Home staging has become a cottage industry...and that is a good thing.  Staging, like most aspects of real estate, is about differentiating.  While your home is certainly special to you it is important to remove some of your personality from your home in order that buyers will be able to see it as "their" home.

There are many practical steps for staging a home - both inside and outside.  Obviously, curb appeal provides the first impression and in selling your home that often can be the difference between getting an offer and not. 

However, while the exterior is what attracts buyers initially it is what's inside that counts. Just like those we love, we need to see the inner beauty!  So showing buyers the inner beauty of your home is critical.  To be successful you must be able to show your home in its best light.

Several things you can do to make your home more attractive to buyers are:

• Remove clutter or excess furniture:  This will make rooms larger and allow buyers to see where they can place their own furniture;
• Odors:  If you have pets of any kind (yes, even fish tanks can smell) it is important to properly ventilate the home before and during the sales process.  You may need to have carpets professionally cleaned or use cleaning materials with live enzymes which will permanently remove the odors.  Don't use air fresheners.  They only cover up scents and most buyers can tell something is being covered up by all the vanilla candles, bowls of potpourri, or other plug-ins.
• Colors:  Keep colors to a minimum and preferably neurtal.  If carpets are worn, outdated or unusual colors replace them with neutral a color carpet.  Beige may seem dull but it neutral and most buyers would prefer to work with new neutral colored carpet than to think about having to spend money on new carpet.  Don't list your home saying "seller will credit for carpets."  you will get more money from them.
• De-cluttering:  This is really important.  Don't just consolidate all the extra furniture into the spare bedroom and jam it into the garage.  Move it off-site to storage or have that garage sale prior to putting the home on the market.  Who knows the extra dough might even cover some of the new carpet or paint you will be buying to spiff up the home.
• Minimize decorations:  Along the lines of de-cluttering you will want to reduce decorative items as well.  Keep items such as candles, pillows, magazines on tables to 3.  To much looks cluttered or messy.  Remove appliances in kitchen such as blenders, bean grinders, toasters, etc. from the kitchen counters to showcase the counter space rather than the appliances.

Preparing your home for sale is critical when bringing it to the market.  Presenting your home in the best possible light can make the difference between receiving a quick offer and a home that lingers on the market. 

Along with pricing your home to sell staging is one of the most important things you can do to get the most for your home.  If you would like help with staging or have questions about it I have some great resources that I would be glad to share.  Please let know and I will be glad to help you!  Together we can make your say, "TA DA!"

Last week I attended a lunch meeting at the Building Department called "Building 101."   It was put on by the Development Services Department and was intended primarily to teach the general public about the development and permitting processes in the City of Sacramento.  

Among the many things I learned were some answers to questions I am frequently asked by both homeowners and homebuyers.  Perhaps the most asked question I get is regarding building permits.  Specifically, when do I/we need one?

Simply put you will need a permit for new construction, remodeling and repairs to electrical, mechanical, and plumbing systems.

Some typical projects requiring permits include:

• New homes and buildings
• Room additions and patios
• Enclosures and carports
• Decks and patio covers
• Garage conversions
• Landscape irrigation
• Retaining walls*
• Water services
• Sewer services
• Water heaters
• Fences*
• Fireplaces and fireplace inserts
• Skylights
• Sheds*
• Shower/tub enclosure replacements
• Swimming pools and spas
• Re-roofing
• Ceiling fan

A building permit is NOT required for:

• One story detached accessory buildings used as tool and storage sheds, playhouses, etc., providing the floor areas does not exceed 120 square feet
• Fences, other than masonry walls, under six feet in height
• Retaining walls not over four feet in height measured from the bottom of the footing to the top of the wall, unless supporting a surcharge
• Platforms, walkways, and driveways not more than 30 inches above grade and not over any basement or story below
• Painting, papering, and similar finish work

Please bear in mind this list is only meant to be a general guideline.  For specific information about permit requirements for your project you can call (916)808-5656 or visit one of the City's Permit Service Centers.

The City of Sacramento recommends that before you begin any project you check the zoning code, Design Review, and/or Historic Preservation for anything that may impact your specific property.  You can call them at (916)808-5656.

Lastly, please make sure to protect yourself by using a licensed, reputable contractor and architect.  You can go online to the California Contractors Licensing Board or the California Architects Board to verify licenses.

Whether you are moving into a home or simply fixing up your existing home to meet your specific design tastes, painting and decorating can be great fun and very satisfying.  But, before you begin your project you need to be aware of the possibilities of lead in your home if it was built prior to 1978. 

Lead, like most toxic substances when kept under control it poses little risk.  However, there are specific actions you should take for you and your family if you are contemplating work on a pre-1978 home. 

Before the work begins:

• If your home was built pre-1978 presume the paint is lead-based unless testing proves otherwise; it is recommended testing be done by a State-Certified professional;
• Contain the work area by covering interior and exterior exposed areas with plastic sheeting; secure with duct tape;
• Turn off forced-air heating and air conditioning.

During work on lead-based painted surfaces:

• Keep all non-workers outside of the work area;
• Wear protective clothing and shoes while doing the work;
• Use a properly fitted respirator equipped with HEPA filters
• Water-mist the work area as you scrape to reduce dust; collect all chips and dust on plastic sheeting;
• Be cautious when using paint strippers since they contain toxic chemicals;
• Don't eat, drink or smoke in the work area;
• Don't dry-sand, blast or power-wash to remove lead-based paint;

When work has been completed:

• Remove the plastic sheeting used to protect surfaces by rolling or folding inward;
• Dispose of construction debris in a heavy-duty plastic bag and tightly secure it;
• Wash the exposed areas with a general household cleaner diluted in a bucket of water; use a wet sponge or wet cloth to remove all the dust and dispose of the waste water to the sewer;
• Vacuum carpeted areas with a HEPA vacuum cleaner;
• Change clothes and shoes before leaving the work area and machine wash them separately;
• Shower and wash your hair after finishing work;
• Consider hiring a State-Certified professional to test the area for lead dust contamination after the final clean up;

Well, today was a fun day.  This morning I met a mentor of mine - Saul Klein of Internet Crusade - for the very first time.  Saul brought his e-PRO road show into Sacramento and made a presentation about the virtues of going e-PRO to about 50 Sacramento area REALTORS at the Sacramento Association of REALTORS.

I became an e-PRO, or certified real estate internet professional, last May.  Since then I have be learning from Saul and his team at Internet Crusade, as well as some terrific agents from across the US and Canada who are active members of the "RealTalk" and "e-PROTalk" online communities.  I have gathered some great nuggets of industry knowledge, buyer/seller experiences and entrepenuerial ideas from my new found online colleagues. 

Additionally, thanks to Saul, John, Mike and everyone at Internet Crusade for providing "RealTownBlogs" which has provided me and other wired real estate prefessionals to post our ideas and thoughts in our very own blog.  Saul, et. al., are simultaneously, mavens, connectors and salesmen - all in the very best senses of the words. 

As PR guru and author Jack Trout would say, we (REALTORS) must "differentiate or die."  Each of us must move forward with the times to better serve our clients and our financial futures.  Learn how to use technology as a differentiating factor in your business and avoid becoming a real estate dinosaur.

For those who have not yet and received the e-PRO professional designation from the National Association of REALTORS I would strongly urge you to take the time to do so.  Becoming a certified internet professional is critical to every real estate professional achieving success in this wired world we live in. 

Lastly, if you get an opportunity to see Saul, Mike or John when they are out on the road please take advantage of it.  They will inspire and invigorate your mind and provide some terrific internet marketing ideas to improve your efficiencies and relationships with your clients.

Just how important is choosing the right REALTOR®.  Well, ask yourself.  Would you invest your entire retirement savings with a stockbroker who just got his or her license?  If you were undergoing open heart surgery would you want it to be your doctor's first operation?  Of course you wouldn't.  Likewise, would you use an inexperienced real estate agent to represent you in one of your most important investments - your home?  Nope.

As of January 25, 2006 there were over 479,789 licensed real estate agents in California.  The California Department of Real Estate projects there will be over 500,000 licensees by June of 2006.   So this many licensees it means that quite literally every Californian knows someone "in" real estate.  

Think about how many people you know who might have a license.  Maybe your child's teacher.  Maybe the waiter at your favorite restaurant.  The person who sold you a new computer.  Maybe a relative of yours.  Many of them are people who decided to cash in on the real estate boom.  But for whose benefit?  Yours or theirs?

In fact, did you know that 90% of real estate transactions are handled by 10% of the licensees?  That's right.  Those who really know real estate are the men and women who work it as professionals.  Another interesting figure is that 90% of real estate licensees leave the field within two years of receiving their license. 

True real estate professionals are REALTORS®, members of the National Association of Realtors®.  They adhere to a code of ethics and are continuously learning and developing their skills to provide the best service possible to their clients.  REALTORS® work with clients on a daily basis to market and price properties to sell.  Good REALTORS®, successful REALTORS® are closing deals on a regular basis.  If not, they are merely dabbling in real estate. 

When you decide to purchase or sell a home don't take a chance on your niece April who's only been licensed since March and doesn't know a prelimenary title report from transfer disclosure statement.  Helping her learn how to list and sell your home could cost you.

Experience makes a difference.  Don't use a dabbler to represent you in one of your most important financial decisions.  Choose your representation wisely.  Choose a California REALTOR®.  In addition, you many want to look for signs of an agent's commitment to continuing education.  These are signified by important professional designations such as e-PRO® (certified internet professional), Accredited Buyer Representative®, Seniors Real Estate Specialist®, GRI (Graduate Realtor Institure), or CRS (Certified Residential Specialist).  

Choose an experienced REALTOR®.  You will be glad you did.

Today I attended the inaugural "Lunch and Learn" program hosted by the Development Services Department of the City of Sacramento.  This was the first of the Development Services Department's "Community and Staff Brown Bag Education Series." 

The purpose of the series is to introduce to community residents, developers and interest parties to the process one goes through to build or remodel a home or commercial property in the City of Sacramento.  Or, as they said, "To continuously provide our customers with the tools to get them to success."  The Department's motto is, "We help build a great city." 

It was encouraging to listen to Bill Thomas the director of Development Services as he outlined the program and the topics to be discussed. 

Topics included:

•  "MATRIX":  a new and novel program established by the City of Sacramento to create a team concept within the department to expedite the development process;
• Application Process: When do I need a building permit;
• Development Review Process for residential and commercial projects; and
• Submittal Requirements:  What do I need?

The reasons by the customer friendly Development Services Department are essentially that in order to build a great city you must plan for it while allowing developers to get their projects done in a timely and orderly manner. 

Permit Services Manager Richard Heins presented detailed information and answered questions about the actual building permit process.  His department is incredibly busy.  In 2005 they handled almost 50,000 customers - not including 65,213 phone calls received by the Help Desk.  In 2005 the department issued 18,450 permits and processed 20,092 permit applications essentially issuing a permit every 61/2 minutes.

Keith Winkle, the City's Chief Plumbing Inspector, took us through the building inspection process.  Again, in 2005 the City's building inspectors handled 98,639 requested inspections, approving 59,775 or an average of 402 inspections per day.  Keith stressed the reason for field inspections is not to slow the building process but to check for building code compliance and to protect the public's health, safety and welfare. 

The City of Sacramento is working hard to create a positive environment for well planned growth and development.  The Development Services Department is leading the way. 

For the two dozen of us at the meeting it was a refreshing and eye opening discussion about the City's development process.  I would highly recommend you attend one of these sessions if development is in your future.  Take the time to go to "lunch and learn."  You will be glad you did. 

Change is the one constant in the universe.  And with that said, the real estate market has changed a lot in the past year.  It certainly is not as robust as it was last year at this time.  But is this good or bad?

With interest rates creeping up to their highest level since July 2002 (though still at very affordable levels) and consumer confidence faltering a bit the housing market is no longer enjoying the rapid run up in prices that we saw just nine to twelve months ago.

According to the Mortgage Bankers Association both refinance and purchase money loans are down from the same period last year.  For more on the MBA's Mortgage Application Survey click on MBA Weekly Survey. 

For the glass half full crowd the market is quickly becoming a buyer's market due to the still relatively low cost of funds and the near record high number of homes on the market.   Gone are the days of scrambling to be the first in the door and trying to beat out the multiple offers.  Now is the time when buyers can take a little extra time to find their dream home. 

Personally, I am finding it a great time to work with buyers because together we can find them a home that fits their needs and desires as well as negotiating better prices and terms.  I would encourage anyone interested in buying a home this Spring to begin the process now.   It is a lot of fun and looks to be a great season for house hunting.

Today marks the beginning of the California Housing Finance Agency's 40-year mortgage featuring a 5.75% interest rate.  This loan is targeted at California home buyers who face the highest home prices in the nation.

The new CalHFA loan provides low and moderate income residents who are first time buyers with the ability to reduce their payments by up to $150 per month on an average Sacramento area home.  While many low and moderate income residents are effectively priced out of the market due to the incredible escalation of home prices in California, a family of three or more with an annual income below $89,740 can qualify for a home as high as $429,620. 

Though extending the loan period does add to the final costs of the home, the new 40-year fixed interest rate loan puts the American Dream of home ownership well within reach for many more Californians.

The other day I had a conversation with Sacramento County Assessor Ken Stieger.  I mentioned to Ken that as a REALTOR® I frequently receive questions about property taxes.  I asked him if he would give me some answers to commonly asked questions about property taxes.

This is what Ken Stieger told me were ten of the most commonly asked questions of him and his office.

• When can property be reassessed (revalued for tax purposes)?  Real property (land and improvements) can only be reassessed if there has been a change in ownership, new construction, or a decline in value.
• Is there a "homeowner's exemption" and if so, what is it?  Yes, if you own and occupy your home you may qualify for a homeowner's exemption on your property.  The exemption is currently $7,000 from the assessed value of your home resulting in $70 savings per year.  Check your tax bill to see if you are already receiving one.
• Can Seniors transfer their basis from the sale of their residence to a new residence?  If one of the owners of your residence is age 55 or older and you purchase a residence of equal or lesser market value within the same county, you may transfer your old property tax base to your new property, if an application is filed with the County Assessor and certain conditions are met.
• Will remodeling my home cause it to be reassessed?  Unless you have renovated the building to the extent that it becomes substantially equivalent to a new building remodels or repairs and replacement of your existing items on your property will not cause reassessement.
• If I refinance my property will it be reassessed?  Refinancing will not cause a reassessment of the property, though you may be asked to provide supporting documentation.
• Does a transfer between spouses cause reassessment?   No, spousal transfers will not cause reassessment.
• Does transfering my interest to my children or grandchildren cause reassessment?  If an application is filed with the County Assessor and certain conditions are met then family transfers may be excluded from reassessment.
• What can I do if my property is destroyed by fire, flooding or other disasters?  Declines in value due to natural calamities such as fire, flood or earthquake or market conditions can reduce your property assessment temporarily until the condition is remedied.  You can make an application for a reduction with the County Assessor.
• What is a Supplemental Assessment?  Supplemental assessments occur whenever a change in ownership or new construction occurs, and are in addition to your annual bill sent out each October.  There bills are not normally paid through your impound account.
• What can I do if I feel my property is assessed too high?  If you feel the assessed value is too high you should first contact the Assessor's office to try to resolve the matter.  If it cannot be resolved, then you may file an appeal to the County Assessment Appeals Board which is under the County Board of Supervisors.  You must file your appeal within 60 days of the date the bill or notice was sent, or for the main roll bill, between July 1st and November 30th of each year.

For more information about Sacramento County property taxes and State Property Tax Laws please visit the Sacramento County Assessor's website at http://www.saccounty.net/assessor.

Sacramento Natural Foods Co-op in Elk Grove

No, this is not a pre-St. Patrick's Day event.  The Sacramento Natural Foods Co-ops new Elk Grove location will be the site of a tour and discussion of the challenges facing "green building."  Learn about the construction of a truly "green" building from the Northern California Chapter of the United States Green Building Councils Sacramento's Emerging Green Builders.

The evening will start with a welcome and discussion from the Co-op General Manager and Store Manager on what it takes to be on the cutting edge of grocery design.  This will be followed by a discussion from the design firm, Ekistics Design Studio, about how they approached the project and what guided their decision making process.  This will all be followed by a tour of the facility and delicious food for spirited networking.   

The Co-op's Elk Grove store is a 20,000-square-foot example of how the Co-op is accomplishing their goal to model sustainable practices in their business. The new, state-of-the-art building is energy-efficient and features many green design elements with many natural materials used during its construction.

Some Green Design Facts:

• The Co-op is SMUD's largest business user of the Greenergy Program, paying a premium to purchase 100% of its electrical power from renewable resources;
• Indirect-Direct Heating & Cooling System: 30-50% more energy efficient than traditional systems;
• Lighting Controls System: Motion sensors throughout the store determine lighting needs to reduce energy consumption;
• Natural Lighting: Nineteen skylights and the south-facing, storefront window wall reduces energy to light and cool the store;
• Warehouse Refrigeration: Sensors minimize energy waste and produce hot water at no cost;
• Building Insulation: Made from 100% recycled blue jeans;
• Rubber Floor: Made from recycled tires, the rubber is 100% post-consumer waste from America's landfills;
• Cork Floor: Made from cork trees that never need to be cut down to make cork products;
• Carpeting: Plastic-residue free, made from a water-based product;
• Counter Tops: Made from layered paper compressed and baked to form solid sheets; non-toxic adhesive;
• Particle Board Cabinets: Made from "eco label" certified (ecologically protected) forest trees;
• Bamboo Cabinets: Endures harsh conditions;
• Cabinets: Made with natural products rather than chemically-treated wood.

Event begins at 7:30PM on March 9, 2006.  It is free but please RSVP to Panama Bartholomy at Panama@ccc.ca.gov as soon as possible because space is limited.  The Sacramento Natural Foods Co-op is located at in the Elk Grove Marketplace - 8517 Bond Road, Elk Grove, CA 95624.

If you find traffic troubling and don't like how it's slowing you down now you have chance to do something about it.  The Sacramento Area Council of Governments, or SACOG, is moving forward with the 2007 Metropolitan Transportation Plan (MTP 2030) process.  This process will only work with active community support and involvement.  Sacramento residents are encouraged to get involved in the process by registering (follow the link here) to attend a local community MTP Workshop. 

You can do your part to insure the process is well thought out and addresses the important issues for a sustainable transportation future.  Our region's future transportation needs require real, substantive alternative transportation modes to bring about less congestion on the roadways.  

By participating you will be letting our policy makers know your thoughts.  Working together with a regional plan we can develop smart growth patterns and mitigate as much future traffic congestion and its attendant pollution as possible.

We cannot end traffic but if we get involved we can certainly make a difference in the future of our community!