The rise in foreclosures may not be good for the market but it has brought to the surface one product that I whole-heatedly believe in, a professional showing service. 

Right now they are mainly used for REO listing agent who have a large portfolio of properties and need to outsource the task of providing lock box codes to showing agents.  However, I can see it being used on ANY property that is for sale.

Basically a showing service is a third party that handles the scheduling of showing appointments.  The listing agent and/or seller provide the showing service with showing instructions.  Showing agents call a central number to schedule appointment for any listings the service is handling.  The service logs the time the agent is going to show the property and if necessary calls the contact to confirm that the property can be shown.

Right now at least in my area, the showing agent calls the seller directly to make showing appointments.  I personally find this method inefficient and slightly crossing the representation line (you are communicating with a client that you do not represent and that has retained the service of a competing agent/broker).  I have heard stories (including from my own parents) of agents calling and being very rude in their insistence to show a property usually on very short notice.

Why I think a showing service is worth the nominla cost:

• The seller's phone number is never disclosed (even in MLS)
• The seller only has to memorize one caller ID number to answer for showings (many of my sellers screen their calls and do no answer numbers they don't know)
• The seller never speaks directly with a showing agent only the showing service staff.
• Most systems email the agent after the showing for feedback.  If the email is not replied to, the showing service provides a log of who calld to make appointments.
• Since the agent's info is logged with he showing service.  The agent does not need to leave a business card and it is another proof of access in case the elecronic lockbox does not record the key container being released (which I have had happen).

My plea and summary is that more boards and MLSs need ot implement these systems.  In my area it is voluntary to use a showing service.  The technology is out there to make our daily routine more efficient and this is one of those key systems to achieve that.

My inspiration for this post is all the TV commercials for www.pbpipe.com and the replacement settlement they are advertising. 

Click here to view the official notice

Polybutylene pipes were used by many home builders in the 1980s and early 1990s.  It was touted for being easier to install/work with and many times using a manifold system to be able to shut off individual pipes if there were issues.

The main issues lies in the plastic deteriorating over time due to chemicals in the water reacting with the polybutylene.  There are many schools of thought as to the longevity of the system.   However, this post is meant for education/awareness and not a pro/con PB pipe discussion.  To note, many homes have had their pipes replaced already (especially when the original settlement started in the mid 1990s).

As a consultant, I let my clients formulate their own opinions from the facts available.  If a buyer points out the gray pipes and asks about them, I do say what they are and then refer them to resources to research.  However, many know about them already from family and friends.  I have had clients outright tell me it’s a “time bomb” plumbing system.  If they have not heard of it, they usually find out at the home inspection and then they research and form their own opinion (had a buyer void a contract on one of my listings becuase of the existance of PB pipes which were in working order). 

In conclusion, we cannot predict the future.  There is always going to be a product or technique that looks good in the short run but has possible issues in the long run.  Owning a home is a reponsibility and if you cannot handle the possibility of items going wrong, then as I tell my buyer clients you are in for a long ride.

My analysis of hte market will mainly focus on Northern Virginia and in particular Prince William County/Manassas City/Manassas Park.  The area is a bedroom community about 25-40 moiiles south and southwest of Washington DC.  Commuter optins including interstate highways, commuter rail, and commuter bus routes.

• Power wash the entire exterior of your homes including decks, patios, sidewalks, and driveways
• Recoat any asphalt surfaces to give them a new look.
• Replace any rotting wood or missing roof shingles.
• Consider repainting your shutters and/or wood trim to complement the existing siding color (with HOA approval if necessary).
• Put fresh mulch in flowerbeds and prune existing bushes to enhance the interior.  Consider planting flowers that compliment the existing color scheme of the home.
• Replace any tarnished or worn exterior lights

• Clean or replace the carpets.  If your home is in a higher price bracket I recommend a price adjustment or carpet allowance as many of these buyer do not want baseo carpeting (if carpeting at all) and would rather pick out their own flooring.
• Touch up the paint on any scuffed or worn walls.  Repaint rooms that have any outlandish colors
• Remove any out of date wallpaper.  Buyers see wallpaper and immediate start thinking about the time and money it will take for them to remove it.
• Clean and declutter.  A clean and clutter free home can detract from dated or low grade finishes.  Also remove any trinkets and personal photos.  You do not want the buyer to know who lives in the homes.  You want them to know that they could live comfortably there.
• Update kitchens and baths – No I am not talking about complete gut jobs.  Just changing out lighting, faucets, hardware, and mirrors can make a huge difference.  In the kitchen all appliances should match in color.  Usually cabinets can be painted for a quick updated look.  Installing new counters can also refresh a tired kitchen

• Price the home accordingly (hopefully I will cover this issue more in depth in a future blog post).  Even with all the things mentioned above, the market will still dictate the price of your home.  If closing cost assistance is prevalent in your area offer it as part of the list price to offer an incentive to purchase your property over another where they have to negotiate and hope the seller is willing to pay for closing costs.
• Perform a pre-listing home inspection.  This will show a buyer that you have nothing to hide and will make you aware of any issues ahead of time.  Many times they are minor things that you can fix.  Usually when the buyer’s inspection brings up an issue that the buyer usually wants it remedied or wants a credit that is much more than what it would actually cost to fix the issue.  Even worse the buyer could walk away from the deal.  One thing I will note is that if any material defects are brought about because of the inspection may have to be disclosed depending on local laws. 
• If you do not have the time to keep up the inside and outside of your home, hire a cleaning and lawn company to keep the home in top shape.  Even though a buyer is going to live in the home they buy, they do not want to see a home that has a totally “lived in” feeling.
• Small perks can be a bonus.  Offering a credit towards HOA dues or a free decorator consultation can be little things that can sway a buyer to your property over another.