PRE-LISTING PACKET JILL MONNAHAN, REALTOR – LICENSED IN IOWA JILL@JILLMONNAHAN.COM – 319-981-1409 5805 Council St. NE Ste A Cedar Rapids, IA 52402 1
PRE-LISTING PACKET  JILL MONNAHAN, REALTOR     LICENSED IN IOWA JILL JILLMONNAHAN.COM     319-981-1409 5805 Council St. NE...
PRIVACY STATEMENT I believe that privacy is crucial to the ongoing success of my business as a service, commercial, and informational medium. My policy is to keep the personal information I receive from my customers and clients completely confidential, and used solely for internal purposes. I will not share your personal information or that of your referrals with any other parties. I will not willfully disclose any individually identifiable information about my customers or clients to any third party, with the exclusion of the selling broker. 2
PRIVACY STATEMENT  I believe that  privacy is crucial to the ongoing success of my business as a service, commercial, and ...
I have designed this book to assist you with the sale of your home. I understand the many questions and concerns of home Sellers & how this information will be helpful throughout the transaction. I assure you that it is my goal to provide you with the most professional and informative service. Table of Contents Introduction 4 Profile 5 What You Can Expect 6 The Marketing Plan 7 FAQs 8 Home Selling Process 24 Closing Procedure 26 Home Inspection 27 Thoughts on Condition 29 114 Ways 30 Things that can go wrong 37 How to save you money 40 Documents needed for listing appt. 41 Showing Checklist 44 Sample Listing Contract/Disclosures 45 Contact Jill at 319-981-1409 or email Jill@JillMonnahan.com 3
I have designed this book to assist you with the sale of your home. I understand the many questions and concerns of home S...
INTRODUCTION Thank you for giving me the opportunity to present my practice of real estate to you. As you review this material, you will begin to understand that all real estate agents are not alike. Over the years, I’ve built my business and reputation on doing the very best job for my clients. There is no magic gimmick that will get your property sold. The truth is, the decisions YOU make as a Seller will determine whether your property sells, how much is sells for and the time frame it sells in. You are 100% in charge of the decisions on the price, the condition you have the property in, and if it is available for prospective Buyers to see. I am in charge of the process. It doesn’t matter whether it’s a “Buyer’s Market” or a “Seller’s Market” . . . there is always fierce competition among the houses on the market for those ever-so-few “Qualified Buyers” who are out looking. With over 90% of Home Buyer’s shopping for their new home on line, Sellers need an effective Real Estate Agent or Agents to market to those Buyers and drive traffic to their property by providing an exceptional online presence. The manner in which a property is marketed today is much different than it was a decade ago. Buyers want the information immediately, they want a response within minutes when they request information and they want to see everything they can on line before they decide to set up a private showing. It is extremely important that you have an agent that understands how important that job is. By using the processes I have had in place for my business and continue to add to my business, I feel that I am very qualified at getting that job done! I hope you find this packet informative and useful. After reviewing the information you may conclude that selling a home is a complicated business. That is why it may be in your best interest to hire a Real Estate Professional to represent you. I am looking forward to meeting with you to discuss your needs. Sincerely, Jill Monnahan REALTOR® e-PRO® 4
INTRODUCTION Thank you for giving me the opportunity to present my practice of real estate to you. As you review this mate...
PROFILE Jill is a licensed REALTOR®. She has been selling real estate in the Greater Cedar Rapids Area and the surrounding communities since 1998. As a top selling agent, she has shown she is committed to 100% customer satisfaction. As a result of that commitment, Jill gets more than 94% of her new clients from satisfied past clients and mortgage lenders.  Full Time Realtor® since 1998  e-PRO® since 2006  2006 Iowa Realty MVP  Cedar Rapids Area Association of Realtors® Member  Iowa Association of Realtors® Member  National Association of Realtors® Member  Cedar Rapids and Marion Chamber of Commerce, Member  Corporate Relocation Experience  Iowa Notary  MLS Committee Member: 2005, 2006-2015  Technology Training Committee Chair: 2008-2014  RPAC Committee Member: 2010, 2012,2013, 2014, 2015  Cedar Rapids Area Association of Realtors® Board of Director 2009 – 2011, 2014  Cedar Rapids Area Association Realtor® of the Year – 2011  Iowa Realty Affiliation 1998 – February 2012  Joined Ruhl and Ruhl Realltors® – February 2012  Ninja Installation Graduate – 2012, 2013, 2014, 2015  Book Buddies, Matthew 25 at Taylor School – 2012/2013 School Year  Ruhl and Ruhl Excellence in Service Recognition – 2013,2014,2015 5
PROFILE Jill is a licensed REALTOR  . She has been selling real estate in the Greater Cedar Rapids Area and the surroundin...
WHAT YOU CAN EXPECT Experience: dedicated since 1998 in full time Real Estate Sales and have been involved in over 500 transactions. Ethical Standards: Integrity & strict ethical standards. Broad Exposure: Your property will have an online presence that is professional as well as be accurate and kept up to date. Full-Time Effort: I am a full-time Realtor® Communication: You will hear from me! I’m available all the time. You can call, text or email me. I will be in touch weekly with how your property’s marketing is going and you will hear from a member of my team when feedback is given on your property. Knowledge of the Market: Daily hands-on interaction. I’m in the market all the time. I’m showing homes, reviewing market statistics and just paying attention to what is selling and what is not. Relocation Services: I have access to Ruhl and Ruhl’s full service relocation department; should you need to be referred to an agent in another area or state. It is simple! Our relocation department consists of a team of highly qualified and trained relocation experts that serve as great liaisons between the agent, Seller and relocation company. Ruhl and Ruhl has 13 offices in Eastern Iowa, Western Illinois and Wisconsin. The Best Service! Your goals are my goals and you can rest assured that they will be a focus of mine. If I could wave a magic wand, this is how my business would work. All of my listings would get accepted offers in the first 30 days on the market, within 97% - 100% for the Seller’s asking price, they would have no inspection, appraisal or title issues that arise and would close successfully in about 45 to 60 days after my clients accept an offer. Where I would then immediately deliver a huge proceeds check to my client and we’d celebrate the successful sale and live happily ever after. Here’s the problem, I don’t have a magic wand. What I do have is the ability and knowledge to obtain market data that will help you make the decision of where to position your home to sell in the marketplace based on the property’s condition and in a time frame that meets your needs. I also have the tools to market your home in a manner that makes sense today, not what made sense in 2010 or before. I have the skill set to provide you the service you deserve and am excited to do so. I will go above and beyond to provide you the tools you need to for a successful sale. I will make sure you have a professional home staging consultation available to you at my expense if you want one. I will recommend a pre-inspection on your home and will reimburse you for the cost of it at closing. I will do my part to effectively market your property to make sure that prospective Buyer’s know it is for sale and present it in the best way possible by hiring a professional photographer and hosting a narrated guided slideshow of your property as well as providing professionally printed real estate fliers to be displayed at your property for prospective Buyers to keep. *For home staging, pre-inspections, professional photos and property flier guidelines, please see page 7 for limitations. 6
WHAT YOU CAN EXPECT Experience  dedicated since 1998 in full time Real Estate Sales and have been involved in over 500 tra...
The Marketing Plan Prior to Activating the Listing Your Home  Provide you with market data that will help you decide where to position your home in the market place for a successful sale in the time frame that you need.  For listing Contract terms of at least 6 months, with your permission I will refer you to a professional home stager for a one hour consultation at my expense. I truly feel that the information they can provide you on curb appeal, needed painting, de-cluttering and furniture placement can set your property apart from the competition and provide you yet another way to have a successful sale.  Pre-Inspection Guidelines: If you choose to have your home professionally inspected by a whole house inspector prior to listing your property with me and disclose the findings appropriately or make remedies, when the sale of your home is complete with me as your listing agent, I will personally reimburse you the cost of your whole house inspection up to $300. *For homes listed less than $100,000, I will reimburse the cost of your whole house inspection up to $250. *Just provide me the paid receipt to keep in my file so that I can reimburse you immediately following the closing of the sale. First Two Weeks on the Market  Multiple Listing Service (MLS) with Cedar Rapids Area Association of Realtors  Extensive Reputable Web Presence through various social media avenues, Realtor.com, RuhlHomes.com, and the brokers that are part of the Cedar Rapids Association of Realtors Internet Data Exchange (IDX) *My listings are not syndicated to List Hub, Zillow, Trulia or Craigslist  Professional Photos and Virtual Tour or Narrated Slideshow provided to Realtor.com and RuhlHomes.com *for homes contract listing times of less than 6 months or under $100,000, the photos will not be taken by a professional  Cedar Rapids Gazette New Listing Ad in the Sunday paper, providing the listing is active before the ad deadline  Professional Colored Fliers displayed at your property for those important private showings *for homes with contract listing times of less than 6 months the fliers will be colored listing sheets, and printed on white copy paper.  Seller’s Property Disclosure (if applicable) will be displayed on the MLS listing and at your property for prospective Buyers to view Ongoing Marketing Efforts  You will be kept up to date on competing property updates and new listings that your property is competing with  Your home will be open 24/7 online for prospective Buyers to view, the serious Buyers will set up private showings to see your home with their agent. We will not be holding traditional open houses on re-sale properties.  Continued Social Media Marketing Showings and Feedback  All showings will be scheduled through the showing desk at Ruhl and Ruhl, using our BookaShowing System. You will receive email notifications of showing requests that allow you to simply click a link and approve the showing.  If you do not have email, that is okay – we can always make sure you are called by our showing desk to schedule a showing.  If you need a certain amount of time for notification of a showing, like a 3 or 4 hour notice, that is absolutely okay. You just have to let me know and I can make sure that the showing desk and other agents are aware of this.  Not all agents provide feedback, but when they do we make sure you know it just as soon as we receive it. So if you haven’t heard from us on feedback from a showing, we promise we aren’t keeping it a secret – we just don’t have any but are diligently trying to get it. We just have to accept that it is an agent’s right not to provide it if they choose not to. Important Questions I have for you (and we can discuss these when we meet)  How do you want us to deal with competing offers on your property, if that situation arises?  When a Buyer/Buyer’s agent asks us why you are moving/selling, what can we tell them? 7
The Marketing Plan Prior to Activating the Listing Your Home     Provide you with market data that will help you decide wh...
SELLER FAQS *There may be some repetitiveness in the questions or answers, this is a document that I frequently add to. I do this when I run into a problem that made a deal fall apart or questions Sellers have asked me. The answers are pretty straight forward and will give you a perspective you may not get from every agent. How is this process going to work? It is pretty simple – I am in charge of the process and you are in charge of the decisions. I will provide you with market data and statistics, providing you with the tools and information for you to make a knowledgeable decision of where to position your home in the market place to sell. I usually do this in a two appointment process and we can discuss the timeline when we meet. I typically need a few days to get my homework done. If you need it sooner – please let me know what your timeline is. Positioning your home in the marketplace to sell is your decision. You are also in charge of the decision to hire me to be the agent to market your home. I of course have a decision as to whether I will take the listing or not – but if you are reasonable with positioning your home at the market and not too far above it then it is likely that I will choose to take the listing. Once the decision is made that we will be working together to get your home sold, I will get the process going. I will hire a professional home stager to come in and give you a consultation (up to one hour). You will decide whether or not you are going to do what the professional stager recommends that you do to get your home sold quickly. If you would like to hire the stager to do the actual staging – that is up to you. *Limitations to home staging are on page 7. Next, if you decide to hire a home inspector (I’d really love if that is done prior to me listing your home) go ahead and get going on that step anytime. After you have your home all ready for showings – I will then be ready to activate your listing and get photos taken, put a sign in the yard and start the marketing process. I Want/Need My Home to Sell in 30 Days This is possible, you just have to position it properly against the competition. You also need to have it 100% ready, clean, mechanics up to snuff, etc. However, the number one thing is positioning it in the marketplace. I will give you your odds of selling in 30 days when I provide you the analysis of the market. Is the sales commission negotiable? Yes, it is, however I’m not willing to negotiate my commission down– this is a fee that Ruhl&Ruhl REALTORS charges for their services. Sometimes that fee can is negotiated for instance, on sales over $300,000 I would consider a commission of 7% on the first $300,000 and 5% on the remaining sale amount. Just a quick note on the commission – if there is more than one broker involved in the sale – the commission is split 4 ways after it is received from the Seller at closing. I know that some people think that I get all 7% and the truth is, I don’t. Ruhl&Ruhl pays the cooperating broker 50% form the commission collected and then pays me on a percentage based upon my commission split at that time. 8
SELLER FAQS  There may be some repetitiveness in the questions or answers, this is a document that I frequently add to. I ...
Do I need an appraisal on my house to sell it? You don’t need one to list it, well sometimes it may be necessary to find the right price if your home is unique - generally I can do provide you enough information to help you determine the value range. If the comparable sales are limited, it may be best for you to have an appraisal done to find a good list price. If you choose to have an appraisal done on your home Ruhl and Ruhl will reimburse you for one half of the appraisal cost if you list and sell with Ruhl and Ruhl – reimbursement is paid to you within a week or two after closing. Whether you choose to have an appraisal done before you list your home, the Buyer (if getting a mortgage) will still have to have an appraisal on your home in order for the bank to loan them money – and your home will need to appraise at purchase price or greater in order for the sale to go through. That is why it is important to price your home with the market and not above it. We Owe More on Our Home than the Comparable Homes are Selling For This a common issue with our values declining so much from 2008 to 2012 and 2013. It is now 2015 and in some areas we are seeing a nice jump in value – up to where the homes were in 2008 and 2009, some even higher. Just because you owe a certain amount on your home – that doesn’t mean that is what your house is worth. What you feel you need and what the value is - are not the always the same. If you are in this situation and you do not have the money to pay the difference of what is owed at closing – then you should re-evaluate your plan to sell right now. What is an escrow company? An escrow company is a company that takes care of bringing the sale pending file to a close. They prepare all the transfer documents as well. I have a few options in Cedar Rapids for escrow companies to use (River Ridge Escrow, Republic Abstract, O’shea and O’shea) What is an abstract? Should I have mine? An abstract is the history of the property noting all recorded documents. You may have yours in your possession and if you do - make sure it is safe. These are very expensive to re-create. The abstracts are integral in selling your home. Be sure you know the location when it is time to list your house. Will my house sell at an open house? Most likely not…serious Buyers will come through with their agent at a private showing. You will notice in my marketing plan that I don’t do open houses on re-sale properties. Do I Need to Sell this Home Before Buying Another? You might, a lender is going to be able to best give you that information. If you do need to sell this home first – then let’s focus on that first. Finding another home and not getting your home sold in time to purchase the other home is a drag – trust me. If you have found another home – then you need to check into financing possibilities without selling this home or position this home to sell fast. If it doesn’t you have to be okay with losing the other home. How will I be notified about a showing? All showings will be scheduled through our showing desk at Ruhl&Ruhl REALTORS. You will be contacted by Ruhl&Ruhl REALTORS staff directly to set up a showing or after normal business hours and weekends you will be contacted by me. Agents should not be contacting you directly. 9
Do I need an appraisal on my house to sell it  You don   t need one to list it, well sometimes it may be necessary to find...
Do I need to leave for showings? Yes, and please be sure the pets leave too! (if the pets have to be there – be sure to have them kenneled if dogs, cats – be sure to leave a note to leave specific doors open for access to litter box and/or food. If your cat tends to try to get out – be sure you notify me of that and leave a note to not let the cat(s) out. Do I need to turn lights on for showings? Yes, it is appreciated - but don't expect them to be off when you get home - unless you leave a note asking the showing agent to turn the lights off - they may assume you have another showing after them. Should I leave a candle going for showings? No, I would advise against this. Unattended candle flames can cause fires. Plus not all Buyers like the same scents. I would recommend that you do not use any products that provide a scent. If your home is clean – it won’t stink. How clean does my house need to be to have it for sale? Extremely clean, especially if you want a Buyer to pay top dollar! Your home should be updated with all maintenance items tended to, Q-tip clean and ready to show at ALL times. I get this question a lot and every time I think: Really??? I bet when you went to sell or trade in your last car, that you had it sparkling and there was no way you were ever going to get anywhere near the money for it that you paid for it – but yet you shined it up so that you could get the most money you could for it. You probably also had it tuned up and made sure the systems were in check. Your house has the ability in some markets to earn you money – you better have it sparkling clean and maintained. If your pride of ownership shows and you have it priced appropriately, the Buyers will be fighting for you property. How about my oven, stove, microwave and refrigerator – do they need to be clean too? YES! Extremely clean – The Buyer will look in them, especially if they are included in the sale. Dried old food is gross! Does my yard need to be free of weeds? Yes as well as mowed and trimmed to perfection. You are selling the largest investment you’ve made – show how proud you are of it! When can I expect to get feedback for showings? We send out a feedback request immediately following the showing and every day after the showing until the agent provides the feedback or chooses to not provide feedback. Sometimes they don’t and that is their right, just know that we do what we can to get feedback for you and if you haven’t heard from us, just know that we don’t have any feedback to share. Once we do receive feedback, we send it to you right away. What if the feedback I get is negative? Do something about it - if you can. Sometimes the feedback is an objection that is out of your control. If it is within your control, it may be a good idea to make the change if it is feasible –what can it hurt? 10
Do I need to leave for showings  Yes, and please be sure the pets leave too   if the pets have to be there     be sure to ...
How often will my property advertised? Your property will be in the CR Gazette for a new listing. The majority of the advertising will be done within the MLS and on the internet. Broad internet exposure is the key to getting your home the best exposure possible. I focus heavily on Social Media advertising. I do not put any of my listings on Zillow, Trulia or any third party vendor. I am not able to control this data and they illegally sell it. How long will my house be on the market before we get an offer? That depends 100% on the decisions you make about price, condition and availability of showings. How much will I have to negotiate on the price of my home to get it sold? That depends on the decisions you make about price and condition based on the market data I provide yoiu. I am happy to supply you with the sold statistics for your market range whenever you request them. You will automatically get neighborhood sales and activity delivered via email to you weekly if applicable. What if a Buyer comes to my door and wants to see my house? I'd prefer you give them my phone # and ask them to set up a private showing. What if another Realtor from a brokerage other than Ruhl&Ruhl REALTORS calls me about selling my home? Let them know that Jill Monnahan is your agent and direct them to call me at 319-981-1409. What if I get locked out of my house because a showing agent locked a door I didn't expect them to? If you don't want something locked, like a deadbolt or a chain lock - put a note up so that showing agents know not to lock it. If you do get locked out - I can only access the lock box from 6:00am to 9:30pm daily. *Best tip, have a key made for every different lock on your home and keep them with you. Another note, if you are missing a key for a door knob lock on your home, please change the lock or have a new key made. It always seems like that is the lock that creates the issue of being locked out. What if a scheduled showing doesn't happen? Unfortunately there is nothing we can do about this - sometimes Buyers can be rude and not show up for appointments or change their mind at the last minute about what properties they want to see. Sometimes the showing agent has enough notice to call and cancel, sometimes they don't. We just have to get over it and move on. How do I know when I should lower my price? If your property goes two weeks without showings – the market has rejected it – it is priced too high. If your property gets 8 to 10 showings or more and no offers in the first two weeks, the market has rejected it – it is priced too high. If you get feedback repeatedly that indicates the price is too high, then you should consider repositioning it. What if a Buyer writes a low offer? You need to assess each offer and look at all the points, not just the price. After you've assessed the offer you can present a counter offer to the Buyer. 11
How often will my property advertised  Your property will be in the CR Gazette for a new listing. The majority of the adve...
How many counter offers can there be? It depends. There is no limit. I like to see one or two counter offers total, when this happens it seems to always provide the best outcome for both the Buyer and Seller. On a side note, depending on the decisions you make prior to listing your home and the decision on price, be prepared to negotiate the contract three to four times, once at the initial contract, once at the inspection, once at the appraisal depending on the outcome and once at the final walk-through. This is why I recommend having your home positioned appropriately in the marketplace, not above the market, and having all inspections done and having your home in tip top shape. What if more than one offer comes in? Be happy if that happens! The decision is really yours. We can notify all parties that there are multiple offers and they will need to put their best offer in. You can also choose not to notify all parties and just decide what offer you’d like to work with after reviewing both. You can only work with one offer at a time - so you can only counter or accept one offer, not both What happens if my house doesn't appraise at the purchase price? You may have to adjust your sales price to meet the appraised value - or you house will likely go back on the market as the Buyer typically will only pay appraised value, due to limitations with the mortgage lender. Do I get to see the appraisal the Buyer's lender had done? Not unless it is low and even then you may not see it - The listing agent never even gets to see the appraisal or be privy to the appraised value - this information belongs to the Buyer. Buyers, Sellers and Realtors are not supposed to have any communication with the appraiser about the appraisal. What happens if there are title problems that need to be cleared up before we can close on the house? This does happen and be prepared to help our closers clean up these issues - your cooperation is greatly appreciated to clear up your title issues, be prepared for extra attorney fees too, closing delays that are out of our control. I wouldn’t stress too much about this. However, if your mortgage has been transferred multiple times to different mortgage servicing companies, the chances of a release not being recorded is high. If you have concerns about this you can always elect to have a preliminary abstract extension done prior to selling your home. What if I pay child support - will that affect the sale? Yes, be prepared to get in touch with the person you pay child support to. Check to see if they will sign a satisfaction that states you are current on your child support payments to the day of closing. This is the case even if you’ve been done paying child support for 20 years…if a full release wasn’t prepared at the completion of your court ordered obligation – you still need to get it released. What if I used to pay child support but do not anymore - will that affect the sale? It could. Please provide me proof of full satisfaction of the child support for evidence. This should be filed with the clerk of court in the county you paid child support in. 12
How many counter offers can there be  It depends. There is no limit. I like to see one or two counter offers total, when t...
Do I have to be at closing? No, I take care of all that for you. I just have to meet with your prior to the closing to sign the deed and other transfer documents as well as a limited power of attorney that allows me to sign the closing disclosure on your behalf at closing. Why hasn’t my home sold? If your home isn’t selling in the time frame you are wanting it to, then you should consider repositioning it in the market. This goes back to the decisions the Seller makes in regards to price, condition and availability will determine the sale of the property. Where is my home advertised? Your home is advertised online on all of the area broker/agent websites that participate in the interned data exchange – this is most of them. It is also advertised and Realtor.com. We do not syndicate our listings to Zillow, Trulia or other such sites including Craigslist. The reason for this is incorrect data and no control to correct it. Also, if you have your home listed at $XXX,XXX and Zillow has the “Zestimate” at $20K less than you have your home listed at, that probably is going to work against you. Are there any new things that are being called on inspections these days? Yes, there always seems to be something. If you have a CSST Gas Line that is not bonded – get it bonded before you sell your home. The CSST Gas Line is a gas line that is wrapped in a Yellow Coating. This is considered not safe unless it is bonded/grounded. I have it come up constantly on home inspections. It is usually found at the gas line supply for the water heater, furnace, and gas fireplace or oven/range. What is a Home Warranty You can choose to list your home with a home warranty to cover the home for the Buyer for one year from the closing date. The cost for ranges from mid $400s to $600depending on the coverage and the provider. Most Buyers ask for a home warranty in a contract, especially if mechanics are more than 3 years old, they also ask for it when temps are too low to check the air conditioner during a home inspection. The cool thing is, if you choose to sell your home with a home warranty as a perk, you can pay an additional $60 to have coverage for yourself during the listing period. The coverage is all spelled out in each provider’s brochure that was included in the email that this came to you in – or at the back of this pre-list packet. *If you didn’t get this information, please let me know and I will get it to you. If the sales contract becomes null and void – who gets the earnest money? It depends on the variables of why the contract is null and void. Typically the earnest money is protected by the contingencies you put in the offer. If you find out that you cannot get a mortgage within the timeline of the contingency date for loan commitment – your earnest money is protected. If the property doesn’t appraise at purchase price or greater within the contingency timeline for the appraisal – and the contract is voided, the earnest money should be yours. If a Buyer requests inspection repairs that are not considered major (costing over $500 and up, or structure & safety issues) and the Seller chooses not to make such repairs – the earnest money may be in contention. If there are defects that are major and the Seller doesn’t agree to remedy 100% and the Buyer doesn’t accept the Seller’s remedy response, per the contract the Buyer can make the offer null and void and have 100% of the earnest money returned to them. There is a process to release the earnest money and both the Buyer and the Seller must agree upon what happens to this earnest money. If no agreement can be made the earnest money is held in the listing Brokers trust account, court could be in the future or if neither party seeks litigation the Broker holding the earnest money will most likely make a decision on the outcome of the earnest money six months or so after the contract is voided. 13
Do I have to be at closing  No, I take care of all that for you. I just have to meet with your prior to the closing to sig...
If our floors or carpets are damaged or stained anywhere, should we disclose this? If the stains or damage is under furniture and not visible – yes, you should disclose it and be specific. I use this as a rule of thumb…if you were the Buyer would you want to know? Tobacco Smoke, okay or not okay? It is not a good idea to smoke inside your home or your garage – or outside near any doors. The smell sticks and is a huge turnoff to a large percentage of Buyers. What is Orangeburg Sewer Line? Well first of all – it is NOT orange. Orangeburg pipe is a type of pipe that was commonly used from around 1950 to around 1970. It is a paper tape type pipe impregnated with tar and pressed together. It is susceptible to damage by tree roots and has a tendency to collapse with age. The Building Department can pull plumbing permits and check date of service line installation if a permit was acquired for sewer work at a property. Neither the Building Department nor Sewer Maintenance will have type of material used or how much was replaced. To determine if you have Orangeburg, you could have the service line televised by a plumber or have the line dug up and exposed. I have a Septic System, what is the law? A DNR inspection showing that your septic system is up to code and working properly is required by law before you can transfer title to the new owner. That inspection cannot be older than 24 months. Most state licensed inspection companies will not do inspections in inclement weather, so if you have a septic system you should plan to have it inspected between May and November – prior to listing your property for sale. What if my home inspection results in a long list of repairs requested by the Buyer? My goal is for this not to happen, I provide detailed instruction and suggestions on how to help you sail through inspections. The best thing to do is to have your home inspected before we list your property and make the repairs that are needed. What if my pet has had accidents in our home? Ideally should plan on replacing the carpet, but I realize sometimes that isn’t feasible. There are companies that will use a product that with break down the urine (even in the sub floor) you could have that done. Or just ask yourself if you would you be happy if you laid down on the carpet of your new home that the previous owner’s pet had urinated on? Me either. Also, it is quite possible that the Buyer could have a special light test done during the inspection period. If pet stains are found it is likely that your pet’s “accident” could soil your deal. If you cannot afford to put in new carpeting, you should consider pricing the home accordingly. The days of credits for a carpet allowance are have kind of gone away. Every penny going into a transaction and out of a transaction has to be documented, and a Buyer cannot get cash at closing that is beyond the amount of the earnest money or other money they’ve paid into the lender prior to the settlement of the sale. Should I keep my yard clear of dog waste? Yes, if you don’t you could end up with dog waste being tracked on your sidewalks or in your home inadvertently, the Buyers and Agents looking at your home may not be aware you have a pet until it is too late. 14
If our floors or carpets are damaged or stained anywhere, should we disclose this  If the stains or damage is under furnit...
Yard: Keep it trimmed and shrubs manicured as well as weeds under control and trimmed. Take care of any trees that need trimmed as well. Take care of all of this prior to listing your home and keep it up while you have it listed. If you need a company to take care of the lawn, just ask me for a list of lawn contractors. Be sure your gutters are kept clean and leaves are raked and sticks picked up. Snow Removal: Occupied or Vacant, as a homeowner it is your responsibility to keep your walks clear of snow and ice during the winter months – the driveway too. If you do not live local, ask me for a list of snow removal companies that you can hire to care of the property whenever it snows. How clean does my home need to be? Real Clean! Now is the time to clean the grime, get that oven shiny on the inside and out. Polish everything. Your home needs to be cleaner than ever and it needs to stay that way…. Spotlessly clean houses sell faster! Windows….Not brand new? That’s okay, just make sure they are in good condition. The glazing needs to be in good shape, not chipping off. If the glazing is bad, it is simple, re-glaze them. Clean them real good inside and out – make them sparkle. Chipping Paint? If so, plan to scrape and paint it if you want to see a sold sign. Buyers want to buy homes that have been maintained, peeling/chipping paint is a sign of lack of maintenance. My wall colors are not a neutral color, should we repaint? It would be my recommendation that all the walls are painted the same neutral color (white, gray, cream, taupe, beige). I know you may think that a Buyer can paint themselves, but the fact of the matter is if a Buyer doesn’t like what they see online – they will never give your home a second look online or set up a private showing. Even if you paint it 3 weeks after your photos have been taken, and we take new photos – the Buyer has already dismissed it and moved on to other homes. Today’s Buyer also does not want to do any “work”, and painting colored walls or removing wallpaper is what a Buyer considers as “work” (time and money that they would be putting into a home that the Seller wants top dollar for) and you aren’t selling a house that needs “work” are you? My floor coverings and lighting are dated, should we replace? Are you wanting your home to sell in the range of other homes that have newer floor coverings and lighthing? If so, then you should definitely consider making the change. If the floor coverings are more than 10 years old, they are dated and probably worn – unless they are wood or tile – they probably need replaced. Wood floors may need refinished if they’ve lost their luster and your tile grout may need some serious cleaning to freshen it up. Lighting – if you have flower decals on your lighting or any brass, do yourselves a favor and replace them! Lighting is one of the least expensive things to give your home a fresh look. Put some awesome bright lightbulbs in your lighting too – not the ones that take a minute or two to get bright. You don’t have a minute or two when a Buyer is looking at your home – when they turn a light on, it needs to be bright – instantly. 15
Yard  Keep it trimmed and shrubs manicured as well as weeds under control and trimmed. Take care of any trees that need tr...
My countertops are old, dated and not in great condition, should we replace them? Yes, if you want your house to sell at the top of the market it is competing in, you should definitely replace your counter tops and vanity tops if they are dated or in less than good condition. You may just need to freshen up your bathroom faucet to give a fresh new look to your vanities. I have brass cabinet pulls, should I replace? Absolutely – this dates your home, remember you want to get the best possible price and anything dated in your home is going to work against you getting the best possible price. My cabinets are old, do they need replaced too? If your cabinets are clean, operating properly and not falling off the walls or the doors off their hinges and your drawers all work properly - no you don’t need to replace them. If they are painted and the paint is chipping – it would be wise to repaint them. Sidewalk and Driveway cracked or lifted and shifted? This is home maintenance, it’s simple – have it fixed before you list. Sometimes it just involved mud-jacking, not complete replacement. Home inspectors point out trip hazards to Buyers – get those trip hazards fixed. Sometimes it is just a matter of adding some asphalt too. Inside Temperature of my home if it is not occupied Your home’s temperature should be at comfortable temperatures and the humidity should be relative. If your home is too humid in the summer on the inside you will likely be dealing with mildew issues, especially in the basement. In the winter if it is too dry, you will be dealing with walls cracking because the wood is drying out. *Note, replace your thermostat batteries regularly. My home is vacant, do I need to check on it regularly? Yes, you do need to check on your home. If you do not live in the area, you should contact a family member or a neighbor that can help you out with checking on the home regularly. *Ruhl&Ruhl and myself are not responsible for your home while it is listed, you still need to maintain your home. Some showing agents may forget to turn a light off or have difficulty with tricky locks. So make sure that your locks all work smoothly and that if you have switches that are hard to locate – leave a note for the agents. Water If your home is not occupied it is best to have your home winterized in the winter months for sure, keep in mind you will need to have it de-winterized for a whole house inspection, appraisal and prior to closing. My windows are so hard to clean I recognize that sometimes this is the case – so will Buyers if your windows are dirty when they look at your home – let’s not deter them. My windows aren’t in the best condition If you realize this, so will the Buyer. In fact windows are one of the first things a Buyer will look at. Take the measures to get them in good condition, you want the best price for your house – so you need to provide the best product. Your home isn’t a new home so new windows are not expected, they probably do not need replaced, they likely need re-glazed, or cracked glass replaced and any rotting wood on the window or the trim inside or out replaced. You can actually watch Youtube videos on how to reglaze windows and there are companies that will do this too. This is normal home maintenance that is expected of property owners. 16
My countertops are old, dated and not in great condition, should we replace them  Yes, if you want your house to sell at t...
My furnace and central air haven’t been serviced in a while? If “awhile” is longer than a year, you may has well have it done before you list it, this is yearly maintenance to keep your mechanics in good working order – you’d be doing this if you weren’t selling, right? Some of my outlets or light switches don’t work or I have no idea what they are for, been that way since we bought our home I’d probably fix the ones that don’t work and eliminate the switches that you have no idea what they do – no one will wonder then. We don’t have smoke detectors in all of our bedrooms and on each floor For the safety of your family, you should probably get those installed. It will also likely come up on an inspection report. Radon, what is it? How do I know if I have it? How the heck do we get rid of it and will a Buyer even care? What else can you tell me about it?  It’s an odorless gas that comes from the ground that is the 2nd leading cause of lung cancer.  You can have it tested by a state licensed radon measurement specialist for about $150 or less  If your levels are 4 pCi/L or higher the EPA says that isn’t safe and you need to fix it so the levels are below 4 pCi/L. There are state certified mitigators that install a radon mitigation system in your home.  Yes, a Buyer will care  It is a law that the Buyer has to be provided a radon fact sheet before buying any property, doesn’t matter if a Realtor is involved or not.  You can have your home inspected prior to listing it and make remedies as needed. A Buyer may still choose to have their own radon test done on your home.  Tips: seal up your sump pump so that no radon gas can escape through the pit and into your home. Seal up any cracks in your basement floor or foundation walls that radon gas can slip through. Simple Silicone sealer will do the trick. Once you’ve sealed up your home, have a test done. If your levels are still too high – then you should put a system in. Roof Condition: if it’s going to need replaced in 3 years or less, plan to replace it now or you may be doing it later just to get your deal closed. Not just home inspectors bring up roof concerns, appraisers do too. What is Absorption Rate Pricing: Absorption rate pricing – is pricing your home based upon the rate and range that similar homes are selling based upon a recent time frame. There are only a certain number of houses that will sell in any given market in any given period of time and not all houses sell. Part of the market data I provide you is the absorption rate. What if my house sells right away with a full price offer: I’ll be happy, won’t you? The only thing this indicates is that you priced it properly and prepared it for the market place and that it was the best valued home for sale. What if it doesn’t sell right away? You should consider re-positioning it or reflect back on the market conditions that I provided you when I gave you your market analysis and any updates that we emailed you during your listing period. 17
My furnace and central air haven   t been serviced in a while  If    awhile    is longer than a year, you may has well hav...
Does it stay or does it go? If you plan to reserve any item attached to your home or appliances (and any other item listed on the disclosure) – disclose it! *TV Mounts – if you say you are going to leave the mount – will you also be leaving the bracket that goes on the TV? Just clarify any details on the disclosure or let me know and we can make sure your details about inclusions or exclusions are provided to prospective Buyers. *If you have to use a tool to remove something from a wall/ceiling – it is considered “real property” it is fixed and attached and is included in the sale unless you note otherwise. What is the negotiating going to be like? I wish I could tell you…that decision is your’s and it seems that everyone negotiates differently. The most effective negotiating is collaborative. In order to have collaborative negotiating you need to first have your home positioned at the market and not above it. Buyers are so smart…they know the value of the homes that are on the market and you will too if you are buying a home. Most Buyers will pay top dollar for a home in exceptional condition but they won’t pay more than the market will bear. Unfortunately so many home owners have a perceived value of their home that is unrealistic, it makes sense too – how can you put a price on the memories you’ve made in your home and you remember writing every check for every improvement. The Buyer really doesn’t care about those things and you won’t either when you go to buy a new home. The Buyer is going to look at numbers, the sale prices of other comparable homes and the other homes competing with your house. The Buyer will also lean a little on the emotional end, how does your house make them feel – is it clean? Well maintained or will there be a “to do list” when they move in just to get it up to snuff maintenance wise? They will likely give you an offer closer to your asking price if you have taken care of all those “to do” items and have your home sparkling clean inside and out. If you don’t have your home in tip top condition then you likely will see an offer 5 – 10% under your asking price…maybe even more. So how do you best negotiate?  Avoid making emotional decisions – you need to detach from your home, once there is a sign in the yard – you need to detach.  If there is a low ball offer – even though you are disappointed – always make a counter offer.  Be conscious of the fact that it’s not only about price – there are other terms that can be equally important to both you and the Buyer. If you are having difficulty coming to an agreement on one issue, it’s possible that a concession on another topic will help cement the deal.  Determine what type of market you are competing in – is it a Buyer’s or Seller’s market – when an offer comes in.  Move quickly – when an offer comes in, address it in a timely fashion – keep the momentum going so that the Buyer doesn’t have time to lose interest.  In the end you want the transaction to be a positive experience for everyone – a Win/Win for both parties. If you have the mentality of “I win, they lose” it will not be a very fun transaction – let’s play nice, together. 18
Does it stay or does it go  If you plan to reserve any item attached to your home or appliances  and any other item listed...
How Do Subject to Sale Offers Work? Personally, I am not a fan of subject to sale contingencies. I am a firm believer that you get your home sold or get bridge financing if you cannot pay cash and then you shop for your new home. It is much less stressful on you (if you are the Buyer). If you are the Seller, you may not be happy with the outcome of a subject to sale contingency either. *Note on subject to sale contingencies for a Buyer: Foreclosure companies and Relocation companies will not even look at an offer with a subject to sale contingency, so keep that in mind. So here is how a subject to sale works. Typically a Buyer and Seller negotiate a Subject to Sale Hour Clause Addendum (if the Seller is even wiling to work with a subject to sale contingency - some are not). What this addendum does is adds terms to the accepted contract. Those terms are simply put that the Seller will continue to market their property and actively try to sell it to someone else. The Buyer and Seller agree upon a timeline that the Buyer must get an accepted offer on their property. If they are unable to get an accepted offer on their property by that timeline, then the offer is null and void and the earnest money is returned to the Buyer. (That timeline is negotiable, sometimes it is 30 days, 45 days, 60 day, 90 days...it is something the Buyer and Seller must agree upon). If during that timeline that the Buyer is trying to sell their property and the Seller gets another offer, the Seller can negotiate that second offer BUT MUST put a contingency on it that once accepted, it is subject to getting a full release from the first Buyer within a specific amount of time after they give the first Buyer written notice of needing to release the subject to sale contingency and addendum. That "specific amount of time" is negotiated on the Subject to Sale Hour Clause Addendum. Sometimes that amount of time is Zero Hours, sometimes it is 12, 24, 48 or 72 - it all depends on what the first Buyer and the Seller negotiate in the contract. At that point that the Sellers gives the first Buyer written notification that they need to release the subject to sale contingency, the first Buyer has options. 1st, get their home sold in that prescribed amount of time: 2nd, get a bridge loan or pay cash for the home (either of those options will require some sort of formal letter head form a lender or a personal banker noting that the sale is no longer subject to their current home closing and that the first Buyer has funds available tor bridge financing approved to purchase the Seller's property WITHOUT closing on their current home); 3rd, the first Buyer if unable to do either of the two previously mentioned options will need to give the Seller notification that they are unable to perform and are cancelling the contract and will get 100% of their earnest money returned to them. The first Buyer will not get reimbursed for any other funds that they may have invested into purchasing the home (e.g.: appraisal, inspections, etc.). Here is something else I'd like to explain, the second Buyer's offer may actually be higher than the first Buyer's offer OR may offer better terms - regardless of what the second Buyer and Seller negotiate - if the first Buyer is able to get their home sold or finance the Seller's home without selling their current property and perform as agreed upon within that prescribed amount of time - the contract with the first Buyer stands as written, it is not re-negotiable in terms of price or terms at that point. Now you may get to the inspection period and there may be negotiations as a result of that but that has nothing to do with the second contract (*another reason I think having a home pre-inspected is important - so as to not renegotiate after the contract has been accepted). 19
How Do Subject to Sale Offers Work  Personally, I am not a fan of subject to sale contingencies. I am a firm believer that...
I just want to make sure that is completely understood and if you don't understand it - let me know so that I can discuss some scenarios with you. There are some other legalities and ethics that come along with these subject to sale contingencies.   Prospective Buyers looking at the home that has the "Subject to Sale Hour Clause" addendum on it - should be told prior to looking at the home. They do not have to be, but ethically it is the right thing to do and that is how I handle these - if you are the Seller and you absolutely DO NOT want me to share the hour clause status of your home - you need to tell me that, otherwise I will be notifying all agents showing your home or prospective Buyers of the existence of an hour clause. If you are the Seller you need to let me know whether or not you want the first Buyer to be notified of any interest in your property, not showings but actual serious interest. If an agent reaches out to me that they think their client is going to write an offer on your home - would you want me to share that with the first Buyer or would you not want me to? You need to let me know that. Of course once you accept another offer, you do need to notify the first Buyer per the contract. It is also very important to explain that more times than none, someone is less than happy at the end of a Subject to Sale Hour Clause Agreement and here's why:    The first Buyer may be able to release the contingency and perform on the already agreed upon contract - the second Buyer is usually disappointed when this happens. The first Buyer may be able to release the contingency and perform on the already agreed upon contract, even if the second Buyer's offer is for more money or offered better terms - in this instance the Seller and the second Buyer are usually disappointed. The first Buyer may not be able to find alternate financing or get their home sold - in this instance, the first Buyer will likely be disappointed and maybe even the Seller because they actually would prefer that offer....you just never know. I just like to prepare everyone for different outcomes of these situations. If you do not like any of the outcomes that are possible - then don't get in one of these agreements. If you are the first Buyer, make sure you line up alternate financing if you are able to. If you have alternate financing lined up - you don't have to release the subject to sale contingency unless you want to, but at least you'd have the option if the situation presented itself. 20
I just want to make sure that is completely understood and if you don t understand it - let me know so that I can discuss ...
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Cut and Dry – what is the best way to get my home sold for the best price in the shortest amount of time with the most favorable terms? That’s easy: 1. Clear the clutter 2. Do a thorough cleaning of your home inside and out and keep it that way! 3. Keep your entire property in check (yard, gutters, garage, house) 4. Have your home pre-inspected (including radon) 5. Do what the stager tells you to do 6. Fill out your disclosure with as much detail as possible 7. Remedy any deficiencies 8. Price your home properly – compelling pricing is best, price it better than your competition – because if it is your competition – it isn’t sold yet because of the price. You need to be the best value – Buyers buy the best valued properties. 9. Don’t have unrealistic expectations. Your home may be nice and well maintained but the market will only bear what it will bear. Make your home available and SPARKLE for every showing “Remember that my motivation to sell your home is a direct reflection of your motivation to sell your home we are working together for a positive outcome.” “I am in charge of the process - YOU are in charge of the decisions.” 22
Cut and Dry     what is the best way to get my home sold for the best price in the shortest amount of time with the most f...
If you have any questions that weren’t already answered - this is a great place to jot them down: ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ ___________________________________________________________________ 23
If you have any questions that weren   t already answered - this is a great place to jot them down   _____________________...
Home Selling Process Consultation to Analyze needs Establish a working relationship. Sign listing agreement Prepare your home for sale, staging, home inspection & Pro-Active Marketing by Ruhl&Ruhl Realtors MLS Internet Fliers Gazette Social Media Showings Offer Received with earnest money Review offer and counter if neccessary Acceptance of Contract Inspections and other contingencies according to contract 24
Home Selling Process Consultation to Analyze needs  Establish a working relationship. Sign listing agreement  Prepare your...
Closing Process Mortgage Application Offer to Lender Appraisal Employment Verification Underwriting Rejection or Approval with Conditions Abstract Extension Buyer and Seller Lien Searches Attorney's Title Opinion Deed Preparation Review Settlement Statement Closing 25
Closing Process Mortgage Application Offer to Lender  Appraisal  Employment Verification  Underwriting Rejection or Approv...
During the Closing Procedure: Once a sales contract is signed by all parties, an escrow company and I will handle all the details and keep you informed of the progress and if there are title issues your help may be required to clear title. There is a fee for using an escrow company and that is usually about $250 to $400 (depending on what company you choose to use). That fee does not include the fee for the abstracting, deed preparation, overnighting/wire fees or miscellaneous attorney fees or extra document preparation fees. Everything is done to ensure your home closes on time and without problems Real estate transactions need a lot of time and attention let a professional escrow company take care of those details for you At closing you will be charged a fee for the professional services provided. The commission rate charged by RuhlandRuhl REALTORS is 7% of the sale price (covering marketing and sales managing fees) and 3.5% of that fee will be paid to a cooperating broker involved in the sale. NOTE: While we do everything we can to make sure your closing is not delayed – there have been recent changes in mortgages that the federal government has implemented. Closing dates may be moving targets. You should expect delays that are out of our control. This may get quite frustrating, please know that even the Buyer will be frustrated and there is nothing anyone can do about guideline changes at mortgage companies mid transaction. Title opinion problems may also cause delays, please be prepared for the possibility of financing or title opinion delays that may affect your moving plans. If you will need a few days to get out of your home, please let me know and we can put in the agent remarks in the listing that possession will be given within 48 hours after closing time. This must be negotiated in the purchase contract. APPRAISALS: Appraisers have been under a lot of scrutiny by our federal government. It is very important that we only look at comparables that have sold in the last 6 months while doing your CMA. It seems to be a common occurrence that appraisals are coming low, so pricing your home within the market range noted on the CMA is crucial. Be prepared for an appraisal to come in lower than the sales price as it is a possibility and the Buyer will most likely not be able to obtain a loan unless the sales price is adjusted. 26
During the Closing Procedure  Once a sales contract is signed by all parties, an escrow company and I will handle all the ...
AFTER SELLING YOUR HOME: THE HOME INSPECTION Many buyers choose to have Home Inspections at their expense when purchasing their new home. In fact, many offers are subject to having a home inspection. By having a home inspection, the home’s vital systems are checked. A home inspection allows you to sell your home with confidence. The buyers will schedule a whole house inspection shortly after the contract is ratified. You will be contacted to let you know when the inspection will take place. The inspection will normally take anywhere from 1.5 to 3 hours. This is also a good time for the buyer to bring in any family members that would like to see the house. The buyer’s agent will usually be present during the last half hour or so of the inspection. Within the agreed upon time frame stated in the contract the buyer’s agent will provide me with a repair addendum that will detail the requested repairs/credits. I will contact you to discuss the requests and we will then negotiate the addendum. You and the Buyer will have a prescribed time to negotiate the requests after receiving them in writing. Items on your inspection report will include: Foundations, Basements & Structures Basement floors & walls, proper drainage & ventilation, evidence of water seepage. Exterior Siding, Windows, Doors, Roof and Gutters Exterior walls, windows, and doors; porches, decks & balconies; garage, roof type & material, condition of gutters and downspouts Interior Plumbing System Hot & cold water system; the waste system & sewage disposal; water pressure & flow; and hot water equipment Electrical System Type of service, the number of circuits, type of protection, outlet grounding, & load balance Central Heating & Cooling Systems Energy source, type of cooling equipment, capacity, and distribution Interior Walls, Ceilings, Floors, Windows, and Doors Walls, floors, ceilings, stairways, cabinets, and countertops Attic Structural, insulation & ventilation information Fireplace Notes about the chimney, damper, and masonry Garage Doors, walls, floor, opener (make sure your safety mechanisms on the door and the “eyes” work) Appliances Includes a wide range of built-in & other home appliances as well as smoke detectors Lot & Landscaping Ground slope away from foundation, condition of walks, steps and driveway 27
AFTER SELLING YOUR HOME  THE HOME INSPECTION Many buyers choose to have Home Inspections at their expense when purchasing ...
Want to avoid inspection issues? Consider a Home Inspection before you list your home for sale Some sellers wonder why they should conduct pre-sale inspections. Won't the buyers want to hire their own inspectors? What if an inspection uncovers defects that you have to disclose? Wouldn't it be better to wait to have inspections done until after the buyers have committed to buying the property? HOME SELLER TIP: The main reason home-sale transactions fall apart is because of defects discovered during the buyer's inspections. Buyers often try to renegotiate the price after they receive their inspection reports. Their argument is that they weren't aware of the problems when they made their offer. By ordering inspections before you market your home, you decrease the odds that you'll have a failed transaction due to inspection-related issues. Buyers can evaluate pre-sale reports, and take the information into account, before they make an offer. Another reason to have your home pre-inspected is that it gives you a better understanding of the issues that could affect the sale. You can then decide if you want to make repairs before marketing your home. Even if you decide not to make repairs, you will have a much better idea of how much you'll net from the sale. I can make a list of Sellers that wish they would have known they had issues with their roof, electrical system or radon levels – way before they negotiated on an offer. I highly recommend you have your home inspected prior to listing your home, radon inspection too. I feel so strongly about this that so long as you agree to list your home with me and have your home professionally inspected by the inspector of your choice, make necessary repairs of major defects or price your home accordingly if you choose not to make the repairs to major defects – at the time of closing a pending transaction with me as your listing agent - I will reimburse you for your whole house inspection cost. I have a list of inspectors I can recommend – just ask me Or go here: http://bit.ly/houseinspector 28
Want to avoid inspection issues  Consider a Home Inspection before you list your home for sale Some sellers wonder why the...
SOME THOUGHTS ON CONDITION Of all the things homeowners control when selling their home, the condition of the property is one of the most important. A crucial part of marketing any product is the presentation of the product. Corporations and retail businesses understand this concept and pay millions of dollars each year to advertising and marketing consultants to get the best advice possible. The same is true for houses. In order to effectively compete with other sellers, homeowners must present their homes to the marketplace in an attractive, desirable condition. When you bought your home, you probably comparison shopped. Well, buyers are still doing that today. According to the National Association of Realtors, the average purchaser looks at 10 to 20 properties prior to purchasing a home. Regardless of how many properties are on the market, available buyers will always seek the best priced property that is in the best condition. THINK LIKE A BUYER You are not just selling a house. You are selling a shelter, lifestyle, and dreams. People always want the best for themselves, and your home should represent the buyer’s answer to this goal. Put yourself in the buyer’s shoes! Remember, they arrive at your front door wanting to find the right home. Don’t make them search somewhere else for it. If you have done your homework, every room in your home will create a desire for the buyer to stay. START MAKING A LIST Walk outside and take a look at the property through the critical eyes of a buyer. Is there anything that needs painting, repairing, looks worn, or is outdated? Get up on your roof – know its condition. Start writing these items down on your list. Walk through the interior and do the same things. Ask for the assistance of everyone in your family. After all, a shorter sales time will benefit everybody in the family. DO EVERYTHING BEFORE PUTTING YOUR HOME ON THE MARKET Complete all your repairs, improvements, and enhancements prior to your first showing. Remember, your best showings come early in the listing period. Be ready! 29
SOME THOUGHTS ON CONDITION Of all the things homeowners control when selling their home, the condition of the property is ...
114 WAYS TO SUCCESSFULLY SELL YOUR HOME FOR THE HIGHEST PRICE IN THE SHORTEST TIME Selling a home today is different than it was five years ago. Today’s buyer wants a home that is in “move in” condition, and they will walk away from a home that does not “show well” or is in poor condition just as fast as they will walk away from an overpriced property. There is a saying in the real estate industry that “you never get a chance at the buyer of a lifetime.” In many instances it is hard to look at your house objectively because it’s your home, but a Realtor is trained to do just that. We hope that these 110 ways will get you the sale that you are looking for. Exterior Landscaping 1. Plan ahead and plant grass seed where needed as the lawn can be a real turnoff or a “turn on.” 2. it’s a good idea to prune away any trees that distract from the view of your home. Pruning low limbs on trees can make a major difference. 3. Clean up everything. Make sure that any debris or broken fence parts, bricks, yard lights and mail boxes are in good repair. 4. Remove any dead or dying shrubs, and replace them with fresh ones. 5. Put new mulch in the flowerbeds, around shrubbery and the base of trees. 6. Make sure that all walkways are cleaned and in good repair. 7. If you don’t know what to do, hire a landscaping company to evaluate your property and give you a plan. 8. Make sure that all exterior lighting works properly. 9. Keep your lawn cut and neatly trimmed. 10. Use large pots of flowers or green plants on the deck or the front porch. 11. Hanging plants can also create a favorable impression. 12. Repair cracks and damages in the driveway and in some instances it’s a good idea to have an asphalt driveway resealed before showing. 13. If your home is going to be marketed during the winter months when ice could be a problem it’s important that you keep driveways and walkways cleaned and safe. 30
114 WAYS TO SUCCESSFULLY SELL YOUR HOME FOR THE HIGHEST PRICE IN THE SHORTEST TIME Selling a home today is different than ...
Exterior of the buildings 14. Repair and replace any broken or rotted trim and siding. 15. Paint everything that needs painting. Most people prefer to buy a home that is in good repair and ready to move in. A home which needs to be painted is a real turnoff, especially if there are other homes from which to choose. 16. Replace any missing shingles from the roof. 17. Clean, repair, and replace any gutters and downspouts that are defective. 18. Invest in a new doormat. 19. Check all screens and storm windows to make sure they are in good repair. 20. Consider “power washing” the exterior and the walkways, decks, driveways, etc. 21. Paint the mailbox and the post. 22. it’s important to create an “outdoor room” as it makes a house feel like home. You can do this effectively by covering a picnic table with a vinyl tablecloth, an arrangement of silk flowers, and a few plastic plates and flatware. This could be created on a screened-in porch, deck or in the rear yard. 23. Placing a potted plant on a front porch or stoop can make a positive impact on a person’s first impression. Take care to make sure it’s a positive reflection of your home. 24. Have the windows and windowsills cleaned inside and out. 25. Paint everything that is in question. INTERIOR 26. Clean all the carpets and replace those that are worn or stained beyond cleaning. 27. Remove any dated items such as wallpaper, carpets, light fixtures, etc. If you’re not certain about what to do, consider using the services of an interior decorator or professional organizer to help you make the right choices. It’s a good idea to use someone who is involved in the new homes industry as they are more in tune with what people are looking for in a home. 28. be very careful about selecting paint colors, wallpaper and carpets if you decide to fix it up. Many buyers have a hard time looking beyond bold colors on the floor or on the walls. The idea is to get the home as close to neutral as possible and you can do this by using neutral tones. 29. Repair any dings in the trim or cabinets. Hardware stores have a variety of new products that can make this job easy and fun. 30. Replace any hardware like doorstops, hinges, doorknobs, shower rods, faucets and switch guards that have become worn discolored or damaged. 31. Clean all the windows (inside and out) including the skylights. 31
Exterior of the buildings 14. Repair and replace any broken or rotted trim and siding. 15. Paint everything that needs pai...
32. Make sure that all light fixtures are clean and in working order the same goes for electrical outlets. 33. Repair and/or replace any plumbing fixtures that are defective. 34. One of the most important things that you can do is to make sure that the home is immaculate and stays that way. Many homeowners use the services of a professional cleaning service to get the home ready and to keep it in “ready to show” condition during the selling process. 35. The idea is to make every area of the house sparkle and shine. SPACE MANAGEMENT 36. It is important that all clutter be removed from every room and every closet. 37. Remove all of the boxes and clothes from the closets that are not going to be needed during the showing process. 38. It may be a good idea to rent a storage space to store all of the items that are in the way. Don’t store them in the attic or garage as they still are a problem. 39. Pack up all of your collectables to both protect them and to give the rooms a more spacious feeling and appearance. 40. Leave just enough accessories to give the home a personal touch but not so many that they become a distraction. 41. Use light to make the home appear more spacious. 42. Take time to open the drapes and blinds. 43. Make sure that all the lights throughout the house are on before a showing. ROOM ANALYSIS The Front Entry—this is the area that forms the first impression of the house and it really needs your attention. 44. Make sure that the entry is in as near-perfect condition as possible. 45. The front door should be freshly painted. 46. If the doorknob and locks are not bright and shiny, they need to be replaced. 47. Well-placed and carefully chosen mirrors and rugs add to the appearance of any foyer or entry area. 48. Remove any off-season clothing or other items from the entry hall closet that can be stored elsewhere. 49. Remove any musty odor by adding a bag of cedar chips or some other fresh scent. 50. Put a fresh coat of paint in the entry closet to brighten it. 51. Water container plants/flowers. Replace if necessary. 52. Dust entry table or shelves. 32
32. Make sure that all light fixtures are clean and in working order the same goes for electrical outlets. 33. Repair and ...
THE LIVING ROOM/FAMILY ROOM 53. Dust surfaces (including TV screen). 54. Straighten coffee table, bookshelves, and other areas. 55. Stow away newspapers, magazines, books, games, toys and videos. 56. Vacuum rugs or mop floor. 57. Vacuum upholstered furniture; wipe down leather or vinyl. 58. Sweep fireplace. 59. Wipe down ceiling fan blades. 60. Water houseplants. 70. Purchase trendy new throw pillows and décor items – keep it simple and fun! THE KITCHEN 61. Mop or vacuum floor. 62. Clean appliances. Yes, that includes the inside of the microwave, oven and refrigerator. 63. Avoid clutter! Clear items from countertops and cabinets. 64. Wipe countertops and cabinets. 65. Clean sink. 66. Stow away kitchen sponge and dish towels. 67. Open windows or run fan to remove cooking odors. 68. Lose the magnets…all of them. 69. Clean off the top of the refrigerator. 33
THE LIVING ROOM FAMILY ROOM 53. Dust surfaces  including TV screen . 54. Straighten coffee table, bookshelves, and other a...
THE DINING ROOM 70. Visually imagine a large dining area. 71. Remove extra “company” chairs. 72. Take one or two leaves out of the dining table. 73. Add fresh or silk flowers as a centerpiece on your dining table. THE HOME OFFICE 74. Dust surfaces, including computer screen. 75. Stow away files, preferably “off site.” 76. Mop floor or vacuum rugs. 77. Polish cabinets and woodwork. 78. Straighten desk and bookshelves. 79. Give away anything you do not use or is no longer needed. THE BEDROOMS 80. Large master bedrooms are extremely popular today. Make your bedroom appear larger. 81. Paint the room a light color. 82. Remove one of the dressing tables or bureaus if the room is crowded. 83. Get rid of the clutter. 84. Decorate the private bath of the master to coordinate with the bedroom. 85. Imagine you are in the “Bed and Breakfast” business. 86. Make closets look spacious. 87. Remove and store all out of season clothing. 88. Remove any items from the floor area. 89. Lighted closets look bigger, are more attractive and allow buyers to inspect the interiors—there are many battery-operated lights on the market. 90. Remove any unusual or personal wall hangings such as posters and store them until your home is sold. 34
THE DINING ROOM 70. Visually imagine a large dining area. 71. Remove extra    company    chairs. 72. Take one or two leave...
THE BATHROOMS 91. Empty wastebaskets. 92. Remove laundry. 93. Put out fresh towels. 94. Clear off countertop and store all personal care products. 95. Dispose of old prescriptions and polish the shelves in the medicine cabinet. 96. Repair leaking faucets. 97. Clean off mineral deposits with vinegar or a commercial cleaner. 98. Replace old shower curtains. 99. Clean and repair caulking. 100. Display perfumed guest soap and add a plant for freshness. THE BASEMENT 101. Sweep stairs. 102. Clear clutter blocking access to furnace, electrical box or laundry room. THE GARAGE This is a very important part of a home for most buyers. It is important that it be cleaned and organized just as you would the other rooms in the house. 103. A fresh coat of paint on the walls and the floor can make a huge difference. 104. Remove any stains or paint on the floor and repair any cracks or damages. 105. Remove any items that are not going to be used during the time that the house is going to be marketed. 106. Clutter and trash left in the garage destroys the one main thing most people are looking for in a garage— space. Make it look spacious! 107. If your garage is small and accommodates one car, it is a good idea to leave the car in the driveway to give the appearance of spaciousness. 108. If you have a two car garage, leave one car in the driveway when the house is being shown. 109. If the garage is dark, add more light. A well-lit and well-organized garage appears to be larger and thus adds value to the home. 35
THE BATHROOMS 91. Empty wastebaskets. 92. Remove laundry. 93. Put out fresh towels. 94. Clear off countertop and store all...
HIGHLIGHTS TO FOCUS ON 110. One of the most important steps in the selling process is staging your home. Each room should be inviting, fresh, clutter-free and clean. 111. Get rid of fingerprints on windows, appliances and mirrors 112. Odors – if your house has an unpleasant smell it will be very hard to SELL (pets, diapers, garbage, mold/mildew) 113. Get your furnace, AC, electrical and plumbing all up to snuff. Have your furnace and AC serviced and cleaned, electrical inspected – shine up your water heater, and make sure your plumbing works properly. 114. Curb Appeal – make your house say “Welcome, come on in” from the curb. Manicure your yard, free it of weeds, edge your sidewalks, clean your gutters, wash the outside of the house, paint if needed, stain your deck if needed, trim trees and shrubs and make any necessary repairs. 36
HIGHLIGHTS TO FOCUS ON 110. One of the most important steps in the selling process is staging your home. Each room should ...
Things That Can Go Wrong When Listing Your Home 1. Your Home May Not Be Worth What You Think The biggest shock most sellers face is the true value of their homes, either determined by one or more agents in comparable market analysis reports or through actual offers from buyers. The reality is that markets change, and home values rise and fall. Many factors affect home values and most of them are subjective and hard to measure. Sometimes you may see no difference between your home and others on the market, and it is hard to understand why your home may appear to be less valuable. Harder to understand is why improvements you may have made do not seem to raise the value of your home. Also irrelevant is what you paid for the home, and what you need the home's price to yield so you can pay debts or buy another property. Many people believe their home should pay off like a securities investment. Historically home values have barely kept pace with inflation - that is why they are a place to live, not an investment. But many people believe that when you spend that much money, you ought to be making money on your home. The economic reality says otherwise, because homes depreciate even while they gain in value. Buyers will determine the true worth of your home, in this market, at this time, and what your home is worth right now may be very different than what it was worth three months ago or what it will be worth six months from now. All you can do with your agent is determine an asking price based on comparables, square footage, condition, and other factors, and see what the market will bear. 2. People Won't Love Your Home Like You Do You love your home and fully expect others to appreciate the same qualities in it that you do, but buyers have their own lifestyles, preferences, tastes and attitudes. The chances of finding a buyer who will want your home "as is" are slim to none. In fact, buyers will look at your home with an eye to how they can make it their own. Then they will love it the way you do. But first, they may knock out that wall where you have your prize fish tank, tear down that designer wallpaper you had imported from England and gut the kitchen where you spent so many Thanksgivings preparing dinner. All those changes cost money, so they will value your home less while they consider remodeling and decorating costs. It will hurt your feelings that the buyer will find every little flaw possible with the home and use that knowledge to negotiate the home's price downward. Don't let yourself think that what was good enough for you and your family should be good enough for the buyer. But keep in mind that selling a home can be fiercely competitive. Your home is competing 37
Things That Can Go Wrong When Listing Your Home 1. Your Home May Not Be Worth What You Think The biggest shock most seller...
against new homes, homes that have already been updated, and homes that offer unique features that your home doesn't. Your home has to withstand the glare of scrutiny. So, keep your cool. It's just business, not personal. You weren't going to take that wallpaper with you anyway. 3. Sooner Or Later You May Lose Your Temper Your relationship with your buyer will be one of love/hate. The buyer is an adversary because s/he wants to pay the least for your home, while you want to net the most possible. The buyer, in order to improve bargaining leverage, may pick your home apart. Many of the buyer's complaints and requests for repairs will be legitimate, but some may not. In fact, some requests can be outrageous. It's your job to stay focused on the ball. If you don't want to comply with the buyer's wishes, you don't have to. You can draw the line, and have your agent tell their agent to tell them to get real. But, the bottom line is that the buyer brings the money to the table. No transaction can take place without a buyer so letting tempers flare only gets you further from your goal. The buyer has pride, too, and doesn't want to lose face any more than you do. But anyone who can't be reasonable because they have let angry feelings get in the way isn't going to be making any deals happen. You may get angry at your Realtor, too. But if your agent is a pro, he/she will be able to handle your concerns. Just know that some things, like other people's behavior are simply out of your Realtor's control. 4. Unexpected Showings. Buyers aren't going to operate on your schedule. When your home is put on the market, you won't have just your own Realtor showing your home, you may have dozens of Realtors and their clients wanting to see the home at almost any time of the day or evening. You may feel like fair game when buyers show up at your home without an appointment or ahead of their Realtors and ask to see your home. Don't let them in no matter what they say. There is no reason for an unaccompanied buyer to be in your home for any reason. Just say no. Your Realtor will ask you to keep your home in show condition, which is not easy. People will break appointments, ask to reschedule and there are only so many times a week you can buff those hardwoods. Be flexible, and trust that every buyer who enters your home is a potential buyer. 38
against new homes, homes that have already been updated, and homes that offer unique features that your home doesn t. Your...
5. Buyer rudeness Every day, we each experience rudeness in society. People don't RSVP in time for the party, they don't write thank you notes anymore, they get in the express line with at least 20 items, and they are turning road rage into a national pastime. So why be surprised when buyers leave the cabinets and closet doors open wherever they looked, or miss their appointment altogether, expecting you to reschedule at a moment's notice? As tempting as it may be to play Miss Manners, it's not worth passing up a good offer because the buyer left a dirty diaper in your trash bin. 6. Inspections Inspections kill more deals than any other single factor besides overpricing. All older homes have some minor and some major problems. These can either be addressed in the sales price of the home, or as a negotiation with the buyer under contract. And it is a matter of opinion how seriously the buyer will take some problems over others. Although the inspection is typically an expense on the buyer's side of the ledger, sellers can avoid a lot of heartache by hiring an inspector themselves before listing their homes. The inspector should reveal what the buyer's inspector will find, giving you the knowledge you need to fix problems that must be fixed, price the home more competitively with your agent and give you maneuverability in negotiations with the buyer. A buyer who sees a favorable inspection report is more likely to make a fair offer, and less likely to bargain hunt or place a lot of contingencies in the contract. If you don't choose to have your home inspected, be prepared to be surprised with some repair expenses or face a price reduction if you want to keep the deal going. 7. Last Minute Problems That Delay Closing Service providers, from lenders to inspectors to closing agents, may cause problems, sometimes without meaning to. In some areas, closings are happening at such a rate that all service providers associated with the real estate transaction are on overload. Attorneys, dispatched at the last minute, may find an area of dispute in your title. The plumber who was going to replace your shower pan in time for final walk- through is called out of town and can't do the job. Any of these scenarios and many others may cause closing to be delayed by days or even weeks. A lot of other things can go wrong, too. Your floor drains may back up during the final walk-through; some of your lights may quit working or short out. Whatever happens, you can prevent a lot of problems in advance, and handle the unexpected ones with a good sense of humor. Be prepared for anything and everything. Listen to your Realtor. You're paying for good advice. Take it. 39
5. Buyer rudeness Every day, we each experience rudeness in society. People don t RSVP in time for the party, they don t w...
10 Ways to Save Sellers Time and Money 1. Turn Lights on for all showings – this will make you more money. 2. Paint any areas that are peeling – Before the appraiser notices and before the buyer tries to negotiate 3. Have furnace and air conditioner checked, serviced and cleaned prior to the inspection. 4. Q-Tip Clean. Clean your home like you’ve never cleaned it before and keep it clean. If you just can’t do it yourself – hire a professional to come in weekly. If your carpets are stained have them cleaned or replaced. Nothing turns off a buyer more than a dirty home. I can’t stress this enough. Your home needs to be neat tidy and not smelly. Smoke smell will turn Buyers off. Dirty diapers, old food, and pet smells are also very offensive. 5. Position your home to compete against the other un-sold homes. 6. Make sure your home is spotlessly clean for all showings. 7. Declutter – what you can live without, pack. 8. Box and stack items in storage room or garage. 9. Change light bulbs to the highest wattage acceptable to the fixture. 10. Negotiate quickly and remember your first offer is most often your best offer. 40
10 Ways to Save Sellers Time and Money 1. Turn Lights on for all showings     this will make you more money. 2. Paint any ...
“Homework” for our listing appointment Please have the following available at the time of listing  Spare key for the front door (preferably 2)  One spare key for the garage door (if applicable)  Know the location of your abstract__________________  Copies of Restrictive Covenants or By Laws (if applicable)  Mortgage Information a. Name of Lender _______________________________ b. Address _____________________________________ c. Phone # _____________________________________ d. Loan # ______________________________________ e. Same info needed above for the 2nd mortgage holder if applicable _____________________________________________________________________  Utility Company information f. Electric Provider________________________________ g. Gas Provider /LP_______________________________ h. Water/Sewer _______________________________ i. Garbage _______________________________ j. Lawn care _______________________________ k. Irrigation l. ________________________________ Cable/Satellite/Internet/Phone ______________________________________________ 41
   Homework    for our listing appointment Please have the following available at the time of listing     Spare key for th...
List of Recent Updates or Improvements 1. __________________________________Year_________ 2. __________________________________Year_________ 3. __________________________________Year_________ 4. __________________________________Year_________ 5. __________________________________Year_________ 6. __________________________________Year_________ 7. __________________________________Year_________ 8. __________________________________Year_________ 9. __________________________________Year_________ 10. ______________________________Year_________ 42
List of Recent Updates or Improvements 1. __________________________________Year_________ 2. _____________________________...
What do you feel are the top 3 Selling Points of Your Home? 1. ___________________________________________________ 2. ___________________________________________________ 3. ___________________________________________________ Things you’d like me to include in marketing 1. ___________________________________________________ 2. ___________________________________________________ 3. ___________________________________________________ 4. ___________________________________________________ 5. ___________________________________________________ 43
What do you feel are the top 3 Selling Points of Your Home  1. ___________________________________________________ 2. ____...
Showing Checklist  Empty all trash cans  Clean all bathrooms (toilets, vanities, mirrors, shower/tub doors, walls, floor)  Wipe down kitchen counters and put away any counter top clutter  Clean your refrigerator handle and any other marks on your appliances  Clean any grease off of your stove top and oven door  Check to make sure your microwave is clean inside and outside – don’t just smear the grease marks on the front, use a degreaser to clean them off  Dust! Give coffee tables, end tables and other large furniture the “just dusted” look  Clean all your windows that may have evident finger prints, dog prints, etc – especially if you have one above the kitchen sink (those get very dirty, very fast)  Beds made  Floors swept/vacuumed  Lights/lamps on  If applicable - pick up any pet waste in the yard and also tend to kitty litter  Yards and walks should be tidy and manicured seasonally  Snow removed from walks and driveway (if applicable)  If applicable – lock up guns, medications and jewelry  Leave Five Minutes early 44
Showing Checklist     Empty all trash cans     Clean all bathrooms  toilets, vanities, mirrors, shower tub doors, walls, f...
Thank you for listing your home with ME! Jill Monnahan, REALTOR m en ts Ruhl&Ruhl REALTORS 5805 Council St. NE Suite A Cedar Rapids, IA 52421 319-981-1409 Jill@JillMonnahan.com cu What Happens Next? s Sa m pl e Do Photos ealtor.com, Extensive Internet Exposure (Realtor.com, Coop Brokerage Sites, Facebook, Twitter and more) S ( rst t Listing submitted to MLS (first 2 days on the market) B Hotsheet notification to all Br kers and Agents belonging to the MLS when Brokers he e your listing is on the MLS sting ng Gazette New Listing Ad kets s delive Feature packets will be delivere to you, it takes about a week to get from delivered er b our printer – these are to be left out for private showings mber ber BookA Remember we use Book BookAShowing.com for showings so agents will be tting g getting email reminde to provide feedback and once they do – the reminders feedback is sent d dir directly to you and me!
Thank you for listing your home with ME  Jill Monnahan, REALTOR  m  en ts  Ruhl Ruhl REALTORS 5805 Council St. NE Suite A ...
Some quick questions for your property listing at: __________________________________________________________________________________________ How many mortgages do you have on this property? _________________________________________ Who holds the mortgage(s)? 1)_____________________________ 2) _______________________ Are your mortgage payments current? YES _____ NO_____ Do you have an FHA Mortgage? ES____ ___ YES______ NO_____ en ts n o o If YES, you have to pay interest to the end of the month, no matter when your closing oc occurs, so e rprised it is best for you to close at the end of the month, if not you may be surprised at the int interest nt your mortgage holder will charge you on your pay off statement Do you have automatic payments deducted from your account? YES____ NO_____ YE Y m o If YES, what date(s) does the money get deducted? ______________ you should plan to contact _____________ __________ your mortgage holder to ask them how much notice they may need to discontinue that service tice t cu Do you have any judgements against you? (hospital bills, child support, etc) lls, hild Do you currently have court ordered child support? ort? ? Do If YES YES____ NO____ YES____ NO____ o Are your payments current? YES____ NO____ ocum o Will the recipient sign a docume s stating they are? documents YES ____ NO____ pl e ent, nt, amo amou o If you are not current, and the amount you are owing shows up as a judgement, that amount ted procee proceed will be deducted from your proceeds before you receive your funds. *That goes for any nt hat yo judgement that may be in your name(s) m Do you wish to sell your home w a home warranty and have Seller and Buyer Coverage? h wit with YES ____ NO____ Sa Policy? _________________________________________________ o If YES, Which Po Poli Will you or have you had your home pre-inspected by a certified whole house inspector? ill y YES ____ NO____ o If YES, please provide me the paid invoice and when we close on your property we will reimburse you the cost of that inspection, up to $300 for properties listed over $100,000. And up to $250 for properties listed under $100,000. Will you be having a state licensed radon tester do a radon test on your property? YES____NO____
Some quick questions for your property listing at  _______________________________________________________________________...
Do you want to have a one house consultation with a home stager, paid for by us? YES ____ NO____ o If YES, We will connect you with the home stager we choose *If at any time during the listing period that your home is vacant. It is highly recommended that you hire a plumber to winterize your home. Please keep in mind that it will then need to be de-winterized for any appraisal, inspections and final walk-through. If you leave for a weekend or move out and choose not to winterize your property, it may be a good rned back d idea to shut the plumbing off to toilets, refrigerator water line, etc. Just be sure that they are all turned ba on for any en ts inspections, appraisals and for the final walk-through. * In order to provide clear title to a Buyer any judgment/child support satisfaction must be released as of the date of the closing by ed the entity/person that holds the judgment against you – you will be responsible for providing this documentation. If y are unsure his ocumentation. you whether or not there has been a release filed with the clerk of court for the county the judgment is in, then we ne to move need ment nt nee forward and hire an attorney to get this done now, rather than at the last minute. m If you’ve paid child support or have had other judgments in the past and if you believe you have had a full release from judgements eve ful r please have those papers available for me to make copies as we may need them. Many times judgment are recorded and they judgments . any actually need to be registered with the county clerk and not the recorded at the county recorder. he oc u These types of judgement issues can cause closing delays and sometimes even cause the transa transaction to fall apart. s en Sa m pl eD By signing below, you are just agreeing that the information noted on these two pages is agreeable to you and that you are aware of oted d page any other information provided in this document. X X SELLER SIGNATURE AND DATE SELLER SIGNATURE AND DATE SI X X AGENT SIGNATURE AND DATE NATURE AGENT SIGNATURE AND DATE
Do you want to have a one house consultation with a home stager, paid for by us  YES ____ NO____ o If YES, We will connect...
Seller’s Settlement Services Agreement O’SHEA & O’Shea, PC (“O’SHEA”) agrees to assist in the closing of your real estate transaction for property located at __________________________________________. O’SHEA will provide are the following to the seller(s): Review all sale documents and make sure all parties to the transaction are in compliance with the terms negotiated. 2) Act as the liaison to the abstractor, attorney and lender. 3) der Order that abstract extension in a timely manner and route the abstract to the Buyer and Lender’s attorney for the title examination. 4) ate e Order the payoff statement(s) of the Seller’s mortgage(s) when a tentative closing date has been set. 5) olved any As part of the closing process, work with the Buyer’s attorney and the parties involved to correct an title problems, including the ordering of corrective documents to clear title. 6) ed Coordinate closing statements with the Buyer’s lender and any other involved Brokers. D a final review of all Do ur ent closin clos closing documents, and furnish a copy of the final statement to your agent prior to closing. 7) ranty y groundwa groundw Prepare the necessary real estate transfer documents (ex: warranty deed, groundwater hazard statement, declaration of value and tax certification forms). 8) nd Once all of the funds to close have been received, and as requested, disbur the following items as directed: disburse cu m en ts 1) Closing/Escrow Fee Cl Real Estate Taxes Do Seller’s proceeds Seller’s Mortgage Payoff (Via wire $15 or UPS $30 for each wire or ach ected UPS not included in cost reflected below) Miscellaneous Vendor Payments aym nts If O’SHEA physically closed the transaction, O’SHEA will electronically record the deed with the County d transactio O’SH Recorder. 10) t Act as Settlement Agent if requested, and m make all necessary filings relating to Federal Form 1099-S at the end of the year. 11) losed d permanen Store the closed file as a permanent record for five years as required by law. m pl e 9) Sa reme Under Iowa Supreme Court Rule, on licenses attorneys may prepare deeds and certain other documentation related to only t real estate. Please select one of the following options. uest O’SH I/We request that O’SHEA prepare any necessary documents that must be prepared by a lawyer. d Please sign and date in the space provided below. By doing so you are indicating that you agree to have O’SHEA perform the property settlement services outlined above and agree to pay O’SHEA a fee of $405.00 at the time of closing for said services, plus any attorney fees for document preparation as part of the closing of your transaction. Date Date
Seller   s Settlement Services Agreement O   SHEA   O   Shea, PC     O   SHEA     agrees to assist in the closing of your ...
LETTER OF AUTHORIZATION To whom it may concern: Please accept this letter as authorization for you to release to the law firm of O’SHEA & O'SHEA, P.C. any and all information relating to the payoff and releases for the loans referenced below. Please include any fax fees, recording fees, wire fees. _ Primary Borrower Name(s): _______________________________________________________ Do cu m en ts Social Security Number(s): ________________________________________________________ __________ _____ Phone number: _________________________________________________________________ _______________ _____________ Property Address:________________________________________________________________ _________________ ______________ 1. Lending Institution (current mortgage company/bank): _________________________________ _________________ _______________ Loan Number: ____________________________________________________________________ _______________ ___________ Phone # of current mortgage company/bank: ( ) 2. Lending Institution (current mortgage company/bank): ____________________________________ ny/bank): ______ /bank): Loan Number: Phone # of current mortgage company/bank: ( ) any/bank: 3. _________ _________ _________ Lending Institution (current mortgag company/ mortgage company g company/bank): _________________________________ pl e Loan Number: _________ m Phone # of current mortgage company/bank: ( ) ortgage company company/ _________ Sa Payoff Good through: __________ ___________________________ ugh: _______ (Please include the daily per die on payoff) clude lude diem ____________________________________ ___ (sign on line) Please fax this payoff request to: O’SHEA & O’SHEA, PC Contact: Summer VanDine Fax: 319/362-1345 E-mail: svandine@oshealawpc.com Phone: 319/721-4346 / (319)362-3640 ___________________________________ (sign on line)
LETTER OF AUTHORIZATION To whom it may concern  Please accept this letter as authorization for you to release to the law f...
RIVER RIDGE ESCROW COMPANY Contract for Settlement Services I/We here by request that River Ridge Escrow Company perform the following settlement services on my/our behalf. I/we understand that my/our lender may require that it or its agent perform some of these services discussed below at additional cost, and that one or more services listed below may not be necessary on my/our transaction. If another escrow company is used or someone other than a local lender is used, there may be additional charges. m pl e Do cu m en ts River Ridge Escrow Company shall: 1. Review all sale documents and make sure all parties to the transaction are in compliance re e with the terms negotiated. 2. Act as the liaison to the abstractor, attorney and lender. 3. Keep you agent abreast of the status of the loan process. 4. Order the abstract extension in a timely manner and route the abstract to the Buy and Buyer e bstract Lender’s attorney for the title examination. 5. Order the payoff statement of the seller’s mortgage when a tentative closi date has been closing hen closin set. 6. Documents needed to transfer title will be ordered and will be provid for your signatures. provided d nd 7. As part of the closing process, work with the Buyer’s attorney and the parties involved to yer’s correct any title problems, including the ordering of corrective documents to clear title. dering g d 8. Coordinate closing statements with the Buyer’s lender and any other involved Brokers; do a er’s an a final review of all closing documents, and furnish a copy of the final statement to your agent , d prior to closing. 9. If proceeds are in deficit, the final closing statement will be provided with adequate time for nal you to obtain certified funds payable to River Rid Escrow Company or Buyer’s lender. Ridge Ri 10. Once all the funds to close h ve been collected disburse the following items: collected, e have a. Seller’s Proceeds s b. Closing/Escrow Fee ow c. Seller’s mortgage payoff (b w ortgage rtgage (by wire, in person or overnight carrier) d. Real estate taxes tate e. Miscellaneous vendors ellaneous aneous 11. Forward the deed to the County Recorder for recording. d e Count Cou 12. Act as Settlement Agent and file the Federal 1099-S form at the end of the year. s ettlement a 13. Mail the recorded deed to the Buyer after closing. ail he Sa 14. Store the closed file as a permanent record for five years as required by law. re a I/we request River Ridge Escrow Company to perform settlement services outlined above. I/we agree to equest Ridg ettlement o pay a Settlement Fee of $180 for Buyer and $225 for Seller plus any attorney’s fees for document preparation as par o the closing of my/our transaction. n part of __________________________________________ ________________ Buyer / Seller Date __________________________________________ ________________ Buyer / Seller Date
RIVER RIDGE ESCROW COMPANY Contract for Settlement Services I We here by request that River Ridge Escrow Company perform t...
LETTER OF AUTHORIZATION Borrowers: ____________________________________________ ________________________________________________ _______________________________________________ __ Property Address: ____________________________________________ ____________ _______ en ts Social Security: m Name of Lending Institution: Address: Phone Number: Loan Number: Dear Madam or Sir: Do cu Name of Lending Institution: Address: Phone Number: Loan Number: pl e Please accept this letter as authorization for you to release to is s a River Ridge Escrow Company any and all information relating to the ompany an payoff of the above referenced loan. Please provide the information ve l as their office requests. equests. Sa m Thank you. . Sincerely, __________________________Date______ __________________________Date______ Please mail or fax to: Melissa Sabin River Ridge Escrow Company 4056 Glass Road NE Cedar Rapids, IA 52402 Fax #(319) 731-2635 msabin@therrec.com
LETTER OF AUTHORIZATION  Borrowers   ____________________________________________ ________________________________________...
Certification for No Information Reporting on the Sale or Exchange of a Principal Residence This form may be completed by the seller of a principal residence. This information is necessary to determine whether the sale or exchange should be reported to the seller, and to the Internal Revenue Service on Form 1099-S, Proceeds from Real Estate Transactions. If the seller properly completes Parts I and III, and makes a “true” response to assurances (1) thru (6) in Part II (or a “not applicable” response to assurance (6)), no information reporting to the seller or to the Service will be required for that seller. The term “seller” includes each owner of the residence that is sold or exchanged. Thus, if a residence has more than one owner, a real estate reporting persons must either obtain a certification form for each owner (whether married or not) or file an information return and furnish a payee statement for any owner that does not make the certification. Part I (Seller Information) 1. Name 2. Address of residence being sold: 3. Taxpayer Identification Number( TIN or SSN: en ts Part II (Seller Assurances) Check “True” or “False” for statements (1) through (5), and “true”, “false”, or “not applicable” for assurance (6) ble” ” True False _____ _____ (1) I owned and used the residence as my principal residence for perio aggregating pal sidence periods two years or more during the five-year period ending on the date of the sale of exchange of the reside residence. hange ____ (2) I have not sold or exchanged another principal residence during the two year her period ending on the date of the sale or exchange of the reside residence. xchange ange residen ____ ____ (3) I (or my spouse or former spouse, if I was married at any time during the period r ouse, marr beginning after May 6, 1997, and ending today) have n used any portion of the residence not d nding for business or rental purposes after May 6, 1997. s er oc ____ (4) At least one of the following three statements applies: f e s The sale or exchange of the entire residence is $250,000 or less. -ORle I am married, the sale or exchange o the entire residence is $500,000 or less, and the gain of on the sale or exchan e of the ent residence is $250,000 or less. exchange entire excha en -ORI am married, the sale or e exchange of the entire residence is $500,000 or less, and (a) I intend to file a joint retu for the year of the sale or exchange, (b) my spouse also used the tend d return residence as her or her principal residence for periods aggregating two years or more during idence he p ending on the date of the sale or exchange of the residence, and (c) my the five year period e spouse also has not sold or exchanged another principal residence during the two year no on period ending o the date of the sale or exchange of the residence (not taking into account exchange before May 7, 1997). any sale or e (5) During the five year period ending on the date of the sale or exchange of the residence, resid residen I did not acquire the residence in an exchange to which section 1031 of the Internal Revenue Code applied. In Inte ____ __ Sa ____ m pl eD ____ um ____ True ____ False ____ NA ____ __ (6) If my basis in the residence is determine by reference to the basis in the hands of a person who acquired the residence in an exchange to which section 1031 of the Internal Revenue Code applied, the exchange to which section 1031 applied occurred more than five years prior to the date I sold or exchanged the residence. Part III (Seller Certification) Under the penalties of perjury, I certify that all the above information is true as of the end of the day of the sale or exchange. _________________________________________ _______________________ Seller Date _________________________________________ _______________________ Seller Date
Certification for No Information Reporting on the Sale or Exchange of a Principal Residence This form may be completed by ...
HOME DATA COLLECTION FORM Use this form to help you gather the information below from the property, then visit www.ahsproconnect.com to enter all of the information to the online form. Property Address HOME TRANSACTION FACTS FA Year Home Was Built Buyer Name Square Feet of Home Buyer E-mail en ts BASIC HOME FACTS Number of Bathrooms Yes Yes No In-ground Swimming Pool? No Was the home professionally inspected prior to closing? spected cted Did the listing have an AHS sign rider? d a HOME INFORMATION Unit Date Home Listed For Sale te ome Brand 1 Date of Closing Closin 3 Unit Date AHS Home Warranty Initiated ate Warran Warra Date Under Contract to Sell Contra 2 Heater/Furnace oc um Air Conditioner Listing Price of Home P Brand Sal Sale Price of Home Buyer Usage of Home: 1 Sa m pl eD 2 Primary Residence 3 Water Heater Unit Rent to Tenant nd d Brand 1 Bank Owned/REO 2 2nd/Vacation Home 3 Dishwasher Range/Oven Brand Vacation Rental Brand Other OPTIONAL COVERAGE ITEMS L COVERAG COVERA e selecte selec (complete if coverage is selected for these items) Kitchen Refrigerator Unit Brand 1 2 Clothes Washer Brand Clothes Dryer Brand Please complete this form to the best of your ability. In the event that AHS determines that this form is not adequately complete, you may be required to provide additional information. ©2011 American Home Shield Corporation and its licensed subsidiaries. All rights reserved.
HOME DATA COLLECTION FORM Use this form to help you gather the information below from the property, then visit www.ahsproc...
H O M E W A L IDEA rt o for sh and sales osed l forec es. hom R R A N T Y P R O T E C T • Undetectable U pre-existing conditions • Failures due to lack of maintenance • Failures due to water heater sediment • Failures due to rust and corrosion • A more comprehensive upgrade package! Sa O The Right Home Warranty Base Cover Covera Coverage inclu includes: The right people. The right service. The right home warranty. I N SM m en ts H S A
H  O  M E  W A  L IDEA rt o for sh and sales osed l forec es. hom  R  R A  N  T  Y  P  R O T  E C T      Undetectable U pr...
Protection and convenience, all under one roof A home is one of the largest investments a person will ever make, and it’s important to protect that investment. With an HSA Home Warranty, you can. The home warranty is a one-year service contract that will help safeguard against the high cost of repairs or replacements to the major Sa m pl eD oc um en ts systems and appliances that fail due to normal wear and tear. HSA offers the convenience of one source for most repairs so you can avoid the hassle of finding a service contractor in your area. When a covered system or appliance breaks down, all you need to do is contact HSA to report the problem. A qualified, pre-screened service technician will contact you to schedule an appointment that works for you. It’s that simple. Remov Remove the worry and emov w wo inconvenience of inco venien o dealing with co venie convenience unexpected home repairs. With unexpe ted h pecte pected Home HSA Hom Warranty, you’ll get Ho ome reliable reliab protection backed by b exceptional service. Without HSA Home Warranty protection, typical repair air r or replacement costs* would be: ITEM REPAIR REPLACEMENT PLACEMENT Heating system Central air $96 - $600 $1,325 - $4,700 $200 - $1,100 $1,475 - $5,200 Water heater Plumbing $85 - $210 $100 - $1,200 00 420 $805 $420 - $80 $480 - $3,225 $4 $ Refrigerator $80 - $515 15 $525 - $3,100 $5 Oven/range $80 - $310 $415 - $2,600 $ * Based on HSA’s estimates of retail cost for repairs and replacements of items listed above. Costs may vary in your geographic area. d ments Cos Quality service is our top priority s ur op prio HSA Home Warranty is committed to d nty ted deliv de delivering exceptional service every step of the way. When you’re in need of a repair, you’ll find HSA’s ay. nee t throughou the process. From the customer service commitment to quality through throughout representative who handle y o handles your request to the service contractor who promptly completes the re repair, we’ll provide a speedy, reliable solution. s At HSA, requesting service is easy. If a problem arises, you simply contact HSA to report the problem. You can request service 24 hours a day, 7 days a week by calling 1-800-367-1448, or you can report a claim online at www.onlinehsa.com. HSA Home Warranty 1861 Ludden Drive l Cross Plains, WI 53528 Phone: 1-800-367-1448 l Fax: 1-877-638-1741 www.onlinehsa.com Questions about your home warranty? Just call: 1-800-367-1448
Protection and convenience, all under one roof A home is one of the largest investments a person will ever make, and it   ...
P R I C I N G A N D COV E RAG E Form # MW2012 03/12 Understanding your home warranty With HSA Home Warranty, you get extensive coverage on your mechanical systems and appliances; however, not all services and failures are covered. HSA wants to help you understand the coverage so you see the value in having the HSA home warranty. For a complete understanding of your HSA home warranty, read the Sample Contract portion of this brochure. Seller/Buyer Coverage Basic Plan with $75 deductible............................................... $420 Basic Plan with $100 deductible..............................................$390 Buyer 7 Star Upgrade ...........................................................$149 BASIC PLAN Central heat, central air/heat pump and thermostat SELLER BUYER optional Ductwork and attached humidifier Some of the following services: Failures due to rust and corrosion Water heater and instant hot water dispenser m pl eD oc um en ts ...do not qualify for coverage: > Normal maintenance and/or cleaning > Drain line stoppages due to roots Failures due to lack of maintenance Water heater sediment Plumbing parts and primary sump pump Routing of drain line stoppages ...may not qualify for repair: > Improper installation > Code violations Water, gas, drain and waste lines Polybutylene leaks Toilet tank, bowl & wax ring seals (replaced with builder’s standard) Whirlpool bathtub Electrical system ...may incur additional cost: > Disposal of the replaced equipment > Modifications required to fit new equipment > Code violations > Permit fees > Coolant evacuation and recovery Garage door opener Ceiling fans and interior attic and exhaust fans tic Oven, stove top/range & built-in microwave oven Trash compactor, dishwasher & garbage disposal shwasher disp Lighting fixtures and central vacuum Burglar alarms, fire alarms and door bell system ms, be Refrigerator and clothes washer an dryer r and OPTIONAL COVERAG FOR SELLER TIONAL COVERAGE Central heat, central air con ntral conditioner/heat pump and thermostat Coverage for some of the above services is available in our Buyer 7 Star Upgrade Package. You can view the enhanced coverage included in this upgrade in the section to the right. Read the sample contract for complete terms ms and conditions. $60 OPTIONAL COVER COVERAGE FOR BUYER Water softener Water well pump $40 $45 Septic sys system $45 Electronic air cleaner $40 $30 Roof leaks oo $45 Hot tub $150 Swimming pool $150 Pool/hot tub combination (must share common mechanicals) When Filing a Claim Home freezer $175 BUYER 7 STAR UPGRADE $149 Crane charges for rooftop air conditioning or heating replacement Central heat and air: registers, grills, filters & heat lamps e ualified, pre-scre pre-screen 2. HSA will provide a qualified, pre-screened ho promptl and contractor who will arrive promptly a invoice tly y repairs HSA directly for covered repairs.* If HSA’s c can authorized service provider cannot respond in er, wil ap a timely manner, HSA will approve the use of a de contractor outside of its n network to ensure the ser convenience of fast service. It’s guaranteed. Smoke alarms Sa 1. Homeowner must call HSA at 1-800-367-1448 SA t actor. r. before calling a contractor. Failure to do so m may f erage result in a refusal of coverage on that item item. 3. Contractor must call HSA for approval before initiating the repair. Homeowner is required to pay the service contractor for all charges incurred in the event that no “Operational Failure” is discovered. * If the approved failure was serviced by an HSA service provider, that provider will bill us directly. The contract holder will be responsible for the deductible and any charges not covered by the HSA Home Warranty. If the approved failure was serviced by a contractor outside of the HSA network and that provider is not willing to bill us directly, simply fax the paid invoice to HSA (fax 1-877-638-1741), and HSA will reimburse the contract holder. Central air: refrigerant recovery and non-ducted window or wall air conditioner Toilets replaced with like quality Faucets and shower heads (replaced with chrome builder’s standard) Garage door opener: hinges, springs, keypad and remote transmitter Refrigerator: refrigerant recovery and ice maker/beverage dispenser Trash compactor lock/key assembly & bucket Dishwasher racks, baskets & rollers Built-in microwave interior lining, door glass, clock and shelves Oven/range interior lining, clocks, rotisseries, racks, handles, knobs and dials $250 toward code violations $500 toward modifications on central heat, air or water heater Permits up to $250 per occurrence Removal and disposal of replaced equipment Mismatched heating and/or air conditioning system Improper installation/repair COVERAGE TERMS Seller coverage: effective the date of application and continues for up to 6 months. Buyer coverage: effective the date of closing and continues for 12 months. Renewable annually. Please reference the Sample Contract portion of this brochure for complete coverage details.
P R I C I N G A N D COV E RAG E Form   MW2012 03 12  Understanding your home warranty With HSA Home Warranty, you get exte...
SAMPLE CONTRACT PLEASE READ THIS DOCUMENT CAREFULLY. YOU MUST NOTIFY HOME SECURITY OF AMERICA, INC. (HSA) PRIOR TO ACTUAL COMMENCEMENT OF REPAIR OR REPLACEMENT. TO REPORT ALL CLAIMS: Call HSA at 1-800-367-1448. Fax service invoices to 1-877-638-1741. The aggregate coverage under this agreement is limited to $25,000.00; with a $5,000.00 per mechanical system sub-limit, unless a lower per occurrence sub-limit or lower aggregate sub-limit is specifically enumerated elsewhere in this agreement. Certain items and events are not covered by this contract. Please refer to section F. Limitations of Liability and to the exclusions listed in each applicable section of this contract. A. Coverage 1. HSA will provide home protection coverage for authorized repair or replacement of “Component Parts” mentioned as covered in accordance with the terms and conditions of this contract that fail due to “Operational Failure.” HSA will cover “Loss” so long as the “Component Parts:” A. Are located within the “Interior” of the main foundation of the home or attached or detached garage (except for the exterior well pump, septic system, condensing unit and pool/spa equipment). B. Are properly installed throughout the term of this contract for proper diagnosis. C. Become inoperative due to normal wear and tear. D. Are in “Proper Working Order” on the effective date of this contract. 2. This contract covers single-family resale homes and condominium or town house units. Multi-family homes up to and including eight (8) family dwelling units may be covered if applied for and the appropriate fee is paid. Multiple-family homes qualify for listing coverage; however, coverage is limited to the owner-occupied unit, tenant occupied properties are not eligible for coverage during the listing period. Coverage is for owned or rented residential property and excludes commercial property or residences used as businesses, including but not limited to, day care centers, fraternity/sorority houses and nursing/care homes. 3. Coverage includes only the items stated as covered and excludes all others. Items listed as Not Covered are intended as examples of the types of items excluded from warranty coverage. They are not completely inclusive of all systems and appliances excluded from coverage. Coverage is subject to limitations and conditions specified in this contract. Please read the contract carefully. B. Definitions 1. “Component Parts” - the constituent elements of mechanical items as covered by this contract. 2. “Operational Failure” - the mechanical breakdown of “Component Parts.” 3. “Proper Working Order” - functioning as intended and expected for its age, and within the safety standards as established by the system manufacturer. 4. “Loss” - the reasonable market cost or the actual cost HSA can contract for the required services, whichever is less, for the repair or replacement of “Component Parts.” r 5. “Interior” - the space within the external surface area which constitutes the perimeter of the residence’s exterior und walls; under the roofing materials; above or encased in the basement floor or home’s slab, or above the ground surface in a crawl space. C. Coverage Period eD 1. Home seller: coverage begins on the date HSA issues a contract number and continues for six (6) months, until close nths, of sale or termination of listing, whichever occurs first. Seller coverage may be extended at the sole discretion of HSA. on 2. Home buyer: for properties involved in a real estate transaction, coverage begins at the close of sale a continues for and e nues twelve (12) months from that date. Payment is due at the close of sale. ale 3. New construction: coverage begins on the first anniversary of the close of sale and continues for one or thr years three from that date. Length of coverage is determined by the premium paid. Payment is due at the close of sale. t pl age 4. Buyer direct: for properties not involved in a real estate transaction, coverage begins fifteen (15) days after payment is received by HSA and continues for twelve (12) months from that date. Call 1-800-367-1448 for pricing and ava availability. -800-367-1448 D. Customer Service E. Covered “Component Parts” Seller & Buyer Coverage In accordance with the terms and conditions of the warranty contract, HSA will repair or replace systems and appliances specifically mentioned as covered; all others are excluded. Items listed as Not Covered are intended as examples of the types of items excluded from warranty coverage. They are not completely inclusive of all systems and appliances excluded from coverage. Please reference Section F. Limitations of Liability for general exclusions and limitations. 1. DOMESTIC WATER HEATER - COVERED: tank, heat elements, thermostat, valves, flue piping, sediment buildup, electrical or gas connections; includes tankless water heaters; water heater/heating combination units and oil systems are covered up to $1,500 aggregate. NOT COVERED: solar/solar-assisted water heating units, circulating pumps, expansion tanks, energy conservation flues and vents. 2. “INTERIOR” PLUMBING SYSTEM - COVERED: leaks and breaks of water supply lines, gas lines, drain and aks waste lines, polybutylene piping; drain line routing with rotary machinery (excludes camera diagnosis and ary machin hydro-jetting to clear the line) through an accessible cleanout, p-trap, drai or overflow access points; presdrain nout, sure regulators, wax ring seals; toilet fixture and water tank (replaced with builder’s st standard ed h stand as necessary); parts within the toilet tank, in-line shut-off valves, risers leading into: sinks, tubs and toilet; primary sum pump for pumping water sump bs only; single-point instant hot water dispenser including casing, element, wiring and valve; whir whirlpool bathtub pump and ng, whi motor assembly. NOT COVERED: ejector/lift pumps; hose bibs; faucet and shower head assem assemblies assembli and their respective ter, evers, an a “Component Parts” including valve for shower/tub diverter, trip levers, tub stopper assembly and sink pop-up assembly; es basket strainers, shower base pans, shower enclosures or doors, sinks, tubs, drain tile/Frenc drains, sprinkler systems; tile/French ents; filter/purifi filter/purifie water well/cistern or septic systems and components; water softener, water filter/purifier, bidets, failures due to salt, r un unh mineral beds or deposits; caulking, grouting, or tiles; lines or parts lying within an unheated area; drain line stoppages alling pulling/re-settin caused by roots; HSA is not responsible for installing a clean-out or pulling/re-setting a toilet to access a drain line stoppage; routing through roof vents is not covered. oc um en ts C.1. HSA will provide coverage for systems and appliances which malfunction due to lack of maintenance, rust or corrosion if the defect or mechanical failure would have otherwise been covered. Coverage is only provided for mechanical failures which occur and are reported to HSA during the term of this contract. 5. You are required to pay the service contractor directly for the service call fee and any non-covered charges. In the event that no covered “Operational Failure” is discovered, you are required to pay the service contractor directly for all charges incurred, including access and diagnosis. HSA will not respond to a new service request when any previous deductible(s) or fees are outstanding. HSA reserves the right to recover any outstanding deductible(s) and fees directly from the contract holder. Sa m 1. YOU MUST NOTIFY US PRIOR TO REPAIR OR REPLACEMENT. When service is needed due to an “Operational Failure,” including emergency situations, you are to telephone HSA at 1-800-367-1448, twenty-four (24) hours per day, and seven (7) 0-367-1448, ho days per week. Your call may be recorded and/or monitored for quality assurance purposes. T telephone contact shall This initiate the service process without the requirement of a claim form or service application. T notification includes the This requirement that we have the opportunity to speak with the service contractor prior to the i implementation of any repairs. h Failure to do so may result in our denial of reimbursement for the expenses you incu incurred. ment notice is given to HSA prior to t expiration of your coverage and the HSA shall not be liable for a “Loss” unless no the reported “Operational Failure” is professionally diagnosed and the dia diagnosis is reported to HSA within 15 days sionally dia ally after the expiration of your coverage, regardless of when the “Oper “Operational Failure” occurred. verage, gardless ge, 2. You shall take every precaution to protect the property giving rise to the “Operational Failure” until the necessary repair ution tion n propert t or replacement is authorized by HSA and made. Repair or replacement shall be performed within forty-eight (48) hours, zed d nd replac rep replaceme under normal circumstances, of an approved claim by a service contractor chosen by HSA, unless a service contractor of s, servic co your choice is approved by HSA when you report the malf malfunction or “Operational Failure” by telephone. HSA selected A lf service contractors must be used on all claims. Please be aware, HSA may be affiliated with the company or technician d Ple performing work under this contract. (Please notify HS if you have a complaint about an HSA selected service contractor.) Please HSA If HSA cannot provide a contractor for you,, HSA will approve the use of a contractor outside of its network. We have or you HS w r the sole right to determine if items will be repaired or replaced. Unless specifically identified elsewhere in this contract, replacement shall be with systems comparable in features, capacity and efficiency; HSA is not responsible for matching e dimensions, color or brand. The use of non-original manufacturer “Component Parts” is permitted in making repairs under this contract. We will use original manufacturer “Component Parts” when non-original manufacturer “Component Parts” are unavailable. HSA reserves the right to obtain additional opinions at our expense. HSA reserves the right to offer cash in lieu of repair or replacement based on what HSA can expect to pay to repair the failure (parts and labor); this amount may be less than retail or less than your actual cost. Once a failure has been diagnosed, subsequent failures to the same system will be exempt from coverage unless and until proof of repair is submitted to HSA. Proof shall include, but is not limited to, receipts verifying repair and/or replacement. 3. DEDUCTIBLE: you will pay the $75.00 or $100.00 deductible for each separate trade call. Deductible amount is determined by the contract price selected. If multiple visits are required for the same repair you will not be charged an additional deductible. Trade call means each visit by an authorized repair contractor. The deductible shall apply to all approved costs including service call charges. If service work performed under this contract should fail, then HSA will make the necessary repairs without an additional deductible for a period of 90 days on parts and 30 days on labor. In the event that the failure is not covered, you are responsible for all charges incurred. 4. When you select the service contractor, you may be required to pay them directly and seek reimbursement from HSA if the service contractor will not bill us. HSA is not responsible for overtime service rates unless we determine a life threatening or property damaging “Operational Failure” has occurred. HSA will reimburse you for your approved coverage, subject to applicable deductible(s) within 30 days of receipt of a paid invoice from the service contractor or other proof of payment acceptable to HSA. Claim documentation and any correspondence can be faxed to HSA at 1-877-638-1741 or mailed to 1861 Ludden Drive, Cross Plains, WI 53528. 3. “INTERIOR” ELECTRIC - COVERED: wiring, main service panels, sub-panels, receptacles or outlets, switchCOVERED: ERED ED: m pane panel es, fuse boxes, electric wiring to all major electrical equipmen outside outlets attached to the primary resijor electri equipme equipment; dential structure and garage;; garag door opener (2 system maximum) must meet current safety standards; systems g garage or arage rage includes track assembly and carriage unit if par of the opener unit; permanently installed “Interior” attic and exhaust part he ge art u fans used for the intake and output of air exclud belts, shutter and filters; ceiling fans. Buyer only: central vacuum; excluding ts, shutte shutters put ding door bell systems; lighting fixtures; burglar alarm and fir ala alarms tures; ms fire alarms. NOT COVERED: any failure in the central electrical system caused by non-covered electrical wiring or compo components; direct current (D.C.) wiring or components and/or low ered voltage systems including wiring and relays; telephone wiring; garage door: cables, rollers, hinges, springs, keypads, reng telepho w one mote transmitter units or door replacement; central vacuum hoses or accessories; chandeliers; smoke alarms, intercom ts v systems; exhaust equipment mounted on the roof (i.e. turbine ventilator). ( 4. KITCHEN APPLIANCES - COVER all “Component Parts,” except for those excluded below, including timCOVERED: ers that affect the primary function of the appliance; except for clothes washer and dryer all appliances must func be located in the primary kitchen unless additional units have been approved by HSA and premium has been kitc received by HSA; includes oven/range dishwasher, garbage disposal, built-in microwave oven and trash compactor. oven/range, ved HSA will pay up to $2000 aggregate for the life of the contract toward repair/replacement of Professional series or ultraA premium, appliances including, but not limited to, Sub-Zero, Viking or Jenn-Air (individual trademarks are owned by the mium, brand name company). Buyer only: refrigerator, clothes washer and dryer. NOT COVERED: ice maker/crusher and bevernd uyer condensate line clearing, any failures to the door other than appliance controls located within the age dispensers; drain, c door; clocks, knobs, handles, dials, springs, hinges, tubs, liners, baskets, shelves, drains, glass breakage, probes, rotisserhan ies, racks, rollers, light bulbs, lock/key assemblies, buckets, televisions, computer screens or computers that are part of an appliance but do not affect the primary function of the appliance; stand-alone freezer; walk-in freezers. Seller Option (included with buyer) NOTE FOR SELLER: additional fee required; this option may be ordered at any time during listing coverage; however, seller c coverage begins on the date the option is ordered through HSA. Items 5. and 6. in Section E. are limited to a combined $ $1,500 aggregate maximum during the listing period. Seller central heat/air option must be selected to qualify for coverage. 5. CENTRAL HEAT - COVERED: (up to 2 units) includes forced air furnace; radiant electric including wiring, heat lines installed in electrical baseboards, or ceiling cables; radiant hot water/steam boilers, water heater/ heating combination units and oil systems are covered up to $1,500 aggregate including radiant heating lines, circulating pumps and piping; solar heating units including solar collectors, reflectors and fiberglass or galvanized holding tanks that are used for storage of water for a solar heating system; heat exchangers, wall furnaces if they are the main source of heat to the residence; ductwork-attached humidifiers, thermostats, ductwork from heating unit to point of attachment at registers or grills. NOT COVERED: collector box, coal and wood burning equipment, chimneys, fireplaces, flue liners, systems with compressors larger than five tons; oil storage tanks, free standing or portable space heaters, heat or energy recovery units; air cleaners/filters, condensate line clearing, crane charges, heat lamps, filters, registers, grills, insulation, improperly sized ductwork. 6. CENTRAL AIR - COVERED: (up to 2 units) electric units, refrigerated or evaporative units, packaged systems, heat pumps; geothermal system and water source heat pump system “Component Parts” located within the “Interior” of the residence; glycol systems, water source and geothermal heat pump systems are covered up to $1,500 aggregate; thermostats, ductwork from cooling unit to point of attachment at registers or grills. For covered air conditioning and heat pump failures, when repair is not possible and like SEER (Seasonal Energy Efficiency Ratio) or HSPF (Heating Seasonal Performance Factor) equipment is not readily available, HSA will replace with 13 SEER or 7.7 HSPF equipment. HSA will also install a TX valve or will replace the evaporator coil/air handler and line set if necessary to be compatible with the replaced equipment. Modifications, including but not limited to, a replacement pad for the condensing unit, relocation of existing equipment to accommodate larger sized equipment, ductwork fabrication or plenum work that is necessary to install the new coil in the existing space, will be the responsibility of the homeowner; if the 7 Star Upgrade is purchased, HSA will pay modification charges up to $500 in the aggregate for the buyer. NOT COVERED: gas units, systems with compressors larger than five tons; outside/underground piping, well pump and “Component Parts” for geothermal and/or water source heat pumps; heat or energy recovery units; non-ducted air conditioners, condensate line clearing, crane charges, filters, registers, grills, insulation, improperly sized ductwork. Buyer Only Coverage 7. ELECTRICAL ITEMS - COVERED: central vacuum motor and relay switches; we do not cover clogged lines or conditions of inadequate capacity; door bell systems which are not part of an intercom system; lighting fixtures; burglar alarms and fire alarms. NOT COVERED: intercom systems; central vacuum hoses or accessories; chandeliers, smoke alarms. 8. KITCHEN REFRIGERATOR - COVERED: compressor, coil, fan motor, thermostat and wiring. HSA will pay up to $2000 aggregate for the life of the contract toward repair/replacement of Professional series or ultra-premium appliances, including, but not limited to, Sub-Zero, Viking or Jenn-Air (individual trademarks are owned by the brand name company). NOT COVERED: ice maker/beverage dispenser, condensate line clearing; any failures to the door other than appliance controls located within the door; clocks, knobs, dials, springs, hinges, liners, glass breakage, baskets, racks, rollers, handles, shelves, light bulbs; televisions, computer screens or computers that are part of an appliance but do not affect the primary function of the appliance. 9. CLOTHES WASHER AND DRYER - COVERED: all “Component Parts,” except for those excluded below, including control timers. HSA will pay up to $2000 aggregate for the life of the contract toward repair/replacement of Professional series or ultra-premium appliances, including, but not limited to, Sub-Zero, Viking or Jenn-Air (individual trademarks are owned by the brand name company). NOT COVERED: any failures to the door other than appliance controls located within the door; clocks, knobs, handles, dials, springs, hinges, tubs, liners, baskets, shelves, drains, glass breakage, racks, rollers, light bulbs, buckets. Buyer Options Optional coverage may be purchased up to 30 days after the effective date of buyer coverage; however, coverage shall commence upon receipt of payment by HSA and will expire one year after the effective date of the contract.
SAMPLE CONTRACT PLEASE READ THIS DOCUMENT CAREFULLY. YOU MUST NOTIFY HOME SECURITY OF AMERICA, INC.  HSA  PRIOR TO ACTUAL ...
SAMPLE CONTRACT 10. PERMANENTLY MOUNTED ELECTRONIC AIR CLEANER - COVERED: transformer, power pack, switches, wires and elements. NOT COVERED: free standing units, mesh filters, back flush mechanisms and self-cleaning units. 11. WATER WELL PUMP - COVERED: “Operational Failures” occurring more than thirty (30) days after the inception date of buyer/buyer direct coverage are covered up to $1500 aggregate including access, diagnosis, repair and/or replacement; must be primary water source to residence. NOT COVERED: digging new or deeper wells; co-op/shared wells, irrigation/sprinkler wells, windmills, curing water quality, failures from lack of water, drop pipe, tank, electrical supply line, exterior piping or any part of the well that is not the pump; cistern and all “Component Parts.” 12. SEPTIC SYSTEM - COVERED: “Operational Failures” occurring more than thirty (30) days after the inception date of buyer/buyer direct coverage; includes ejector/lift pump; failures to the septic system electrical wiring, lines, tank, and dry (refuse) well are limited to $300 per occurrence including access, diagnosis, repair and/or replacement. NOT COVERED: drain fields, leach beds, aerator/aerator systems and electrical supply lines; cess pools, cess pool cave-ins; upgrading system such as to city or municipal sewage system; septic tank pumping. 13. WATER SOFTENER - COVERED: all “Component Parts,” except for those excluded below, including electrical wiring. NOT COVERED: rental or leased equipment; repair or replacement of water softener necessitated by mineral beds or deposits; cleaning. licenses or inspection fees; failure to maintain the temperature in the residence above freezing; improper use; contamination of fuel or energy. You are responsible for providing maintenance and cleaning on covered items as specified by the manufacturer. For example: heating and air conditioning systems require periodic cleaning and/or replacement of filters and cleaning of evaporator and condenser coils. Water heaters require periodic flushing. 8. Faulty workmanship by any person including a contractor or trade-person selected and hired. Improper installation or connection of any system, appliance or component part by a contractor/trade-person or any other person, including improper conversions of heating systems and additions of air conditioning systems to an existing heating system. If the 7 Star Upgrade is purchased for/by the buyer, HSA will pay costs associated with covered systems that fail due to faulty workmanship or improper installation or modification if the defect or mechanical failure would have otherwise been covered. If the failure is a code violation HSA will pay up to $250 aggregate per the terms outlined under Section G. Building Codes. 9. Secondary damage, consequential damage or any damage caused by or resulting from the failure or malfunction of covered or non-covered “Component Parts.” Any damage resulting from the actual repair or replacement itself. Conditions beyond our control including delays in obtaining parts, relocation of equipment or labor difficulties including, but not limited to, additional costs associated with repair or replacement of a covered mechanical system due to space restrictions or location of the covered equipment. Any damage alleged to be caused directly or indirectly by the services or the timeliness of the services provided by us. 10. Any remote control transmitting/receiving items. If the 7 Star Upgrade package is purchased for/by the buyer, the remote transmitter for the garage door opener will be covered for the buyer only. Electronic, computerized or energy management systems or devices, or lighting and appliance management systems are not covered; home computers, o computer systems, leased or rental equipment and/or components. 11. Damage to the physical structure of the residence ructural floo including, but not limited to, load bearing walls, walls, roof, roof supports, structural floor base, foundation or slabs, and s non-”Operational Failures” including, but ceilings except where specifically identified as covered. 12. Cosmetic repairs and non-”Opera tches. ma not limited to: finishes, cabinetry, panels, trim, buttons, chipping, dents or scratches. 13. You may be charged an additional r omponent. fee by the service contractor to dispose of an old appliance, system or component. HSA is not resp responsible for these chargSA es. If the 7 Star Upgrade package is purchased for/by the buyer HSA will pay the cost to dispose of defective equipment ems condominium association or condom on HSA approved system replacement. 14. Equipment, items or systems that are owned by a condomin lats lans. he designated as common area in condominium declarations, plats or plans. 15. More than two central heating units, central ss cifically air conditioning units or garage door opener systems unless specifically listed and approved by HSA More than one of any HSA. A. epairs recall rec appliance unless specifically listed and approved by HSA. 16. Repairs related to manufacturer reca or defects. In the event that there is other collectible insurance, manufacturer warranty or in-house warranty or gu rer ranty gua guarantee coverage available to d s you covering an “Operational Failure” that is also covered by this contract, our coverage shall be in excess of, and we will nty arantee. respo responsible for repair or replacement of not contribute with, any other insurance, warranty or guarantee. 17. HSA is not respon systems or appliances classified by the manufacturer as commercial. HSA will pay up to $2000 aggregate for the life of the rer r rofessional onal applia contract toward repair/replacement of Professional series or ultra-premium appli appliances, including, but not limited to, Subademarks b nam Zero, Viking or Jenn-Air (individual trademarks are owned by the brand name company). 18. Items listed as Not Covered s uded cov cove are intended as examples of the types of items excluded from warranty coverage. They are not completely inclusive of all nty erage. systems and appliances excluded from warrant covera 19. All else not listed as covered. warranty coverage. oc um en ts 14. HOME FREEZER - COVERED: all “Component Parts,” except for those excluded below, including compressor, fan motor, thermostat and wiring. HSA will pay up to $2000 aggregate for the life of the contract toward repair/replacement of Professional series or ultra-premium appliances, including, but not limited to, Sub-Zero, Viking or Jenn-Air (individual trademarks are owned by the brand name company). NOT COVERED: walk-in freezers, drain, condensate line clearing, clocks, knobs, dials, springs, hinges, liners, any failures to the door other than appliance controls located within the door; glass breakage, baskets, racks, rollers, handles, shelves and light bulbs. Form # MW2012 03/12 15. ROOF LEAKS - COVERED: we will pay up to $750 aggregate to repair roof leaks only; includes shingles (cedar or asphalt), built up roofing, slate and tile. DEFINITION: the exterior surface that constitutes the top of the residence, excluding any skylights. NOT COVERED: condominium or townhouse roofs; leaking of an existing roof that has not been properly installed or attached; damage done by ice, mud, snow or wind and any acts of God; secondary damage from any type of leak or re-roofing of the residence; chimneys, gutters or downspouts, skylight or skylight flashing repairs for leaks or any other damage. 16. HOT TUB - COVERED: must have jets, impellers, valves, be able to fill with water to qualify for coverage; includes filter, heater, pump, motor, gaskets, relays, jets, impellers, valves if stand-alone hot tub (limited to $1,000 per occurrence of “Operational Failure” when hot tub shares mechanicals with swimming pool). Note: if pool/hot tub combination option is selected the two systems must share mechanical equipment. NOT COVERED: cleaning equipment, skimmer equipment or secondary or booster type pumps used for cleaning pools; timers, lights, main body, liners, structural defects, covers, filter grids, concrete-encased or underground plumbing, electrical or fuel lines; geothermal, solar or solar-assisted water heaters and their respective plumbing and equipment; wood encased or otherwise inaccessible parts; any unit with an independent boiler system; “habitat spa” or similar type unit. 17. SWIMMING POOL - COVERED: we will pay up to $1,000 per occurrence of “Operational Failure;” includes heaters which do not have a compressor as a component; filter, pump, motor, gaskets, relays, impellers, back flush valve and above ground plumbing lines leading to and from the swimming pool; must be for a single family, commercially built and properly installed. NOT COVERED: cleaning equipment, skimmer equipment or secondary or booster type pumps used for cleaning pools; timers, lights, main body, liners, structural defects, covers, filter grids, concrete-encased or underground plumbing, electrical or fuel lines; geothermal, solar or solar-assisted water heaters and their respective plumbing and equipment; wood encased or otherwise inaccessible parts; any unit with an independent boiler system; “habitat spa” or similar type unit. Buyer 7 Star Upgrade Sa m pl eD Crane: we will cover up to $300 aggregate for fees associated with the use of cranes or other lifting equipment required pment to remove or install rooftop heating or air conditioning units. Central Heat: adds – registers, grills, filters and heat lamps. rs HSA will only pay for any required replacement of disposable media filters if discovered during a service call initiated due e age to a mechanical failure related to a covered central heat or central air unit. HSA does not provide coverage for service initiated specifically for normal maintenance or filter replacement as part of normal maintenance. Central Air: adds refrigerant recovery and non-ducted air conditioners. Plumbing: adds – faucet and shower head assemblies and their respective “Component Parts” including valve for shower/tub diverter, trip levers, tub stopper assembly an sink pop-up and op-up assembly; faucets and shower heads will be replaced with chrome builder’s standard as necessary; toilets rep replaced with ith like quality up to $600 per occurrence of “Operational Failure”; accessing plumbing located in concrete, cover coverage will bing be limited to $1000 aggregate. Electrical: adds - smoke alarms; garage door opener hinges, springs, keypads, remote transmitters and garage door openers not meeting current safety standards. Appliances: adds – refrigerator refrigerant ances: refr recovery; ice maker and ice/beverage dispenser; trash compactor lock and key assemblies, bucket; dishwasher racks, ey dishwashe tubs, liners, baskets and rollers; built-in microwave interior lining, door glass,, clock and shelves; oven/range interior lini ing, clocks, rotisseries, racks, handles, knobs and dials; clothes washer and dryer: tubs, liners, baskets. Code violations: nd when the correction of code violation(s) is required to affect a covered repair or replacement of a heat heating, plumbing or d electrical “Component Part,” HSA will pay up to $250 aggregate to correct the code violation(s). If t there is only a code o violation and no related covered repair or replacement, HSA will not pay simply to remove the violation. Modification l charges: if HSA has authorized the replacement of a water heater, central heat or central air system and sheet metal fabrication, plenum work or installation of a new pad for a condensing unit are necessary to com complete the covered replaceondensing ment, HSA will pay $500 aggregate toward modification charges. Permits: HSA will pay the cost for obtaining permits for co HSA-approved repairs and replacements up to $250 per occurrence. Removal and disposa of replaced equipment: when disposal er HSA replaces a covered system we will also pay the cost to dispose of the defect equipment. Mismatched heating defective lso and cooling systems: HSA will cover a defect or mechanical failure of a syste that was not properly matched in size system ct m or efficiency, if the defect or mechanical failure would have otherwise been covered. If the mismatched system is a code ical lure ld hav violation, coverage will be limited to $250 aggregate. Improper installation, modifications and/or repair: HSA will d 50 agg Improp install proper cover a defect or mechanical failure of a system that was not properly installed, modified and/or repaired, if the defect ilure proper perly or mechanical failure would have otherwise been covered. If the improper installation, modification or repair is a code ld d erwise impro i violation, coverage will be limited to $250 aggregate. e imited aggregat F. Limitations of Liability Liability Coverage does not apply in these instances: e 1. Detectable pre-existing defects or deficiencies, w when the “Component Parts” were not in “Proper Working Order” on t the inception date of coverage, are not covered by H If, on the Buyer’s effective date of this contract, the defect or HSA. arts” wo malfunction of the covered “Component Parts” would not have been detectable by either visual inspection and/or simple mechanical test and/or safety test performed by a qualified professional, the defect or malfunction may qualify for coverage. For example: a simple test would be a visual inspection of a heat exchanger for cracks or a carbon-monoxide test. 2. Abuse, misuse, fire, lightning, freezing, ice, storms, smoke, water damage, acts of God, accident, earthquake, soil movement, mud, chemical or sediment build-up, fungus, rot, mold, power failure, power shortage or power outage, insect or rodent damage, pet damage, insurable peril. 3. HSA will not contract to perform service nor pay costs involving hazardous or toxic materials or asbestos, nor will it pay costs related to refrigerant recapture, evacuation or disposal of refrigerants or contaminants. If the 7 Star Upgrade is purchased for/by the buyer HSA will pay costs associated with refrigerant recovery. 4. Modification charges or costs for metal fabrication, plenum work, or electrical changes necessary to satisfy the installation requirements of a new replacement unit. If the 7 Star Upgrade is purchased for/by the buyer, HSA will pay up to $500 aggregate towards modification charges associated with an approved heating, air conditioning or water heater repair or replacement as outlined under Section E. Buyer 7 Star Upgrade. 5. Providing access to a covered component or system other than plumbing or ductwork systems. HSA will pay to provide access to plumbing and ductwork systems through unobstructed walls, ceilings or floors only, and will return the access opening to a rough finish condition. HSA is not responsible for moving obstructions including, but not limited to, built-in appliances, systems, cabinets, tile and floor coverings or pulling and re-setting a sink, shower or bathtub to access a failure. Any plumbing or ductwork failure requiring access through concrete, stone, rock or brick is limited to $500 aggregate for total repair cost including access, diagnosis, repair and/or replacement, even if the primary failure is not located within the concrete, stone, rock or brick. If the 7 Star Upgrade is purchased for/by the buyer, HSA will pay up to $1000 aggregate towards a plumbing failure requiring access through concrete, stone, rock or brick. 6. Excessive or inadequate water pressure, electrical surge, excessive or inadequate voltage, electrical currents artificially generated or inadequate amperage, water entry along the service cable. 7. Lack of capacity; normal maintenance, cleaning, adjustments, lubrication services, line bleeding, capacity increases, G. Building Codes s HSA is not responsible for any upgrades, work or costs req ny c re required to comply with any federal, state or local laws, regulaty t curren building or zoning code requirements, or to correct for code current tions or ordinances or utility regulations, or to meet c d fo violations. If the 7 Star Upgrade package is purchased for the buyer and the correction of code violation(s) is required for/by heatin to affect a covered repair or replacement of a heating, plumbing or electrical “Component Part,” HSA will pay up to $250 aggregate to correct the code violation(s). HSA will not pay simply to remove the violation. Please reference Section E. rrect w 6 - Central air for specific information regarding air conditioning coverage and federal regulations. HSA is not responsible regardin for service when permits cannot be obtaine nor will it pay any costs relating to permits. If the 7 Star Upgrade package obtained, en is purchased for/by the buyer HSA will pay the cost for obtaining permits for HSA-approved repairs and replacements up hased pa to $250 per occurrence. 50 H. Cancellation, T Transfer, Renewal The warranty is non-cancelable by either party except for the following: A. The contract fees are not paid. B. Fraud or misnon-cance representation of facts m material to the issuance of this contract. C. If the contract provides coverage for the seller during the listing period and the listing is withdrawn or expires. Should this contract be cancelable under the laws of the state t where the contract holder resides, an allowable administrative fee will be charged upon cancellation. con In the event of a transfer of the legal title and ownership of the covered residence during buyers’ coverage, the remaino ing term may be assigned to the new homeowner. The assignee takes the warranty on the same terms, conditions, and ng ma expiration date as the assignor. expirat The warranty is renewable, by mutual consent, at prevailing rates for an additional 12 month period from the date of the Th contract expiration. HSA may, at its option, decline to issue any renewal or cancel any contract, if the contract fees are not paid within 10 days of the due date. Note: if you have selected a monthly payment plan, your contract will automatically renew at the expiration of this contract period. (Renewal customers: payment of the first installment on the renewal year premium constitutes your consent.) I. Agency Neither the real estate broker nor the broker’s sales representative is an agent of HSA. Coverage is strictly determined by the warranty contract and not the representations of the real estate professional. J. HSA’s Rights of Recovery In the event of any payment under this contract, HSA shall be subrogated to all of contract holder’s rights of recovery against any person or organization. You shall do nothing after loss to prejudice such rights. The company shall not be bound to pay any loss if you have impaired any right of recovery for loss. K. State Disclosures Terms of this contract that are in conflict with the statutes of the states in which this contract is issued are amended to such statutes. Residents of Arkansas: Obligations of the provider under this service contract are backed only by the full faith and credit of the provider (issuer) and are not guaranteed under a service contract reimbursement insurance policy. Free Look Provision - If no claim has been made, and you return this contract to us within 20 days of the date the contract was mailed to you by us or within 10 days of the delivery of the contract, if delivered to you at the time of sale, the contract is void and we will refund you the full purchase price of the contract. A 10% penalty per month shall be added to the refund that is not paid or credited within 45 days after the return of this contract to us. The right to void the contract is not transferable and applies only to the original contract purchaser. Residents of Illinois: the purchaser of this contract may cancel this contract for a full refund less a cancellation fee within 30 calendar days of delivery of the warranty contract, provided there has been no service provided. The purchaser may also cancel at any time and receive a pro-rata refund for the unexpired term of coverage, less the value of any service provided and less the cancellation fee. The cancellation fee for any cancellation will be the lesser of 10% of the contract price or $50. Any person who, with intent to defraud or knowing that he is facilitating a fraud against an insurer, submits an application or files a claim containing a false or deceptive statement is guilty of insurance fraud. Residents of Iowa: the issuer of this contract is subject to regulation by the Insurance Division of the Department of Commerce of the State of Iowa. Complaints which are not settled by the issuer may be sent to the Insurance Division. Purchaser Notice: The person submitting this application to the service company for the purchaser is acting as a representative of the service company and not the purchaser in this transaction. Any person who, with intent to defraud or knowing that he is facilitating a fraud against an insurer, submits an application or files a claim containing a false or deceptive statement is guilty of insurance fraud. RESIDENTS OF WISCONSIN: THIS WARRANTY IS SUBJECT TO LIMITED REGULATION BY THE OFFICE OF THE COMMISSIONER OF INSURANCE. Cancellation: The purchaser of this warranty may, within 15 calendar days of the delivery of the warranty contract, reject and return the warranty contract for a full refund less actual costs or charges needed to issue and service the warranty contract. Any person who, with intent to defraud or knowing that he is facilitating a fraud against an insurer, submits an application or files a claim containing a false or deceptive statement is guilty of insurance fraud. Rights of Recovery: you will be made whole before the company may seek recovery of any subrogation interest. Notice of loss: per Wis. Statute 631.81, operational failures that have occurred on or before expiration of this contract may be reported to HSA after the expiration of the contract so long as: 1. Notice of the operational failure is given to HSA as soon as reasonably possible; 2. the failure to provide notice prior to the expiration of the contract does not prejudice HSA; and 3. it was not reasonably possible to provide notice prior to the expiration of the contract. HSA will determine if this notice meets these criteria based on individual circumstances presented to HSA. In Illinois, Iowa, Maine, Massachusetts, Texas, Utah & Wisconsin: HSA operates through its subsidiary Home Security Association, Inc.
SAMPLE CONTRACT 10. PERMANENTLY MOUNTED ELECTRONIC AIR CLEANER - COVERED  transformer, power pack, switches, wires and ele...
A P P L I C AT I O N Four easy ways to enroll 1. Online 2. Phone 3. Fax www.onlinehsa.com 1-800-367-1448 1-877-638-1741 Warranted Property (Required) 4. Mail with payment to HSA 1861 Ludden Dr., Cross Plains, WI 53528 CONTRACT NUMBER STREET DATE ASSIGNED CITY STATE ZIP Fax E-mail MW2012 03/12 012 FORM NUMBER Real Estate Professional Information Please send warranty confirmation by: Telephone application Mail en ts Select coverage desired: NAME Seller/Buyer Coverage $75 Deductible $1 $100 Deductible Single family residence FAX (Required) $390 $360 Duplex COMPANY NAME $390 Condominium E-MAIL ADDRESS $420 $68 $680 $620 $940 $ $850 $1200 $1080 Triplex TELEPHONE Fourplex OFFICE STREET ADDRESS eD oc um New Construction (Coverage begins one year after closing) nstruction (Coverage be ruction STATE Seller Information Please send warranty confirmation by: E-mail Mail ZIP Year 2 ar $420 N/A ar Year 2 through 4 CITY $520 N/A New Construction New Construction: Call for optional coverage pricing 1-800-367-1448 Optional Optional Seller C Coverage NAME TELEPHONE Central heat, air conditioning/heat pump h heat $60 Optional Buyer Coverage Optional B E-MAIL ADDRESS ESCROW/CLOSING/TITLE COMPANY Septic system $45 $40 $30 Roof leaks Closing Information $45 Home freezer ZIP STATE $40 Electronic air cleaner CITY W Wate Water softener Water well pump W MAILING ADDRESS (If different from warranted property) $45 Sa m pl Hot tub CLOSING AGENT E-MAIL ADDRESS FAX (Required) TELEPHONE OFFICE STREET ADDRESS CITY STA STATE ZIP Buyer Information tion Please send warranty confirmation by: ation on NAME E-mail E- Mail CLOSE DATE TELEPHONE E-MAIL ADDRESS MAILING ADDRESS (if different from warranted property) CITY STATE ZIP $150 Swimming pool $150 Pool/hot tub combination (must share common mechanicals) $175 Buyer 7 Star Upgrade* Subtotal $ Sales Tax - NE 6% $ Total (payment due at closing) Signature ________________________________________________________________ Date ________________________ $ Please mail payment in with application. * If the upgrade package has been selected and the property is a multiple family dwelling, the upgrade must be purchased for each unit. Purchase Agreement: When seller coverage is selected, seller agrees to pay the fee shown on the date legal title transfers to the buyer. This agreement is binding and may not be cancelled. If seller fails to pay the specified fee, seller shall be liable for all attorney fees and court costs incurred by HSA to collect the fee. By application for this contract, seller and/or buyer represent that, to the best of their knowledge, all items are in good working order on the date of application for this coverage. Further, seller and/or buyer agree that failure to notify HSA prior to repair or replacement of any covered item may result in a refusal of coverage on that item. HSA discloses to the purchaser of this warranty, and the purchaser consents and acknowledges by his/ her signature that the employing broker may receive a minimal fee for services rendered in marketing or administering the sale of this warranty plan. Coverage Desired: WAIVER: Purchase of this coverage is not mandatory. HSA is not the only warranty available. No other services are contingent upon the purchase of the warranty. I have reviewed the Home Warranty Protection plan and hereby decline coverage. I agree to hold the real estate broker and real estate professional harmless in the event of a subsequent mechanical failure which otherwise would have been covered under the warranty plan. $149 Applicant signature Seller and Buyer Coverage Buyer Coverage Only Date Coverage Limitations: Some limitations and general exclusions apply to covered items. Please read the Sample Contract section of this brochure for details.
A P P L I C AT I O N Four easy ways to enroll 1. Online  2. Phone  3. Fax  www.onlinehsa.com  1-800-367-1448  1-877-638-17...
Agency Disclosure Notice and Consent to Dual Agency m en ts Our Company is pleased to assist you in connection with the purchase and/or sale of real estate. The Jill Monnahan following will govern the terms of your relationship with ______________________________________ as its Appointed/Designated Agent to represent ______________________________________ in connection with the possible purchase and/or sale of real estate. Term of client shall hereafter refer to buyer, seller, landlord, tenant, optionor, or optionee. Only the Appointed/Designated Agent will rep ll represent the Client(s) named above (together with any additional Appointed/Designated Agent who may be design designated by ay desig our company hereafter). No other Broker or Sales Associate affiliated with our company will be acting as an ny y a Agent for the Client(s) named above. It is the policy of our company to offer real estate services exclusi exclusively ate exclus through Appointed/Designated Agents with respect to Iowa/Illinois real estate. The Appointed/De Appointed/Designated . he Appointed/Des Agent and other company Sales Associates may provide services simultaneously to other parties involving ously ly partie the same real estate. When representing the Buyer, our company and the Appointed/Desi Appointed/Designated Agent will generally be offered and will accept a commission from the Seller or the Seller’s re estate Agent, real ller r r who may not be a Client of our company or the Appointed/Designated Agent. It is the po policy of our company ted to reciprocate with other Broker’s offers to cooperate and compensate. It is also the policy of our company to nsate. te. po p neither offer subagency to or accept subagency from cooperating Brokers. erating ing Sa m pl e Do cu DUTIES TO ALL PARTIES LL A real estate agent, including the Appointed/Designated Agent, has the following duties to all parties to a nated d transaction, regardless of which party the agent represents: t presents: A. To provide real estate brokerage services to all parties to the transaction honestly and in good faith; es B. To diligently exercise reasonable skill and care in providing brokerage services to all parties; ll provi provid C. To disclose to each party all material adverse facts that the agent knows, except for the following: eri tha 1. Material adverse facts known by the party. own y e 2. Material adverse facts the party could discover through a reasonably diligent inspection, and co cou d disc which would be discovered by a reasonably prudent person under like or similar circumstances. covered overed reaso reason 3. Material adverse facts the disclosure of which is prohibited by law. ts D. Material adverse facts that are known to a person who conducts an inspection on behalf of a party. A acts “material adverse fact” means an adve fact that a party indicates is of such significance, or that is adverse se ad generally recognized by a real es estate cognized nized esta agent as being of such significance to a reasonable party, that it affects or would affect a party’s d decision to enter into a contract or agreement concerning a transaction, uld or affects or would affect a p party’s decision about the terms of a contract or agreement. cts E. To account for all propert coming into the possession of the agent that belongs to any party within property prope a reasonable time of receiving the property. re DUTIES TO A CLIENT In addition to the r estate agent’s duties to all parties as provided above, a real estate agent, including real the Appointed/Designated Agent, has the following duties to the agent’s client(s): /D A. To place the client’s interests ahead of the interests of any other party, unless the agent is acting as a disclosed dual agent, as discussed below; B. To disclose to the client all information known by the agent that is material to the transaction and that is not known by the client or could not be discovered by the client through a reasonably diligent inspection; C. To fulfill any obligation that is within the scope of the agency agreement, except those obligations Page 1 of 2
Agency Disclosure Notice and Consent to Dual Agency  m  en ts  Our Company is pleased to assist you in connection with the...
that are inconsistent with other duties that the agent has under the law; D. To disclose to the client any financial interests the agent or the brokerage has in any business entity to which the agent or brokerage refers a client for any service or product related to a transaction. m en ts DUTIES OF A DISCLOSED DUAL AGENT An Appointed/Designated Agent may legally represent both the seller and the buyer in a transaction, but only with the prior knowledge and the written consent of both parties. This is called “Dual Agency”. The Appointed/Designated Agent will be acting as a Dual Agent when he or she represents both the owner/seller and the prospective buyer. This means that when the Appointed/Designated Agent is the listing agent and the selling agent, the Appointed/Designated Agent will be representing both parties simu simultaneously. When acting as Dual Agent, the agent has the same Duties to All Parties and Duties to a Client, as set Clie Clien forth above, EXCEPT, a Dual Agent may not and does not have a duty to place one client’s interests a ient’s ent’s ahead of the interests of the other client. Representing more than one party to a transaction may prese a present nsaction ction pres conflict of interest since both clients may rely upon Appointed/Designated Agent’s advice and Buy and Buyer ent’s s Seller’s respective interests may be adverse to each other. The Appointed/Designated Agent will endeavor esignated nated to be impartial between both parties and will not represent the interest of either party to the exclusion or ither detriment of the other party. Appointed/Designated Agent will act as a dual agent only w the written with s consent of ALL parties in the transaction. cu By signing this agreement the client agrees that the Appointed/Designated Agen may act as a Disclosed ed/Designated Agent Designated Dual Agent when the agent represents both the seller/owner and the buyer. Parties are not required to wner er participate in Disclosed Dual Agency. pl e Do ACKNOWLEDGEMENT AND CONSENT TO AGENCY/DUAL AGENCY ONSENT NSENT AGE I (We) acknowledge that I (we) have read this document, and tha our company and the that s Appointed/Designated Agent have made full disclosure of the client(s) the Appointed/Designated Agent th represents, the duties of a real estate agent to the parties, and the type of representation the agent will nt an provide. I (We) consent to the Appointed/Designated Ag ointed/ esignated Agency policy and the designation of the above A referenced agent as our Appointed/Designated Agent. I (We) have read and understand this statement, ed/Designate Agent Designat have asked questions I (we) have deemed appropriate regarding this disclosure and agreement, and I ave appr appro (we) acknowledge signing and receiving a copy of this document before receiving any specific d cop assistance from the Appointed/Designated Agent or making or accepting an offer, which ever is sooner. ointed/Designated Age ted/Designated A m If you do not understand all the terms of this document, seek legal advice before signing. nderstand erstand te Sa Buyer’s or Seller’s Signature(s): Signatu Signature Appointed/Designated Agent’s Signature: _______________________________________ ______ ________ Printed Name me Jill Monnahan _______________________________________ Printed Name _______________________________________ Signature Date _______________________________________ Signature Date _______________________________________ Printed Name _______________________________________ Signature Date November 12, 2009 M:/Forms/Agency Disclosure Page 2 of 2
that are inconsistent with other duties that the agent has under the law  D. To disclose to the client any financial inter...
Family of Services Affiliated Business Disclosure (Per Section § RESPA, 12 U.S.C 2607) Client’s Name: _________________________________________________________________________________________ Phone Number: ____________________________________ Email: _____________________________________________ Ruhl&Ruhl REALTORS Sales Associate: ___________________________________________________________________ en ts This form is presented to all clients as required by law and provides you with notice that Ruhl&Ruhl REALTORS has estabREALTO ALTO lished a business relationship with Ruhl Mortgage, Nelson Brothers Agency, and American Home Shield, Inc. (AHS). hield, (AH perts ts Ruhl Mortgage is an affiliate of Ruhl&Ruhl REALTORS Our mortgage professionals are experts in their field. Fees normally charged to you by Ruhl Mortgage include any loan orgination fee and discount points that accomp accompany unt accom the interest rate you choose as well as an application fee, commitment fee, flood certification fee and tax service fee. ation servic servi m Nelson Brothers Agency offers our clients a full range of personal lines insurance plans, including homeowners and auto covnce ho erage, from a number of different insurance companies. Similar to the mortgage company, Nelson Brothers Agency can make age many different insurance programs and options available to you at competitive prices. There is, of course, no fee charged by titive e is Nelson Brothers Agency other than the cost of the insurance policy coverage chosen by you. verage ge Do cu American Home Shield (AHS) provides home protection plans that may cover the repair or replacement of many home applirep ances and systems - some of which are known to break down, resulting in costly repairs. An AHS Home Protection Plan can , ulting rep re help you avoid unexpected bills on your covered items and the stress related to finding a solution. We recommend that all propfin erties be covered to protect both the buyer and seller from some of the risk associated with a real estate transaction. m me asso ass be ben It is important that you understand that Ruhl&Ruhl REALTORS may benefit financially from your use of the services and prodal kn ucts offered by these affiliated companies. It is also important to know that your Ruhl&Ruhl REALTORS sales associate hoice y a receives no financial benefits from your choice of any of these affiliated businesses. pl e ny servic You are under no obligation to use any of these services and may select a different service provider. s e facil fa The following recommendations are made to help facilitate a smooth transaction: Sa m Legal Representation: Ruhl&Ruhl REALTORS recommends that each party in a real estate transaction obtain legal represenhl&Ruhl REALTOR re Ruhl tation by selecting an attorney specializing in real estate as our agents are not attorneys and cannot provide legal advice. orney y r rea Property Survey: The only way to verify the property boundaries on site is to have the property surveyed. e verif ben benef Whole House Inspection: The benefits of a whole house inspection include: 1) identifying problem areas in the home that e Inspection: may need to be addressed, 2) determining the best course of action for problem areas, and 3) possibly saving thousands of dolo det deter lars and time by identifying nee needed repairs. n The benefits of a whole house inspection have been explained to me/us. ho hous By signing below, I/we acknowledge that I/we have read and understand this notice. Client: _____________________________________________________________ Date:______________________________ Signature Client: _____________________________________________________________ Date:______________________________ Signature In connection with our services, your contact information may be shared with our Family of Services to provide you with the best real estate experience possible. Your information will not be shared with any third party entity not disclosed here. You may receive marketing materials via email or phone. M/Real Estate Forms - Master Docs/Family of Services Affiliated Business Disclosure 8/13
Family of Services Affiliated Business Disclosure  Per Section    RESPA, 12 U.S.C 2607   Client   s Name  ________________...
Seller Services Guarantee Seller(s): ________________________________________________________________________________________ Seller(s) Address: _________________________________________________________________________________ Email Address: ___________________________________________________________________________________ Sales Associate: _____________________________________________ Phone Number: _________________________ _____ m en ts Sales Associate Email Address: __________________________________________________________________________ ______________ This Ruhl&Ruhl REALTORS Seller Services Guarantee is the commitment mmitment that Ruhl&Ruhl and your Ruhl&Ruhl Sales Associate will perform the services stated be below. 1. Agency Representation 8. Home Enhancement and Inspections ancement ement Inspe We will review the agency alternatives and representations that are available to you and to potential buyers – Seller Agency, Buyer Agency and Disclosed Dual Agency. The representation of your interests, and my role as your agent in the different agency relationships, will be thoroughly presented to you for your consideration. We will develop a plan to enhanc your property’s ability to velop op enhance uyers. rs. s attract buyers. We will also su suggest inspections to enhance etability the marketability of your h home. cu 2. Marketing Action Plan We will list your property in the local Multiple Listing Service. The in information will be submitted, by the date we have selected, for the property’s debut on the market to selecte achieve m achiev maximum impact. Do We will present to you an action plan for marketing your ing property. This may include an open house to be conducted ew when appropriate and as agreed to in advance with you. 3. Competitive Market Analysis 9. Multiple Listing Service S pl e We will provide you with a current Competitive Ma nt Mark Market mo Analysis, and will assist you in determining the most effective list price for your property. operty. rty. 4. Financing Alternatives ves Sa m We will show you various financing alternatives for buyers arious us alternat alternati , d like of your property, and discuss the likely impact of each alternative concerning your sale. We w also assist you in cerning ning will getting pre-approved for financing o your next home. of approved 5. Estimated Proceeds ated ted We will furnish you with a estimate of the proceeds you ish h wi an can expect from the sa of your property, based on the m sale s information provided by you. ed 6. Ruhl&Ruhl Sales Team We will present your property to the Ruhl&Ruhl sales team. We will share with you the team’s recommendations to help you realize the best price for your property. 7. Promotion to Other Brokers We will promote your property to other brokers and sales associates in the area. 10 10. Ruhl&Ruhl Home Services O Our website, RuhlHomes.com, will provide you with top quality home services vendors for any home-related product or service you may need to get your home market ready. RuhlHomes.com/Vendors 11. Property Information We will make information on your property available to local and out-of-town buyer prospects. Additional copies will be available for sales associates and prospective buyers at your property. 12. Direct Marketing We will distribute promotional materials on your property to key market areas to attract potential buyers. 13. Ruhl&Ruhl Sign We will place a Ruhl&Ruhl FOR SALE sign on your property to help generate calls to our office from prospective buyers. 14. Advertising & Internet Marketing We will review with you our advertising program – including RuhlHomes.com and Mobile Ruhl – designed to generate buyer prospects for your property. We will also provide a Guided Tour on RuhlHomes.com and Realtor.com at no additional cost. Additional advertising options to be determined.
Seller Services Guarantee Seller s   _____________________________________________________________________________________...
15. Mobile Ruhl 20. Home Selling Process We will market your property on Mobile Ruhl which allows potential buyers to search for properties from anywhere through their cell phone. RuhlHomes.com/MobileRuhl We will provide you with a copy of the steps in the buying and selling process and explain how you can use it as a road map as you move through the events involved in selling a home. RuhlHomes.com/Process 16. Relocation Services As principle broker for the country’s largest relocation referral network, we’ll provide: • more exposure for your home and greater access to incoming transferee • information on your new city • a cost of living comparison • help with the process of applying to be pre-approved for a mortgage in your new city, prior to a visit 21. Qualifying Buyers We will seek financial qualifying information on all buyers submitting a purchase agreement. Our goal will be to seek buyers who have been pre-approved by reputable lenders. 22. Purchase Agreements and Negotiation Assistance tiation en ts We will review all purchase agreements, and we will greements, negotiate on your behalf to reach a purchase agreem with agreement terms that are acceptable to you. ou. 23. Legal Compliance We will explain to you how an AHS Home can help you avoid unexpected bills on covered systems appliances during the listing period and reduce your liability after the sale. A home may marketability of your home. We take pride in our work and will do ou best to ensure that ork our you are provided with all necessary paperwork and d neces disclosures during your selling experience. We will endeavor ng exp to notify you of any deficiencies, but we always encourage deficienci ts our clients to engage legal representation to ensure the y legality and enforceability of all documents and agreements. um 17. AHS Home 3URWHFWLRQ 3ODQ 24. Closing the Sale 4. Sal 18. Seller’s Written Property Disclosure We will monitor and inform you of the progress of the monito transaction, including the satisfaction of all contingencies and conditions during the entire transaction. conditio eD oc We will present your written disclosure regarding the condition of your property to buyer prospects. You will keep p me informed of any changes in the property condition and ion keep the information current on the disclosure form. rm. We can assist you with bids to remedy disclosed faults if ults requested in an offer to purchase. 19. Marketing Activity Report Sa m pl By providing your email address, we will supply a ress, Marketing Activity Report to keep you informed of inf competitive market conditions, buyer activity, web ditions, a s traffic, and the actions we have taken to market your property. 25. After-Sale Services Af We will contact you after the closing to ensure your satisfaction with your new home. We will also send you our quarterly Facts & Trends Newsletter to keep you up-to-date on real estate trends in your area. Our Home Services Vendors are available to you for as long as you own your home. RuhlHomes.com/Vendors 26. Service Satisfaction Survey We will provide you with a confidential opportunity to give an evaluation of our services. Should Ruhl&Ruhl REALTORS not perform the services as stated above, you are entitled to terminate the Listing Agreement. &Ruhl no ermination mu Written termination notice must state reason(s) for termination and must be presented by you, in person, to the Office Manager. You also agree to provide Ruhl&Ruhl with an opportunity to correct the situation within a 48 hour period following the delivery of the termination notice. If our Listing Agreement with you is terminated, the termination he provisions of the Listing Agreement shall apply. he Listi If during your home selling process, you have any questions or concerns, you may reach my Office Manager ______________________________________________, at _______ . _______ . ____________. You acknowledge that you have read and understand the terms of the Ruhl&Ruhl Seller Services Guarantee. Seller: ____________________________________________________________ Date: ___________________________ Seller: ____________________________________________________________ Date: ___________________________ Sales Associate: _____________________________________________________ Date: ___________________________ M:\Forms\Seller Services Guarantee 9/09
15. Mobile Ruhl 20. Home Selling Process  We will market your property on Mobile Ruhl which allows potential buyers to sea...
Disclosure - Lead%DVHG 3DLQW (Seller(s) must read, initial and sign prior to signing Listing Agreement. Purchaser(s) must read, initial and sign prior to signing Purchase Agreement. Seller and Purchaser agree that this form shall be an attachment to any Purchase Agreement between them for this property.) Property Address:___________________________________________________________________________ Street City State Zip Do cu m en ts LEAD WARNING STATEMENT: Every Purchaser of any interest in residential real property on which a residential dwelling was built prior to 1978 is notified that such property may present exposure to lead from lead-based paint that may place young children at risk of developing lead poisoning. Lead poisoning in young children may produce pe permanent y neurological damage, including learning disabilities, reduced intelligence quotient, behavioral proble havioral problems, and impaired memory. Lead poisoning also poses a particular risk to pregnant women. The Seller of any interest in he in residential real property is required to provide the Purchaser with any information on lead-based paint h hazards from ead-based risk assessments or inspections in the Seller's possession and notify the Purchaser of any known lead-based paint lea hazards. A risk assessment or inspection for possible lead-based paint hazards is recommended prior to purchase. p SELLER'S DISCLOSURE (Seller(s) MUST Initial Both A and B, and Check (i) or (ii) under Both A and B): k (ii _____ / _____A. Presence of lead-based paint and/or lead-based paint hazards (check (i) or (ii) below): ds azards (i) Known lead-based paint and/or lead-based paint hazards are presen in the housing (explain): present ______________ ______________________________________________________________________________ ______________ _____________________________________________________________________________ (ii) Seller has no knowledge of lead-based paint and/or lead-bas paint hazards in the housing. int lead-based b _____ / _____B. Records and Reports available to the Seller (check (i) or (ii) below): ith (i) Seller has provided the Purchaser with all available re records and reports pertaining to lead-based ards paint and/or lead-based paint hazards in the housin (list documents below): housing ______________________________________________________________________________ _______________ ______________________________________________________________________________ ________________ (ii) Seller has no reports or records pertaining to lead-based paint and/or lead-based paint hazards in ecords the housing. pl e PURCHASER'S ACKNOWLEDGMENT (Purchaser(s) MUST Initial C and Check (i) or (ii) under C. Purchaser(s) MENT (Purcha (s) M heck un MUST Initial Both D and E and Check (i) or (ii) under E): aser _____ / _____C. (i) Purchaser has received c copies of all information listed above, OR (ii) No records or reports were available. _____ / _____D. Purchaser has received the pa pamphlet Protect Your Family From Lead in Your Home. _____ / _____E. Purchaser has (check (i) or (ii) below): ser o (i) Received a 10 c calendar day opportunity (or mutually agreed upon period) to conduct a risk inspection for the presence of lead-based paint and/or lead-based paint hazards; OR assessment or insp (ii) Waived the opportunity to conduct a risk assessment or inspection for the presence of lead-based paint and/or lead-based paint hazards. lead-base S S ACKNOWLEDG AGENT'S ACKNOWLEDGMENT (Listing Agent (LA) and Selling Agent (SA) MUST Initial as Noted): _____ F. Listing Agent has informed the Seller of the Seller's obligations under 42 U.S.C. 4852d and is aware of Listi LA his/her responsibility to ensure compliance. his _____ / _____ G. G The Listing Agent and Selling Agent whose initials appear on this form have assured compliance with SA LA the Lead-Based Paint Disclosure requirements by the use and completion of this disclosure form. CERTIFICATION OF ACCURACY: The following parties have reviewed the information above and certify, to the best of their knowledge, that the information they have provided is true and accurate. __________________________________ __________ __________________________________ __________ Seller Date Purchaser Date __________________________________ __________ __________________________________ __________ Seller Purchaser Date Date __________________________________ __________ __________________________________ __________ Listing Agent Selling Agent Date To be completed by Client ONLY (except initial and signature) Date M:\Real Estate Forms\Disclosure – Lead-Based Paint 5/2011
Disclosure - Lead  DVHG 3DLQW  Seller s  must read, initial and sign prior to signing Listing Agreement. Purchaser s  must...
p m a S e l 6/2009 /2009 Licensed radon measurement specialists in Iowa can be found by foun fou going online to www.idph.state.ia.us/eh/radon.asp and searching the h/radon.asp don.asp sea search lists of certified radon measurement specialists by county or by license pecialists ialists o number. Additional radon information is available from the state mation n fr radon program at 800-383-5992, EPA’s Web site www.epa.gov/radon , PA’s w www and the American Lung Association Web site at ww ciation w www.lungusa.org. s t SELLERS BUYERS An YE YERS AND N e SHEET FACT FA m u c o D RA RADON IOWA RADON HOME-
p m a S  e l  6 2009  2009  Licensed radon measurement specialists in Iowa can be found by foun fou going online to www.id...
l p What are the Health Effects of Radon? s fR There is overwhelming scientific evidence that exposure to elevated levels of radon causes lung cancer in humans. Radiation emitted from S m a How does Radon get into a home? Warm air rises, creating a small vacuum in the lower areas of a house. o Radon moves through and into the home as air moves from a higher me fro pressure in the soil to a lower pressure in the home. Ra Radon gas seeps ssure re R into a house the same way air and other soil gases ent enter: from the soil r e around and under the home and through cracks in the foundation, floor through t or walls; hollow-block walls; and openings around floor drains, pipes ls; s; ar aro and sump pumps; and through crawl spaces. h spaces s t Additional Information: Additional information about radon is available from the state radon program at 800-383-5992, and EPA’s Web site, www.epa.gov/radon or the American Lung Association Web site at www.lungusa.org. Ho How can elevated levels of Radon be fixed? Licensed or credentialed radon mitigation contractors can install a radon mitigation system that provides a permanent solution. A typical radon mitigation system includes a suction point that addresses the soil underneath the structure. A home that has been mitigated will usually have a much lower radon level than the EPA’s action level of 4 picocuries per liter. Addressing residential radon issues is an excellent step toward assuring good indoor air quality. A list of licensed radon mitigation contractors can be obtained from the state radon program by going online to www.idph.state.ia.us/eh/radon.asp and then clicking on the list of Iowa credentialed radon mitigation specialists by county. A radon information packet can also be obtained by calling 1-800-3835992. How do Home Buyers in Iowa fi uyers ers find out if a home they are purchasing has elevated levels of Radon? s elevated lev Home buyers interested in purchasin a home can test the homes for terested purchasi ested purchasing radon by contacting a licensed or certified radon measurement ontacting ing license specialist. They can find a list of licensed radon measurement hey specialists by going online to www.idph.state.ia.us/eh/radon.asp and sts t hing ng Iow searching the list of Iowa radon measurement specialists by county, or by contacting a realy ontacting real-e real-estate professional for help on finding a radon testing professiona ing professional. Remember, the IDPH, the Environmental Agency, the American Lung Association, and the Protection Age General recommend radon testing all new and existing Surgeon Gen homes for radon in Iowa before they are sold or before they are fo transferred to a different owner. transfer radon can cause cellular damage that can lead to cancer when it strikes living tissue in the lungs. Radon is the first leading cause of lung cancer in nonsmokers, and the second leading cause of lung cancer ut 21, overall. It is responsible for about 21,000 deaths every year in the US. erm expo m exposu EPA also estimates that long-term exposure to radon potentially causes ach ch approximately 400 deaths each year in Iowa Iowa. n e m u c o D e The primary source of high levels of radon in homes is in the soil below and soil surrounding the home. It is found in new and old ld homes, and in homes with and without basements. Based on data collected from radon home tests, the Iowa Department of Public Health (IDPH) estimates that as many as 5 in 7 homes (or greater reater than 50-70%) across Iowa have elevated radon levels. Radon levels don vels can vary from area to area and can vary considerably from house to ly y house, even on the same street and neighborhood. A high and low d. lo level of radon can be found in homes directly next to each other. xt o Where is Radon found in Iowa? EPA has identified all counties in Iowa as Zone 1. Zone 1 counties have a predicted average indoor radon screening level of more than 4 pCi/L (picocuries per liter). The total average indoor radon level in Iowa is 8.5 picocuries per liter (pCi/L) of air, and in the United States it is 1.3 pCi/L of air. Average radon levels of 4 pCi/L are considered elevated, and remediation is recommended. What is Radon? Radon gas occurs naturally in the soil, and is produced by the radioactive breakdown or decay of uranium and radium. Long ago, glacial activity left behind ground-up deposits of many minerals such as uranium in the soil or upper crust in Iowa. Because radon is a gas it can seep into buildings, including homes. It is an odorless and invisible gas that is also radioactive and harmful to humans when inhaled.
l p  What are the Health Effects of Radon  s fR There is overwhelming scientific evidence that exposure to elevated levels...
Residential Listing Contract en ts I/We request that (Co.) ______________________________________ or any of its employees, agents or associates select, prepare and complete the form documents as authorized by Iowa law or by the Iowa Supreme Court Rule, such as purchase agreements, groundwater haza and declaration hazard, of value incident to a residential real estate transaction. The signing of this Contract creates important rights and liabilities on the part of both the ities Seller(s) and the Buyer(s). If you have concerns regarding your rights and liabilities you are encouraged to seek competent legal advice. etent advice _________________________________________________________________________, Iowa. Dated:__________________________________ ______________________ __________________ In consideration of your agreement to list and endeavor to sell, I hereby grant to you, a licensed real estate broker, the sole and exclusive right to sell er, exclusi exclu the following real estate located in______________________________County, Iowa, and locally known as (address): ddress): ________________________________________________________________________________________________________________________ ____________________ _______________ FOR THE LIST PRICE OF: $___________________________ cu m COMMISSION: Should the property or any part thereof be sold or exchanged or Buyer(s) be found therefore by you and any other person, at the (s) e y price specified herein or any other price or terms which I may authorize or accept, I agree to pay you at the time of closing a commission t, of__________% of the SALE PRICE with a minimum fee of $________________commission, whichever is greater. Should a bonafide offer be made mmission, ission, gr by a ready, willing and able Buyer(s) meeting the terms of this contract and I fail to fulfill this agre agreement, then I shall pay you the agreed ail commission in full upon demand. Should other property be accepted by me in exchange, I hereby consent to you representing and accepting compensation from all parties to the transaction. CONVEYANCE: I also will promptly deliver to you a complete abstract showing good and merc merchantable title to the date of transfer and execute a act wing mer warranty deed to the property for delivery to the Buyer(s), or enter into a contract for deed. to Do MARKETING: I authorize the placing of a lock box on this property. In order to show the p erty. ty. property, you and your agents shall have access to it at all reasonable times, and I will give you all possible assistance in making a sale of the property. You are authorized to place a “For Sale” sign on the n prop property. You are authorized and directed to submit this listing to the Multiple Listing Service of The Cedar Rapids Area Association of his Multip participants to REALTORS®, to be published and disseminated to its p cipants and to report t the Multiple Listing Service and its members, both before and after the sale, any information concerning price and terms o sale, encumbrances and financing as they may request. You are authorized to list the of ale, encumbrance encumbran property, including display of photos, videos and/or Virtual Tours on the internet. r rtual T To inte inter MORTGAGE INFORMATION: I authorize you to contact the following lender(s) and instruct the same to provide to you with all pertinent th llow information regarding this property such as the mortgage status, loa balances, escrows and payments, etc.: loan e First Mortgage – Lender: ________________________________________________ Mortgage Number: ________________________________ _______________________ __________________ Second Mortgage - Lender:_______________________________________________ Mortgage Number: ________________________________ ________________________ __________________ EXCLUSIVE RIGHT TO SELL: This listing shall be designated as an Exclusive Right to Sell listing. We authorize the listing broker as the ELL: : b exclusive entity to sell our property but further authoriz and direct the listing broker to cooperate with other brokers, including buyer’s brokers, in authorize perty author the sale of this listed property and to compensate suc brokers out of the commission provided for herein. such operty y NON-DISCRIMINATION: This property is off offered without regard to race, color, sex, sexual orientation, gender identity, creed, religion, national ATION: ON: origin, handicap and familial status. I furt further amilial furthe recognize, authorize and direct that the property be marketed in full compliance with all applicable federal, state and local statutes, regulations and ordinances relating to fair housing. regulatio EARNEST MONEY: It is further un understood that out of any forfeited earnest money, 100% shall go to the Seller(s). The Seller(s) agree(s) to be bound by the terms of the Initial Pr Property Inspection Form of the Cedar Rapids Area Association of REALTORS® relative to property repair issues. erms REPRESENTATION: As th Seller(s), I/We will furnish to you the information concerning this property via this listing contract and the Seller’s N: the Property Disclosure Document, and I represent to the best of my knowledge and belief that such information is true and accurate. I further agree to ocum inform you of any changes affecting this property or its condition and in a timely manner, agree to amend the Property Disclosure Document of any such changes during this contract period. If it is established that such information and/or representation is incorrect or untrue, I agree to indemnify and hold you harmless from any and all loss, damage or expense in connection therewith, including court costs and reasonable attorney’s fees. I further agree the listing company and its agents accept no responsibility for care, custody, or maintenance of the listed property unless an agreement to the contrary is signed by all parties. Seller(s) Initials____________________________ Form 010 –Residential Listing Contract Page 1 of 3 ©Copyright Cedar Rapids Area Association of REALTORS Revised 11/12/2014 Serial#: 008603-400142-2480759 Prepared by: Jill Monnahan | Ruhl and Ruhl Real Estate (01) | JillMonnahan@IowaRealty.com |
Residential Listing Contract  en ts  I We request that  Co.  ______________________________________ or any of its employee...
Form 010 – Residential Listing Contract Page 2 of 3 Subject Property Address _________________________________________________________________________________________________ TERMINATION AND PROTECTION PERIOD: This contract shall terminate at 11:59 P.M. on (date)_________________________except that if the property shall be sold, rented, or exchanged within________days after the termination of this listing or any extension hereof to any party to whom I, you, or any other licensed real estate broker, or any other person has presented it while it was listed, I will pay you the commission specified above. However, I shall not be obligated to pay such compensation if a valid listing contract is entered into during the term of the said protection period with another licensed real estate broker and a sale, lease or exchange of the property is made during the term of the stated protection period. This listing will automatically be extended through the closing date of a Purchase/Sale agreement that was accepted during the listing agreement. GENDER AND NUMBER: Words, and phrases herein shall be construed as in the singular or plural number, as masculine, feminine or neutral gender, as may be indicated by the context hereof. DATA SHEET CHANGES: I hereby authorize the agent to make incidental changes to the data entry sheet for marketing purposes. ________________________________________________________ ___________ ______ Seller’s Legal Name (Please Print) _____________________________________________________________ Seller’s Signature ________________________________________________________ ____________________ _________________ Seller’s Signature _____________________________________________________________ Real Estate Company ________________________________________________________ _____________________ _________________ Authorized Listing Agent ng nt en ts _____________________________________________________________ Seller’s Legal Name (Please Print) Do cu m Data Entry Information on All fields are required unless marked with a not-required abbreviation (nr). Property Type: Condo (CON) Single Family (SFM) Zero Lot (ZER) Area: Corridor (CDR) Hiawatha/Robins (H/R) OT-E (east of I-380) Marion (MAR) R) OT-W (west of I-380) NE NW N SE SW Iowa City/Coralville (IC/C) y/Coralville ville ________________ Address: _______________________________________________________________________ #: _________ ______________ _______________ Price $: City/Town: Parcel #: _____________________________ Zip Code: ___________________ County: ____________________ ______ ___________________________________ Gross Tax: __________ Net Tax: __________ ______ __ T Tax _____________________________________________________________________________ __________ ___________ __ _______________________________________________________________________________________ _________________ _____________ R Y N Lot Size: _________________ Acres: ______. ____ Restricted Listing: : _________________ ____________ Owner/Lessor: _______________________________________________ Owner Phone: _____________________ NR pl e Legal Description: ________________ ____________ Listing Office: _________________________________ Agent Name: _______________________ 1 2 1 (same as MLS login) m Co-Listing Office: _______________ Co-List Agent Name: _______________________ 1 2 1 (same as MLS login) __________ _______ _ Age ___________ Dual Commission: Y N Incremental Commission: Y N _______ ____ Commissi _______________ ________________ Agent Remarks: _____________________________________________________________________________ ______________________________________________________________________________________ _________________ ______________ ______________________________________________________________________________________ _________ ___________ Possession: ___________________ List Date: ___________________ Expire Date: ____________________ _____ ______ Lwr Lvl 1 Lvl 2 Lvl 3 Total Total Rooms: ____ Elem School: ______________________________ Sa CCB (SOC): Bedrooms: __ __ __ __ __ Abv Grd Fin SqFt: __________ Middle School: Full Baths: __ __ __ __ __ Low Lvl Fin SqFt: _________ High School: Half Baths: __ __ __ __ __ Assoc. Year Built:________ Y N Assoc. Fee : New Construction (Choose One): Garage Size (nr):____________ Bath off Master Bedroom (nr): Y N Y N ______________________________ ____________ To Be Built Basement: _____________________________ Monthly Master Bedroom: Y Yearly Zoning (nr): ____________ LL Level 1 Level 2 Level 3 N House Size (nr):____________________ Seller(s) Initials____________________________ Form 010 –Residential Listing Contract Page 2 of 3 ©Copyright Cedar Rapids Area Association of REALTORS Revised 11/12/2014 Serial#: 008603-400142-2480759 Prepared by: Jill Monnahan | Ruhl and Ruhl Real Estate (01) | JillMonnahan@IowaRealty.com |
Form 010     Residential Listing Contract Page 2 of 3 Subject Property Address ___________________________________________...
Form 010 – Residential Listing Contract Page 3 of 3 Subject Property Address _________________________________________________________________________________________________ Directions (you must fill this out): ______________________________________________________________________________________ ____________________________________________________________________________________________________________ Builder (nr): ____________________________________ Taxable Value: ________________ R-Value: Ceiling: _______ Sidewalls: ________ Remarks: please include on separate page or email if possible to MLS@CRRealtors.org. (Include address in subject line and limit to 800 characters) Features - Check All That Apply 2 Car Electric Jetted Tub ‘L’ Foyer 3 Car Family Room Patio 1.5 Story 4 Car or More Free Standing Satellite Dish 1.75 Story Attached Gas Sauna 2 Story Carport Great Room Screen Porch Over 2 Story Detached Kitchen Security System A-frame Drive Under Living Room Sound System By Prop Mgmt. Mg Contemporary Guest Parking Master Bedroom Storage Shed Start Up Fee Free Standing Heated Garage Rec Room Vaulted Ceiling eiling g Loft/High-Rise None Wood Burning Whole House Fan se Patio Home/Villa Off Street Parking Wood Burning Stove See Remarks e marks Raised Ranch On Street Parking See Remarks Ranch Tandem Split Foyer See Remarks Wooded See Remarks Association Management 1 st Right of Refusal Righ o By Association Associatio By Developer Sa m pl eD oc um en ts Building Style Condo Lower Level Condo on 1 st Floor Condo on 2 nd Floor Condo on 3 rd Floor + See Remarks Construction Elevator Dishwasher Electric Heat Exercise Room Disposal Forced Air Guest Room Facilities Dryer Gas He H Heat Handicap Features Garage Door Opener e r Ge Ge Geothermal Laundry in Unit Hood Fan od an Gravity Onsite Maint Person Microwave Hot Water Heat Pool Range LP Heat Secure Storage Area Refrigerator Oil Heat Secured Entrance Wood Trash Compactor Compac Compacto Solar Tennis Court See Remarks Washer sher Window/Wall Air See Remarks W Wa Water Heater – Electric Wood Heat Zoned Heating/Cooling # of Pets Allowed See Remarks Assoc Approval Required Water/Sewer/Roads Pet Deposit Required Crawl Full Partial Pour Slab Walkout Dining Features eature Frame Masonry Breakfast Bar st W Water Heater – Gas Metal Frame Dining L ning W Water Softener – Lease See Remarks Eat-In Kitchen Water Softener - Own Formal Dining ormal See Remarks Exterior Community Center Central Air Block Condo Unit Level Common Laundry Heating/Cooling Appliances Included Basement See Remarks 55+ Central Vac Split Level Townhouse Se See See Remarks A Association Amenities Pet Restrictions Pet Weight Limit City Sewer Pets Allowed City Water Pets Not Allowed Above-ground Pool Community Septic See Remarks Cable Ready 1st Floo F 1st Floor Family Community Well Deck Concrete Block 1st Flo 1st Floor Laundry Private Street Maint. Assumable Electric Fence Log 2nd Floor Laundry Public Street Maint. Cash Elevator Partial Brick 3 Seasons Recorded Agreement Contract Fencing Partial Stone Septic System Conventional 4 Seasons Handicapped Features Slate Well Water FHA Den/Study Heated Flooring Steel USDA Great Room See Remarks Home Warranty Stone Living Room Hot Tub Stucco Rec Room Indoor Pool Vinyl Theater Room Wood See Remarks In-ground Pool Intercom Aluminum Kitchen/Dining Combo Comb Brick See Remarks Cement Board Composite Additiona Additional Rooms See Remarks Garage/Parking 1 Car Fireplace Miscellaneous Irrigation System Site Description Cul-de-sac Terms VA See Remarks Other Gated Community Golf Course Community REPO In-Town Acreage Short Sale Waterfront/View See Remarks Built In Seller(s) Initials____________________________ Form 010 –Residential Listing Contract Page 3 of 3 ©Copyright Cedar Rapids Area Association of REALTORS Revised 11/12/2014 Serial#: 008603-400142-2480759 Prepared by: Jill Monnahan | Ruhl and Ruhl Real Estate (01) | JillMonnahan@IowaRealty.com |
Form 010     Residential Listing Contract Page 3 of 3 Subject Property Address ___________________________________________...