Fall Chores for a Winter Sale

Dear Pat,
We're planning to sell our house early next year. Now with winter nearly upon us, we only have time to get a few outsde things done to get ready to sell. What's most important? Also, is it even a good idea to sell in winter, or should we wait until spring?
--Feeling a Chill

Dear Chill,
Two good questions. Let's answer your second one first. I've said it many times before, but I want to emphasize again that the spring market unofficially begins in January. After the holidays buyers traditionally return to the marketplace in larger numbers than sellers, creating a demand that makes it much easier to sell than at nearly any other time of year. That's likely to happen again this winter, in spite of the slower demand generally experienced this past year. So, by all means go ahead and sell in winter--just be aware that the inventory you get to pick from may be smaller than it will be later in the spring.

It's wise to prepare now for a sale next year, whether you go on the market in January or April. Every situation is different, of course, but some jobs simply require warm-weather conditions to fulfill contract obligations that may be created in the sale. Here are some fall chores that can help make nearly every home ready for a cold-weather sale:

    * Scrape and paint exterior as necessary or feasible; but if time is short, pay attention to the front entry trim and threshold.
    * Repair concrete steps if cracked or broken.
    *  Tuck point brick trim and foundation.
    * Put the gardens "to bed."
    * Clean the yard (you don't want prospective buyers watching as you chisel the kid's trikes out of the ice in January).
    * Clean out the garage and basement now while milder weather makes the job easier.
    * Clean gutters as soon as the leaves have fallen.

My exterior list is far from complete and, of course, we haven't discussed any of the all-important interior tasks--that's another topic. But by getting started ASAP on the outside work you'll gain an advantage over many other early-year sellers. Good luck!

What Do Buyers Want?

When I first meet with buyers in our area to determine what they want in a house, they often specify features such as hardwood floors, natural woodwork and a fireplace--sometimes before listing more practical considerations such as number of bedrooms, baths and garage space. And I've often seen buyers willing to sacrifice a third bedroom, or an extra bath, when they fall in love with a house full of character and charm. But sellers should remember that superb overall condition is most important: in our current buyer's market, a charming but ramshackle house is no competition for a home in tip-top shape.

What our neighborhood buyers want, then, is most easily described as "Old World charm." Sellers should keep this in mind when making decorating and remodeling decisions before going on the market. Three examples:

    * Always opt to have floors sanded rather than carpeted (probably the most important advice I can give).
    * Don't be afraid of rich, old-fashioned colors for your walls
    * Replacement windows, if needed, should never be vinyl. Pay the extrsa for real wood, which can be stained or painted to match the home's woodwork.

This traditional approach to decorating and remodeling our older houses can be safely ignored in the kitchen and bathroom, where most buyers love to see the latest developments in fixtures and materials. Many sellers will rely on a Realtor for advice about improvements to be made before going on the market--but it's important to check with a real estate professional before making any major change, even if you plan to stay in your home for years.

New Year's Resolution: Empty the Mailbag

Here are a few of the questions I didn’t get a chance to answer in print this past year, in shortened versions. Please remember, if you have a question I’ll always respond promptly by phone or email. Now let’s clean the slate for 2008….

Dear Pat: We’ve gone to several open houses that actually smell bad. Don’t sellers realize they should clean before they invite the public in?
---The Nose knows

Dear Nosy: Unfortunately, some sellers tend to overlook smells they’ve become accustomed to. And you’d be surprised how many of us can’t smell pet and cooking odors unless they are very strong (the agent has to take responsibility here). Sellers should get an odor critique from a person with a celebrated sense of smell. Perhaps you could start a business, even get a cable TV show!

Dear Pat: You wrote about reverse mortgages some time ago. Have they changed since then?
---Long in the Tooth

Dear Longtooth: I discussed reverse mortgages a couple of years ago in an article entitled “Use A Realtor to Stay in Your Home” reprinted at www.RiverRealty.net. There have been substantial limit increases since then, and lowered costs, as the secondary mortgage market has expanded for these instruments. I still like www.aarp.org as a good place to start your research. Be careful about costs—there are plenty of overpriced reverse mortgages out there.

Dear Pat: I’m from the South, where we inspect for termites when buying a house. Is it true that there are no termites up here?
---Brought my Magnifying Glass

Dear Sherlock: Not true, there are termites here, but in very small numbers. So save your powers of detection for damage done by carpenter ants. Carpenter ants don’t really build anything; they’re more into the demo part of the job. Look carefully at areas where water is likely to come into contact with wood: windowsills, bottoms of doorframes, even piles of firewood resting against the house. If you see ants (they change in shape and color through developmental stages) or telltale wood deterioration, call an exterminator to verify. I’ve seen hidden colonies do as much as $10,000 damage to a house, but usually they’re cheaply and easily eradicated.

Dear Pat: What’s the most important thing to get ready for selling our house?
---Keeping It Simple

Dear Simple: Pull up the carpets, sand the floors.

Dear Pat: We want to own a house of our own soon, but if prices continue to fall we’ll kick ourselves for not waiting. Of course we want to buy at the bottom. Honestly, what do you think?
---Ready to Nest

Dear Nesters: I’m going to wait until next month, when I have a chance to dig deep with a full column devoted to your very important question. Meanwhile, I wish you and all readers a New Year filled with peace and prosperity…and a dry basement, too!