MAINTENANCE TIPS FOR FIRST TIME HOME BUYERS



First-time buyer Anna Daugherty learned the hard way that home maintenance is a new owner's responsibility. "One thing we completely forgot about was actually very simple. We forgot to get a shovel," says the Lansing, MI, resident. "This weekend, we had seven inches of snow fall in a short amount of time, burying us in snow--and no shovel!"

While going from being a renter to a first-time buyer is a transformative experience, it also brings a whole new set of home maintenance responsibilities. With no more 1-800-Landlord number to call when things go wrong or need repair, you're now fully in charge of maintaining this most important asset.

Just as the joys of home ownership appear in ways large and small, so do home maintenance needs and expenses. Here are tips to help first-time buyers stay on top of home maintenance tasks.
Gear up for every need: Home maintenance is a year-round job, so invest in the tools you'll need to tackle typical projects.

Avoid problems with snow days and other seasonal challenges by gearing up with a set of basic hand tools and an arsenal of lawn and garden implements. And while you're at it, invest in a storage system for home maintenance equipment that keeps everything neat and within reach, whether in your garage or a stand-alone tool shed.

Get to know the pros: First-time buyers can also be prepared by assembling your very own "home team" of contractors and servicepeople well before you ever need them. Find local home maintenance specialists through the recommendations of family and friends, and by connecting with referral services like ServiceMagic. The Realtor who helped you find your new home can also put you in touch with pros whose work quality and ethics can be trusted.

"Put your resources in your Realtor to obtain a list of favorite painters, plumbers, electricians and handymen because then you know you've got referrals from someone you can trust, and typically, that's the kind of person you want to do business with," says Diann Patton, Coldwell Banker Real Estate's consumer specialist and the sales manager/broker/owner in Grass Valley, CA.

Understand your home's operating systems: Understanding the basics of your home's mechanical systems is a must for first-time buyers, even if you call a pro for major home maintenance and repair issues. Know where your main water line is and how to shut it off in an emergency. Get acquainted with the fuse or breaker box, and label essential and non-essential systems for quick reference and energy-saving shutdowns when you're away for extended periods of time. Set a routine for heating and cooling system maintenance, including annual tune-ups by an HVAC contractor, frequent filter changes, and sealing leaky ductwork.

Maintain the exterior: Your home's "envelope" requires care not only for curb appeal but also to protect its structural elements and energy efficiency. Immediately address such regular home maintenance issues as damaged siding, clogged gutters and insufficient grading that keeps water near the structure. Also do a regular, thorough check of your roof's condition so that you can address trouble spots and stay ahead of repair needs.

Make utility bills manageable: Unlike most rental situations, home ownership puts you in charge of covering all utilities. If you're a first-time buyer with sticker shock when you get your power and water bills, take steps to manage your energy dollars as well as home comfort. Budget for foreseeable seasonal fluctuations in energy needs (like summer cooling and winter heating), and check into plans offered by local utility providers that allow you to distribute costs evenly over a 12-month period rather than paying right-now prices. Also look for ways to trim costs with minor energy-saving improvements, like installing a programmable thermostat or fitting the bath with WaterSense-approved fixtures.

Establish a contingency fund: Even if you're in a brand-new home that's under warranty, it's wise to have a contingency fund for the unexpected home maintenance expenses that invariably crop up.

"You really have no idea what could or might go wrong," advises Patton. "For instance in my community just a couple of weeks ago, we had a horrific snowstorm that actually put trees down through a lot of people's roofs...How do you plan for that? Fortunately as a homeowner, you have insurance to deal with those issues, but you want to have contingency funds to cover your deductible if you have an insurance claim, for plumbing leaks or roof leaks--anything like that."

Maintaining such a financial safety net will come in handy when you least expect it, and also provide backup as you approach longer-term home improvement needs and decisions. Add this critical element to your home maintenance strategy, and you'll be able to relax and enjoy the privileges of home ownership all the more.


*courtesy of AOL Real Estate

SOME GREAT TIPS FOR BUYERS IN THIS CRAZY MARKET!

The spring season tends to flood the housing market with buyers, and in markets with low inventory levels, the competition is stiff.
As home prices continue to recover and interest rates remain at near-record lows, some houses are receiving multiple offers and to win the bid, buyers need to stand out from the crowd. According to the National Association of Realtors, houses sold in 71 days in January, down from 99 days a year ago.
Since markets are moving fast, experts recommend sellers have their loan pre-approved and down payment ready before starting their search.  “The market is changing,” says Cara Ameer, broker associate and Realtor at Coldwell Banker Vanguard Realty based in Ponte Vedra Beach, Fla. “Inventory is low and demand is high—a buyer needs to know exactly what their parameters are.”
Multiple bids are becoming the norm, so be ready to compete and do your homework to seal the deal. The longer the negotiations, the more chance you could lose out to someone else who made a better offer, says Ameer. Be reasonable without being difficult because until an offer is signed, sealed and delivered, other buyers can bid on the property.
While you have to compete in the current market, maintain your budget. “You don’t want to end up paying more for the house than it’s worth,” says Daren Blomquist, vice president at RealtyTrac.
Experts warn against cutting corners like skipping the inspection or engaging in a bidding war. You don’t want to unduly stretch yourself just to get into a property,” says Blomquist.
To help you become a homeowner in this competitive market, experts recommend the following tips for being the most attractive:
Plan Ahead
“You have to plan four months before you’re going to buy,” says Michael Corbett, Trulia's real estate expert. Check your credit for accuracy and avoiding making any big purchases or taking on any big debt during this time.
“[Debt] brings down your credit score and increases your debt-to-income [ratio] which are two critical things banks look at when qualifying and preapproving you for a loan,” says Corbett.
If your debt-to-income ratio is too high, experts recommend paying down as much debt as you can to lower this ratio.
Set Your Home Price
“Don’t look at a $300,000 home if all you can afford is $250,000,” says Ameer. Less supply on the market increases the likelihood for multiple offers, and you won’t be able to compete. “If properties are selling at 95% of asking price, don’t think you’ll get a deal at 85% of asking price,” she says.
If you do spot a great deal on a house, don’t wait days to make an offer, warns Corbett. Since time isn’t on your side, learn how to spot a great deal by researching an area’s home prices.
“Do a little due diligence and go to open houses—do your homework,” says Corbett. Being educated will help you negotiate and could prevent you from paying more for a house than it’s actually worth because you’re emotionally involved.
Know that Cash is King
The more cash you have, the more appealing you are as a buyer. Putting 20% or more down makes you look more financially stable and gives sellers comfort that you’ll qualify for a mortgage, says Corbett.
Cash can cover a multitude of problems when you make an offer, whether it’s difficulty with the mortgage process or a lower-than-expected appraisal. “A buyer can contribute more cash to cover the different between the appraisal and offer price,” says Blomquist.
If your appraisal is low, don’t expect the appraiser to come up in value, says Ameer. “Appraisers are under scrutiny with the banks and they have to justify everything they do.” They’re required to follow Uniform Standards of Professional Appraisal Practice (USPAP) guidelines, as well as lender guidelines.
Appraisers use surrounding properties for comps, says Ameer, and if there are only foreclosures, that’s a bad hand to be dealt. You can always review the appraisal for discrepancies and suggest different comps but don’t expect the value to change.
Get Preapproved before Your Search
Getting prequalified for a mortgage gives a ballpark for what you can afford to buy and will streamline your search process.
If you’re financing your house with a mortgage, have a pre-approval letter with you and if you’re paying cash, have proof of funds that shows you’re good for it.
Getting preapproved will also help you to compete with an all cash buyer, says Walter Molony, spokesperson for the National Association of Realtors.
When you know what you can afford and are preapproved, you won’t be shopping outside of your price range, says Corbett. “It makes you a much stronger buyer when you can turn in that preapproval letter with your offer.”
Limit Your Contingencies
Experts suggest having as few contingencies as possible to be an alluring buyer. “Don’t overcomplicate your offer to the seller,” says Ameer. Certain contingencies based on your ability to get a mortgage, the appraisal and home inspection are standard, but piling on more could make the seller less inclined to work with your offer.
Experts advise making an offer based on a satisfactory home inspection. “It gives you the opportunity to walk away if you find in an inspection that there are too many problems with the house,” says Corbett.
Making your offer contingent on you selling your house first will make you a less appealing buyer. If you need to sell your house before buying a new one, then sell your home first and rent or move in with family or friends while you look for your new home, says Blomquist. “As a seller, you’ll sell that home quickly. Then as a buyer, you’re much more appealing than a buyer contingent on a sale.”
Add a Personal Touch
Corbett suggests sending a letter to explain why you want to buy that house. “You become a person who really loves and appreciates the home instead of just a number,” says Corbett. Sending a letter is just one extra little thing that will help level the playing field.
Be Flexible with Closing Dates
“Let the seller know that you would be flexible on the closing timeline,” says Corbett. Find out when the seller would ideally like to close on the house and see if you can match it.


*courtesy of Fox Business

CHANGES TO FHA LOANS & HOW IT MAY EFFECT YOU

SELLER CONCESSIONS
What is it? Contributions that sellers kick in to help defray a buyer’s costs. They can include closing costs, inspections, appraisals and free upgrades.
What’s changing? The FHA proposes slashing allowable seller concessions in half, capping them at 3 percent of the home price instead of the current 6 percent.
Why? FHA analyses show a strong correlation between high seller concessions and high default rates, possibly because the concessions can lead to inflated home prices. The theory is that some sellers might make concessions only to add the cost to the price.
What does this mean to me? This buyer’s perk will soon become less generous. The proposal does not ban concessions above 3 percent. But concessions exceeding 3 percent would result in a dollar-for-dollar reduction in the home’s sales price and reduce the amount of the allowable loan.
CREDIT SCORES
What is it? Three-digit numbers that help lenders determine how likely a person is to pay back a loan in a timely manner. The FHA uses the most common scoring formula, called FICO, with scores ranging from 300 to 850. The higher the number, the better the rating.
What’s changing? This year, the FHA plans to impose a minimum credit score requirement: 500. Borrowers with credit scores below 580 would have to make a down payment of at least 10 percent instead of the usual 3.5 percent minimum.
Why? Low-scoring borrowers default at a higher rate than more creditworthy ones. As of January, the percentage of FHA borrowers who were seriously delinquent was three times as high for borrowers with scores below 580 than for those with scores above 580.
What does this mean to me? Lenders are already imposing tougher credit score requirements on FHA borrowers than the agency is proposing, which could explain why only 1 percent of borrowers with FHA-insured single-family home loans have scores below 580.
UNDERWRITING
What is it? Lenders must document information about the property (such as its value) and the borrower (such as income, debt, credit score) to assess whether the person is likely to repay the loan. Most lenders typically feed that information into an automated underwriting system for approval.
What’s changing? High-risk borrowers whose loans were flagged by the automated system could soon be subjected to a more in-depth manual review by the lender’s underwriting staff.
Why? The agency is trying to reduce its exposure to risk by limiting the discretion lenders have in approving loans.
What does it mean to me? Borrowers whose loans are manually underwritten would be required to have cash reserves equal to at least one monthly mortgage payment. Borrowers with credit scores below 620 would be more closely scrutinized. For instance, their overall debt would not be allowed to exceed 43 percent of their income.
SHORT REFINANCING
What is it? A new program that allows borrowers current on their mortgage payments to refinance into an FHA loan if they are underwater, meaning they owe more on their mortgage than their home is worth.
What’s changing? Borrowers who have no equity in their homes would be allowed to refinance into an FHA loan. The FHA would allow refinancing of the first mortgage only. If there is a second mortgage, the two loans combined cannot exceed the current value of the home by more than 15 percent once the first loan is refinanced.
Why? Many people are vulnerable to foreclosure because their home values have plummeted, making them unable to refinance or sell their properties if they lose their jobs or face a financial setback. This programs aims to help them.
What does it mean to me? Refinancing in this manner will probably hurt your credit, and qualifying won’t be easy. The lender or investor who owns your existing mortgage must voluntarily reduce the amount owed on that loan by at least 10 percent. Also, you generally must have about 31 percent or more of your pretax income available for the new monthly payment for all mortgages on the property.
Source: www.washingtonpost.com