the installers can’t get there, the entire construction project may be thrown off.

Pay close attention to allowances because they may not be dollar-for-dollar in all cases. The builder may just give you the actual cost of the materials, but not the overhead and profit he or she might have made on the project.

For example, a builder may give a $4,000 allowance for countertops, but the cost and the installation may be $6,000 to you. The difference would be the overhead and profit.

Depending on your local and state building codes, plus the national standards, count on at least five inspections, according to Susan Bady, an author for NewHome Source. These inspections are usually to ensure the house is being built to code, and happen at critical points during the construction. For example, an inspector may visit after the foundation has been cured.

Your presence won’t usually be required, but it’s a good opportunity to learn about how your home is being built and the different stages. These inspections are designed to catch any potential problem before you move in.

Open Monday - Friday 8:00 A.M. - 5:00 P.M. 406-728-6142 or Cell 406-274-7396

dsears@spi-ind.com - www.sierrapacificwindows.com

H14 — Missoulian, Sunday, July 12, 2015

AT HOME: Tips for investing in real estate

How to buy rental property

By Lee Enterprises newspapers

S

o, you’re ready to become the next Donald Trump and embark on your real estate empire. Or maybe you’re just looking to diversify your investment portfolio. Here are nine tips to consider when buying investment property:

1

Know the market

2

Up to code

3

4

6

Look at the area’s rental vacancy rate.

If it’s below 5 percent, it’s a “landlord’s market.” If the rate has been declining, that’s also a good sign. Anything above that may mean there’s adequate rental housing on the market and your property could sit vacant between renters.

How close is it to amenities like parks, shopping areas and grocery stores? And what kind of parking does it have (for example, a garage)? Is it located in a quiet area or on a busy street? All of these factors will determine how easy it is to rent and what other properties you’ll be competing against. You may also check on the crime rate, which could mean you’ll have to discount the rent.

Consider how much the property would take to bring to code. Once you flip a house or property to rental, it may need work to bring it to code instead of having it be a primary residence. Calculate the cost of repairs and what you’d have to charge in rent by looking at comparable properties. If the math doesn’t add up, it’s not a good buy.

7

Save and buy

8

Managing

9

Paperwork

Not your typical loan Don’t expect a typical mortgage. Banks reason: If you have cash flow problems, which mortgage are you likely to pay first — your home that you live in or your rental property, said First Interstate Bank Vice President Brian Brown. Most banks consider loans for investment properties higher risk and require: Good credit scores 25 percent downpayment.

Five to six months of reserves in the bank.

Five plus

Banks may look more favorably on properties with more than four units because they carry less vacancy risks. But experts say: With more units comes more management. Be sure you’re ready to meet the needs of four or more tenants which may require more maintenance, regular upkeep and paperwork.

Know the neighborhood

5

Counting the cost

Real estate author and expert Brandon Turner said that in addition to having an investment plan with an exit strategy, some landlords don’t consider all the costs of ownership before determining feasibility.

Those costs include: Water and sewer Garbage (possibly commercial service for larger properties) Legal fees (including eviction) Other utilities — electric, gas, Internet Vacancy costs Scheduled maintenance (heating, cooling, roofing) Capital improvements

Don’t just consider the upfront costs to purchasing rental properties. Walter Molony, an economic spokesperson for the National Association of Realtors, said a property owner should have six months of “caring costs” saved to cover expenses if properties become vacant.

Some investors don’t want the hands-on aspects of being a landlord. Property management firms can manage your property and may take care of arranging showings, leasing and other maintenance issues that arise.

However, the landlord will still be responsible for the costs, and property management will likely run between 7 to 10 percent of the monthly rent.

Whether you select a property management firm or do it yourself, expect more paperwork. You’ll now have to keep careful records of rents, leases, expenses, maintenance and deposits. Even if you have a bookeeper or accounting service (which adds to your expenses), tracking down the paperwork adds time, and will be required for tax purposes.

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Mary Burk Burke Orizotti Br Broker, CRS 406.490.6061 mbosales@gmail.com

18 Hole championship golf course at the heart Montana’s premier Golf Community only minutes to downtown Missoula and the University.

Canyon River Golf Club 406-721-0222

Tory Dailey Broker, CRS, GRI 406.880.8679 tory@lambrosera.com

Missoulian, Sunday, July 12, 2015 — H15

AT HOME: Tips for Baby Boomers

Changing times for housing

By Lee Enterprises newspapers and The Associated Press

I

t’s not an overstatement to say: Baby Boomers are changing the housing market. They’re not just retiring to somewhere sunny.

They’re buying property, fixing it up and downsizing. They’re also not following in their parents’ footsteps.

1

Warm vs. family

2

Not all golden in the golden years

More than previous generations, when boomers hit retirement age, they’re not just packing up and heading south to any place sunny, according to Forbes magazine. Instead, they’re looking to move but factors even more important than weather include being close to children, grandchildren and other family. Also, cultural and “quality of life” offerings are important. This makes moderate locations like Portland, Ore., as attractive as Arizona or Florida.

4

Many boomers have planned to sell their family homes, with larger square footage, to help finance retirement. But, according to Forbes, “There aren’t enough buyers to soak up that kind of housing inventory Boomers will leave in their wake.” Many Gen Xers already have purchased homes, and Millenials are left with significant student debt, the magazine reports.

3

Looking ahead, looking back

If you’re considering moving into a new home, and you’ll need a loan, boomers have several items to consider.

Banks cannot discriminate on age when considering a loan.

“So if somebody was to walk in today, and they’re 114 years old, and they ask for a 30-year mortgage and qualify for it, we have to give it to them,” said Tom Jarboe, regional manager at Primary Residential Mortgage Inc. However, banks generally look back two years to establish a borrower’s income history and look at the likelihood it will stay at the same level for another three.

If you’re in your late 50s or early 60s and disclose you’re planning to retire within three years, a lender will evaluate your projected earnings from Social Security, retirement accounts, dividends on investments and any other sources.

Less is more

Boomers do want a change in housing scenery. Here are trends in housing for boomers, by Tom Sightings, who writes about retirement, finance, health and other boomer issues: Smaller houses with less square footage.

Single-level houses without as many steps or stairs.

Newer homes with less upkeep.

Move closer to convenience, shopping and family.

Smaller homes that have lower utility costs.

Close to or in neighborhoods with walking paths or bike trails.

5

Renovation Not all boomers want to sell their house.

Some are deciding to stay in the house and aren’t afraid to put their money where their heart is, at home. When they do renovate their house, it’s not small stuff. Many want to ensure their retirement years will be comfortable, with modern appliances, better flooring and, Sightings said, “they are no longer embarrassed when grab bars begin to make an appearance in their bathroom.”

6

Staying put

Sightings also points out that not all seniors move somewhere warm or into a retirement community. Many boomers are making their homes more comfortable and accessible, and plan on getting medical services and support in their home, rather than a more traditional facility model.

Ask Your Builder

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H16 — Missoulian, Sunday, July 12, 2015

Bitterroot Properties in Montana

Real Experience, Real Relationships

….You Deserve It!®

See all the valley has to offer.

1200 S 2nd Street – Hamilton

Listing Price: $375,000

• 5 Bdrm/4 Bath/.54 Acre • 1908 Victorian Reclaimed/2784 sq ft • Modern Conveniences with Old World Charm • MLS# 57587

540 Chats Lane – Corvallis

Listing Price: $203,500 • 3 Bdrm/2 Bath/1299 Sq Ft • 1.31 Irrigated acres with Views • MLS# 57560 • 540ChatsLane.IsForSale.com

681 Grantsdale Road – Hamilton

Listing Price: $227,500 • 3 Bdrm/2 Bath/.82 Acre • 1372 Sq Ft plus an Office/MLS# 57544 • Fenced Garden & Chicken Coop • 681GrantsdaleRd.IsForSale.com

933 Fred Burr – Victor

Listing Price: $750,000 •3 Bdrm/3 Bath/ 6400 Sq Ft •10.45 Acres Borders Forest Service •2000+ Sq Ft Shop •End of Road Privacy

2430 Pleasant View Drive – Victor

Listing Price: $325,000 • 3 Bdrm/1 Bath/1584 Sq Ft • 12 Irrigated Acres/Productive Hayground • Numerous Outbuildings/MLS# 56048 • 2430PleasantViewDrive.IsForSale.com

907 Rocky Ridge Lane – Corvallis

Listing Price: $550,000 • 3 Bdrm/2 Bath/2219 Sq Ft • 40 x 40 Insulated & Heated Shop • MLS# 53806 • 907RockRidgeLane.IsForSale.com

953 Springhill Road – Hamilton

Listing Price: $625,000 • 4 Bdrms/4 Bath/4348 Sq Ft • Log Home on 10 wooded acr acres • Private Montana Setting • MLS# 57589

Sheri L. Jones Hamilton, Montana

406-369-1047

sheri@greatermontanare.com

MontanaWannaBe.com

You deserve itTM

Jamie Cozby, The Bitterroot’s Best Realtor THANK YOU for selecting me as the BITTERROOT’S BEST REALTOR! I appreciate your support and enjoy serving YOU! amie

realtor for

J

What a few of Jamie’s happy clients are saying: “Jamie made our long distance home purchase easy. She found us our dream home in Montana AND referred us to a Realtor in CA to sell our home there. We loved her informative valley tours and efficiency with all the paperwork – our entire home purchasing experience was a pleasure! Thank you for everything!”

– The Wagner Family, Corvallis, MT

“Our home was aggressively marketed by Jamie; she constantly updated me on showings and feedback from potential buyers and other agents. I received weekly marketing reports and I really felt “in the loop.” My only regret was not signing with Jamie when we first listed the house. I would recommend her as an agent to anyone in the Bitterroot Valley. – Molly Perry

“Jamie excells in her passion to help others. She is honest, caring, and listens to your needs, then makes a point to provided you with multiple options. Her sense of “seeing it through your eyes” will blow your mind, she is fresh, innovative and a top notch realtor. Her professionalism and compassion for what she specializes in outshines others in her field.” – Wanda Subers

hGTV series about finding a home in montana I SOLD 90% Of my LISTINGS IN 2014

aT 96% Or GreaTer Of The LIST PrICe.

Jamie Cozby Realtor, e-Certified, e-Pro 2015 Honor Society

406-363-8784

BHHSMT is a member of the franchise system of BHH Affiliates, LLC