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Happy Holidays!

18 Photos Of LA Decorated For Xmas In the '30s, '40s, & '50s

    

• November 24, 1945: Santa Claus Lane parade at Hollywood Boulevard and Las Palmas

18 images

Didn't all the Christmas light displays look so much quainter in the olden days, juxtaposed with Studebakers and GIs? Maybe it's just that a place could be known far and wide back then as the Christmas House with not much more than some fake snow, a few lights, and a cut-out Santa. Maybe it's that Claudette Colbert was around to get in on the action. Whatever it was, it sure is nice to look at. Enjoy these photos of Los Angeles dressed up for Christmas in the 1930s, '40s, and '50s, and Merry Christmas, if that's your thing!

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  Ca. 1950: Hollywood Boulevard
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  Decmeber 20, 1937: Boyle Heights Christmas House, dreamed up and decorated by 22-year-old George C. Skinner, who got mail addressed to just "Christmas House"
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  December 16, 1938: Kids playing at Boyle Heights's Christmas House
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  1940-something: Sunset Boulevard and Sunset Plaza Drive
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  1959: "Stanley Russell, chauffeur for late Cecil B. De Mille and now free-lance chauffeur, decorates his lawn at 7736 Paso Robles Ave., Van Nuys, with mechanized display to delight neighborhood children. Passers-by believe display which Russell built himself to be operated by 'electric eye.'"
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  December 18, 1954: Looking west on Compton Boulevard from Alameda Street in Compton
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  Ca. 1953: Grauman's Chinese Theatr
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  December 11, 1937: Brand Boulevard in Glendale
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  1935: Main and Pacific Coast Highway in Huntington Beach
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  1948: Probably Van Nuys Boulevard
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  Ca. 1950: Hollywood Boulevard
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  No date: Somewhere in Hollywood
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  No date: Hollywood
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  No date: Hollywood Boulevard the night before the Santa Claus Lane Parade
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  1932: Claudette Colbert inspecting a wreath with her face in it at Hollywood and Vine
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  November 21, 1940: Christmas parade at Broadway and Seventh Street Downtown
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  July 29, 1960: A prank in Granada Hills

12 Strategies for Hosting a Sucessful Open House

“You don't need a golden toilet. You just need a working toilet,” said Holly Sose, of City Connections Realty. “Any wild shenanigans are just that, shenanigans. … The market will always dictate a trade price. No amount of gorgeous models dancing in bikinis or catered sushi is going to do that for you.”
Once a seller figures out the right price, it may take some weeks to prepare a home so it looks ready for a showing. Here's how:

1. De-clutter your home
“Buyers want to envision themselves in the home, and it’s difficult to do so if your clutter is in the way,” said Shannon Aalai, of CitiHabitats.
Cleaning out closets is especially important since many city house hunters are obsessed with closet space and will surely open all doors, she said.

2. Add a fresh coat of paint, and fix anything that’s broken, especially if it’s squeaky.
"When people walk into an apartment they’re nitpicky and want to find something wrong even if they like it," Aalai said.
So, make sure everything is in working order, including light bulbs.
Vik Kukar, of Rutenberg Realty, recalled one open house where a broken dishwasher handle turned off prospective buyers.
“You’re really trying to create emotion when you walk in,” he said. “You don’t want anything to break that positive emotion.”

3. Stash your honeymoon photos and hide your doll collection.
“Take down anything I tell you is offensive or weird, and remove anything personal,” Aalai said. 
The goal is to keep the focus on the apartment. 
“Your dog is cute but we don’t need to see [it] in every photo," she said. "People are easily distracted. They look at the photos, and say, 'That’s a cute couple, that’s a cute baby.' They’re more interested in [the sellers’] lives.”
When taking a couple to look at a SoHo loft, Aalai heard the prospective buyers talking nonstop about the series of “creepy” collage boxes hanging on the wall instead of chatting about the home.
“The husband said you’ll never get rid of that energy,” she recounted.

4. Consider using a professional to stage your home.
It could cost anywhere from $4,000 to upwards of $25,000 to have your apartment staged, but there could be a big payoff, Kukar said.
“It’s often going to have a 300 percent return,” he said, especially if a home has no furniture.

5. Give your agent ample access to your house.
“Allow open houses, and let brokers show the property after work and on weekends,” Aalai said.

6. Target your outreach.
Teplitzky stressed the importance of “building momentum” by listing a home in different outlets, online and elsewhere.
Sometimes her agents will do mailings in the neighborhood to increase the number of people showing up.

7. Don’t be home for showings or open houses.
“Buyers are never honest in front of sellers, and frankly it often makes them uncomfortable,” Aalai said.

8. Be prepared for possible questions.
Make sure whoever is hosting the open house knows where to find the nearest gym and grocery stores and the closest subway and bus stops. Make sure they know what, if anything, was renovated and when, and whether walls can come down or be put up, Kukar said.

9. Get a cleaning service.
“People will notice if it’s dirty,” Aalai said, especially in bathrooms where prospective buyers often turn on faucets and use toilets.
“They move the shower curtain when they want to turn the water on, so make sure there’s no hair in the tub,” she said, also advising sellers to make sure there’s soap, and the good towels are hanging.

10. Take the dog or cat out; hide litter boxes and feeding bowls.
Not all house hunters are animal lovers.
“If a dog is there, sometimes people are worried about the dog jumping on them, and they’re freaking out,” Aalai said. “And with cats, a lot of people have allergies.”

11. Add simple, nice touches.
Aalai likes to bring flowers or set out a bowl with lemons or pears.
Teplitzky likes to offer little bottles of cold water or fruit in the heat of summer.
Sose likes to put on music.
“Music makes everything better,” she said.

12. Make sure the house doesn’t smell.
People often get accustomed to their homes' odors, said Aalai, who will often light a scented candle in the bathroom.
Many brokers will open windows before a showing to let it air out.
Kukar gently lets sellers know not to do any heavy cooking an hour or so before a showing. He remembered an open house where a family had just cooked a pot roast.
“It smelled good, but it was too much,” he said.
“Apartments are sold on emotion,” Kukar said. “The agent is the director of [a movie called] ‘Selling This Home.’ We’re trying to produce these strong feelings of joy, hope and happiness.”

Mapping LA's Most Rapidly-Gentrifying Neighborhoods

Highland Park isn't gentrifying nearly as much as it seems to be, but Venice certainly is. These and more surprises in PropertyShark's new map comparing median home price to household income--a higher ratio (darker color on the map) means home prices are more out of whack with what existing residents can actually afford, suggesting that the neighborhood is fancifying quickly (note, though, that these are asking prices, which are not quite as useful as sale prices). You wouldn't think Los Feliz (ratio: 31), central-west Santa Monica (48), or gated little Bradbury (33) could get radically more expensive, but they're three of the hottest spots, along with an area in the heart of Downtown (30). Gentrification poster children like Highland Park (8) and Silver Lake (9/16) are surprisingly balanced, but up-and-comer gentrification zones Echo Park (16/20, mostly) and Mid-City (20) are swiftly getting less balanced. Below a list of the zip codes that are most unaffordable right now.

Click here for the map and zoom in for zip-code-level data.

December Newsletter

Happy Hannukah 2013

Hanukkah Rainbow    
by Eva Grant

Eight little candles in a row,
Gaily colored,
All aglow.
Scarlet, purple,
Green, white, blue,
Pink and yellow,
Orange, too.
The menorah,
Shining bright,
Holds a rainbow
Hanukkah night.

5 Things You May Not Know About the Pilgrims

It’s Thanksgiving week in America, and families across the country will soon enjoy a meal that harkens back to the harvest feast held in 1621 by the residents of Plymouth Colony. But even as we remember the Pilgrims this Thursday, our image of the English settlers remains largely based on myth rather than fact. Below, discover five things about the hosts of the original Thanksgiving that might come as a surprise.

 

1. Not all of the Mayflower’s passengers were motivated by religion.
The Mayflower actually carried three distinct groups of passengers within the walls of its curving hull. About half were in fact Separatists, the people we now know as the Pilgrims. Another handful of those on board were sympathetic to the Separatist cause but weren’t actually part of that core group of dissidents. The remaining passengers were really just hired hands—laborers, soldiers and craftsmen of various stripes whose skills were required for both the transatlantic crossing and those vital first few months ashore. Community leader John Alden, for instance, was originally a cooper, brought along to make and repair barrels on board the ship. Myles Standish, who would eventually become the military leader of Plymouth Colony, was a soldier hired for protection against whatever natives the settlers might encounter.

2. The Mayflower didn’t land in Plymouth first.
The Mayflower first landed at the tip of Cape Cod, in what is now Provincetown. The settlers had originally hoped to make for the mouth of the Hudson River and find fertile farmland somewhere north of present-day New York City, but bad weather forced them to retreat. They intended to try again for the Hudson, but the approaching winter and dwindling supplies eventually convinced them to continue on across Cape Cod Bay to Plymouth.

3. The Pilgrims didn’t name Plymouth, Massachusetts, for Plymouth, England.
In fact, the Pilgrims didn’t name Plymouth, Massachusetts, at all. It had been dubbed that years earlier by previous explorers to the region, and was clearly marked as Plymouth (or Plimoth—spellings varied somewhat) on maps that the Mayflower’s captain surely had on hand. It’s sheer coincidence that the Mayflower ended up sailing from a town called Plymouth in England and then landing in a town called Plymouth in America. And it’s unlikely that the Mayflower’s passengers felt any emotional connection to Plymouth, England, at all. Most of the Separatists had been living in exile in Holland for 10 years before sailing for America, and the rest of the passengers were drawn from the greater London area. The Mayflower only ended up departing from Plymouth because bad weather and misfortune had prevented the settlers from making the crossing on two earlier attempts—first from Southampton and then from Dartmouth—before they finally succeeded in sailing from the port of Plymouth.

4. Some of the Mayflower’s passengers had been to America before.
Several of the Mayflower’s crew had made the journey at least once before, on either fishing or exploration trips. One notable figure, Stephen Hopkins, had even tried to settle in the New World 10 years earlier, in the Jamestown colony of Virginia. On his way to join the settlement, his ship was wrecked off the coast of Bermuda, stranding him and his fellow passengers for several months. The story of the Virginia settlers’ shipwreck and rescue made waves back home in England, and William Shakespeare freely admitted that he based his play “The Tempest” on the tale. He even may have named one of the characters, Stephano, after Stephen Hopkins, who was once one of Shakespeare’s neighbors. Hopkins eventually returned to England and later joined the Mayflower as a member of the sympathetic group of supporters from London.

5. The Pilgrims were relatively tolerant of other religious beliefs.
The Puritans, who settled the region north of Plymouth, were known for their strict approach to how religion was practiced within their borders. The Pilgrims, on the other hand, never made any attempts to convert outsiders to their faith, including the Native Americans they encountered in America and the nonbelievers who’d joined them as laborers in England. Generally speaking, they didn’t even try to impose their unique observances on their friends and neighbors. For instance, while the Pilgrims themselves didn’t themselves Christmas, they didn’t stop others from taking the day off and celebrating it as they wished. They also allowed men who were not part of their faith to hold public office, and they apparently had no problem with the intermarriage of believers and nonbelievers. As a matter of fact, they didn’t consider marriage to be a religious matter at all, preferring instead to view it as a civil contract outside the church’s jurisdiction.

The Mayflower and the First Thanksgiving

The Mayflower

First, the Separatists returned to London to get organized. A prominent merchant agreed to advance the money for their journey. The Virginia Company gave them permission to establish a settlement, or “plantation,” on the East Coast between 38 and 41 degrees north latitude (roughly between the Chesapeake Bay and the mouth of the Hudson River). And the King of England gave them permission to leave the Church of England, “provided they carried themselves peaceably.”

In August 1620, a group of about 40 Saints joined a much larger group of (comparatively) secular colonists–“Strangers,” to the Saints–and set sail from England on two merchant ships: the Mayflower and the Speedwell. The Speedwell began to leak almost immediately, however, and the ships headed back to port. The travelers squeezed themselves and their belongings onto the Mayflower and set sail once again.

Because of the delay caused by the leaky Speedwell, the Mayflower had to cross the Atlantic at the height of storm season. As a result, the journey was horribly unpleasant. Many of the passengers were so seasick they could scarcely get up, and the waves were so rough that one “Stranger” was swept overboard and drowned. (It was “the just hand of God upon him,” Bradford wrote later, for the young sailor had been “a proud and very profane yonge man.”)

The Mayflower Compact

After two miserable months at sea, the ship finally reached the New World. There, the Mayflower’s passengers found an abandoned Indian village and not much else. They also found that they were in the wrong place: Cape Cod was located at 42 degrees north latitude, well north of the Virginia Company’s territory. Technically, the Mayflower colonists had no right to be there at all. In order to establish themselves as a legitimate colony (“Plymouth,” named after the English port from which they had departed) under these dubious circumstances, 41 of the Saints and Strangers drafted and signed a document they called the Mayflower Compact. This Compact promised to create a “civil Body Politick” governed by elected officials and “just and equal laws.” It also swore allegiance to the English king.

Plymouth Colony and the First Thanksgiving

The colonists spent the first winter, which only 53 passengers and half the crew survived, living onboard the Mayflower. (The Mayflower sailed back to England in April 1621.) Once they moved ashore, the colonists faced even more challenges. During their first winter in America, more than half of the Plymouth colonists died from malnutrition, disease and exposure to the harsh New England weather. In fact, without the help of the area’s native people, it is likely that none of the colonists would have survived. An English-speaking Pawtuxet named Samoset helped the colonists form an alliance with the local Wampanoags, who taught them how to hunt local animals, gather shellfish and grow corn, beans and squash. At the end of the next summer, the Plymouth colonists celebrated their first successful harvest with a three-day festival of thanksgiving. We still commemorate this feast today.

Eventually, the Plymouth colonists were absorbed into the Puritan Massachusetts Bay Colony. Still, the Mayflower Saints and their descendants remained convinced that they alone had been specially chosen by God to act as a beacon for Christians around the world. “As one small candle may light a thousand,” Bradford wrote, “so the light here kindled hath shone to many, yea in some sort to our whole nation.”

November Newsletter

 

 

Your Investment Property Shopping Criteria

It's time to start looking for a property. Before you do you need to define your selection criteria. This section will focus on what your criteria is, why it matters, and how to define it.
Imagine that you want to use a new recipe in making your dinner tonight . You take out a cookbook to find a recipe that looks good, discover a great baked chicken meal, and make your shopping list of ingredients in order to make the meal for your family. You head to the store and begin picking up the items on your list. Chicken, basil, olive oil, and other items begin to fill your cart. Suddenly - you see the spaghetti and remember another recipe that you once wanted to try with spaghetti. You begin to reach for the spaghetti but then remember your shopping list. Spaghetti isn't on the list for tonight's dinner, so you put back the distraction and continue on your way home to make a perfect dinner for your family.
Real estate is no different. Your selection criteria list is just like your ingredient list in the example above. It is designed to keep you focused on shopping for the things you need, and not waste money on other good looking things along the way. Real estate is an exciting field with a lot of different niches and strategies - so it is easy to get distracted by the next big thing or trend. Having a clearly defined selection criteria can help you stay focused, avoid "analysis paralysis" and keep you on track to buy a great investment property. By defining your criteria, you will be able to narrow down the choices in the market, and you will then eliminate the vast majority of deals that are only distractions. Instead, you'll focus on finding just the kind of deals that you are interested in buying.

Creating Your Selection Criteria

In chapter three, we looked at a number of different niches you could invest in, as well as multiple strategies you can use to invest. It's now time to choose the niche and strategy and come up with a list of criteria to narrow down your selection further.
There are a number of different items you will want to consider to add to your "criteria list." These could include:

• Town
• Neighborhood
• Property Size (Square Ft)
• Lot Size
• Property Conditions
• Number of Units
• Cap Rate
• Cashflow
• Appreciation Potential

No one can tell you exactly what your investment property criteria should or should not include. Some of it will come down to personal preference, such as "I only want to buy in Seattle" or "I only want houses with basements," but most of your chosen criteria will revolve around the kind of investment you are getting into. For example, if you are looking to become a "buy and hold" investor of small multifamily units, your criteria is going to include small multifamily properties and will exclude old commercial buildings.
By specifying, ahead of time, what criteria you are willing to look at, your search becomes much more manageable. In the same way, you are able to more effectively communicate your desires to others who may help you buy property. If you simply told people "I am looking for real estate," the most likely response would be "good for you..." However, if you instead mentioned that you were looking "to buy a small single family house in the Rockford neighborhood for under $150,000," you enable others to think of properties that might match that description and get you connected with the deal.

Understanding "The Rules" of Investment Property

Perhaps the most important part of the criteria you put together is the financial component. If a deal doesn't make sense financially, it's not going to be a strong investment for you. In chapter two we looked at some of the basic math surrounding real estate investing, such as income, cashflow, and return on investment. However, generally speaking, a listing is not going to tell you the important information you want to know about the financials of a property. Yes, you can generally determine the amount of income the property makes - but you won't know immediately how much monthly cashflow the property produces, how overpriced the property is, or what you should offer. Additionally - it's not going to make sense to get out your spreadsheet and do a full property evaluation on every single deal you glance at. This is when "rules" come into play.
A "rule" is short for "rule of thumb." Rules can help give you a quick way to evaluate a property's financials on the fly. As with any "rule of thumb" using rules is not an exact science and should never be relied on entirely to decide if a property is a good investment. However - they can help you quickly filter a property and decide if it's worth further evaluation. Let's take a look at a few of these rules:

The 2% rule states that your monthly rent should be approximately 2% of the purchase price. In other words, a $100,000 home should rent for $2,000 per month; a $50,000 home should rent for $1,000 per month. This is a very conservative estimate that is very simplistic but can help in deciding if a property warrants a deeper look. In most parts of the country, the 2% is very difficult to achieve, but the closer you can get to that, the better cashflow you'll receive.
Real World Example: An average three bedroom home rents for $800 per month in your neighborhood. According to the 2% rule - you should be looking to spend around $40,000 for that property ($800 / .02 = $40,000)

The 50% rule is a great rule-of-thumb that helps you to fairly-accurately predict how much your expenses are going to cost you each month for a property. The 50% rule simply states that 50% of your income will be spent on expenses -- not including the mortgage payment. As mentioned above - most real estate listings will let you know what the monthly income of a property is. By dividing that number in half, you are able to easily see how much you'll have left to pay the monthly mortgage (principle and interest). Any income left over, after the 50% of expenses and the mortgage payment are taken out, is your cashflow. The 50% of expenses includes all expenses, including repairs, vacancies, utilities, taxes, insurance, management, turnover costs, and the occasional "big ticket" repairs that must be saved up for -- aka. CapEx or Capital Expenses like roofs, parking lots, furnaces.
Real World Example: An apartment building brings in $8,000 per month in income. Using the 50% rule, we are left with $4,000 to make the mortgage payment. If the monthly mortgage payment on the property was $3,500 per month, you can reasonably assume a monthly cashflow of $500 per month.
The 50% rule is especially helpful in teaching that expenses are almost always more than one might think. One common mistake that new investors make is under-estimating how much the expenses are going to cost. The 50% rule helps to show that there are always costs that are unexpected, so plan for them.

The 70% rule is used by investors to quickly determine the maximum price one should pay for a property based on the after repair value (ARV). Though most-often used by house flippers, the 70% rule can actually be used for any strategy when you want to find a good deal. The 70% rule says that you should only pay 70% of what the after repair value is, less the repair costs.
Real World Example: A home which, after being fixed up, should sell for approximately $200,000, needs approximately $35,000 worth of work. Using the 70% rule, a person should multiply $200,000 by 70% to get $140,000 - and then subtract the $35,000 in repairs. The most a person should pay for this property, therefore, should be $105,000.
Remember, a rule of thumb like the ones above are used only to quickly and efficiently screen a property and decide if it's worth further investigation. Never use a "rule of thumb" to decide exactly how much to pay or if you should invest or not. If a property passes the above rules (or gets close) it may be worth a more detailed analysis on paper or via a computer spreadsheet. Don't confuse a rule of thumb for a license to skip doing your homework.

Halloween Traditions Explained

While rooted in the past (see Halloween History), Halloween as we know it today dates back to the early 20th century.
The holiday was relatively obscure in late 19th century America. It was brought to the country by Irish and Scottish immigrants, combining the features of the Celtic and Christian holidays, and celebrated with feasting, divinations, and mischief making.

Jack-o'-Lanterns

People had been carving gourds or pumpkins and using them as lanterns long before this practice was associated with Halloween. In 1850, for example, poet John Greenleaf Whittier mentioned the practice of his boyhood in "The Pumpkin": "When wild, ugly faces we carved in its skin, / Glaring out through the dark with a candle within!"
We don't know exactly when and why these lanterns became associated with Halloween in particular, though we do know it was in North America. But by the start of the 20th century, the connection was firmly established.

Hit the Road, Jack

The name "Jack-o'-lantern" has changed in meaning several times. It was first recorded as a nickname for a night watchman, dating back to 1663. Around the same time, it was used as another name for a will-o'-the-wisp. It began to be used for pumpkin lanterns sometime in the 19th century. It's possible that the name simply went from the night watchman (a man holding a lantern) to the lantern itself.
On the other hand, an Irish legend tells of a miserly man named Jack who, while alive, tricked the Devil into agreeing not to take him into Hell. Upon his death, St. Peter wouldn't let Jack into Heaven, because he had been too stingy and sinful. The Devil wouldn't let him into Hell because of the deal they'd made. Jack was condemned to wander between Heaven and Hell with his lantern, looking for a place to rest and never finding one.

Mischief Night

In late 18th century America, Halloween was a night for mischief and pranks. Boys would make "tick-tacks," cutting notches in the ends of a wooden spool and winding string around it. The spool would be placed right up against a window, with a nail serving as an axle. When the string was pulled, it made a loud and rapid "tick-tack" noise. Other noisy and startling practices involved throwing corn and decaying vegetables at houses.
While this was considered innocent fun, some pranksters began to go too far, especially with the move from country life to city life. News stories tell of students being expelled from schools, gangs of youths roaming through town covering people in flour, buildings being blown up, and so on.

Trick or Treat!

The general practice of going door-to-door for treats is clearly similar to a much older practice, "souling," in which the poor would go from house to house begging for alms or food. However, the specific practice of "trick-or-treating" dates to around the 1930s. It is possible—though by no means certain—that it evolved as an antidote for the increasingly rowdy and costly Halloween pranks. It provided a healthier activity for the young and gave them an incentive not to play tricks.
We could easily make something up about the origins of Halloween costumes. We could say that people originally dressed as ghosts and witches to scare people, and that the practice eventually spread to include costumes of all sorts. But the fact is that we don't actually know where Halloween costumes came from, only that the practice, like trick-or-treating, appears to have begun in early 20th century America.

5 reasons you still need a real-estate agent

You might think buying or selling on your own will save money, but it could be more costly in the long run.

The proliferation of services that help homebuyers and sellers complete their own real-estate transactions is relatively recent, and it may have you wondering whether using a real-estate agent is becoming a relic of a bygone era. While doing the work yourself can save you the significant commissions that many real-estate agents command, for many, flying solo may not be the way to go — and could end up being more costly than a commission in the long run. Buying or selling a home is a major financial and emotional undertaking. Find out why you shouldn't discard the notion of hiring an agent just yet.

 

1. Better access/more convenience
A real-estate agent's full-time job is to act as a liaison between buyers and sellers. This means that he or she will have easy access to all other properties listed by other agents and will know what needs to be done to get a deal together. For example, if you are looking to buy a home, a real-estate agent will track down homes that meet your criteria, get in touch with sellers' agents and make appointments for you to view the homes. If you are buying on your own, you will have to play this telephone tag yourself. This may be especially difficult if you're shopping for homes that are for sale by owner.

Similarly, if you are looking to sell your home yourself, you will have to solicit calls from interested parties, answer questions and make appointments. Keep in mind that potential buyers are likely to move on if you tend to be busy or don't respond quickly enough. Alternatively, you may find yourself making an appointment and rushing home, only to find that no one shows up.

 

2. Negotiating is tricky business
Many people don't like the idea of doing a real-estate deal through an agent and think that direct negotiation between buyers and sellers is more transparent and allows the parties to look after their own interests better. This is probably true — assuming that both the buyer and seller are reasonable people who are able to get along. Unfortunately, this isn't always an easy relationship.

What if you, as a buyer, like a home but despise its wood-paneled walls, shag carpet and lurid orange kitchen? If you are working with an agent, you can express your contempt for the current owner's decorating skills and rant about how much it'll cost you to upgrade the home without insulting the owner. For all you know, the owner's late mother may have lovingly chosen the décor. Your real-estate agent can convey your concerns to the seller’s agent. Acting as a messenger, the agent may be in a better position to negotiate a discount without ruffling the homeowner's feathers.

A real-estate agent can also play the “bad guy” in a transaction, preventing the bad blood between a buyer and seller that can kill a deal. Keep in mind that sellers can reject a potential buyer's offer for any reason — including just because they hate his or her guts. An agent can help by speaking for you in tough transactions and smoothing things over to keep them from getting too personal. This can put you in a better position to get the house you want. The same is true for the seller, who can benefit from a hard-nosed real-estate agent who will represent his or her interests without turning off potential buyers who want to niggle about the price.

 

3. Contracts can be hard to handle
If you decide to buy or sell a home, the offer-to-purchase contract is there to protect you and ensure that you are able to back out of the deal if certain conditions aren't met. For example, if you plan to buy a home with a mortgage but you fail to make financing one of the conditions of the sale — and you aren't approved for the mortgage — you can lose your deposit on the home and could even be sued by the seller for failing to fulfill your end of the contract. (Keep in mind that the details of any contract may vary based on state law.)

An experienced real-estate agent deals with the same contracts and conditions on a regular basis and is familiar with which conditions should be used, when they can be removed safely and how to use the contract to protect you, whether you're buying or selling your home.

4. Real-estate agents can't lie
Well, OK, actually they can. But because they are licensed professionals, there are more repercussions if they do than for a private buyer or seller. If you are working with a licensed real-estate agent under an agency agreement, such as a conventional, full-service commission agreement in which the agent agrees to represent you, your agent will be bound by law to a fiduciary relationship. In other words, the agent is bound by law to act in his clients' best interest, not his own.
In addition, most real-estate agents rely on referrals and repeat business to build the kind of client base they'll need to survive in the business. This means that doing what's best for their clients should be as important to them as any individual sale.
Finally, if you do find that your agent has gotten away with lying to you, you will have more avenues for recourse, such as through your agent's broker or professional association or possibly even in court if you can prove that your agent has failed to uphold his fiduciary duties.
When a buyer and seller work together directly, they can — and should — seek legal counsel, but because each is expected to act in his or her best interest, there isn't much you can do if you find out later that you've been duped about multiple offers or the home's condition. And having a lawyer on retainer any time you want to talk about potentially buying or selling a house could cost far more than an agent's commissions by the time the transaction is complete.

5.  Not everyone can save money
Many people eschew using a real-estate agent in order to save money, but keep in mind that it is unlikely that both the buyer and seller will reap the benefits of not having to pay commissions. For example, if you are selling your home on your own, you will price it based on the sale prices of other comparable properties in your area. Many of these properties will be sold with the help of an agent. This means that the seller gets to keep the percentage of the home's sale price that might otherwise be paid to the real-estate agent.
However, buyers who are looking to purchase a home sold by owners may also believe they can save some money on the home by not having an agent involved. They might even expect it and make an offer accordingly. However, unless buyer and seller agree to split the savings, they can't both save the commission.

The bottom line
While there are certainly people who are qualified to sell their own homes, taking a quick look at the long list of frequently asked questions on most “for sale by owner” websites suggests the process isn't as simple as many people assume. And when you get into a difficult situation, it can really pay to have a professional on your side.

5 Steps To Qualify For A Mortgage If You're Self-Employed

                                                                                                                                                             

If you are among the thousands of Americans who turned the dark cloud of the recession into the silver lining of becoming self-employed, you may feel you are now in a position to refinance your mortgage or to buy a home. Even with good credit and sufficient assets, though, you'll find that even the best mortgage lenders will require you to produce your tax returns and possibly a quarterly profit-and-loss statement in order to establish that you have sufficient income to make your mortgage payments.
Most mortgage applicants today are prepared to go through a few hoops to qualify for a mortgage, but if you're self-employed you may need more than a quick comparison of the best mortgage rates to find the best mortgage for you. If you're new to self-employment, you will need to wait until you have two years of tax returns filed before you can be approved for a new mortgage in order to include your self-employment income in your loan application.

Good Credit
All borrowers today need good credit, with a score of 620, 640 or above for a Federal Housing Administration (FHA) loan and a score of 740 or higher to be offered the best mortgage rates for a conventional loan. Some lenders consider self-employment income as a higher risk than regular paychecks, so a higher credit score can offset your potential risk factors and give a lender greater confidence when qualifying you for a loan. Check your credit report to see if you have negative information that can be corrected or improved before you apply.

Learn which homeowners insurance carrier offers the best coverage and lowest rates

Low Debt-to-Income Ratio
Lenders typically like to see an overall debt-to-income ratio of 41% or less, although borrowers with other compensating factors may still qualify for a mortgage with a ratio as high as 45%. You can use a mortgage calculator to estimate your housing costs along with your other debt. If you can pay off some bills to reduce your debt-to-income ratio that can be another compensating factor in your favor.

Income
Many self-employed individuals reduce their income for tax purposes by deducting business expenses. Be aware that your income for a mortgage loan will be the income stated on your tax returns. So if your income is too low, you may qualify for a smaller mortgage amount than you thought. Your income will usually be the average of your two most recent tax returns, even if you made more money this year than last year, it may not matter to your lender. Lenders often require a quarterly profit-and-loss statement in addition to your most recent tax returns. New rules from the FHA say that self-employed borrowers are required to prove their ongoing income in the form of a year-to-date profit and loss statement if more than one quarter has passed since the last tax return was filed.
Assets
If you are refinancing, your mortgage will be based on the amount of your home equity. If you, like many other homeowners, experienced declining home values in your area, you may want to consider a "cash-in" refinance. A cash-in refinance builds your home equity faster and, if you are underwater on your home loan, can bring you back above water. If you're buying a home, a bigger down payment can make it easier to qualify for a mortgage since the loan amount will be smaller.

Reserves
The rules about how much you need to have in cash reserves varies from one lender to another and for different mortgage products, but you should have at least two months or more of housing payments (principal, interest, taxes and insurance) in the bank to protect yourself in an emergency. Lenders particularly need to know that self-employed borrowers, whose income often fluctuates more than regular employees, can handle their finances and have savings.

The Bottom Line
If you are self-employed and have solid income, assets and good credit, you are likely to be able to qualify for a mortgage as long as you provide the documentation needed to your lender.

6 Things You Think Add Value To Your Home - But Really Don't

Every homeowner must pay for routine home maintenance, such as replacing worn-out plumbing components or staining the deck, but some choose to make improvements with the intention of increasing the home's value. Certain projects, such as adding a well thought-out family room - or other functional space - can be a wise investment, as they do add to the value of the home. Other projects, however, allow little opportunity to recover the costs when it's time to sell. Even though the current homeowner may greatly appreciate the improvement, a buyer could be unimpressed and unwilling to factor the upgrade into the purchase price. Homeowners, therefore, need to be careful with how they choose to spend their money if they are expecting the investment to pay off. Here are six things you think add value to your home, but really don't.

1. Swimming Pools
Swimming pools are one of those things that may be nice to enjoy at your friend's or neighbor's house, but that can be a hassle to have at your own home. Many potential homebuyers view swimming pools as dangerous, expensive to maintain and a lawsuit waiting to happen. Families with young children in particular may turn down an otherwise perfect house because of the pool (and the fear of a child going in the pool unsupervised). In fact, a would-be buyer's offer may be contingent on the home seller dismantling an aboveground pool or filling in an in-ground pool.

An in-ground pool costs anywhere from $10,000 to more than $100,000, and additional yearly maintenance expenses need to be considered. That's a significant amount of money that might never be recouped if and when the house is sold.

2. Overbuilding for the Neighborhood
Homeowners may, in an attempt to increase the value of a home, make improvements to the property that unintentionally make the home fall outside of the norm for the neighborhood. While a large, expensive remodel, such as adding a second story with two bedrooms and a full bath, might make the home more appealing, it will not add significantly to the resale value if the house is in the midst of a neighborhood of small, one-story homes.

In general, homebuyers do not want to pay $250,000 for a house that sits in a neighborhood with an average sales price of $150,000; the house will seem overpriced even if it is more desirable than the surrounding properties. The buyer will instead look to spend the $250,000 in a $250,000 neighborhood. The house might be beautiful, but any money spent on overbuilding might be difficult to recover unless the other homes in the neighborhood follow suit.

3. Extensive Landscaping
Homebuyers may appreciate well-maintained or mature landscaping, but don't expect the home's value to increase because of it. A beautiful yard may encourage potential buyers to take a closer look at the property, but will probably not add to the selling price. If a buyer is unable or unwilling to put in the effort to maintain a garden, it will quickly become an eyesore, or the new homeowner might need to pay a qualified gardener to take charge. Either way, many buyers view elaborate landscaping as a burden (even though it might be attractive) and, as a result, are not likely to consider it when placing value on the home.

4. High-End Upgrades
Putting stainless steel appliances in your kitchen or imported tiles in your entryway may do little to increase the value of your home if the bathrooms are still vinyl-floored and the shag carpeting in the bedrooms is leftover from the '60s. Upgrades should be consistent to maintain a similar style and quality throughout the home. A home that has a beautifully remodeled and modern kitchen can be viewed as a work in project if the bathrooms remain functionally obsolete. The remodel, therefore, might not fetch as high a return as if the rest of the home were brought up to the same level. High-quality upgrades generally increase the value of high-end homes, but not necessarily mid-range houses where the upgrade may be inconsistent with the rest of the home.

In addition, specific high-end features such as media rooms with specialized audio, visual or gaming equipment may be appealing to a few prospective buyers, but many potential homebuyers would not consider paying more for the home simply because of this additional feature. Chances are that the room would be re-tasked to a more generic living space.

5. Wall-to-Wall Carpeting
While real estate listings may still boast "new carpeting throughout" as a selling point, potential homebuyers today may cringe at the idea of having wall-to-wall carpeting. Carpeting is expensive to purchase and install. In addition, there is growing concern over the healthfulness of carpeting due to the amount of chemicals used in its processing and the potential for allergens (a serious concern for families with children). Add to that the probability that the carpet style and color that you thought was absolutely perfect might not be what someone else had in mind.

Because of these hurdles, wall-to-wall carpet is something on which it's difficult to recoup the costs. Removing carpeting and restoring wood floors is usually a more profitable investment.

6. Invisible Improvements
Invisible improvements are those costly projects that you know make your house a better place to live in, but that nobody else would notice - or likely care about. A new plumbing system or HVAC unit (heating, venting and air conditioning) might be necessary, but don't expect it to recover these costs when it comes time to sell. Many homebuyers simply expect these systems to be in good working order and will not pay extra just because you recently installed a new heater. It may be better to think of these improvements in terms of regular maintenance, and not an investment in your home's value.

The Bottom Line
It is difficult to imagine spending thousands of dollars on a home-improvement project that will not be reflected in the home's value when it comes time to sell. There is no simple equation for determining which projects will garner the highest return, or the most bang for your buck. Some of this depends on the local market and even the age and style of the house. Homeowners frequently must choose between an improvement that they would really love to have (the in-ground swimming pool) and one that would prove to be a better investment. A bit of research, or the advice of a qualified real estate professional, can help homeowners avoid costly projects that don't really add value to a home.

Rodeo Realty Journal October 2013

Here is the latest edition of the Rodeo Realty Journal detailing all the great things happening at Rodeo Realty.

Interior Design Tips

Interior decoration has never been more popular. Everyone wants the sort of home seen in glossy magazines; yet the real trick of decorating lies in making sure you have the right wallpaper, fabric and all the extra ingredients including lamps, pictures, lighting and flowers. Here I would like to take you through some of my key elements when it comes to decorating.




Where to Begin

Look at the basic shell of a room and consider all its potential. You have to train the eye, so that no matter how unpromising the existing decor is, you can look around and imagine everything stripped away, with only the skeleton remaining.

Focal Points

Each room needs a centrepiece of some description. This focal point is important because it sets the tone for the rest of the decorating scheme and ties the total look together. It is also useful because it will draw the eye away from less pleasing aspects of the room.

Finishing Touches

Not all rooms require a complete overhaul. Many of them can be given a simple lift by editing some things out, repositioning others and introducing a few new buys. It is amazing how different a room can look with a new rug, a different set of cushion covers or a change of lampshades. Accessories and flowers also help newly decorated rooms become truly finished.

 

 

 Lighting

Never underestimate the importance of light – both natural and artificial – in a room. Light is one of those life-enhancing ingredients that are always worth spending time and money on to get just right.(Image of Arthur Lamp Table and Hastings chair upholstered in the Montacute Fabric)

Using Pattern & Colour

When using colour don’t fall into the trap of worrying over what goes with what. In truth you can mix any colour with any other; what really matters is the intensity of the colours you choose. Colour fashions come and go which is why I have evolved collections over the years that are guaranteed to complement each other.

Common Types of Mold in Homes

Mold comes in all shapes, sizes and colors. Learn how to identify the type of mold in your home and develop a plan of attack for treating it.

Like the colors in a box of crayons (but not nearly as fun), mold comes in a variety of hues, including black, white, green and orange.

Water Intrusion

 

 

 

The most common types of mold include aspergillus, cladosporium and stachybotrys atra (also known as black mold).

Aspergillus is a fairly allergenic mold that is commonly found on foods and in home air conditioning systems. Cladosporium is typically a black or green "pepper like" substance that grows on the back of toilets, painted surfaces and fiberglass air ducts. While this mold is nontoxic to humans, it can trigger common allergy symptoms, such as red and watery eyes, rashes and a sore throat.

Mold that appears to be orange or red in color is typically found outdoors, given its nature to thrive on decaying plants or moist wood. This type of mold, which can appear slimy, is harmless and should only be removed for aesthetic purposes.

White mold is not technically a type of mold, but the good news is that this typically indicates the mold is only in the early stages of growth and can easily be treated.

  

Be on the lookout for signs of a water leak or condensation: water stains that get bigger over time, musty odors, continually damp carpet, or beads of water or puddles on hard surfaces. When you do have water damage, thoroughly clean and dry carpets and building materials within 24 hours if possible, and consider replacing waterlogged items to eliminate the risk of mold.

If you suspect a problem (or better yet, as preventive maintenance), hire professionals to inspect for damaged shingles and siding, poorly connected plumbing and leaky pipes, and other moisture problems, such as inadequate vapor barriers. Mitigate the issues as soon as possible.

 

Biological Contaminants

The EPA considers bacteria, molds, mildew, viruses, animal dander, cat saliva, house dust, mites, cockroaches and pollen all biological contaminants. Excessive moisture creates breeding grounds for these contaminants, so ventilate adequately and keep relative humidity between 30 percent and 50 percent to prevent condensation on building materials.    

    Regular household cleaning and maintenance go a long way toward limiting exposure. Change filters and have heating and cooling equipment cleaned and checked regularly by a professional; these systems can become not only breeding grounds for mold and other biological contaminants but also superhighways for dispersing them throughout the home.

If these methods don't suffice, an indoor air-cleaning device may help an affected area. However, avoid ozone generators that are sold as air cleaners. The EPA warns: "Whether in its pure form or mixed with other chemicals, ozone can be harmful to health."

Basements can be a particular trouble zone. The EPA recommends you clean and disinfect basement drains regularly and that you not finish a basement unless all moisture issues are abated.

 

Monster Spec House That Started Bev Hills Beef Asking $36MM

  

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Back in 2010 we heard about a neighbor-on-neighbor lawsuit on Laurel Way in Beverly Hills--developer Papcap Laurel Way LLC (aka businessman Richard Papalian) got permission from the city to demolish 50 percent of the house he was renovating, but he rounded that up to 90 percent instead, and he started building to 23 feet high when the limit was 14 feet. Papalian claimed he had verbal permission from the city for both changes, which the city disputed. Bygones, we guess! The (enormous) house is done now, and listed on The Agency's website (but not in the MLS). From the Wall Street Journal we learn that the 11,000-square-foot house has six bedrooms; 10 bathrooms; master suite with bar, a deck, and six-person jacuzzi with fire feature; screening room; 1,000-bottle wine cellar; and glass-walled, six-car garage (One spot for each jacuzzi occupant? Thoughtful.). The outdoor space has an infinity pool, firepit, a water feature that looks like a lap pool, a tiny-looking little putting green, and serious views "that inspired a team to build a home like no other with the utmost integrity," according to the listing. It's huge, glassy, insane, comes fully furnished, and is asking $36 million.

                      

    

            

            
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
      
          
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       
    
       

 

 

 

 

 

 

 

1201 Laurel Wy., Beverly Hills, CA

USA

34.0928 -118.418